11SN0166CASE MANAGER: Robert Clay
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
11SN0166
Cellco Partnership d/b/a
Verizon Wireless
February 23, 2011 BS
Dale Magisterial District
Southern terminus of Bluespruce Drive
RE VEST: Conditional use to permit a communications tower in a Residential (R-15)
District.
PROPOSED LAND USE:
A 133-foot communications tower, co-located on an electric transmission
structure, and associated improvements are planned. Since the tower would not
meet the restrictions for towers in a Residential (R-15) District, a conditional use
permit is required.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposal conforms to the Public Facilities Plan and Tower Siting Polio
Incorporation of the communications facilities into an electrical transmission
tower eliminates the need for an additional freestanding structure in the area,
thereby minimizing tower proliferation.
B. The Ordinance minimizes the possibility of any adverse impact on the County
Communications System or the County Airport.
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.)
CONDITIONS
(STAFF/CPC) 1. Any communications antennae shall be co-located on electric
transmission structures. (P)
(STAFF/CPC) 2. Communications antennae may employ a sectored array design and
shall not exceed a height of twenty (20) feet above the height of
the electric transmission structure. (P)
(STAFF/CPC) 3. Communications antennae and cable runs shall be gray or another
neutral color acceptable to the planning department. (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. At such time as the antennae ceases to be used for communications
purposes for a period exceeding twelve (12) consecutive months,
such antennae shall be dismantled and all associated equipment
removed from the property. (P)
GENERAL INFORMATION
T,ncati~n~
The request property is located at the southern terminus of Bluespruce Drive, south of
Kingsland Road. Tax ID 774-672-Part of 9549.
Existing Zoning:
R-15
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Size:
0.1 acre
Existin Land Use:
Single-family residential
Adjacent Zoning and Land Use:
North, South, East and West - R-15; Single-family residential
UTILITIES; ENVIRONMENTAL;
PUBLIC FACILITIES; AND COUNTY TRANSPORTATION
This request will have a minimal impact on these facilities.
VIRGINIA DEPARTMENT OF TRANSPORTATION (VDOT~
The Virginia Department of Transportation has reviewed the above referenced case and
understands that the site will be accessed infrequently by way of an existing entrance, from the
existing Bluespruce Drive cul-de-sac. Appropriate sight distance is to be maintained.
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.
T,ANT~ TIFF,
Comprehensive Plan:
The request property lies within the boundaries of the Central Area Plan which suggests the
property is appropriate for residential use of 1.0 - 2.5 dwelling units per acre.
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. Also, the Tower Siting Policy suggests that
towers in the vicinity of existing or planned areas of development should be
3 11SN0166-FEB23-BOS-RPT
architecturally incorporated in the design of an existing structure, or possesses design
features that mask the utilitarian nature of the tower.
Area Development Trends:
Adjacent properties are zoned Residential (R-15) and are occupied by single-family
residential uses in Kingsland Meadows subdivision and by Dominion Power transmission
lines. It is anticipated that residential uses will continue in the area, as suggested by the
Plan.
Zoning History:
On April 18, 2006, the Planning Commission confirmed the Director of Planning's finding
that a communications tower at this location is consistent with the adopted Comprehensive
Plan. (Case 06PD0334)
Development Standards:
The Zoning Ordinance provides that communications towers may be permitted within
Residential (R-15) Districts provided that antennae are co-located on electric
transmission structures; are flush-mount; are restricted to a maximum height of twenty
(20) feet above the height of the transmission structure; and are gray or another neutral
color. The applicant can meet all of these provisions except the flush-mount design. A
flush-mount design would not allow the applicant to provide adequate service to their
customer base; therefore a sectored antenna array is requested. There would be no
increase in height above what is there currently and all other provisions would still apply.
(Conditions 1-5)
CONCLUSIONS
The proposal conforms to the Public Facilities Plan and Tower Siting Polio Incorporation of
the communications facilities into an electrical transmission tower eliminates the need for an
additional freestanding structure in the area, thereby minimizing tower proliferation. The
Ordinance further minimizes the possibility of any adverse impact on the County
Communications System or the County Airport.
Given these considerations, approval is recommended.
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CASE HISTORY
Planning Commission Meeting (1/18/l l ):
The applicant accepted the recommendation. There was no opposition present.
Mr. Hassen stated that he supported the change and that there would be fewer towers
installed in the area.
Mr. Gulley stated he would support the motion, but felt going from a flush mount to a
sectored array was going backwards against the Policy.
On motion of Dr. Brown, seconded by Mr. Hassen, the Commission recommended
approval subj ect to the conditions on page 2.
AYES: Messrs. Bass, Brown, Gulley, Hassen and Waller.
The Board of Supervisors, on Wednesday, February 23, 2011, beginning at 6:30 p.m., will take
under consideration this request.
5 11SN0166-FEB23-BOS-RPT
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11SN0166-1