The URL can be used to link to this page

Home My WebLink AboutSP201700026 Presentation Special Use Permit 2018-09-12 preserr),6‘305xt SP201700026 Western Albemarle High School - Tier III PWSF Board of Supervisors - Public Hearing September 12, 20 18 To install a 145-foot tall steel monopole,three flush mounted antenna arrays,and associated ground-equipment in a 2,625 square foot fenced compound. 1) SE to allow the disturbance of critical slopes onsite for the entrance road 2) SE to the flush mount provisions of the ordinance to allow the closest point of the back of the antenna to project more than the permitted 12 inches from the monopole. However, all arrays will still comply with the 18 inch maximum standoff distance for the farthest point of the back of the antenna. 3) SE to allow antenna size to exceed the 1,400 square inch size limit. The tower is located behind the bleachers adjacent to the football field on the eastern side of the parcel. Brief Summary of Definitions Tier III facility: a PWSF that is neither a Tier I nor a Tier II facility... Tier I facility:a facility located entirely within an existing building or attached to an existing structure... Tier 11 facility:a treetop facility not located within an avoidance area... Treetop facility:a facility no more than 10 feet taller than the tallest tree within 25 feet of the monopole... 1 The County received 68 emails from the community. * 26 % in favor of the facility - Increased service - Finances to the school - Property values increased due to increased cell phone coverage. * 65% opposed to the facility - Negative visual impacts to the community - The facility does not comply with the County ordinances for concealment. *The other 9%who contacted staff in opposition of the facility mentioned health effects and were disqualified from being considered. Localities are not permitted to consider health effects when reviewing wireless facilities. Staff did not consider this feedback. Additionally, staff received a signed resolution from the Crozet Community Advisory Committee (CCAC) against the proposed facility. The County received 68 emails from the community. * 26 % in favor of the facility - Increased service -Finances to the school -Property values increased due to increased cell phone coverage. * 65% opposed to the facility -Visual impacts to the community -The facility does not comply with the County ordinances for concealment. * The other 9%who contacted staff in opposition of the facility mentioned health effects and were disqualified from being considered.Localities are not permitted to consider health effects when reviewing wireless facilities.Staff did not consider these emails. Additionally, staff received a signed resolution from the Crozet Community Advisory Committee (CCAC) against the proposed facility. To be clear, staff went through all the emails, those who mentioned health effects as the sole reason for denial were put in a separate category. 2 Those who mentioned health effects along with impacts the County can consider, such as: visual impacts, wireless policy...etc. those where split into half a vote in each column. 2 • o A • �A1.�. .'- .. Ana//!. ,' 'W f'• .. _ C. FARM •Ia 1 IP:, �� wns �1y�* + it....44 .^.la,,i � x, t) � � a NT4111N':�14 !• eNare ft. '1 .L L, PenEw :1 ' ,.'4.. .jlrm Brewery - ..' f •• . .q /A r 4 BROW SVIL r: y,•f." • -1 HEIORiS$ . I " -ti i . !'L �r Nigh�.ho01 ,- �. .� • .. i FOREST GLEN •� 'ALD. FORE T `es. 7 -^`•-1-1, r 1.11115/---' i 0 -Nt., th : , . , , ri. Igor .1;4 ti no' c '� 4 The WAHS property is TMP 56-17C A 75 acre parcel Partially developed county owned property that is used as a public high school and contains many recreational fields void of vegetation. The parcel is zoned RA and is in the Entrance Corridor. To the north is Old Trail development, a high-density mixed-use residential development (Neighborhood Model District). Also, to the north is Henley Middle School and Brownsville Elementary School (zoned R-1). The rest of the surrounding land is Rural Area, small lot, residential development. 3 • �`� 1 -7 '.11 1 } -. / :", r _ 11 �� 11 O _i:t`.Y.� C4 • J \1 .' _7 _ . I l • _'O 1 , `- - _ _ 0 .t' O O 1 � '"-r' 11111 ou 1 1 -7 ! i I I This shows the location of the tower on the property. 4 ( { PROPOSED�.r-nt wwxas / LWOIVLC:-10Yx0AJ10 I I M LIfVANG.'.E9'AlA AI BAD 1. � � 1 `r I xm mLP flAan� �''�� `��L I.)'mul uvrs Lnnwl MmM MMCR �M yauIvn 020...0.9. KYIM 49 ILIC 1 M04ID 0 w..4 pA1NL1MftK4/ / 41111A111 I sm. v 160., `',\ —mil p...lK-"°" I J. 2 iiii- iiiss— ■ 1 JI `` .. 1 IILIVtIIlUt KaL �xqs wwunlJt L._._..._. I ( 1 raLa - I--� MI MI MESS YAru �-�-s�-�,,�-�-� //E OAK K.Slull mw, / LnwL w'AML -A / / / 'LW «B / / Terreril° \\ 0 . 5 _m P_ nsre—.< cr im.e 1 C. b 9 I a _ it it\a This shows a profile of the 145' tower. w/3 arrays. 1) School at the top 145' 2) Shentel at 135' 3) Unknown future carrier at 105' • SE to allow antenna size to exceed the 1,400 square inch size limit. ®. �i 1101 SE to the flush mount provisions of the ordinance. 91^fE3L in ,:_ i 1,E91^1E3 °gym As part of the request the applicant seeks 3 special exceptions: 1) SE to allow antenna size to exceed the 1,400 square inch size limit. Antenna Rad Center is 1,375 square inches 3 remote radio heads combined to be = 988 square inches For a total of 2,388 square inches in size For the purposes of measuring antenna size the RRHs are counted towards the antenna size, as they are needed for the antenna to function. Definition of Antenna in the PWSF policy: 'A whip (omni directional antenna), panel (directional antenna), disc(parabolic antenna) or similar device used for transmission and/or reception of radio frequency signals." Because the size of the antenna is larger than the ordinance permits, the antenna shall either be counted as 2 arrays or a SE to size is needed. Because this array serves a single provider it was logical to seek the SE to size. 7 Staff does not recommend approval of this SE because it increases the bulk and mass atop of the tower, increasing visibility. If the BOS approved the SE staff recommends the three (3) remote radiohead (RRH) units located on the second array from the top, which are currently owned by Shentel, shall be removed from the monopole and relocated at ground level. 2) SE to the flush mount provisions of the ordinance to allow the closest point of the back of the antenna to project more than the permitted 12 inches from the monopole. However, all arrays will still comply with the 18 inch maximum standoff distance for the farthest point of the back of the antenna. Staff recommends approval of this SE because it maintains the flush mounting of the antenna and has no effect on visibility. 7 SE to allow the disturbance of critical slopes onsite for the entrance road. ----------------------- -- _ D //. 1,s'y-. /� . :::_:ram ::_ — .c- err 1 Areas Acres Total Site Disturbed 0.28 acres of a 75 acre property approximately Critical Slopes Disturbed 0.04 14%of disturbed area is critical slopes 3) SE to allow the disturbance of critical slopes onsite for the entrance road. These slopes are man made slopes from the creation of the football field. As such staff has no objection to the approval of this SE. * The critical slopes depicted on sheet Z-1A is County run topography; however, the applicants provided field run topography provided by the surveyor, which was accepted by the County Engineer as being more accurate, thus permitted to be utilized in place of the County topography. 8 Balloon Test Photos . Yello�� — Mitigated View f.. Iced Unmitigated View f F ,y � ,,- •'. Western`i:7 44, A balloon test was conducted on Thursday, December 7, 2017. Mitigated View View A - Entrance of Old Trail subdivision View Al - Along the frontage of the WAHS property/TMP 56-17C Unmitigated View View B & View B1 - from Rte. 250 (the EC) fronting TMP 56-17F (5861 Rockfish Gap Turnpike) View C - from TMP 56-17G1 (5805 Rockfish Gap Turnpike) View D - from Savannah Court, from TMP 56-16E (479 Savannah Court) View E and F - from Emerald Court, from TMP 56-19F (5860 Emerald Lane) 9 Oro TRqo 1 . N411441111.r. y f • lac Am, , _ __ N't. it ,..- irleoft,' -- 14L,'--%...4,' 7 01.' Mitigated View View A - Entrance of Old Trail subdivision 10 YU� J L ` n J iiPIIPIIIIIIIIr, ',,,. .,,.... , ir.s. "-..,,,,,,,,,, .-: j';Ir. - \ View eft - r • yeti !ti•r . I Mitigated View View Al -Along the frontage of the WAHS property/TMP 56-17C 11 / Proposed 146'Monopole / won 3 Canters J)) �.,. '' ",fit 106-Itt. t f= .. i nt,,r R r: i49t �`1 �'' r-�; _ -• 451r to `-� r.R'.YY R r?t tiiv .'tr 11• +4 View B Unmitigated View View B & View B1 - from Rte. 250 (the EC) fronting TMP 56-17F (5861 Rockfish Gap Turnpike) 12 w...monov«. Weil CATTY 'r' i r i t It t1 I i i :.'\ i r i 1 View B1 I..i • Unmitigated View View B1 - driveway of 5861 Rockfish Gap Turnpike. 13 op ...R1 da, . ► , 1,.,� ,� `! re-, 1p fr ice:P-,-.-4- id 1 p . J ,„ ev r d Y ,,.r.M-.. r am , 1! V- +1, ' ....vo .' ..'s ' iffAill frkirir .;• ' l'.' VI ifk .::- .!, tn. .,,,J,1/4 -: : , , . Pi , ‘ii ... ' — ..(46silit,...' ii _s, 0713116 ,.; .. .. i.L.Y"-- -, v. i 4ir 111,1. 4 1 ,,,411.1 9 _ , , ,....., _.:. .„„i.r. : o v 2 .., Unmitigated View View D - from Savannah Court, from TMP 56-16E (479 Savannah Court) 14 - jl r •tea �� '1 - P _ .+...: .1. lat ter-- �•�•.• . II 4�y . :set 44,,....,rt! ? 4: I 1 t: yjs 'V--, ', Ili 1 _. 0 oirk - ,, ' .,... , . �h+ �vl ' , F 6 `• mot XE G s� ti . 1 1 k 0-1 1'/-2‘ ..,„...,.. v.,',Ale,. a• .744, ...t • ... ,, 1 „,.,{ I Unmitigated View View E - from Emerald Court, from TMP 56-19F (5860 Emerald Lane) 15 I iii . ,0 .. ..._:,_ . , . •....r.f4 1 q Pict ' 1 ol„,.,V. •1 _..o i r , s. �.,i'{ y j {t"" it iit • .�. fir , View E '.T 1t Unmitigated View View E -from Emerald Court, from TMP 56-19F (5860 Emerald Lane) 16 II , i rMopo.w.y WAX** With a c.w. AA7 1 p J7+ i View F View F • Unmitigated View View F - from Emerald Court, from TMP 56-19F (5860 Emerald Lane) 17 44 - -',7•!..1'0 11" :1,40Wif VIIIIVIVtil:: :,a,C:„•.:TS4..V ikt.♦ 1\1is1\i�t • - j U11111ia , J�111111\� _ A . s.., IN*, \,,:?.:41.A,,-.‘. ' itivil'si -1'1 fog rakiiivilistaMilli... iik ,..filitsoia,440 :iii, 14 sizte Allti_...ygdWillilleAl 110 je illA I ir' ligniia"ter ' '41. ..- -..41111bLiVrt*'LIR-s„................ 11F.-glIf Q�,j v^—""\ ♦' Cell Tower []Not Visible Buildings �'3 4 . `' •' i I mile Buffer -Visible 'Tree Cover • -� QCounly Boundary Parcels • ��"!'" This viewshed/heat map was developed by the County. It utilizes: - Height of the tower - County's data on topography - Tree heights and canopy To conservatively estimate where the tower will be visible. Based on the balloon test staff has high confidence in the accuracy of this map. Staff does not have photographs from all of these locations, as many of these locations are in the middle of private properties. The map shows that tower would be visible to dwellings to the north, east, south of the site. In summary staff is recommending denial because it is our opinion that the facility would be highly visible from streets and properties in the areas. 18 The special exceptions for the size of the antenna increase that visibility. This request is not consistent with the Zoning Ordinance or the Comprehensive Plan (wireless policy relies on many smaller less visible towers; rather, than single large towers that serve many carriers). Thus we recommend denial. - The elevation surface used to create the viewshed was derived from LiDAR data flown in late 2015. This accounts for the height of buildings/vegetation/etc. at the date of acquisition. - The land cover data used to identify tree canopy is from the statewide land cover dataset created by Worldview and organized by VGIN. In Albemarle, they used aerial photos from 2013. - Building footprints, parcels, and everything else on the map is from the county. 18 7 a ..a6.: 0. %L. . - i . - --, - , 41,01„..b, --c, ,. .. • ,,, , \ 1 , .6' \ o O • o _ ;fir' . , ,'.; ° � a J r�• 1 0 Cell Tower 1-1 Tree Canopy .9. % QI/3 Mile Buffer Parcels J =Msible n Buildings o This viewshed/heat map was developed by the County. It utilizes: - Height of the tower - County's data on topography - Tree heights and canopy To conservatively estimate where the tower will be visible. Based on the balloon test staff has high confidence in the accuracy of this map. Staff does not have photographs from all of these locations, as many of these locations are in the middle of private properties. The map shows that tower would be visible to dwellings to the north, east, south of the site. In summary staff is recommending denial because it is our opinion that the facility would be highly visible from streets and properties in the areas. 19 The special exceptions for the size of the antenna increase that visibility. This request is not consistent with the Zoning Ordinance or the Comprehensive Plan (wireless policy relies on many smaller less visible towers; rather, than single large towers that serve many carriers). Thus we recommend denial. - The elevation surface used to create the viewshed was derived from LiDAR data flown in late 2015. This accounts for the height of buildings/vegetation/etc. at the date of acquisition. -The land cover data used to identify tree canopy is from the statewide land cover dataset created by Worldview and organized by VGIN. In Albemarle, they used aerial photos from 2013. - Building footprints, parcels, and everything else on the map is from the county. 19 Summary and Recommendation Factors Favorable: Factors Unfavorable: 1. The applicant has proposed e\ergreen landscaping as 1. The proposal fails to meet section 5.1.40(bx6)of the ordinance suggested by the ARB.which will help minimize because the location and height of the monopole does not visibility from the EC/Scenic Byway. provide adequate opportunities for screening and the facility is 2. Increase wireless coverage in the area allowing people not sufficiently sited to minimize its visibility from adjacent to make emergency calls. parcels. 2. The proposal fails to meet section 5.1.40(b)[2)(b)of the ordinance because the size of the Shente(antenna is larger than 1,400 square inches.This increases the bulk atop the tower. which increases visibility of a highly visible tower. 3. ARB does not support or recommend approval of the facility. 4. Under FCC regulations if approved the monopole would be permitted to increase in height by 20 feet and install antenna extending up to 20 feet from the monopole which would further increase the visibility of the facility. 5. The facility is inconsistent with the Comprehensive Plan. RECOMMENDATION:Staff recommends denial of SP201700026 and the SE to Section 5.1.40(b)2Xb)(size)based on the unfavorable factors noted above.Starters no objections to the approval of the special exceptions for Section 5.1.40(b1(.2Xc)(antenna projection).and Section 4.2.5(disturbance of critical slopes). If the BOS chooses to approve this application.staff recommends the conditions listed in the 4 attached resolutions. 20 Motions(Two Separate): Motion One for Special Exceptions: The Board's role is to approve or deny the Special Exceptions to section 5.1.40(b)(2)(b)(size) and section 5.1.40(b)(2)(c)(projection) and section 4.2.5 (disturbance of critical slopes) of the Zoning Ordinance. Should the Board choose to follow staff's guidance and recommend denial of the SE to section 5.1.40(b)(2)(b)(size) and approve section 5.1.40(b)(2)(c)(projection) and approve the SE to section 4.2.5 (disturbance of critical slopes): I move to deny the SE to section 5.1.40(b)(2)(b) (size) and approve the SE to section 5.1.40(b)(2)(c) (projection) and approve the SE to section 4.2.5(disturbance of critical slopes)for the reasons outlined in the staff report. Should the Board choose not to follow staff's guidance and approve all Special Exceptions: I move to grant the Special Exceptions to section 5.1.40(b)(2)(b)(size) and section 5.1.40(b)(2)(c) (projection) and section 4.2.5(disturbance of critical slopes) with conditions provided in the resolutions prepared by the County Attorney's office: • 21 Motion two for Special Use Permit:The Board's role in this case (SP201700026)is to approve or deny: Should the Board choose to deny this Tier III personal wireless service facility: I move to deny SP201700026. Should the Board choose to approve this Tier III personal wireless service facility: I move to approve SP201700026 with the conditions provided in the four resolutions prepared by the County Attorney's office. 22 The End 23 Albemarle High School Proposal(SP2016-4): Western Albemarle High School Proposal(SP2017-26): 145' ...��. I I— r!lm >•'Oslf =L, Ca..-"-. 11i 1' 125' i �'_-.,'�.= ..-.. =s Ili Ivo ;XL? _.. ._ OI lie ». Per'` ar SS ti ! 1 \ 1 1 .. .'4=.; =Z. Mar,...__,TrajZ• _ Talv--\ ZE-Zi / ——1 J v Albemarle High School Proposal (SP2016-4): 125 foot tall steel monopole (color: matt galvanized steel) 3 arrays of platform-mounted antennas (4 antennas on each side of the platform) Associated ground equipment in a 3,610 sf fenced compound Small gravel parking area for the school (9 spaces) The site will be accessed by existing access road through the school properly - Uppermost array (125'AGL)— School Board -Middle array (115'AGL) -AT&T -Lowest array (105'AGL) - a future array (not designed or leased). -Applicant request the closest point of the back of the antenna be 4 foot 6 inches from the monopole, which is 3 foot 6 inches further than the 12 inch maximum permitted by the ordinance. -Applicant also request the farthest point of the back of the antenna be 5 foot 7 inches from the monopole, which is 4 foot 1 inch further than the 18 inch maximum permitted by the ordinance. 24 Western Albemarle High School Proposal(SP2017-26): (145) foot tall steel monopole (color: Java brown) 3 arrays of flush-mounted antennas - Uppermost array (145'AGL)—School Board -Middle array (135'AGL)— Shentel -Lowest array (105'AGL) - a future array (not designed or leased). 24 Recommended Conditions of Approval: 1.The development of the site,and any modifications to the arrays,shall be in general accord with the plan titled "Milestone Communications-Shentel at Western Albemarle High School 5941 Rockfish Gap Turnpike Crozet, VA 22932"dated June 6,2018(hereafter"Conceptual Plan"),as determined by the Director of Planning and the Zoning Administrator.To be in general accord with the Conceptual Plan,development and use shall reflect the following major elements within the development essential to the design of the development,including but not limited to all concealment elements,concealment technique,and concealment elements of the eligible support stricture,as shown and described on the Conceptual Plan and mentioned below: a.Tower height(125 feet tall) b.Color(equipment and monopole-Sherwin Williams -Java Brown) c.Flush mounting of antenna(18 inch maximum standoff distance) d.Tree preservation areas e.Location of ground equipment Minor modifications to the plan which do not conflict with the elements above may be made to ensure compliance with the Albemarle County Zoning Ordinance. 25 Recommended Conditions of Approval: 2.The facility shall comply with subsection 5.1.40(b).5.1.40(c),5.1.40(d),5.1.40(e),and 5.1.40(f)—(j)of the Albemarle County Zoning Ordinance unless modified by the Board of Supervisors by special exception. 3.Prior to the issuance of a building permit.the Owner shall obtain a VSMP permit. 4_The VSMP plan shall depict both County provided topography from the County GIS and the field am topography used for the Conceptual Plan.Each shall be labeled appropriately. 5.Prior to the issuance of a building permit,the Owner shall submit revised landscape plans depicting a slightly modified location of the row of Eastern Red Cedars being planted along the frontage of the Western Albemarle High School property in order to avoid interfering with the overhead power lines.Architectural Review Board staff shall review and approve this modification. 26 Recommended Conditions of Approval for the SEs: 1.The closest point of the back of the antenna may be more than twelve(12)inches from the facility and the farthest point of the back of the antenna may not be more than eighteen(18)inches from the facility as depicted on the Conceptual Plan titled "Milestone Communications-Shentel at Western Albemarle High School 5941 Rockfish Gap Turnpike Crozet, VA 22932"dated June 6,2018. 2.Disturbance of the critical slopes shall be limited to that necessary to construct a single access road providing access to permitted uses on the RA,Rural Areas zoned portion of the Property as depicted on the Conceptual Plan titled "Milestone Communications-Shentel at Western Albemarle High School 5941 Rockfish Gap Turnpike Crozet, VA 22932"dated June 6.2018. 3.The three(3)remote radiohead(RRH)units located on the second array from the top,which are currently owned by Shentel,shall be removed from the monopole and relocated at ground level. 4.The maximum size of the three flush-mount antenna arrays to be installed shall not exceed 1,400 square inches as depicted on the Conceptual Plan titled "Milestone Communications-Shentel at Western Albemarle High School 5941 Rockfish Gap Turnpike Crozet, 6A 22932"dated June 6,2018. 27