11SN0115CASE MANAGER: Robert Clay
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
11SN0115
HTS Towers, LLC
Clover Hill Magisterial District
11100 Smoketree Drive
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November 17, 2010 B S
RE VEST: Conditional use to permit a communications tower in a Residential (R-15)
District.
PROPOSED LAND USE:
A 135-foot communications tower, designed as a bell tower (Proffered Condition
3), and associated improvements are planned. Since the tower would not meet the
restrictions for towers in residential districts, conditional use approval is required.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: MESSRS. BROWN, HASSEN, BASS AND WALLER.
ABSENT: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposal conforms to the Public Facilities Plan, which suggests designing
facilities so as to minimize the impact on adjacent properties.
B. The proposal conforms to the Tower Sitin.~ Policy, which suggests that towers in
the vicinity of existing or planned areas of development should possess design
features that mask the utilitarian nature of the tower.
Providing a FIRST CHOICE community through excellence in public service
(NOTES: A. CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER
MAY PROFFER CONDITIONS. CONDITIONS NOTED "STAFF/CPC"
WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION.
B. UNDER THE FEDERAL TELECOMMUNICATIONS ACT,
LOCALITIES CANNOT REGULATE CELL TOWERS ON THE BASIS
OF POSSIBLE HEALTH OR ENVIRONMENTAL EFFECTS OF
RADIO FREQUENCY EMISSIONS.)
PROFFERED CONDITIONS
(STAFF/CPC) 1. There shall be no signs permitted to identify this use. (P)
(STAFF/CPC) 2. Access into the tower structure shall be secured, to preclude
trespassing. Evergreen trees, a minimum of six (6) feet in height at
installation, shall be planted around the base of the tower, except
where access is required. 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. The color, design and lighting system for the tower shall be as
follows:
a. The tower color and architecture shall be compatible with
that of the church use on Tax ID 743-701-7543, as
acceptable to the Planning Department.
b. The tower shall not be lighted.
c. The tower shall be designed as a bell tower, with internally
mounted antennae. (P)
(STAFF/CPC) 4. Any 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)
(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 ortower-mounted equipment.)
(STAFF/CPC) 5. The tower shall not exceed a height of 135 feet. (P)
(STAFF/CPC) 6. At such time that any communications antenna or equipment
ceases to be used for communications purposes for a period
2 11SN0115-NOV17-BOS-RPT
exceeding twelve (12) consecutive months, it shall be dismantled
and removed. The bell tower structure may remain on the property
provided the structure is maintained in a manner so that it does not
become an eyesore or fall in to disrepair. Prior to issuance of a
building permit, the owner/developer of the communications tower
use shall provide surety to the County in the amount, as approved
by the Planning Department, required to dismantle and remove the
antennas and/or bell tower and associated equipment. An estimate
from a communications tower contractor, as acceptable to the
Planning Department, shall serve as the basis for the surety
amount. (P)
GENERAL INFORMATION
Location:
The request property is located on the north line of Smoketree Drive, west of Courthouse
Road and better known as 11100 Smoketree Drive. Tax ID 742-701-Part of 8338.
Existing Zoning:
R-15
Size:
1.5 acres
Existing Land Use:
Recreational
Adjacent Zoning and Land Use:
North - R-15; Vacant
South - R-9; Single-family residential
East - R-15; Public/semi-public (Church)
West - R-15; Single-family residential and recreational
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While the proposed tower will not require use of the public utilities, the applicant is cautioned
that the tower must not be placed so as to conflict with the existing public utility lines, or their
easements, on this site.
3 11SN0115-NOV17-BOS-RPT
ENVIRONMENTAL
If the construction of any access road and the site itself disturbs more than 2500 square feet, a land
disturbance permit must be obtained from the Department of Environmental Engineering.
PUBLIC FACILITIES; AND COUNTY TRANSPORTATION
This request will have no impact on these facilities.
VIRGINIA DEPARTMENT OF TRANSPORTATION (VDOT~
This request will have no impact on these facilities.
COUNTY COMMUNICATIONS
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.
COUNTY AIRPORT
A 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 Airport.
Fire Service:
The Courthouse Fire Station, Company Number 20, currently provides fire protection and
emergency medical service. This request will have a minimal impact on Fire and EMS.
T,ANn TIFF,
Comprehensive Plan:
The request property lies within the boundaries of the Northern Courthouse Road
Community Plan, which suggests the property is appropriate for residential use of 2.5
dwellings/acre or less.
The Public Facilities Plan, an element of the Comprehensive Plan, suggests that
communications towers should generally be designed to minimize the impact on adjacent
properties. Also, the Tower Siting Policy suggests that towers in the vicinity of existing
or planned areas of development should be architecturally incorporated in the design of
an existing structure, or possess design features that mask the utilitarian nature of the
tower.
4 11SN0115-NOV17-BOS-RPT
Area Development Trends:
Properties to the north and south have been zoned Residential (R-15 and R-9) and are
occupied by single-family residences in the Elm Crest and Smoketree subdivisions or
remain vacant. Properties to the east and west are zoned R-15 and are occupied by a church
use and by the community recreation facility for the Smoketree subdivision.
Development Standards:
The request property lies within an Emerging Growth District area. Development
standards for this area are applicable only to properties zoned office, commercial or
industrial. The applicant has agreed to the architectural standards of the Emerging
Growth District. (Proffered Condition 4)
The height of the tower would not exceed 135 feet (Proffered Condition 5). Access to the
tower site would be via an existing driveway to Smoketree Drive. The applicant has
proffered access into the tower structure would be secured to discourage trespassing.
(Proffered Condition 2)
To ensure that the tower does not become a maintenance problem or an eyesore, the
applicant has offered the tower would be removed and/or maintained at such time that it
ceases to be used for communications purposes. (Proffered Condition 6)
CONCLUSIONS
The proposal conforms to the Public Facilities Plan, which suggests designing facilities so as to
minimize the impact on adjacent properties. The proposal also conforms to the Tower Siting
Po y, which suggests that towers in the vicinity of existing or planned areas of development
should possess design features that mask the utilitarian nature of the tower.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (10/ 19/ 10)
The applicant accepted the recommendation.
There was opposition present expressing concerns relative to visibility of the tower;
impact on area home values; does not belong in a residential area; is not architecturally
pleasing; other more appropriate sites available; and tower height. There was also
discussion regarding the lack of sufficient notification and a perceived conflict of interest.
5 11SN0115-NOV17-BOS-RPT
There was support present regarding architecture and functionality; location; tower being
close to a church; improved service; and the need for structures like this in residential
areas.
The Commission clarified that there was no conflict of interest and that notification was
properly handled. They noted that there was support for the tower in this location; that
alternative county sites were opposed in the past; the attributes of the tower; and land use
issues with other sites.
On motion of Mr. Waller, seconded by Mr. Hassen, the Commission recommended
approval subj ect to the conditions on pages 2 and 3 .
AYES: Messrs. Brown, Hassen, Bass and Waller.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, November 17, 2010 beginning at 6:30 p.m., will take
under consideration this request.
6 11SN0115-NOV17-BOS-RPT
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. Cellular Phone Towers :: Print Preview
P - Page 1 of 4
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C~~ Tr ' I S N U I' S pRINi» CLOSE
THE OFFICIAL SPONSOR OF BIRTHDAYS.'
• learn About Cancer
• What Causes Cancer?
• Other Carcinogens
• Al Home
Cellular Phone Towers
Cellular (cell) phones first became widely available in the United States in the 1990s, but their use has increased dramatically
since then. The widespread use of cell phones has led to the placement of cell phone towers in many communities. These
towers, also called base stations, consist of electronic equipment and antennas that receive and transmit radiofrequency (RF)
signals.
How do cellular phone towers work?
Cell phone base stations may be free standing towers or mounted on existing structures, such as trees, water tanks, or tall
buildings. The antennas need to be located high enough so they can adequately cover the area. Base stations usually range in
height from 50-200 feet.
Cell phones communicate with nearby cell towers mainly through radiofrequency (RF) waves, a form of energy in the
electromagnetic spectrum between FM radio waves and microwaves. Like FM radio waves, microwaves, visible light, and heat,
they are forms of non-ionizing radiation. This means they cannot cause cancer by directly damaging DNA. RF waves are
different from stronger types of radiation such as x-rays, gamma rays, and ultraviolet (UV) light, which can break the chemical
bonds in DNA.
At very high levels, RF waves can heat up body tissues. (This is the basis for how microwave ovens work.) But the levels of
energy used by cell phones and towers are much lower.
When a person makes a cell phone call, a signal is sent from the phone's antenna to the nearest base station antenna. The
base station responds to this signal by assigning it an available radiofrequency channel. RF waves transfer the voice
information to the base station. The voice signals are then sent to a switching center, which transfers the call to its destination.
Voice signals are then relayed back and forth during the call.
How are people exposed to the energy from
cellular phone towers?
As people use cell phones to make calls, signals are transmitted back and forth to the base station. The RF waves produced at
the base station are given off into the environment, where people can be exposed to them.
The energy from a cellular phone tower antenna, like that of other telecommunication antennas, is directed toward the horizon
(parallel to the ground), with some downward scatter. Base station antennas use higher power levels than other types of land-
mobile antennas, but much lower levels than those from radio and television broadcast stations. The amount of energy
decreases rapidly with increasing distance from the antenna. As a result, the level of exposure to radio waves at ground level is
very low compared to the level close to the antenna.
Public exposure to radio waves from cell phone tower antennas is slight for several reasons. The power levels are relatively
low, the antennas are mounted at high above ground level, and the signals are transmitted intermittently, rather than constantly.
At ground level near typical cellular base stations, the amount of RF energy is thousands of times less than the limits for safe
exposure set by the Federal Communication Commission (FCC) and other regulatory authorities. It is very unlikely that a
person could be exposed to RF levels in excess of these limits just by being near a cell phone tower.
When cellular antennas are mounted on rooftops, it is possible that a person on the roof could be exposed to RF levels greater
than those typically encountered on the ground. But even then, exposure levels approaching or exceeding the FCC safety
guidelines are only likely to be found very close to and directly in front of the antennas. If this is the case, access to these areas
should be limited.
http://www.cancer.org/Cancer/CancerCauses/OtherCarcinogens/AtHome/cellular-phone-towers 11/17/2010
Cellular Phone Towers :: Print Preview
Page 2 of 4
The level of RF energy inside buildings where a base station is mounted is typically much lower than the level outside
depending on the construction materials of the building. Wood or cement block reduces the exposure level of RF radiation by a
factor of about 10. The energy level behind an antenna is hundreds to thousands of times lower than in front. Therefore, if an
antenna is mounted on the side of a building, the exposure level in the room directly behind the wall is typically well below the
recommended exposure limits.
Do cellular phone towers cause cancer?
Some people have expressed concern that living, working, or going to school near a cell phone tower might increase the risk of
cancer or other health problems. At this time, there is very little evidence to support this idea. In theory, there are some
important points that would argue against cellular phone towers being able to cause cancer.
First, the energy level of radiofrequency (RF) waves is relatively low, especially when compared with the types of radiation that
are known to increase cancer risk, such as gamma rays, x-rays, and ultraviolet (UV) light. The energy of RF waves given off by
cell phone towers is not enough to break chemical bonds in DNA molecules, which is how these stronger forms of radiation may
lead to cancer.
A second issue has to do with wavelength. RF waves have long wavelengths, which can only be concentrated to about an inch
or two in size. This makes it unlikely that the energy from RF waves could be concentrated enough to affect individual cells in
the body.
Third, even if RF waves were somehow able to affect cells in the body at higher doses, the level of RF waves present at ground
level is very low -- well below the recommended limits. Levels of energy from RF waves near cell phone towers are not
significantly different than the background levels of RF radiation in urban areas from other sources, such as radio and television
broadcast stations.
For these reasons, most scientists agree that cell phone antennas or towers are unlikely to cause cancer.
Studies in people
Very few human studies have focused specifically on cellular phone towers and cancer risk. In the largest study published to
date, British researchers compared a group of more than 1,000 families of young children with cancer against a similar group of
families of children without cancer. They found no link between a mother's exposure to the towers during pregnancy (based on
the distance from the home to the nearest tower and on the amount of energy given off by nearby towers) and the risk of early
childhood cancer.
The amount of exposure from living near a cell phone tower is typically many times lower than the exposure from using a cell
phone. About 30 studies have looked at possible links between cell phone use and tumors in people. Most studies to date have
not found a link between cell phone use and the development of tumors, although these studies have had some important
limitations. This is an area of active research. For more information, see the document, Cellular Phones.
Studies done in the lab
Laboratory studies have looked at whether the types of RF waves used in cell phone communication can cause DNA damage.
Most of these studies have supported the idea that the RF waves given off by cell phones and towers don't have enough
energy to damage DNA directly.
Some scientists have reported that the RF waves may produce other effects in human cells (in lab dishes) that might possibly
help tumors grow. However, these studies have not been verified. Several studies in rats and mice have looked at whether RF
energy might promote the development of tumors caused by other known carcinogens (cancer-causing agents). These studies
did not find evidence of tumor promotion. Research in this area continues.
What expert agencies say
The 3 expert agencies that usually classify cancer-causing exposures (carcinogens) -- the International Agency for Research on
Cancer (IARC), the National Toxicology Program (NTP), and the US Environmental Protection Agency (EPA) -- have not
classified cell phone towers as to their cancer-causing potential.
According to the World Health Organization:
Considering the very low exposure levels and research results collected to date, there is no convincing scientific evidence
that the weak RF signals from base stations and wireless networks cause adverse health effects.
In commenting on cell phone towers near homes or schools, the Federal Communications Commission states:
http://www.cancer.org/Cancer/CancerCauses/OtherCarcinogens/AtHome/cellular-phone-towers 11 /17/~n 1 n
Cellular Phone Towers :: Print Preview Page 3 of 4
Radiofrequency emissions from antennas used for cellular and PCS [personal communications service] transmissions
result in exposure levels on the ground that are typically thousands of times below safety limits. These safety limits were
adopted by the FCC based on the recommendations of expert organizations and endorsed by agencies of the Federal
Government responsible for health and safety. Therefore, there is no reason to believe that such towers could constitute a
potential health hazard to nearby residents or students.
Do cellular phone towers cause any other health
problems?
While high levels of RF waves can cause a warming of body tissues, the energy levels on the ground near a cell phone tower
are far below the levels needed to cause this effect. Thus far, there is no evidence in published scientific reports that cell phone
towers cause any other health problems.
Can I limit my exposure?
Cell phone towers are not known to cause any health effects. But if you are concerned about possible exposure from a cell
phone tower near your home or office, you can ask a government agency or private firm to measure the RF field strength near
the tower to ensure that it is within the acceptable range.
What should I do if I've been exposed to cellular
phone towers?
There is no test to measure whether you have been exposed to RF radiation from cellular phone towers. But as noted above,
most researchers and regulatory authorities do not believe that cell phone towers pose health risks under ordinary conditions. If
you have additional health concerns, please consult your doctor.
Additional resources
More information from your American Cancer Society
The following related information may also be helpful to you. These materials may be viewed on our Web site or ordered from
our toll-free number, at 1-800-227-2345.
Cellular Phones
Known and Probable Human Carcinogens
Radiation Exposure and Cancer
National organizations and Web sites*
In addition to the American Cancer Society, other sources of information and support include:
Environmental Protection Agency
Home page: www.epa.gov
Understanding radiation: www.epa.gov/radiation/understanding-radiation-overview.html
Federal Communications Commission
RF Safety Program, Office of Engineering and Technology
Web site: www.fcc.gov/oeUrfsafety
Food and Drug Administration
Home page: www.fda.gov
Radiation-emitting products: Cell phones: www.fda.gov/Radiation-
EmittingProducts/RadiationEmittingProductsandProcedures/HomeBusinessandEntertainment/CeIlPhones/default.htm
National Cancer Institute
Toll-free number: 1-800-422-6237 (1-800-4-CANCER)
http://www.cancer.org/Cancer/CancerCauses/OtherCarcinogens/AtHome/cellular-phone-towers ~ ~ ~1 ~/~nl n
Cellular Phone Towers :: Print Preview
Home page: www.cancer.gov
Cellular telephone use and cancer risk: www.cancer.gov/cancertopicslfactsheeURisk/cellphones
National Institute of Environmental Health Sciences
Home page: www.niehs.nih.gov
Electric and magnetic fields: www.niehs.nih.gov/health/topics/agents/emf/index.cfm
World Health Organization
Electromagnetic fields and public health: base stations and wireless technologies
Web site: www.who.inUmediacentrelfactsheets/fs304/en/index.html
`Inclusion on this list does not imply endorsement by the American Cancer Society
Page 4 of 4
No matter who you are, we can help. Contact us anytime, day or night, for information and support. Call us at 1-800-227-2345
or visit www.cancer.org.
References
ANSI-C95.1, 1982, American National Standards Institute. American national standard safety levels with respect to human
exposure to radiofrequency electromagnetic fieIds, 300 kHz to 100 Ghz. New York: IEEE.
Elliott P, Toledano MB, Bennett J, et al. Mobile phone base stations and early childhood cancers: case-control study. BMJ.
2010;340:c3077. [Epub ahead of print]
Federal Communications Commission, Office of Engineering and Technology. Radio Frequency Safety. 2009. Accessed at
www.fcc.gov/oet/rfsafety/rf-fags.html on February 22, 2010.
IEEE-C95.1, 1991, Institute of Electrical and Electronics Engineers, Inc. Safety levels with respect to human exposure to radio
frequency electromagnetic fields, 3 kHz to 300 Ghz. Piscataway, NJ: IEEE.
IEEE: Institute of Electrical and Electronics Engineers, Inc. Human exposure to RF emissions from cellular radio base station
antennas; Washington, DC: 1992.
ICNIRP: International Commission on Non-Ionizing Radiation Protection. Health Issues related to the use of hand-held
radiotelephones and base transmitters. Health Physics. 1996;70:587-593.
IRPA, 1988, International Radiation Protection Association. Guidelines on limits of exposure to radio frequency electromagnetic
fields. IEEE United States Activities, COMAR, Washington, DC.
NCRP, 1986, National Council on Radiation Protection. Biological effects and exposure criteria for radiofrequency
electromagnetic fields. Report 86, (Bethesda, MD: National Council on Radiation Protection and Measurements) pp. 1-382.
Rothman KJ, Chung-Kwang C, Morgan R, et al. Assessment of cellular telephone and other radio frequency exposure for
epidemiologic research. Epidemiology. 1996;7:291-298.
Valberg PA. Radio frequency radiation (RFR): the nature of exposure and carcinogenic potential. Cancer Causes Control.
1997;8:323-332.
Wolf R, Wolf D. Increased incidence of cancer near acell-phone transmitter station. Int J Cancer Prevention 2004;1:123-128.
World Health Organization (WHO). ElectromagneticfieIds and public health: base stations and wireless technologies. 2006.
Accessed at www.who.inUmediacentre/factsheets/fs304/en/index.html on February 23, 2010.
Last Medical Review: 06/25/2010
Last Revised: 06/25/2010
http://www.cancer.org/Cancer/CancerCauses/OtherCarcino;;ens/AtHome/cellular-nhnnP-tnwerc ~ t ii ~i~n ~ n