CSE NGER: Ryan Ramsey ugust 21, 2012 CPC September 19, 2012 BS BS Time Remaining: 365 days STFF S REQUEST NLYSIS ND RECOENDTION 12SN0238 Richmond 20 Hz, LLC atoaca agisterial District Off the west line of Bundle Road, north of River Road REQUEST: Conditional use approval to permit a communications tower in an gricultural () District. PROPOSED LND USE: 199 foot communications tower and associated improvements are planned. Since the tower would not meet the restrictions for towers in an gricultural () District, conditional use approval is required. PLNNING COISSION RECOENDTION RECOEND PPROVL ND CCEPTNCE OF THE PROFFERED CONDITIONS ON PGES 2 ND 3. Recommend approval for the following reasons: STFF RECOENDTION. The proposal conforms to the Public Facilities Plan which suggests locating facilities so as to minimize the impact on existing or future areas of development and that locations with existing mature vegetation or topographical features which provide screening are preferred. B. The proposal conforms to the Tower Siting Policy which suggests that in areas designated on the Plan for residential use of 0.5 units per acre or less or rural conservation, towers may be appropriate where physical features such as topographical changes and streams (non-rp and RP) provide a boundary to future development. Providing a FIRST CHOICE community through excellence in public service
C. The applicant has offered to further minimize the impact of communications towers on existing and planned area development by providing architectural treatment of the exterior of buildings and screening of mechanical equipment consistent with Emerging Growth standards. (NOTES:. CONDITIONS Y BE IPOSED OR THE PROPERTY OWNER Y PROFFER CONDITIONS. CONDITIONS NOTED STFF/CPC WERE GREED UPON BY BOTH STFF ND THE COISSION. B. UNDER THE FEDERL TELECOUNICTIONS CT, LOCLITIES CNNOT REGULTE CELL TOWERS ON THE BSIS OF POSSIBLE HELTH OR ENVIRONENTL EFFECTS OF RDIO FREQUENCY EISSIONS.) PROFFERED CONDITIONS (STFF/CPC) 1. There shall be no signs permitted to identify this use. (P) (STFF/CPC) 2. The base of the tower shall be enclosed by a minimum six (6) foot high fence, designed to preclude trespassing. The fence shall be placed so as to provide sufficient room between the fence and the property line to accommodate evergreen plantings having an initial height and spacing to provide screening of the base of the tower and accessory ground-mounted equipment or structures from adjacent properties. minimum 100-foot buffer of mature trees shall be preserved outside of, and adjacent to, the compound. detailed plan depicting these requirements shall be submitted to the Planning Department for approval in conjunction with final site plan review. Except as otherwise provided herein, no trees within the buffer may be removed unless such trees are dead, diseased or dying. (P) (STFF/CPC) 3. The color, design 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. c. The tower shall be a monopole structure. (P) (STFF/CPC) 4. ny building or mechanical equipment shall comply with Sections 19-595 and 19-570 (b) and (c) of the Zoning Ordinance relative to architectural treatment of building exteriors and screening of mechanical equipment. (P) 2 12SN0238-SEP19-BOS-RPT
(NOTE: Section 19-570 (b) and (c) 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.) (STFF/CPC) 5. The tower shall not exceed a height of 199 feet. (P) (STFF/CPC) 6. t 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) Location: GENERL INFORTION The request property is located off the west line of Bundle Road, north of River Road. Tax ID 742-639-Part of 9784. Existing Zoning: Size: 2.8 acres Existing Land Use: Vacant djacent Zoning and Land Use: North, South, East and West ; Single-family residential or vacant Public Water System: UTILITIES The request site is located within the Physic Hill water pressure zone. There is a forty-two (42) inch water line extending along the front of the request site. This request does not require use of the public water system. 3 12SN0238-SEP19-BOS-RPT
Public Wastewater System: The request site is located within the Lower Swift Creek sewer service area; however, the public wastewater system is not available to this site. Connection to the public wastewater system is not required for this request. Drainage and Erosion: Fire Service: ENVIRONENTL The subject property drains to the north and then via tributaries to Swift Creek. There are currently no known on-site or off-site drainage or erosion problems. Issues stemming from on and off-site drainage or erosion is not anticipated after development. PUBLIC FCILITIES The Phillips Fire Station, Company Number 13, and the Winterpock Fire Station, Company Number 19, currently provide fire protection and emergency medical service (ES). This request will have a minimal impact on Fire and ES. Fire protection issues will be addressed at site plan. County Department of Transportation: The proposed communication tower will have a minimal impact on the existing transportation network. The subject property is part of a much larger parcel. The Thoroughfare Plan identifies a proposed limited access facility (the East/West Freeway ) with a recommended right of way width of 200 feet extending through the northern part of that larger parcel, approximately 3,500 feet north of the subject property. Virginia Department of Transportation (VDOT): VDOT notes that a low-volume commercial entrance will be needed for access from Bundle Road to the tower. The appropriate sight distances, with any sight distance easements needed, shall be provided. COUNTY COUNICTIONS The Zoning Ordinance 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 construction of the communications tower. 4 12SN0238-SEP19-BOS-RPT
COUNTY IRPORT preliminary review of this proposal indicates that, given the approximate location and elevation of the proposed installation, there will be no adverse affect on the County irport. Comprehensive Plan: LND USE The request property lies within the boundaries of the Southern and Western rea Plan, which suggests the property is appropriate for rural conservation area use. The Public Facilities Plan, an element of the Comprehensive Plan, suggests that communications tower locations should generally be located to minimize the impact on existing or future areas of development. The Tower Siting Policy suggests that in areas designated on the Plan for residential use of 0.5 units per acre or less or rural conservation, towers may be appropriate where physical features such as topographical changes and streams (non-rp and RP) provide a boundary to future development. rea Development Trends: Request Site: The subject property is located in an area characterized by agricultural, forestal and singlefamily residential uses on large acreage parcels. gricultural, forestal and single-family residential development on parcels larger than five (5) acres is expected to continue in this area, as suggested by the Plan. The 2.8 acre request site and access easement are part of a larger 155 acre parcel. The proposed tower site is located approximately 880 feet north of River Road, adjacent to a delineated wetland feature surveyed by the applicant. The tower site is located on and surrounded by a mature stand of evergreen trees. ccess to the tower site would be via a proposed driveway to Bundle Road (ttachment 1). ccess from River Road to the tower site would not be permitted. Development Standards: The request property lies within an Emerging Growth rea. The purpose of the Emerging Growth District standards is to promote high quality, well-designed projects. However, because the request property is zoned gricultural (), development is not required to meet the development standards for Emerging Growth reas. The applicant has offered language requiring compliance with Emerging Growth rea requirements relative to the architectural treatment of the proposed equipment building and screening of mechanical equipment. (Proffered Condition 4) 5 12SN0238-SEP19-BOS-RPT
The proposed communications tower would be a monopole, intended to minimize its appearance (Proffered Condition 3, ttachment 2). The height of the tower would not exceed 199 feet (Proffered Condition 5). Should this request be approved, the applicant has proffered that the base of the tower would be secured with a fence to discourage trespassing along with a 100 foot buffer of mature trees being preserved outside of, and adjacent to, the compound (Proffered Condition 2). No signs shall be permitted to identify this use. (Proffered Condition 1) To ensure that the tower does not become a maintenance problem or an eyesore, the applicant has offered the tower would be removed at such time that it ceases to be used for communications purposes. (Proffered Condition 6) CONCLUSION The proposal conforms to the Public Facilities Plan which suggests sites with existing mature vegetation or topographical features which provide screening are preferred due to their natural ability to mitigate visual and noise impacts. In addition, the proposal conforms to the Tower Siting Policy which suggests that in areas designated on the Plan for residential use of 0.5 units per acre or less or rural conservation, towers may be appropriate where physical features such as topographical changes and streams (non-rp and RP) provide a boundary to future development. The request site is adjacent to a delineated wetland feature that will serve as a boundary to future development around the tower site. Given these considerations, approval of this request is recommended. CSE HISTORY Planning Commission eeting (8/21/12): The applicant accepted the recommendation. There was no opposition present. On motion of Dr. Wallin, seconded by Dr. Brown, the Commission recommended approval and acceptance of the proffered conditions on pages 2 and 3. YES: essrs. Gulley, Waller, Brown, Patton and Wallin. The Board of Supervisors on Wednesday, September 19, 2012 beginning at 6:30 p.m., will take under consideration this request. 6 12SN0238-SEP19-BOS-RPT
V BUNDL E RD RI VE R RD V 300 0 600 Feet V S D RD LE R ND 600 / RI VE R BU 12SN0238 C.U. erial photos taken in 2009
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