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98SN0265.PDF~-~ =~, ~,~ CPC August 26, 1998 BS REQUEST ANALYSIS AND RECOMMENDATION 98SN0265 Sprint PCS Clover Hill Magisterial District 10700 Academy Drive REOUEST: Conditional Use Planned Development to permit a communications tower and height exception in an Agricultural (A) District. PROPOSED LAND USE: A 195 foot communications tower with accessory equipment is planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 THROUGH 4. STAFF RECOMMENDATION Recommend approval for the following reasons: The proposed tower site lies within the boundaries of the Powhite/Route 288 Development Area Land Use and TransportatiOn Plan which suggests the request property and surrounding area are appropriate for residential use of 1.51 to 4.0 units per acre, in proximity to the Courthouse' Road/Powhite Parkway interchange, and on property developed for a church: The proposed tower site consists of a densely wooded portion of the church site and includes enough acreage to permit provision of a 100 foot 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 Plannin~ Commission Review of Substantial Accord Determinations and/or Zoning Approval for Communications TOwer Locations which suggests that conununications towers located near areas of existing or anticipated residential development or high visibility areas, such as the interchanges of major roads, should be designed to minimize the visual impacts of the tower on such areas. Locating the proposed communications tower on property developed for church use also provides separation between the tower and area residences located south of Academy Drive. In particular, the tower site is located approximately 630 feet north of the nearest residence in Solar II Subdivision, with existing church recreational facilities and a church activity building between the tower site and the neighborhood. These church facilities, together with the recommended buffer, provide physical separation, as well as an intervening non-residential use, between the tower site and area residences. 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.) CONDITIONS (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 2 98SN0265/WP/AUG26N (STAFF/CPC) (STAFF/CPC) (STAFF/CPC (STAFF/CPC (STAFF/CPC (STAFF/CPC 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. At the time of site plan review, the owner/developer shall submit information as deemed necessary by the Chesterfield County Communications and Electronics staff to determine if an engineering study should be performed to analyze the possibility of radio frequency interference with the County system, based upon the frequencies and effective radiated power generated by tower mounted equipment. Prior to release of a building permit the study, if required, 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 Trunked 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: The tower shall be gray or another neutral color, acceptable to/he Planning Department. b. The tower shall not be lighted. (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 Sections 19-570 (b) and (c) and 19-595 of the Development Standards Manual 3 98SN0265/WP/AUG26N (STAFF/CPC) 10. (STAFF/CPC) 11. Location: 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) In conjunction with the approval of this request, a forty-five (45) foot exception to the 150 foot height limitation for communications towers in Agricultural (A) Districts shall be granted. (P) GENERAL INFORMATION North line of Academy Drive, west of Courthouse Road, and is better known as 10700 Academy Drive. Tax iD 744-693-Part of 9360 (Sheet 14). Existing Zoning: Size: A with Conditional Use to permit day care and private school uses 1.15 acres ~ Use: Church Ad_iacent Zoning & [,and Use: North - A with Conditional Use; Powhite Parkway or vacant South, East and West - A with Conditim~l Use and R-9; Public/semi-public (church), single family residential or vacant 4 98SN0265/WP/AUG26N UTILITIES The proposed tower and associated equipment will not necessitate a manned facility; therefore, the public water and wastewater systems are not required. ENWIRONMENTAL Draina. g~ 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. PUBLIC FACILITIES Fire Service and Transportation: The proposed tower and associated equipment will have a minimal impact on these facilities. County Communications: The Development Standards Manual requires that any structure over eighty (80) feet in height be reviewed by the County's Public Safety Review Team for potential detrimental impacts the structure could have on the County's Radio Communications System microwave paths. This determination must be made prior to erection of the proposed communications tower. 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 Tmnked 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 Aimort: 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) 5 98SN0265/WP/AUG26N LAND USE Comprehensive Plan: The proposed tower site lies within the boundaries of the Powhite/Route 288 Development Area Land Use and Transportation Plan which suggests the request property and surrounding area are appropriate for residential use of 1.51 to 4.0 units per acre. Area Development Trends: The request property is located in an area characterized by public/semi-public use (Cornerstone Church of Richmond), single family residences and vacant land and lies in the vicinity of the Courthouse Road/Powhite Parkway interchange. It is anticipated that existing residential land use patterns will continue in the area. On December 10, 1980, the Board of Supervisors, upon a favorable recommendation by the Planning Conmzission, approved a Conditional Use to permit a day care use in an Agricultural (A) District in existing Church facilities (Case 80St63). On November 24, 1982, the Board of Supervisors approved a Conditional Use to permit a private school on the request property (Case 82S088). On February 27, 1991, the Board of Supervisors approved an amendment to Cases 80S163 and 82S088 to delete a restriction on the operating rights of the day care use (Case 91SN0125). Site Design: The tower site consists of an acreage parcel lying between existing church facilities and Powbite Parkway. Access to the property will be provided via a driveway to Academy Drive. The request property is heavily wooded. Given the anticipated visibility of the proposed tower, its proximity to the Courthouse Road/Powhite Parkway interchange and existing and anticipated future area residential development, the existing mature vegetation on the tower site should serve to minimize the view of the tower from area residences and public rights of way. (Condition 1 ) Given the proximity of area residences, the tower should not be lighted. (Condition 8. b.) Consistent with past actions on similar facilities, the base of the tower should be secured with a fence to discourage trespassing. (Condition 3) 6 98SN0265/WP/AUG26N Architectural Treatment: The request property lies within an Emerging Growth Area. Given the potential for future 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 ~vhich l~ace 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 fight of way. No building exterior could be constructed of unpainted concrete block or corrugated and/or sheet metal. Mechanical equipment, whether grotmd-level or rooftop, would have to be screened from public view and designed to be perceived as an integral part of the building. However, it should be noted that imposition of Condition 9 would not require screening of the tower or tower-mounted equipment. 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 Powhite/Route 288 Development Area Land Use and Transportation Plan which suggests the request property and surrounding area are appropriate for residential use of 1.51 to 4.0 units per acre, in proximity to the Courthouse Road/Powhite Parkway interchange, and on property, developed for a church. The proposed tower site consists of a densely wooded portion of the church property and includes enough acreage to permit screening of the tower with a 100 foot 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 Zonine Approval for Conununications Tower Locations which suggests that communications towers located near areas of existing or anticipated residential development or high visibility areas, such as the interchanges of major roads, should be designed to minimize the visual impacts of the tower on such areas. Locating the proposed communications tower on property developed for church use also provides separation between the tower and area residential subdivisions located south of Academy Drive. In particular, the tower site is located approximately 630 feet north of the nearest residence in Solar II subdivision, with existing church recreational facilities and a church activity building between the tower site and the neighborhood. These church facilities, together with the recommended buffer, provide physical separation, as well as an intervening non-residential use, between the tower site and area residences. The conditions recommended herein will further 7 98SN0265/WP/AUG26N min/mize 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 (7/21/98): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Gulley,' seconded by Mr. Marsh, the Commission recommended approval of this request subject to the conditions on pages 2 through 4. AYES: Messrs. Shewmake, Marsh, Cunningham and Gulley. ABSENT: Mr. Miller. Further, the Commission found the proposed tower to be in Substantial Accord with the Comprehensive Plan. The Board of Supervisors, on Wednesday, August 26, 1998, beginning at 7:00 p.m., will take under consideration this request. 8 98SN0265/WP/AUG26N C POWHITE--PARKWAY SOLAR II .~N0265~ 14 z N .n,.s~'4?'~ .. (50' ~IGHT-OF-WAY) ---~'~C A--'"--~-M ¥ DRIVE CUPD AREA CALCULATIONS CUPD TOTAL AREA = J9,550 SQUARE F'~ET LEAS*E ~ ACCESS ROAO AREA -- 7,904 9QUAR~ ~'~T! August 26, 1998 BS ADDENDUM 98SN0265 Sprint PCS Clover Hill Magisterial District 10700 Academy Drive REQUEST: Conditional Use Planned Development to permit a 195 foot communications tower in an Agricultural (A) District. On July 28, 1998, the applicant's representative, at the request of the Clover Hill Planning Commissioner, submitted the following proffered condition to address the concerns of area residents relative to the design of the proposed communications tower. Specifically, the applicant proffered that the commun/cations tower will be of a monopole design. As noted, the proffered condition was submitted on July 28, 1998, or thirty (30) days prior to the Board of Supervisors' public hearing, thereby conforming to the Board's policy for the submission of new information prior to the public hearing. Staff continues to recommend approval of this request subject to the conditions outlined in the "Request Analysis". Staff also recommends acceptance of the following proffered condition. PROFFERED CONDITION Structure. The commu~cation tower shall be of a monopole4ype design. 1 98SN0265/WP/AUG26NN 98SN0265 In Clover Hill Magisterial District, SPRINT PCS requested Conditional Use Planned Development and amendment of zoning district map to permit a communications tower with height exception in an Agricultural (A) District. A 195 foot communications tower is planned. 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 1.51 to 4.0 units per acre. This request lies on 1.15 acres known as 8/2S/98 98 628 10700 Academy Drive. Tax ID 744 693 Part of 9360 (Sheet 14). Mr. Jacobson presented a summary of Case 98SN0265 and stated that the Planning Commission and staff recommends approval subject to the conditions. He noted that the proposed tower site lies within the boundaries of the Powhite/Route 288 Development Area Land Use and Transportation Plan. He further stated that at the request of the Clover Hill Planning Commissioner, an additional proffered condition that would restrict the design of the tower to a monopole design was submitted. Mr. Chuck Rothenberg, representing the applicant, stated that the recommendation is acceptable. There was no opposition present. On motion of Mr. Warren, seconded by Mr. McHale, the Board approved Case 98SN0265 subject to the following conditions: 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) 2 There shall be no signs permitted to identify the tower use. (P) 3 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) 4 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 8/26/98 98 629 11. 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. At the time of site plan review, the owner/developer shall submit information as deemed necessary by the Chesterfield County Communications and Electronics staff to determine if an engineering study should be performed to analyze the possibility of radio frequency interference with the County system, based upon the frequencies and effective radiated power generated by tower mounted equipment. Prior to release of a building permit the study, if required, 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 Trunked 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 tower shall be gray or another neutral color, acceptable to the Planning Department. b. The tower shall not be lighted. (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 Sections 19 570 (b) and © and 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) In conjunction with the approval of this request, a forty five (45) foot exception to the 150 foot height limitation for communications towers in Agricultural 8/2S/98 98 630 (A) Districts shall be granted. (P) And, further, the Board accepted the following proffered condition: Structure. The communication tower shall be of a monopole type design. Ayes: Humphrey, Warren, Barber, and McHale. Nays: None. Absent: Daniel. 8/2S/98 98 631