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HomeMy WebLinkAboutVA200000020 Review Comments 2000-07-18 STAFF PERSON: Jan Sprinkle PUBLIC HEARING: July 18, 2000 STAFF REPORT VA-00-20 OWNER/APPLICANT: David C. Weber, owner; 360° Communications Company of Charlottesville, d/b/a ALLTEL Communications, Inc., applicant TAX MAP/PARCEL: 07300-00-00-031 D0 ZONING: RA, Rural Areas and EC, Entrance Corridor ACREAGE: 30' x 40' lease area within a 10.31 acre parcel LOCATION: East side of Rt. 708, approximately 0.5 miles north of its intersection with RT. 637 TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from Section 10.4, Area and Bulk Regulations, which requires a front setback of 75 feet on a thoroughfare state road. A variance of 64 feet is requested to allow a wireless telecommunications facility consisting of a tower, an equipment cabinet and a generator pad. The generator pad is proposed to be 11 feet from the property line adjoining Rt. 708 while the ninety-foot wooden pole tower and equipment cabinet will be farther back but within the 30' x 40' lease area. [In addition to the underlying zoning district setbacks, Section 4.10.3.1 requires that a tower be setback a distance equal to its height. Although the Board of Zoning appeals can reduce the minimum primary structure setbacks required under Section 10.4, the additional setback required based on the height of the tower under Section 4.10.3.1 must be reviewed and acted upon by the Planning Commission. Should the PC fail to approve that reduction, the applicant could then choose to request a variance from that section. It will be reviewed as part of the special permit application. This is not before the BZA presently.] RELEVANT HISTORY: SP-99-11 and VA-99-10 were approved last year to permit one existing monopole tower on this parcel. There is a pending special use permit to allow another tower on the property if this variance is approved. (SP-00-31.) PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This parcel meets all requirements of the zoning ordinance. There is nothing about the size or shape or topography of this parcel to qualify it for a variance. There is no hardship as defined by the State Code. An unnecessary hardship only exists when the strict application of the terms of the ordinance would effectively prohibit or unreasonably restrict the use of the property or cause a clearly demonstrable hardship approaching confiscation, as distinguished from a special privilege or convenience sought by the applicant. This Variance Report, VA 00-20 2 July 18, 2000 parcel has two dwellings and one communications tower facility on it and it receives use value taxation for its eight acres of agricultural use. Siting a tower eighteen feet and a generator pad only eleven feet from Rt. 708 will be a convenience for the applicant. The Board of Supervisors has recognized that siting towers is very difficult under current regulations. At their direction and with assistance from consultants, staff has worked to draft the Personal Wireless Service Facilities Policy. The Planning Commission has considered this draft at work sessions, has conducted a public hearing on the policy and has offered recommendations. A revised document incorporating those recommendations will be presented for approval to the Planning Commission on July 18, 2000. Once the Commission has completed its review of the policy, they will pass it on to the Board of Supervisors. The public hearing for adoption has not been scheduled at this time, but is imminent. If the manual is adopted as it is currently written, this type of tower would be a Tier II tower (out of three tiers) and would require Planning Commission approval, but not a special permit from the Board of Supervisors. The proposed policy enables the Planning Commission to establish setbacks to locate wireless communication facilities. This type of request would not require any action of the Board of Zoning Appeals. APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance criteria provided by the applicant and comments by staff follows: Hardship The applicant comments that the variance is necessary: • The placement of the tower is carefully selected so the tower can provide adequate coverage while still concealed among the trees. Movement of the facility would either create a situation of inadequate coverage or would make the tower more visible. The proposed site allows for adequate coverage and little visibility while remaining faithful to the objectives of the setback ordinance. As stated, staff acknowledges that siting towers in Albemarle County under our current ordinance is difficult. However, staff cannot identify any hardship as described under the Code of Virginia relating to granting a variance. Reasonable use already exists on the property. 1. The applicant has not provided evidence that the strict application of the ordinance would produce undue hardship. Uniqueness of Hardship The applicant notes: • The hardship is created as the result of balancing adequate telecommunications coverage and low visibility. Such considerations are not applicable to most other 1.1DEP11Bwlding&Zoning\Staff ReportsWVA2000-20.doc Variance Report, VA 00-2( 3 July 18, 2000 uses, but are unique to telecommunications facilities. The proposed facility satisfies both conditions while preventing undue crowding and minimizing safety concerns. Staff agrees that tower siting has its own unique hardships, however, the hardship is one of the use—telecommunications towers—not of the parcel. There is no hardship related to the land that could be unique. This parcel has plenty of area available without a variance. All rural area properties must abide by the setbacks of section 10.4. 2. The applicant has not provided evidence that such hardship is not shared generally by other properties in the same zoning district and the same vicinity. Impact on Character of the Area The applicant offers: • In fact, authorization of the variance is the best way to prevent detriment in that regard. Without authorization of the variance, the facility would have to be located in an area where it would be more visible, and therefore have a more substantial impact on its surroundings. As it is proposed, the facility has little impact because of its minimal visibility among the trees. Staff finds that locating another tower on this particular parcel in the area noted will not change the character of the district if the surrounding trees are protected. The variance may make it easier for the Planning Commission and Board of Supervisors to permit a tower in an area that will insure the least possible visibility. 3. Therefore, the applicant has provided evidence that the authorization of such variance will not be of substantial detriment to adjacent property and that the character of the district will not be changed by the granting of the variance. STAFF RECOMMENDATION: Since only one of the three criteria has been met, staff recommends denial. However, should the Board find cause to approve the request, staff recommends the following conditions: 1. This variance is for the facility described in this file only. Any modification will require new variance review. 2. A tree conservation plan identifying all trees that have a diameter of six (6) inches or greater (measured at six (6) inches above ground) within 75 feet of the proposed tower site shall be prepared by the applicant and submitted with the building permit application for the tower. The plan should note any trees to be removed to make space for the tower and its appurtenances. No trees may be removed for driveway purposes. The existing driveway shall be used to serve this tower. 3. The cutting of trees within 75 feet of both the existing and the new tower shall be limited to dead trees and trees of less than six (6) inches in diameter measured at six (6) inches above ground, except those trees identified on the plans as necessary for the establishment of the towers; 4. Removal of tree limbs of the remaining trees shown on either plan is prohibited unless recommended by an arborist for the health of the tree or required by a public utility. I:IDEPT\Building&Zoning1Staff Reports\VA2000-20 doc . ... 1111 41 IP 11111 FAA "2-C" ACCURACY STATEMENT THIS SURVEY EXCEEDS THE ACCURACY REQUIRED BY THE FAA FOR -2-C" TH O ACCURACY TOLERANCES OF 50 FEET± ( HORIZONTAL AND 20 FEET± VERTICAL P. e--- CENTERLINE OF EXISTING TOWER � O C I71 , "' i----t LATITUDE = 38'0152.0" (NAD 83) O ERRI A JOl�isoN LONGITUDE = 7838'09.0" (NAD 83) U No. 24761 ��o�J �/b� w4 4'S'/ONAL E t WEBER PROPERTY SHEET INDEX NO. TIMMONS PROJECT DIRECTORY 1 , COVER SHEET C 2 BOUNDARY (OVERALL) OWNER DAVID WEBER 271 MALVERN FARM RD. GOOSENECK — 3 SITE DETAIL CHARLOTTESVILLE, VA. 22903 TURKEY RIDGE LANE v 4 DETAILS ROAD APPLICANT: ALLTEL _ JODILYHN MENDELSOHN ' ONE COLUMBUS CENTER TO SITE SUITE 530 SVILLE CHARO VIRGINIA BEACH, VA. 23462 XR/ TIMMMONONS: KENNETH STARK FROM CHARLOTTESVILLE, VA. TAKE 1-64 WEST TO THE IVY EXIT T ' 4411 CROSSINGS BLVD. �o� (RTE. 637) TAKE A RIGHT ON ON 637 (WEST) TO A RIGHT ON PRINCE GEORGE, VA. 23875 ® c9-o 708 AND THE SITE IS APPROX. 1/2 MILE ON THE RIGHT SIDE OF (804) 541-6603 RTE. 708 NEXT TO THE EXISTING CFW SITE. PROPERTY ADDRESS: LOCATED ON THE EAST SIDE OF RTE. 708 (MALVERN FARM DR.) JUST SOUTH OF 1-64 NEXT TO AN EXISTING VICINITY MAP CFW. CELL SITE. NO SCALE CURRENT ZONING FOR PROPERTY: RA CHARLOTTESVILLE, VIRGINIA REVISION ALBEMARLE COUNTY TIMMONS DATE SHEET NO. BY ENGINEERS * ARCHITECTS * SURVEYORS PRINCE GEORGE OFFICE 1 IIv[AY 10 ) 2 lJ 0 0 4411OE, VIRGINIAGGS BLVD. PRINCE GEORGE, 23875-1455 TELEPHONE: (804) 458-8685 FAX: (804) 751-0798 DATE: 5-10-00 SCALE: AS SHOWN _ TAX MAP # : 73- 31D DRAWNBY: KLS CHECKED BY:KLS CALL. CHK.: JOB NO.: SHEET 1 OF 4 OLill][E \___:. ROUTE 64 TH � INTERSTATE r WEBER SITE FND. � D K A. J HNSON `7, MON U No. 24761 ,;-.2 ::,..IST. PP GENERAL NOTES: • BEARING DATUMN ESTABLISHED FROM s`sI0NAL EEO GPS OBSERVATIONS ON 4-27-00 • HORIZONTAL DATUMN: NAD 83 3 • VERTICAL DATUMN: NAVD 88 Io 511E LOCATION MAP IN • DEED REFERENCE: D.B. 824 PG. 37 NOT TO SCALE o N • PLAT REFERENCE: PLAT OF PARCELS B & C CONTAINING 80.31 ACRES �, SURVEYED BY WILLIAM S. ROUDABUSH, INC. DATED 9-1-1978 • PROPERTY IS SUBJECT TO ALL EASEMENTS & RESTRICIONS �NIERSTATE ROUTh 64 OF RECORD. THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE BINDER. PROPOSED ALLTEL COMMUNICATIONS FACILITY FND. EXIST. PP MON # RH68 i,- N �6 31aj-'�•'�� SUPPLY UNUMIIED S 12'S0'47" E 6�p0T.M. 73-31 46.10 "Q 2 \ 70 ACRES °� • \hi,. /F EXIST. GRAVEL WEBER S 12'50'47"50.39' E ACCESS RD. \ 73-31D 4 PG. 37 FND. , \ ^ J •� ACRES Nfi MON A\ ii 1"` ^� A \ 21.62' Allik 1�' \ l CENTERLINE EXIST. PP • LINE TABLE FOR PROPOSED 20' \V` \c' PROPOSED 20'ACCESS EASEMENT CENTERLINE \` \ # SH05 `( ) \ �,�ACCESS ESMT. •LINE BEARING DISTANCE S 24'51'07" E134.15' PROPOSEDL1 N 63'48'38" E 35.02' � 1 L2 S 2611'22" E 93.24' 30' x 40' N/F RO 63 • U� FND. , - ALLTEL FACIUTY DAVENPORT SIN MON (SEE SHEET 3) \s T.M. 73-31A S 27'49'11" E `‘ �`�� *- DENOTES BM SET IN THE 60.79' FND. -__A •cp: SE CORNER OF THE EXIST. MON ` ^`c CONCRETE PAD ON CFW SITE to S 62'32'19" W 'A 40.00' lY,� . t...' \ REVISION vto ' ... \ a TIMMONS DATE SHEET NO. BY t. ENGINEERS * ARCHITECTS * SURVEYORS GRAPHIC SCALE PRINCE GEORGE OFFICE 5-1455 0 4411 CROSSINGS BLVD. 100CP o so �o0 200 400 TELEPHONE: (804) 458 GEORGE,PRINCE 85GINIA FA23X: 751-0798 DATE: 5-10-2000 SCALE: 1" = 20' ( IN FEET ) DRAWN BY: KLS 1 inch = 100 ft. CHECKED BY.:DAJ CALC. CHK.: JOB NO.: SHEET 2 OF 4 ' vA \ ‘ \ \ l. 0 ()----.0-z(j---- ` ‘,\ \ \ ,\ \ \ \ \ \ -40 \ \ \ , \ ', \ . ,-- [11 ` TOP OF STRUCTURE & ANTENNA \` EXIST. \ , , \\\ ', ACCESS ROAD \ \', 2p06 \ PROPOSED 20' WEBER SITE \ ACCESS EASEMENT ` \ \ \ ASBUILT COMPOUND LEGEND ,s---'*- ' • 1. \ \; 'r ;,;-- O \ \\ 0METAL EQUIPMENT SHELTER ch ``‘ ,,--=' ` 0 © ��\ a \\ 01' WIDE ICE BRIDGE �;'.� ® 0 �' • `:\\ \ Q3 METAL POLE (EQUIP. MOUNT) o / �\ �O�i ® TOWER (WOODEN POLE) w Q EXISTING WOODEN © , 6 \\ z POWER POLE ~`; O 4' BARBED WIRE FENCE v \ SET ROD z `*, 0 %• fir -`�\ pp i '' OW') © 6" CAPPED PVC PIPES (GROUND) Q "' 7 "H" FRAME - SERVICE FOR 2 0 7. O 6�A�' I , PROPOSED 8' O ,. ‘ CHAIN UNK FENCE d N 'D". `� (W/WIRE) ® CONCRETE PAD 0 Ck \-t PROPOSED GATE (2) 6' \\ \'.. j.)Y1': a, Ask .1 f ` o $\`S ‘�. PROPOSED 4' x 8' �$ ,P \ GENERATOR PAD �,�, ENTIRE 30' x 40' SITE t \ TO CLEARED, GRADED i'f. GRAVELED EXIST. �`\ �� S89 PROPOSED ALLTEL , R/W UNE - -CA GROUND ELEV=700.4CAW' .. \ '5:9 , 1 I-1!I-11 I-111= 11=I(11=11 I-1 I-11 I-11 I=I I�1 ��` ,_,111,;,111,;,111;,111-;,IIH11�,111,;,111-111,�,111,�,111p1v , y�. �� ASBUILT ON EXISTING WOODEN POLE a6,\o. ; . Lila N \, ' .. TIMMONS .. u (GRAPHIC SCALE ENGINEERS * ARCHITECTS * SURVEYORS \' PRINCE GEORGE OFFICE 4411`µ i0 0 5 10 20 PRINCE GEORGE,OVIRI BLVD.NGS VIRGIN IA 875-1455 ‘; TELEPHONE: (804) 458-8685 FAX: (804) 751-0798 ‘; DATE: 5-10-2000 SCALE: NTS \: ( IN FEET ) DRAWN BY: KLS ,; 1 inch = 10 ft. CHECKED BY'KLS CALC. CHK.: `* JOB NO.: SHEET 3 OF 4 ATTACH FENCE FABRIC TO HEIGHT OF BRACE TO BE IN ACCORDANCE TENSION WIRE WITH HOG- WITH MANUFACTURER'S SPECIFICATIONS TOP AND BOTTOM SELVAGE 1- I'-'411) RINGS APPROXIMATELY TENSION WIRE 7 GAUGE TO BE BARBED 24' C C. GALVANIZED COIL SPRING O L ( WIRE STRETCHED TAUT [I-1[j] ............ s-y�- ' ............ ONE TENSION ....:. ••• .• 3" MIN. O.D. ••.•••••.•.• 2 x2 1/4"H COLUMN OR 2 1/2" •:•:•:•;;;►,;•:•;•; ............ WEBER •......••..• SITE WIRE CLIP EACH ./- POST • ......o,•.•..❖ 1" BEVELED LINE POST(,¢�6 ••.•.•••••• ............ .....•.►.•.• • GAUGE MIN.) ....•►►.... GALVANIZED ::::�:::::::• ••.❖.••••••.❖ STEEL BAND 8—p -. ...% .. 1 5/8"MIN. 0.D.J #6 GAUGE WIRE CLAMPS TO BE ;%•:* WITH BOLT •..•.•..•.•.•:.•:.•. .❖.•.•.•.::••..• AND NUT ."...•... USED TO ATTACH FABRIC TO h" •,•:,•; ;•,••. ............ ......•.... COLUMNS (6 PER POST) :::::;;:... ••..•.•:..❖••:. . .• .•:►•.:.❖ ............ EXISTING _••. ❖.. .••: :•::••• • GROUND LINE .•.•.•.•.:.:•.❖.•. /GROUND f 3/8"MIN. ROUND ROD WITH TURNBUCKLE T)PICAL SPACING - -seaman6" RIVER WASH GRAVEL " END, CORNER, LINE BRACE BETWEEN ALL LINE 3'-6'3—0 OR GATE POST POST - /0, /0, _ • wiA44, •• • • �� %�J��I����I����I��%��%��I��%��%� „%�J��%�i t awno."%041""••• 1" — 1 1/2" DIA. 1 j —CONCRETE FOOTING LINE POST WOVEN COMPACTED LINE POST CONSTRUCTION NOTE. EXISTING LA YER OF TOPSOIL SUBGRADE 12"-1 I—END BRACE --{ ---10' ---1 I---10" FABRIC TO BE REMOVED PRIOR TO PLACING FABRIC & STONE. STANDARD CHAIN LINK FENCE ACCESS & GRAVEL SITE DETAIL NO SCALE NO SCALE 3" MIN. O.D. f3" MIN. 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