98SN0125.pdfJanuary 28, 1998 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0125
PrimeCo Personal CommuniCations, L. P.
Matoaca Magisterial District
South line of Beach Road
REQUEST:
Conditional Use Planned Development to permit a 185 foot communications tower
and a forty-four (44) foot exception to the fifty (50) foot rear yard setback
requirement in an Agricultural (A) District.
PROPOSED LAND USE:
A 185 foot communications tower with accessory equipment is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
AYES: MESSRS. GULLEY, SHEWMAKE, MARSH AND MILLER.
ABSTENTION: MR. CUNNINGHAM.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The tower site conforms to the siting criteria of the Public Facilities Plan which
suggests that communications towers should generally be located away from areas
of anticipated residential development and, where possible, in proximity to other
towers. Specifically, 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 rural conservation uses. Therefore, it is
anticipated that no significant residential development will occur in the vicinity of
the request site until such time that adequate public facilities are available.
The tower conforms to the siting criteria of the Public Facilities Plan and the
Guidelines for Planning Commission Review of Substantial Accord Determinations
and/or Zoning Approval for Communications Tower Locations which suggests that
communications towers should generally be located away from areas of anticipated
residential development and be grouped in remote areas. Specifically, a tower
exists on adjacent property to the south of the request site.
Co
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.
(NOTE: 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. There shall be no signs permitted to identify the tower use.
(STAFF/CPC) 2.
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)
(STAFF/CPC) 3.
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. 0))
(STAFF/CPC) 4.
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 approv_~d by, the Chesterfield County Communications and
Electronics staff. (GS)
(STAFF/CPC) 5.
The developer shall be responsible for correcting any frequency
problems which affect the Chesterfield County Public Safety Tmnked
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98SN0125/WP/JAN28K
(STAFF)
(CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
o
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:
a. 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 of a monopole design.
bo
The tower shall be gray or another neutral color, acceptable to
the Planning Department.
Co
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)
All driveways and parking areas shall be graveled or paved and
maintained to minimize dust problems and provide ease of ingress
and egress. (P)
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)
3 98SN0125/WP/JAN28K
GENERAL INFORMATION
Location:
South line of Beach Road, east of Brandy Oaks Drive. GPIN 728-652-Part of 2145 (Sheet
29).
A
Size:
1.0 acre
Existing Land Use:
Vacant
Adjacent Zoning & Land Us.e:
North - A with Conditional Use and R-25; Single family residential, public/semi-public and
vacant
South - A with Conditional Use; Communications tower
East - A with Conditional Use Planned Development; Public/semi-public or vacant
West - A; Vacant
UTILITIES
The proposed tower and associated equipment will not necessitate a manned facility; therefore, the
public water and wastewater systems are not required.
ENVIRONMENTAL
Drainage and Erosion
The request property drains south to the Appomattox River via tributaries. 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.
4
98SN0125/WP/JAN28K
PUBLIC FACILITIES
Fire Service:
Adequate fire service capacity exist to serve this use.
County_ Cormnunications:
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 constmcted so as not to interfere
with the Chesterfield County Public Safety Tmnked System (Condition 4). Once the tower
is in operation, if interference occurs, the owner/developer should be required to correct any
problems. (Condition 5)
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 3)
Transportation:
The proposed tower and associated equipment will have a minimal impact on the existing
transportation network.
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 rural
conservation uses.
Area Development Trends:
The request property and surrounding area, south of Beach Road, is characterized by single
family residences on acreage parcels and vacant land. It is anticipated that these area
properties will not be zoned and developed for residential use until such time that public
facilities become available to serve the area.
5 98SN0125/WP/JAN28K
Properties north of Beach Road, in the vicinity of the tower site's access driveway, are zoned
residentially and are being developed for single family residences in Brandy Oaks
Subdivision. However, as noted herein, the tower site is located approximately 1,470 feet
south of Beach Road in an area where residential developmem is not anticipated in the near
future.
On July 24, 1985, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved a Conditional Use to permit a fraternal organization on the
request property and adjacent property to the south and east (Case 85S083). Case 85S083
was approved for five (5) years. On June 26, 1991, the Board approved renewal of Case
85S083 without a time limitation (Case 91SR0146).
The tower site consists of an acreage parcel lying approximately 1,470 feet south of Beach
Road. Access to the property will be provided via a driveway to Beach Road. Portions of
the request property are occupied by the picnic facilities of a chapter of the Fraternal Order
of Police.
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 6)
Consistent with past actions on similar facilities, the base of the tower should be secured
with a fence to discourage trespassing. (Condition 2)
Architectural Treatment:
The request property lies within an Emerging Growth 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 8). Specifically, imposition
of Condition 8 would require that no building exterior which would be visible to any
agricultural district or any public right of way conSiS~g of architectural materials inferior
in quality, appearance, or detail to any other e~erior 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 agricultural district or any public right of way. No building
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 part of the building.
6
98SN0125/WP/JAN28K
However, it should be noted that imposition of Condition 8 would not require screening of
the tower or tower-mounted equipment.
Given the existence of residential development in proximity to the tower site in Brandy Oaks
Subdivision, the tower should possess design features that minimize its utilitarian nature.
(Condition 6.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 9)
CONCLUSIONS
The tower site conforms to the siting criteria of the Public Facilities Plan which suggests that
communications towers should generally be located away from areas of anticipated residential
development and, where possible, in proximity to other towers. Specifically, 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 rural conservation uses. Therefore, it is
anticipated that no significant residential development will occur in the vicinity of the request site
until such time that adequate public facilities are available. In addition, the tower conforms to the
siting criteria of the Public Facilities Plan and the Guidelines for Planning Commission Review
of Substantial Accord Determinations and/or Zoning Approval for Communications Tower
Locations which suggests that communications towers should generally be located away from areas
of anticipated residential development and be grouped in remote areas. Specifically, a tower exists
on adjacent property to the south of the request site. 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.
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 98SN0125/WP/JAN28K
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
Commission's recommendation.
staff recommendation, but did accept the
There was no oPPOsition present.
Planning
The Planning Commission generally agreed that Condition 6.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 and 3.
AYES: Messrs. Gulley, Shewmake, Marsh and Miller.
ABSTENTION: Mr. Cunningbam.
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.
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98SN0125/WP/JAN28K
BRANDY
OAKS
BUFFER
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98SN0125
C.U.P.D.
SH. 29
6" MIN. NO. ,57 STONE
TO EXTEND 5' OUTSIDE
FENCE AREA
PROPOSED
LEASE AREA
PROPOSED 30'x4. O'x7'
CHAIN UNK FENCE
PROPOSED 10'
ACESS GATE
4~0.00
PROPOSED 10'
ACCESS ROAD--
N
", PROPOSED 25'
'~ACCESS EASEMENT--
EXISTING TREEL~NE ~
--POINT OF BEGINNING
"PARCEL B"
PROPOSED
12'x16'EQU~MENT PN~ '"
,/
185' MONOPOLE
'PROPOSED
ICE BRIDGE
SNO l 5-/
98SN0125
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 and setback exceptions. The
density of such amendment will be controlled by zoning
conditions or Ordinance standards. The Comprehensive Plan
suggests the property is appropriate for rural conservation
area use. This request lies in an Agricultural (A) District
on 1.0 acre fronting approximately 25 feet on the south line
of Beach Road, approximately 1,600 feet of east of Brandy
Oaks Drive. GPIN 728-652-Part of 2145 (Sheet 29) .
Mr. Jacobson presented a summary of Case 98SN0125 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.
On motion of Mrs. Humphrey, seconded by Mr. McHale, the
Board approved Case 98SN0125, subject to the following
conditions:
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)
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
98-63
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)
Ail driveways and parking areas shall be graveled or
paved and maintained to minimize dust problems and
provide ease of ingress and egress. (P)
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.)
Ayes:
Nays:
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)
Humphrey, Warren, Barber, Daniel, and McHale.
None.
1/28/98
98-64