98SN0118.pdfJanuary 28, 1998 BS
P~QUEST ANALYSIS
AND
RECOMMENDATION
98SN0118
PrimeCo Personal Communications, L. P.
Matoaca Magisterial District
North line of Beach Road
REQUEST: Conditional Use Planned Developmem to permit a 185 foot communications tower
in an Agricultural (A) District.
PROPOSED LAND USE:
A 185 foot communications tower with accessory equipmem is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUB.CT TO THE CONDI~ONS ON PAGES 2 THROUGH 4.
AYES: MESSRS. GULLEY, SHEWMAKE, MARSH AND MILLER.
ABSTENTION: MR. CUNNINGHAM.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed tower site lies within the boUndaries of the Southern and Western
Area Plan which suggests the request property and surrounding area are
appropriate for residential use of one (1)to five (5) acre lots, suitable to R-88
zoning. However, the proposed tower site Consists of a densely wooded property
and includes enough acreage to permit screening of the tower with a buffer of
mature trees. Subject to the recommended buffer condition, the tower conforms
to the siting criteria of the Public Facilities Plan and Guidelines for Plannine
Commission Review of Substantial AccOrd Determinations and/or Zoning Approval
for Communications Tower Locatiom which suggests that communications towers
should generally be located away from areas of anticipated residential development
or otherwise be designed to minimize the visual impacts of the tower on such
anticipated areas of development.
The conditions recommended herein will further minimize the possibility of any
adverse impact on existing or future area development, as well as on the
Chesterfield County Public Safety Trunked System or the County Airport.
~OTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
(STAFF/CPC) 1.
A minimum 100 foot buffer shall be maintained around the
perimeter of the tower site. Except for access and utilities, which
may be extended generally perpendicular through this buffer,
existing mature vegetation within this buffer shall be preserved and
maintained. Existing vegetation shall be supplemented where
necessary to minimize the views of the tower and associated
equipment from adjacent properties and public rights of way.
Additional plantings shall consist of trees of species having an
average minimum mature crown spread of greater than thirty (30)
feet and a minimum caliper of 3.5 inches at the time of planting, to
achieve a density of at least one (1) tree for each twenty (20) lineal
feet of buffer. In addition, cleared areas of 300 square feet or
greater shall be planted with trees, as described herein, to achieve
minimum density of one (1) tree for each 300 square feet of cleared
area. At the time of site plan review, a landscaping plan depicting
this requirement shall be submitted to the Planning Department for
approval. (P)
(STAFF/CPC)
2. There shall be no signs permitted to identify the tower use. (P)
(STAFF/CPC)
The base of the tower shall be enclosed by a minimum six (6) foot
high fence, designed to preclude trespassing. A detailed plan
depicting this requirement shall be submitted to the Planning
Department for approval in conjunction with f'mal site plan review.
(P)
2
98SN0118/WP/JAN28J
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF)
(CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
°
In conjunction with site plan submission, the owner/developer shall
submit documentation as to whether FAA approval is required for
the erection of the tower. If FAA approval is required, a copy of
FAA approval shall be submitted to the Planning Department prior
to the release of a building permit. (P)
The tower and equipment shall be designed and installed so as not to
interfere with the Chesterfield County Public Safety Tmnked System.
The developer shall perform an engineering study to determine the
possibility of radio frequency interference with the County system.
Prior to release of a building permit, the study shall be submitted to,
and approved by, the Chesterfield County Communications and
Electronics staff. (GS)
The developer shall be responsible for correcting any frequency
problems which affect the Chesterfield County Public Safety Tmnked
System caused by this use. Such corrections shall be made
immediately upon notification by the Chesterfield County
Communications and Electronics staff. (GS)
The treatment, color and lighting system for the tower shall be as
follows:
ao
The exact design of the tower shall be approved by the
Planning Department. In general, the tower shall be of a
monopole design with a minimal diameter. Further, antennas
or other tower-mounted equipment shall be spaced, placed
and be of such dimensions so as to minimize the visual
impact.
a. The tower shall be ora monopole design.
bo
Co
The tower shall be gray or another neutral color, acceptable
to the Planning DePment.
If lighted, lighting d~g daylight hours shall be limited to
medium intensity strobe lights with upward reflection and
lighting during night time hours shall be limited to soft
blinking lights. (P&CPC)
All driveways and parking areas shall be graveled or paved and
maintained to mhnimize dust problems and provide ease of ingress
and egress. (P)
3 98SN0118/WP/JAN28J
(STAFF/CPC) 9.
(STAFF/CPC) 10.
Any building or mechanical equipment shall comply with Section 19-
595 of the Development Standards Manual relative to architectural
treatment of building exteriors and screening of mechanical
equipment. (P)
(NOTE: This condition would require the screening of mechanical
equipment located on the building or ground from adjacent properties
and public rights of wa),. Screening would not be required for the
tower or tower-mounted equipment.)
At such time that the tower ceases to be used for communications
purposes for a period exceeding twelve (12) consecutive months, the
owner/developer shall dismantle and remove the tower and all
associated equipment from the property. (P)
GENERAL INFORMATION
Location:
North line of Beach Road, west of Bundle Road. GPIN 743-653-Part of 4702 and 743-655-
Pan of 8406 (Sheet 30).
A
Size:
1.8 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North; South; East; and West - A; Single family residences on acreage parcels or vacant
The proposed tower and associated equipment will not necessitate a manned facility; therefore, the
public water and wastewater systems are not required.
4
98SN0118/WP/JAN28J
ENVIRONMENTAL
Drainage and Erosion
No existing or anticipated on- or off-site drainage or erosion problems. A land disturbance
permit will not be required if less than 2,500 square feet of land area is disturbed by the
construction of the tower and associated improvements.
It should be noted that access to the tower site is provided via an existing logging road
which appears to be denuded. At the time of site plan review, recommendations will be
made to stabilize this denuded area, to include seeding.
PUBLIC FACILITIES
Fire Service:
Adequate f'n'e service capacity exists to serve this use.
County_ Communications:
A preliminary review of this tower proposal has indicated that the facility will not interfere
with the County's communication system; however, as a further precaution, a condition
should be imposed to ensure that the tower is designed and constructed so as not to interfere
with the Chesterfield County Public Safety Tnmked System (Condition 5). Once the tower
is in operation, if interference occurs, the owner/developer should be required to correct any
problems. (Condition 6)
County Airport:
A preliminary review of this tower proposal has indicated that the facility will not interfere
with the operation of the County Airport; however, as a further precaution, if FAA approval
is required, a copy of such approval should be submitted to the Planning Department prior
to the release of a building permit. (Condition 4)
Transportation:
The proposed tower and associated equipment will have a minimal impact on the existing
transportation network.
5 98SN0118/WP/JAN28J
LAND USE
General Plan:
The request property lies within the boundaries of the Southern and Western Area Plan
which suggests the request property and surrounding area are appropriate for residential
use of one (1) to five (5) acre lots, suitable to R-88 zoning.
Area Development Trends:
The request property is located in an area characterized by single family residences on
acreage parcels and vacant land. It is anticipated that area properties will eventually be
zoned and developed for residential use.
The tower site consists of an acreage parcel lying approximately 1,600 feet north of Beach
Road. Access to the property will be provided via a driveway to Beach Road. The request
property is heavily wooded. Given the anticipated visibility of the proposed tower and its
proximity to anticipated future area residential development, the tower should be located on
the request property where existing, mature vegetation can serve to minimize the view of the
tower from area residences and public rights of way. (Condition 1)
The Federal Aviation Administration may require lighting and/or markings so as to minimize
possible air traffic hazards. Lighting should be designed so as not to adversely affect
existing and furore area development. (Condition 7)
Consistent with past actions on similar facilities, the base of the tower should be secured
with a fence to discourage trespassing. (Condition 3)
Architectural Treatment:
The request property lies within an Emerging Growth Area. Given the potential for furore
development in the area, a condition should be imposed to require compliance with
Emerging Growth requirements relative to architectural treatment of buildings and screening
of mechanical equipment (Condition 9). Specifically, imposition of Condition 9 would
require that no building exterior which would be visible to any residential or agricultural
district or any public right of way consist of architectural materials inferior in quality,
appearance, or detail to any other exterior of the same building. There is, however, nothing
to preclude the use of different materials on different building exteriors, but rather, the use
of inferior materials on sides which face adjoining property. No portion of a building
constructed of unadorned concrete block or corrugated and/or sheet metal could be visible
from any adjoining residential or agricultural district or any public right of way. No building
6
98SN0118/WP/JAN28J
exterior could be constructed of unpainted concrete block or corrugated and/or sheet metal.
Mechanical equipment, whether ground-level or rooftop, would have to be shielded and
screened from public view and designed to be perceived as an integral pan of the building.
However, it should be noted that imposition of Condition 9 would not require screening of
the tower or tower-mounted equipment.
Given the potential for residential development in proximity to the tower site, the tower
should possess design features that minimize its utilitarian nature. (Condition 7.a.)
Consistent with past actions on similar facilities, the tower should be removed at such time
that it ceases to be used for communications purposes, to ensure that the tower does not
become a maintenance problem or an eyesore. (Condition 10)
CONCLUSIONS
The proposed tower site lies within the boundaries of the Southern and Western Area Plan which
suggests the request property and surrounding area are appropriate for residential use of one (1)
to five (5) acre lots, suitable to R-88 zoning. However, the proposed tower site consists of a
densely wooded property and includes enough acreage to permit screening of the tower with a
buffer of mature trees. Subject to the recommended buffer condition, the tower conforms to the
siting criteria of the Public Facilities Plan and Guidelines for Planning Commission Review of
Substantial Accord Determinations and/or Zoning Approval of Communica~0ns Tower Locations
which suggests that communications towers should generally be located away from areas of
anticipated residential development or be designed to minimize the visual impacts of the tower on
such anticipated areas of development. In addition, the recommended conditions will further
minimize the possibility of any adverse impact on existing or future area development, as well as
on the Chesterfield County Public Safety Trunked System or the County Airport.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (10/21/97):
At the request of the applicant, the Commission deferred this case to December 16, 1997.
Staff (10/23/97):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than October 27, 1997, for consideration at the Commission's
7 98SN0118/WP/JAN28J
December 16, 1997, public hearing. Also, the applicant was advised that a $150.00
deferral fee must be paid prior to the Commission's public hearing.
Applicant (11/5/97):
The applicant paid the $150.00 deferral fee.
Staff (11/25/97):
To date, no new information has been received.
Planning Commission Meeting (12/16/97):
The applicant did not accept staff recommendation, but did accept the Planning
Commission's recommendation. There was no oPpOsition present.
The Planning Commission generally agreed that Condition 7.a., as recommended by staff
should be modified to allow the developer to determine the spacing, placement and
dimensions of any antennae or other tower-mounted equipment.
Mr. Cunningham expressed concern relative to the modification. Messrs. Miller and
Cunningham indicated that their support to the modification should be no indication that
they would support modification in other cases.
On motion of Mr. Marsh, seconded by Mr. Shewmake, the Commission recommended
approval of this request, subject to the conditions on pages 2 through 4.
AYES: Messrs. Gulley, Shewmake, Marsh and Miller.
ABSTENTION: Mr. Cunningham.
Further, the Commission found the facility to be in Substantial Accord with the
Comprehensive Plan.
The Board of Supervisors, on Wednesday, January 28, 1998, beginning at 7:00 p.m., will take
under consideration this request.
98SN0118/WP/JAN28J
A
N
A
98SN0118
C.U.P.D.
30
SITE LAYOUT
N
PROPOSED 32'x40'x7'
CHAIN LINK FENCE-
PROPOSED 10'
ACCESS
PROPOSED 20'
ACCESS
|
EXISTING
GRAVEL ROAD
/
~OPos[D 12,xm,
EQUIPMENT PAD
PROPOSED
185' MONOPOLE
6" MIN. NO. 57 STONE
TO EXTEND 3' OUTSIDE
FENCE. N~EA
PRoPosED
-ACCE~-S
PROPOSED
CLEARING L~ITS
i EDGE OF
EXISTING WOODS
c~85tk!0118- ~_
98SN0118
In Matoaca Magisterial District, PRIMECO PERSONAL
COMMUNICATIONS, L. P. requested Conditional Use Planned
Development and amendment of zoning district map to permit
a 185 foot communications tower in an Agricultural (A)
~/28/98
98-60
District. The density of such amendment will be controlled
by zoning conditions or Ordinance standards. The
Comprehensive Plan suggests the property is appropriate for
residential use of 1 to 5 acre lots, suited to R-88 zoning.
This request lies on 1.8 acres fronting approximately 20
feet on the north line of Beach Road, approximately 3,000
feet west of Bundle Road. GPIN 743-653-Part of 4704 and
743-655-Part of 8406 (Sheet 30) .
Mr. Jacobson presented a summary of Case 98SN0118 and stated
that staff and the Planning Commission recommend approval,
subject to conditions.
Mr. Brennen Keene, representing the applicant, stated that
the recommendation is acceptable. There was no opposition
present.
Mrs. Humphrey reassured residents that County policies and
guidelines for evaluating tower cases recognize the need for
providing wireless communication services to the area and
address citizen concerns relative to how and where these
towers are located. She stated that the proposed tower is
well buffered and the height is designed to allow co-
location of other vendors.
Mrs. Humphrey then made a motion, seconded by Mr. McHale,
for the Board to approve Case 98SN0118, subject to the
following conditions:
A minimum 100 foot buffer shall be maintained around
the perimeter of the tower site. Except for access and
utilities, which may be extended generally
perpendicular through this buffer, existing mature
vegetation within this buffer shall be preserved and
maintained. Existing vegetation shall be supplemented
where necessary to minimize the views of the tower and
associated equipment from adjacent properties and
public rights of way. Additional plantings shall
consist of trees of species having an average minimum
mature crown spread of greater than thirty (30) feet
and a minimum caliper of 3.5 inches at the time of
planting, to achieve a density of at least one (1) tree
for each twenty (20) lineal feet of buffer. In
addition, cleared areas of 300 square feet or greater
shall be planted with trees, as described herein, to
achieve minimum density of one (1) tree for each 300
square feet of cleared area. At the time of site plan
review, a landscaping plan depicting this requirement
shall be submitted to the Planning Department for
approval. (P)
There shall be no signs permitted to identify the tower
use. (P)
The base of the tower shall be enclosed by a minimum
six (6) foot high fence, designed to preclude
trespassing. A detailed plan depicting this
requirement shall be submitted to the Planning
Department for approval in conjunction with final site
plan review. (P)
~/28/98
98-61
In conjunction with site plan submission, the
owner/developer shall submit documentation as to
whether FAA approval is required for the erection of
the tower. If FAA approval is required, a copy of FAA
approval shall be submitted to the Planning Department
prior to the release of a building permit. (P)
The tower and equipment shall be designed and installed
so as not to interfere with the Chesterfield County
Public Safety Trunked System. The developer shall
perform an engineering study to determine the
possibility of radio frequency interference with the
County system. Prior to release of a building permit,
the study shall be submitted to, and approved by, the
Chesterfield County Communications and Electronics
staff. (CS)
The developer shall be responsible for correcting any
frequency problems which affect the Chesterfield County
Public Safety Trunked System caused by this use. Such
corrections shall be made immediately upon notification
by the Chesterfield County Communications and
Electronics staff. (CS)
The treatment, color and lighting system for the tower
shall be as follows:
a. The tower shall be of a monopole design.
The tower shall be gray or another neutral color,
acceptable to the Planning Department.
If lighted, lighting during daylight hours shall
be limited to medium intensity strobe lights with
upward reflection and lighting during night time
hours shall be limited to soft blinking lights.
(P&CPC)
Ail driveways and parking areas shall be graveled or
paved and maintained to minimize dust problems and
provide ease of ingress and egress. (P)
10.
Any building or mechanical equipment shall comply with
Section 19-595 of the Development Standards Manual
relative to architectural treatment of building
exteriors and screening of mechanical equipment. (P)
(NOTE: This condition would require the screening of
mechanical equipment located on the building or ground
from adjacent properties and public rights of way.
Screening would not be required for the tower or tower-
mounted equipment.)
At such time that the tower ceases to be used for
communications purposes for a period exceeding twelve
(12) consecutive months, the owner/developer shall
dismantle and remove the tower and all associated
equipment from the property. (P)
1/28/s8
98-62
Ayes: Humphrey, Warren, Barber, Daniel, and McHale.
Nays: None.
~/~8/98
98-63