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ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SP 2007-065 Herring Staff: Megan Yaniglos, Brent Nelson, Amy
Property/Verizon Tier III PWSF Pflaum
Planning Commission Public Hearing: Board of Supervisors Hearing:
April 1, 2008 May 7, 2008
Owners: James and Julie Ann Herring Applicant: Cellco Partnership D/B/A
Verizon wireless
Acreage: 83.417 Acres Rezone from: Not applicable
(Lease Area: 2,400 square feet) Special Use Permit for: Sec. 10.2.2 (48)
which allows for Tier III personal wireless
facilities in the RA Zoning District
TMP: Tax Map 53, Parcel 6 By-right use: RA, Rural Area and EC,
Location: Approximately 600' north of I-64, Entrance Corridor Zoning; Property also has
1.25 miles north of the intersection of a number of existing Special Use Permits for
Rockfish Gap Tpk. (Route 250W) and Plank the location of additional personal wireless
Rd. (Route 692), and west of Newtown facilities.
Heights and Green Hill Lane. Near the VDOT
memorial scenic overlook on I-64.
Magisterial District: White Hall Proffers/Conditions: Yes
Requested # of Dwelling Units/Lots: N/A DA- RA- X
Proposal: Proposal to install a Tier III Comp. Plan Designation: Rural Area in
personal wireless service treetop facility. Rural Area 3
The proposed facility consists of a 73-
foot tall monopole measured above
ground level (AGL), painted brown with
an approximate top elevation of 1,341.5
feet, measured above mean sea level
(AMSL). This application also includes
a request for a modification of Section
4.2.5 in order to allow disturbance of
critical slopes for the construction of this
facility.
Character of Property: Mostly wooded with Use of Surrounding Properties: Single-
four existing personal wireless facilities family Residential
Factors Favorable: See Report Factors Unfavorable: See Report
Zoning Ordinance Waivers and Recommendations:
1. Section 10.2.2 (48) and Section 5.1.40 Personal Wireless Facility- Tier III tower at seven
[7] feet above the tallest tree- approval
2. Waiver of Section 4.2.5 —disturbance of critical slo es - denial
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STAFF CONTACT: Megan Yaniglos; Brent Nelson; Amy Phlaum
PLANNING COMMISSION: April l, 2008
BOARD OF SUPERVISORS: May 7, 2008
AGENDA TITLE: SP 07-065: Herring Property/Verizon Wireless Tier III
PROPERTY OWNER: James and Julie Ann Herring
APPLICANT: Cellco Partnership D/B/A Verizon wireless
PROPOSAL:
This report has been revised since the Planning Commission meeting on April 1, 2007 to
fix typographical areas, provide additional information concerning the Open Space Plan,
and include information that was provided as a packet to the Commission members at the
meeting. The packet is now an attachment to the report as `Attachment P. Staff has also
included a cover sheet for this packet to explain the contents.
This is a proposal to install a Tier III personal wireless service treetop facility [Attachment A].
The treetop personal wireless service facility will contain a steel monopole that would be
approximately 73 feet tall [7 feet AMSL above the height of the tallest tree within 25 feet], with
a 12-foot high 300 square foot shelter/equipment cabinet that will be contained within a 2,400
square foot lease area. The property is 83.417 acres, described as Tax Map 53, Parcel 6, is
located in the Whitehall Magisterial District and is zoned RA, Rural Areas and EC, Entrance
Corridor. This application also includes a request for a modification of Section 4.2.5 in order to
allow disturbance of critical slopes for the construction of this facility.
COMPREHENSIVE PLAN:
The Comprehensive Plan designates the property as Rural Area in Rural Area 3.
CHARACTER OF THE AREA:
The proposed site is located approximately 600 feet north of the I-64 right-of-way below the
Afton Mountain ridge line [Attachment B]. The lease area is in an open space created by two tree
lines running parallel from east to west. Four existing Personal Wireless Service Facilities are
located nearby. The easternmost of these facilities is located 120' from the proposal under
review. Access to the site will be provided from Green Hill Lane by way of Newton Heights and
a gravel road crossing the CSX railroad. The site can be seen from the VDOT memorial scenic
overlook located on I-64.
PLANNING AND ZONING HISTORY:
SP 2003-054 T-Mobile Approval granted for request to install a 66-foot tall wooden monopole
tower with associated equipment cabinet. This tower is still in place and will remain after
installation of the new facility.
SP 2003-012 Triton PCS Approval granted for request to install new ground equipment
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supporting digital technology, E-911 services and the replacement of antennas at an existing
personal wireless services facility.
SP 2000-041 Triton PCS Approval granted for request to install a 58-foot tall wooden monopole
tower with associated equipment cabinet. This tower is still in place and will remain after
installation of the new facility.
SP 2000-030 Alltel Approval for request to install a including a 53.5- foot high monopole, 3
panel antennas, two equipment cabinets, and an emergency generator. This tower is still in place
and will remain a$er installation of the new facility.
SP 1999-010 Triton PCS Approval granted for request to install a 91-foot tall wooden monopole
tower with associated equipment cabinet. This tower is still in place and will remain after
installation of the new facility.
DISCUSSION:
There are four existing personal wireless service facilities existing on the property within two
hundred feet (200') of the proposed facility, and therefore the proposed facility requires approval
of a Tier III special use permit. The lease area is in an open space below the A$on Mountain
ridge line. However, the property is predominantly composed of areas of critical slopes. Thus,
the applicant is requesting a waiver in order to allow disturbance of these slopes for the
accessway to the facility and the grading related to the siting of the tower [Attachments C and
D]. The Planning Commission will need to act on the critical slopes waiver request, and make
fmdings on the appropriateness of the proposed personal wireless facility. This staff report is
organized to address each issue separately. The Commission must act on both of the items. The
items to be addressed are:
1. Section 5.1.4 Personal Wireless Service Facilities [recommendation, approval]
2. Waiver of Section 4.2.5 —disturbance of critical slopes [recommendation, denial]
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST:
Section 31.2.4.1 of the Zoning Ordinance below requires that special use permits be reviewed as
follows:
Will the use be of substantial detriment to adiacent pronertv?
There are four existing personal wireless service facilities on the property that are not
detrimental to the adjacent properiy, therefore, it is staff's opinion that the proposal would not
impose any additional substantial detriment to adjacent property. The ground equipment
shelter will be screened from adjacent properties by existing trees and vegetation. The
monopole will not be skylighted, there is a substantial backdrop for the facility.
Will the character of the zonin� district chan�e with this use?
There are existing personal wireless service facilities on this parcel. The addition of another
PWSF should not impact the character of the district.
Will the use be in harmonv with the purpose and intent of the zonin� ordinance?
Staff has reviewed this request as it relates to the "purpose and intent" that is set forth in
Sections 1.4.4 and 1.4.7 of the Zoning Ordinance, and as it relates to the intent specified in the
Rural Areas chapter of the Zoning Ordinance (Section 10.1). This request is consistent with
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both sections.
Will the use be in harmonv with the uses permitted bv ri�ht in the district?
No significant adverse impacts on adjacent properties in the (RA) Rural Area district are
anticipated. The proposed personal wireless service facility will not restrict any nearby by-
right uses within the Rural Areas district.
Will the use complv with the additional regulations provided in Section 5.0 of this
ordinance?
Section 5.1.12(a) of the Zoning Ordinance addresses the installation of public utility structures
such as towers and antennas by stating, in part,that those items shall not endanger the health
and safety of workers and/or residents, and will not impair or prove detrimental to
neighboring properties. In order to operate this facility, the applicant is required to comply
with all of the Federal Communication Commission (FCC) guidelines that are intended to
protect the public health and safety from high levels of radio frequency emissions and
electromagnetic fields that are associated with wireless broadcasting and telecommunications
facilities.
Will the public health, safety and �eneral welfare of the community be urotected if the
use is approved?
The public health, safety, and general welfare of the community is protected through the
special use permit process, which assures that uses approved by special use permit are
appropriate in the location requested. In this case, the proposed facility will give Verizon the
ability to offer another choice of personal wireless service communication by providing a full
range of voice and data services in addition to the required E911 call services. This can be
seen as contributing to the public health, safety and welfare on a regional level.
Compliance with Section 5.1.40 of the Zoning Ordinance
The county's specific design criteria for Tier III facilities as set forth in section 5.1.40 (e)
are addressed as follows.
Section 5.1.40 (e) Tier III facilities. Each Tier Ill facility may be established upon approval of
a special use permit issued pursuant to section 31.2.4 of this chapter, initiated upon an
application satisfying the requir�ements of subsection 5.1.40(a) and section 31.2.4, and it shall
be installed and operated in compliance with all applicable provisions of this chapter and the
following:
1. The facility shall comply with subsection 5.1.40(b) subsection 51.40(c)(2) through (9) and
subsection 5.1.40 (d)(2),(3),(6) and(7), unless modified by the board of supervisors durzng
special use permit review.
2. The facility shall comply with all conditions of approval of the special use permit.
Requirements of subsection 5.1.40(a) application for approval and section 31.2.4 special use
permits have been met. Compliance with Section 5.1.40(e) of the Zoning Ordinance: The
County's specific design criteria for Tier III facilities set forth in Section 5.1.40(e)(1) and
5.1.40(e)(2) are addressed as follows: [Ordinance sections are in italics]
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Subsection 51.40�b) (1-S�Exemption from Negulations otheNwise applicable: Except as
otherwise exempted in this paragraph, each facility shall be subject to all applicable regulations
in this chapter.
The proposed PWSF will be installed at site that already has four existing towers. Verizon's
equipment shelter will meet the required Rural Areas setbacks in addition to all other area and
bulk regulations and minimum yard requirements. Attached site drawings, antennae and
equipment specifications have been provided to demonstrate that personal wireless service
facilities (PWSF) regulations and any relevant site plan requirements set forth in Section 32 of
the zoning ordinance have been addressed.
Subsection 51.40(c)(2): The facility shall be designed, constructed and maintained as follows:
(i) guy wires shall not be permitted; (ii) outdoor lighting for the facility shall be permitted only
du�ing maintenance periods; regardless of the lumens emitted, each outdoor luminaire shall be
fully shielded as required by section 4.17 of this chapter; (iii) any equipment cabinet not located
within the existing structure shall be screened from all lot lines either by ter�ain, existing
structures, existing vegetation, or by added vegetation approved by the county's landscape
planner; (iv) a whip antenna less than six (6) inches in diameter may exceed the height of the
existing structure; (v) a grounding rod, whose height shall not exceed two (2)feet and whose
width shall not exceed one (1) inch in diameter at the base and tapering to a point, may be
installed at the top of facility or the str�ucture; and(vi) within one month after the completion of
the installation of the facility, the applicant shall provide a statement to the agent certifying that
the height of all components of the facility complies with this regulation.
The proposed monopole does not require the installation of guy wires, nor will it be fitted with
any whip antennas. The proposed grounding rod complies with the size requirements. The
facility will only have one outdoor light fixture attached to the proposed shelter and it will only
be used by Verizon's technical operations staff during times when night-time maintenance of the
site is necessary.
Verizon Wireless' construction management team is currently in the process of obtaining
the design specifications for an after-market shielding device that complies with the
County's lighting requirements.
Subsection 5.1.40�C (�3): Equipment shall be attached to the exterior of a structure only as
follows: (i) the total number of arrays of antennas attached to the existing structure shall not
exceed three (3), and each antenna proposed to be attached under the pending application shall
not exceed the size shown on the application, which size shall not exceed one thousand one
hundred fifty two (1152) square inches; (ii) no antenna shall p�ojectf�om the st�ucture beyond
the minimum required by the mounting equipment, and in no case shall any point on the face of
an antenna project more than twelve (12) inches from the existing st�uctuNe; and(iii) each
antenna and associated equipment shall be a color that matches the existing st�uctu�e. Fo�
purposes of this section, all types of antennas and dishes regardless of theiN use shall be counted
toward the limit of three arrays.
The proposed antennae configuration will consist of one sector with three panel antennas that
measure 72.44"x 6.06"x 4.13", giving each antenna an area of approximately 439 square inches.
These antennas will be installed using "pipe-mounts"that will allow for any required amount of
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down-tilting without exceeding the County's requirements for flush-mounts (12- inches
maximum between the face of the monopole and the face of the antennae. All antennae will be
painted to match the color of the tower.
Subsection 51.40(c)(4): Prior to issuance of a building permit, the applicant shall submit a tree
conse�vation plan prepared by a certified arborist. The plan shall be submitted to the agent for
�eview and approval to assure that all applicable requirements have been satisfied. The plan
shall specify tree protection methods and procedures, and identify all existing t�ees to be
�emoved on the parcel for the installation, operation and maintenance of the facility. Except for
the tree removal expressly authorized by the agent, the applicant shall not remove existing trees
within the lease area or within one hundred (100)feet in all directions surrounding the lease
a�ea of any part of the facility. In addition, the agent may ident�additional trees or lands up to
two hundred (200)feet from the lease area to be included in the plan.
The installation of the proposed personal wireless service facility and its access from the existing
road will be constructed largely within a grassed area that is currently cleared. However, there
will need to be some cut and fill activity on each side of the facility in areas where understory
trees and other vegetation are present. The applicant will provide a tree conservation plan by a
certified arborist prior to the submittal of a building permit for this facility.
Subsection 51.40(c)(S)The installation, ope�ation and maintenance of the facility shall be
conducted in acco�dance with the tree conservation plan. Dead and dying trees identified by the
arborist's �eport may be removed if so noted on the tree conservation plan. If tree removal is
late��equested that was not approved by the agent when the tree conservation plan was
approved, the applicant shall submit an amended plan. The agent may approve the amended
plan if the proposed tree removal will not adversely affect the visibility of the facility from any
location off of the parcel. The agent may impose reasonable conditions to assu�e that the
purposes of this paragraph are achieved.
In order to ensure that there is no significant impact to any of the trees that are to remain, the
conservation plan will be completed prior to the submittal of a building permit.
Subsection 5.1.40�C�6): The facility shall be disassembled and removed fro�n the site within
ninety (90) days of the date its use for personal wireless service purposes is discontinued. If the
agent determines at any time that surety is required to guarantee that the facility will be removed
as required, the agent may require that the parcel owner or the owner of the facility submit a
certified check, a bond with surety, or a letter of c�edit, in an amount sufficient for and
conditioned upon, the removal of the facility. The type and form of the su�ety guarantee shall be
to the satisfaction of the agent and the county attorney. In dete�rnining whether surety should be
required, the agent shall consider the following: (i) the annual report states that the tower or
pole is no longer being used for personal wireless service facilities; (ii) the annual report was
not filed; (iii) there is a change in technology that makes it likely that tower or pole will be
unnecessary in the near future; (iv) the permittee fails to comply with applicable regulations or
conditions; (v) the permittee fails to timely remove another tower or pole within the county; and
(vi) whenever otherwise deemed necessary by the agent.
Should use of the antennae site in this location become discontinued at anytime in the future,
Verizon and/or its assignee(s) will be required to remove the facility within 90 days.
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Subsection 51.40(c)(7): The owrze�of the facility shall submit a report to the agent by no earlier
than May or and no later than July 1 of each year. The report shall identify each user of the
existing structure, and include a drawing,photograph or other illustration identifying which
equipment is owned and/or operated by each personal wireless service provider. Multiple users
on a single tower or other mounting str�ucture may submit a single report, provided that the
�epo�t includes a statement signed by a representative fi^om each user acquiescing in the report.
After the proposed PWSF has been installed, Verizon will submit an annual report updating the
user status and equipment inventory of the facility in the required time period.
Subsection 51.40(C)(8): No slopes associated with the installation of the facility and accessory
uses shall be created that are steeper than 2:1 unless retaining walls, revetments, o�othe�
stabilization measures acceptable to the county engineer are employed.
The steep slopes to be created on the uphill side of the facility will be stabilized using a gabion
retaining wall. This consists of several stone-filled cages that are stacked and lined in connected
rows.
Subsection 51.40(c)(9): Any equipment cabinet not located within an existing building shall be
fenced only with the approval of the agent upon finding that the fence: (i) would protect the
facility from trespass in areas of high volumes of vehicular or pedestrian traffic or in the rural
areas, to protect the facility from livestock or wildlife; (ii) would not be detrimental to the
character of the area; and(iii) would not be det�imental to the public health, safety or general
welfa�e.
The proposed facility will be located in a remote area, therefore the applicant proposes the
installation of a chain link security fence. Instead of surrounding the full extent of the lease area,
Verizon will only fence the ground equipment shelter, tower and surrounding area as needed to
carry out service and maintenance activities within the fence. The facility is screened by existing
vegetation on all sides and is not visible from any adjacent residences, therefore it will not be
detrimental to the character of the area, public health, safety or general welfare.
Section 5.1.40(d)(2): The site shall provide adequate opportunities for screening and the facility
shall be sited to minimize its visibility from adjacent parcels and st�eets, regardless of their
distance from the facility. If the facility would be visible from a state scenic �ive�o�a national
park or national forest, regardless of whether the site is adjacent thereto, the facility also shall
be sited to minimize its visibility from such river,park or forest. If the facility would be located
on lands subject to a conservation easement or an open space ease�nent, or adjacent to a
conservation easement or open space ease�nent, the facility shall be sited so that it is not visible
from any resources specifically identified for protection in the deed of easement.
The proposed facility includes a monopole that would have a height of approximately 73 feet
above ground level (AGL) or 1,341.5 feet above mean sea level (AMSL). The height of the
reference tree is approximately 1,335 feet above mean sea level (AMSL) and is located 24 feet
north of the proposed monopole.
A balloon test was conducted on October 3, 2007 [Attachments E and F]. During the site visit,
staff observed a test balloon that was floated at the approximate height of the proposed
monopole. Since it is difficult to measure the exact circumference of the balloon when inflated,
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the balloon was flown to reflect the height of the proposed monopole at the bottom of the
balloon. In the attached photos, note that the tower's height would be to the bottom of the
balloon and not to the top.
The balloon was clearly visible from the I-64 Entrance Corridor at the original proposed
elevation of 1,345 AMSL, which is 10' above the top of the reference tree. As a comparison, the
balloon was lowered so that it was only 7' above the top of the reference tree (1,342 AMSL).
Surrounding trees provided a backdrop for the balloon at both elevations, with the balloon visible
but not skylighted. The applicant and staff agreed that there was a material difference in the
visibility of the balloon as the height went from 7' to 10' above the canopy of the reference tree.
At 7' above the reference tree, visibility is expected to be similar to existing nearby facilities,
which blend well with the surrounding wooded area. As a result, the applicant has submitted a
revision to the original application and is now requesting the top height of the monopole at 7'
above the reference tree. Although the facility is likely to be more visible during winter months,
there are some features that will help mitigate. The location is approximately 600 feet north of
the entrance corridor. Shenandoah National Park is located to the north of the property, however
since the facility being proposed is below the ridgeline, it will not be visible from the park. In
addition, the existing hillside is wooded, and the monopole will be "Java Brown" color. The
equipment shelter will be finished with aggregate stone, which will blend with the natural stone
color of the retaining wall. This low level of visibility is not expected to have a negative impact
on the EC.
Section 51.40(d)(3): The facility shall not adversely impact resources identified in the county's
open space plan.
Staff's analysis of this request addresses the concern for the possible loss of aesthetic or historic
resources. The proposed lease area is located within the Mountain Overlay District and Critical
Slopes in the Open Space Plan [Attachment G]. However, the site is well below the ridgeline,
and the tower will not be skylighted.
The County's wireless service facilities policy encourages facilities with limited visibility,
facilities with adequate wooded backdrop, and facilities that do not adversely impact Avoidance
Areas (including Entrance Corridors and historic resources). The proposed pole is expected to
be visible for a relatively short period of time when traveling on I-64 (an entrance corridor). The
degree of visibility is not expected to have a negative impact on the Entrance Corridor based on
these fmdings. The Architectural Review Board has approved the location with conditions
[Attachment H]. Therefore, staff feels the visibility of the monopole will not adversely impact
the resources of the entrance corridor or historic districts.
A tree conservation plan, with measures limiting the impacts to existing trees remain will be
submitted prior to application for the building permit.
Section 51.40(d)(6): The top of the monopole, measured in elevation above�nean sea level, shall
not exceed the height approved by the commission. The app�oved height shall not be more than
seven (7)feet taller than the tallest tree within twenty-five (25)feet of the monopole, and shall
include any base,foundation or grading that raises the pole above the pre-existing natural
ground elevation;provided that the height approved by the commission may be up to ten (10)
feet taller than the tallest tree if the owner of the facility demonstrates to the satisfaction of the
commission that there is not a material difference in the visibility of the monopole at the
proposed height, rather than at a height seven (7)feet taller than the tallest tree; and theNe is not
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a material difference in adverse impacts to resources identified in the county's open space plan
caused by the monopole at the proposed height, rather than at a height seven (7)feet taller than
the tallest tree. The applicant may appeal the commissioner's denial of a modification to the
boaNd of supei^visors as provided in subsection 5.1.40(d)(12).
As mentioned previously in this report, the proposed monopole would have a height of
approximately 1,341.5 feet above mean sea level (AMSL). The height of the reference tree is
approximately 1,335 feet above mean sea level(AMSL). The proposed monopole will be (7) feet
taller than the tallest tree within twenty-five (25) feet.
Section 51.40(d)(7): Each wood monopole shall be a dark brown natural wood color; each
metal or concrete monopole shall be painted a brown wood color to blend into the su��ounding
trees. The antennas, supporting brackets, and all other equipment attached to the monopole shall
be a color that closely matches that of the monopole. The ground equipment, the ground
equipment cabinet, and the concrete pad shall also be a color that closely matches that of the
monopole, provided that the ground equipment and the concrete pad need not be of such a color
if they are enclosed within or behind an approved str�ucture,fa�ade or fencing that.• (i) is a color
that closely matches that of the monopole; (ii) is consistent with the character of the area; and
(iii) makes the ground equipment and concrete pad invisible at any time of year from any other
parcel o�a public or private street.
The applicant is proposing the installation of a facility with a steel monopole. The proposed
color for the tower is a brown paint (Java Brown) to match existing surroundings. The proposed
equipment cabinet will be a combination of brown metal siding (SW#6090 .Iava Brown) and
aggregate stone finish. Because the proposed facility will be located in a remote area, the
applicant is proposing the installation of a chain link security fence. The site is screened by
existing vegetation on all sides and is not visible from any adjacent residences. Therefore, the
chain link fence should not be detrimental to the character of the area. The site will also require
a retaining wall to stabilize the steep slopes that surround the site. The applicant is proposing a
gabion retaining wall that consists of several stone-filled cages that are stacked and lined in
connected rows.
Section 5.1.40�e� The facility shall comply with all conditions of approval of the special use
permit.
The facility complies with all conditions of approval of the special use permit (Section 32.2.4):
Section 704(a)(7)(b)(I)(II) of The Telecommunications Act of 1996:
This application is subject to the Telecommunications Act of 1996, which provides in pa�t that
the regulation of the placement, construction, and modification of personal wiNeless service
facilities by any State or local gove�nment o�instrumentality the�eof(I) shall not unreasonably
discriminate among providers of functionally equivalent services; (II) shall not p�ohibit or have
the effect of prohibiting the provision of personal wireless services. 47 U.S.C.
In order to operate this facility, the applicant is required to comply with the FCC guidelines for
radio frequency emissions that are intended to protect the public health and safety. Neither the
Comprehensive Plan nor the Zoning Ordinance prohibits the provision of personal wireless
seroices. However, both do implement specific policies and regulations for the sighting and
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design of wireless facilities. In its current state, the eXisting facilities and their mounting
structure all offer adequate support for providing personal wireless communication services. The
applicant has not provided any additional information regarding the availability, or absence of
alternative sites that could serve the same areas that would be covered with the proposed antenna
additions at this site. Therefore, staff does not believe that the special use permitting process nor
the denial of this application would have the effect of prohibiting or restricting the provision of
personal wireless services.
RECOMMENDATION: Staff recommends approval of this facility at (7) seven feet above the
tallest tree with the conditions outlined by the Architectural Review Board.
2. CRITICAL SLOPES WAIVER
The proposed facility will require the disturbance of critical slopes. A modif'ication to allow
critical slopes disturbance is necessary before the building permit may be issued. The request for
a modification has been reviewed for both the Engineering and Planning aspects of the critical
slopes regulations. Section 4.2.3.2 of the Zoning Ordinance restricts earth-disturbing activity on
critical slopes, while Section 4.2.5(b) allows the Planning Commission to waive this restriction.
The applicant has submitted a request and justification for the waiver [Attachment D], and staff
has analyzed this request to address the provisions of the Ordinance.
The critical slopes in the area of this request do not appear to be man-made. Staff has reviewed
this waiver request with consideration for the concerns that are set forth in Section 4.2 of the
Zoning Ordinance, entitled "Critical Slopes." These concerns have been addressed directly
through the analysis provided herein, which is presented in two parts, based on the Section of the
Ordinance each pertains to.
Section 4.2.5(a)
Review of the request bv Current Develoument Engineerin� staff:
Description of critical slope area and proposed disturbance:
The critical slope area, within TMP 53-06, appears to be natural slopes. The critical slope
disturbances are in the form of site plan construction; leveling of land for building of tower and
accessway. These critical slopes are shown on the fmal site plan, Sheet C-2A, rev. date 27
February 2008.
Areas Acres
Total site 83.4 acres for TMP 53-06
Facility site= 2400 SF(O.OSSAc)
Critical slopes 1620 SF 67.5% of facility site
Critical slopes disturbed 1620 SF 100% of critical slopes
Below, each of the concerns of Zoning Ordinance section 18-4.2 is addressed:
Compliance with Zoning Ordinance 18-4.2:
"movement of soil and rock"
Proper slope construction, control of drainage, and vegetative stabilization with approved
erosion control measures constructed within the standards of Virginia Erosion and
Sedimentation Control Regulations will discourage movement of soil. The applicant
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proposes finished grade stabilization with gabion retaining walls, per the details on Sheet C-3
of the site plan.
"excessive stormwater runoff'
Stormwater runoff will increase in areas of critical slope disturbance. The increase of runoff
does not appear to be excessive because of the small area disturbed. The applicant proposes a
gravel surface over geosynthetic fibers that will encourage stormwater to drain back into the
ground.
"siltation of natural and man-made bodies of water"
Areas of disturbance (with areas less than 10,000 square feet of disturbance) do not require
an erosion control plan. However, the applicant has provided an erosion control plan for the
construction of the project. Proper stabilization and maintenance will promote long term
stability.
"loss of aesthetic resource"
It does not appear that the loss of aesthetic resources will occur with this plan. Backdrop is
provided by the trees and mountain on the northern side of the site. Also, the applicant has
prepared a written tree conservation plan to be followed during construction of the site.
"septic effluent"
This is an unmanned facility which has no septic systems or drainfields proposed for the
project. This site is not accessible to the public sanitary sewer system.
This site does drain into a waterway that is a public drinking water supply for Albemarle County.
The site drains into the Mechums River which flows into the South Fork Rivanna reservoir. No
portion of this property is shown within the 100-year flood plain area according to FEMA Maps,
dated 04 February 2005.
.Review of the request bv Current Development Planning staff:
Summary of review of modification ofSection 4.2:
Section 4.2.S establishes the review process and criteria for granting a waiver of Section 4.2.3.
The preceding comments by staff address the provisions of Section 4.2.5(a). Staff has included
the provisions of Section 4.2.5(b) here, along with staff comment on the various provisions.
The commission may modify or waive any requirement of section 4.2 in a particular case upon
finding that:
1. Strict application of the requirements of section 4.2 would not forward the pu�poses of
this chapte�or otherwise serve the public health, safety or welfare, o�that alternatives
p�oposed by the develope�would satisfy the purposes of section 4.2 to at least an
equivalent deg�ee; or (Added 11-I 5-89)
The applicant has chosen this site so that the monopole is not skylighted, and is
adequately screened. Critical slopes waivers were not submitted or required for the four
existing personal wireless service facilities located on the property [Attachment I]. The
location that the applicant has chosen on the parcel will require the disturbance of critical
slopes. The critical slopes on this property are identified in the Open Space and Critical
Resources Plan [Attachment G]. The majority of the parcel has critical slopes, and the
amount of critical slopes being disturbed in the siting of the personal wireless facility is
minimal. No alternative has been proposed by the developer that would satisfy the
purposes of section 4.2.
11
2. Due to its unusual size, topography, shape of the property, location of the property or
other unusual conditions, excluding the proprietary interest of the developer, the
requi�ements of section 4.2 would effectively prohibit or unreasonably restrict the use of
the p�ope�ty o�would result in significant degradation of the site or adjacent properties.
Such modification or waiver shall not be detrimental to the public health, safety o�
welfa�e, to the orderly development of the area, or to adjacent properties, or be contrary
to sound enginee�ing practices; or (Added 11-15-89)
Denial of this waiver would not prohibit or restrict the use of the property.
3. Granting such modi�cation or waiver would serve a public purpose of greater import
than would be se�ved by strict application of section 4.2. (Added 11-15-89)
The proposed facility will give Verizon the ability to offer another choice of personal
wireless service communication by providing a full range of voice and data services in
addition to the required E911 call services. This can be seen as contributing to the public
health, safety and welfare on a regional level, and serve a public purpose of greater
import.
RECOMMENDATION:
The applicant has proposed the site of this personal wireless facility so that the tower is not
skylighted, and is screened from the entrance corridor. In order for the placement of this facility
in the proposed location, disturbance of critical slopes is necessary. The personal wireless facility
policy encourages the siting of facilities so that they are not skylighted, and well screened. The
amount of disturbance is minimal since the access to the site is existing and the lease area is only
2,400 square feet. However, there are four existing facilities located on the property that did not
require the disturbance of critical slopes. The applicant has not provided an alternative location
for this facility that would not require the disturbance of critical slopes. Therefore, since both
favorable and unfavorable factors have been identified under this section, staff is unable to make
an overall positive finding for the approval of the critical slopes waiver.
SUMMARY:
Staff has identified factors which are favorable and unfavorable to this proposaL•
Factors favorable to this request include:
1. The monopole is located so that it is not sky lit, and has a significant back drop of
existing trees.
2. There is existing access to the proposed site.
3. ARB has approved the location based on minimal visibility from I-64 the Entrance
Corridor.
Factors unfavorable to this request include:
1. The disturbance of critical slopes is necessary for the construction of the facility in the
proposed location.
In arder to comply with Section 5.1.40(d) of the Zoning Ordinance, the Planning Commission is
12
required to provide the applicant with a statement regarding the basis for denial and all items that
will have to be addressed to satisfy each requirement.
Conditions of approval:
1. Prior to issuance of a building permit, the applicant shall submit a tree conservation plan
prepared by a certified arborist. The plan shall be submitted to the agent for review and
approval to assure that all applicable requirements have been satisfied. The plan shall
specify tree protection methods and procedures, and identify all existing trees to be
removed on the parcel for the installation, operation and maintenance of the facility.
Except for the tree removal expressly authorized by the agent, the applicant shall not
remove existing trees within the lease area or within one hundred(100) feet in all
directions surrounding the lease area of any part of the facility. In addition, the agent may
identify additional trees or lands up to two hundred(200) feet from the lease area to be
included in the plan.
2. The installation, operation and maintenance of the facility shall be conducted in
accordance with the tree conservation plan. Dead and dying trees identified by the
arborist's report may be removed if so noted on the tree conservation plan. If tree
removal is later requested that was not approved by the agent when the tree conservation
plan was approved, the applicant shall submit an amended plan. The agent may approve
the amended plan if the proposed tree removal will not adversely affect the visibility of
the facility from any location off of the parceL The agent may impose reasonable
conditions to assure that the purposes of this paragraph are achieved.
3. All work shall be done in general accord with what is described in the applicant's request
and site construction plans, entitled "Afton, Herring Propert�', with a final zoning
drawing submittal date of 2/27/2008.
4. The facility shall be disassembled and removed from the site within ninety(90) days of
the date its use for personal wireless service purposes is discontinued. If the agent
determines at any time that surety is required to guarantee that the facility will be
removed as required, the agent may require that the parcel owner or the owner of the
facility submit a certified check, a bond with surety, or a letter of credit, in an amount
sufficient for, and conditioned upon, the removal of the facility. The type and form of the
surety guarantee shall be to the satisfaction of the agent and the county attorney. In
determining whether surety should be required, the agent shall consider the following: (i)
the annual report states that the tower or pole is no longer being used for personal
wireless service facilities; (ii) the annual report was not filed; (iii) there is a change in
technology that makes it likely that tower or pole will be unnecessary in the near future;
(iv) the permittee fails to comply with applicable regulations or conditions; (v) the
permittee fails to timely remove another tower or pole within the county; and(vi)
whenever otherwise deemed necessary by the agent.
5. The owner of the facility shall submit a report to the agent by no earlier than May or and
no later than July 1 of each year. The report shall identify each user of the existing
structure, and include a drawing, photograph or other illustration identifying which
equipment is owned and/or operated by each personal wireless service provider. Multiple
users on a single tower or other mounting structure may submit a single report, provided
13
that the report includes a statement signed by a representative from each user acquiescing
in the report.
6. The following shall be submitted to the agent after installation of the monopole is
completed and prior to issuance of a certificate of occupancy: (i) certification by a
registered surveyor stating the height of the monopole, measured both in feet above
ground level and in elevation above mean sea level, using the benchmarks or reference
datum identified in the application; and(ii) certification stating that the lightning rod's
height does not exceed two (2) feet above the top of the monopole and width does not
exceed a diameter of one (1) inch.
ATTACHMENTS:
A. Site Plan
B. Vicinity Map and Critical Slopes Map
C. Applicant Justification Letter
D. Applicant Critical Slopes Justification Letter
E. Balloon photos at proposed location
F. Balloon view from I-64
G. Open Space Plan
H. ARB action and conditions
I. Existing facilities approval history
14
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— SITE NOTES
EXiREMf GRE SHVLL BE iAi(EN NOi TO DNMGE EXISiING EX��� i. PAqp TO CONSiRUCiKW(NE CONiRAGiOR$tU1L FSSUTAE THE RESPONS:BIIItY Of IOCAtiNC ANY
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Attachment A
rchirecwre&Engrncerin
A. 7EMPORARY SEEDING SPECIFICATION B. PERMANENT SEEDING SPECI�ICATIONS ssioaiaw�nvFNuew�no
PFIDR TO SEEDING.�NSTALL NECESSARY�ONiROL PRACTICES SUCH A$
dIKE$,WATERWpY$AND 6ASINS. ALDNND(+10.�1RGIN1472312
PLANT SELECTlON '°'�ss"" °""°'u"b'1
vnwv.a�uovoaw.ca�
PI.,ANT SELECTION I. SEIfCT10N OP PUNT kIATERiALS IS 8ASE0 ON CUAIATE,TOPOGRAPHY.
$EIECT RLANT$0.oPROPRiATE 70 THE SEASON AN�SIiE CONO�TIONS fROM SOIIS,LANO USf.AND PtANTMC SEASON. TO OETERMWE WHICH PUN7 � _/
iqgt.ES 3.31-6 ANO 3.31-C. NO7E THAT TA91.E 3.3t-B PRESENTS PLANTS MATEk1AL5 ARE BEST ADNPTEO 1tl A SPECffIC SIiE. USE TABIES J.31-A \ /
WHICM CAN 8E USED WIiNOUi E%TENSNE EVALUAi10N OF$iTE CONOiT10NS: �D 3.32-8 WHICH DESCRIBE PLANT CHARACTERiSTICS AND l6T � �
� TpglE 3.31-C PRESEN74 MORE IN-pEPiH INFORMAT!ON ON THE PI,ANT RECOAIMENOEP VARIEfIES. �� ��
MhTERW.S. 2, APPROPRIATE SEEOINC MiXTURES FOR VpR10US$IiE CQNOITIONS IN �- vtri�t wireless
ViRCtNU pRE CiVEN!N TAg�ES 5.32-C,3.32-0 AND 3.32-E. THESE �
SEEDED PREPARATION ��%tURES ARE OESICNE6 FOR GENERAI USE.AND ARE KNOWN 10 PERFORM � Q iBS: RlwY COUR�
NEII iN THE SiTES OESCR�BED. CHECK TABIES 3.32-A AN�3.32-8 FOR �' � R:CYANJNO,4A 23222
TO CONiROI EROSION ON BASE SQIL 5URPACES. PUNTS MUST BE ABIE TO RECOMMENOEO VaRIE71ES.
GERMMATE ANO GR6W. SEED BE6 PREPARATION IS ESSENTW�. �, ,
3. A MORE EXTENSNE OESCRIPT!ON OF PtANi MATERIALS(GRASSES ANO / ' �'�'P. �
CE9UMESj.THEIR USAGE ANO P�CTORIAt,REPRESENTUON CAN BE FOUNb IN H
i, LIMING ` J DRIP LINE � � ��i t,
aPPENDiX 3.32-c V ��I_ �y.l� '�'j yr
AN ELEVATION SMOUID 8E CONDUCTED TO DEiERUME if UME IS NECESSAR4 �
FOR TEAtPOMRY SEEOW0. IN AfOST SQIIS,li TAKES UP TO 6 A10NiHS POR 4. WHEN USING SQAfE VARIETIES OF TURFCRASSES,iNE V1RG�NIA CROP � Z i '��
pH AOJUSTMENT TO OCCUR FOILOWINO THE APPIICAT10N OF L�ME, tMpRpVEiAENT ASSOCIAnON(4CIA}RECOAIMENDEO tURFGRASS FAtXTURES MAY j � � ?Z
THEREFdRE,IT MAY BE QIFFICU�T t0 JUSTIFY THE COST OF UMiNG A ALSQ 8E USED. CONSUMER PROtECT10N PROGRAMS HAVE BEEN OEWSED i0 � m z � iUN21 P.PA1iERSON �
tEMPORt3�'SiT6,ESPECWLIv WHEN THE 504 X7Ll IATER 8E MOVED aND IDENTIFY QUALIF7 SEED OF THE YARIETIES RECOAIMENQED BY i'NE�RCINW "'� ; ,;U. N�`
REGF2AbED. THE FOILOWINC TA9lE A7AY BE USED TO OETERMWE THE ACTUAI COOPERATIYE EXTENSION SERVICE. THESE Will BEAR A LABEL�NOiCA71NG I t �
� NEEG M1IQNG WRH SUCGESTED APPIiCpTION RATES. T H A T T H E Y A R E A P P R O Y E D B Y T H E A S S O C W T t O N. A 1 1 X T U R E S M A Y B E „ ., �,� c=i� l i c. N o. 4 1 0 4 7
OEStGNED FOR A SPfC�PiC PHYS�OCRAPHIC RECION OR BASEb ON INTfN0E0 `� ' _� ff
USE. SPECiAI CONSIOERATION IS GNEN TO PLANT CHARpCTERISTICS, �:F:.. o� � y/�JU,� ��
PEftFORMANCE.ETC. },i� G-
'a O � / ��v
�\
TABLE 3.31-A IIME AND FERTIUZER ATx4z�rnKes �SS��NAt �' G
IIMING REQUIREMENT LIMf AN�FERi1l4ER NEE05 SHOUtO BE DETERMWEO BY SOtI TESTS. SO�L NOTE:
FOR TEMPORARY SITES TESTS tiuv BE PERFOpME6 Bv THE COOPERATNE EXiENS�ON SEfMCE SO�L DRrvE StucES FiRMLv trvi0 Ga0UN0 At lEnSt 12"
7ESTINC tA80RA70RY AT VPI k SU,OR 8Y A RfPUTABLE COMMERC�AL NOTE� ��'�''
tA.80RAi0RY. MFORMA7IINJ CONCERNINC THE STATE SOII TESTING
pH TEST OF AGRCULpTURALPIIME$10NE tA80R0.TORY IS AVAll41BLE FROlA CWNtt EXtE1JS�ON ACENTS. REFERENCE DREPLNf�IJNLE�SP�it'ICALLY�SNOWNPONCEHE�GRADINCUPLAN ��}^
APPENOIX 3.32-d FOR LIMINC APPLICATION(IN l6S)NEEDED TO CORRECT /V 1 ON
BEIOW 4.2 3 TONS PER ACRE UNDESIRqBLE pH FOR VARIOUS SO�I 7Yf'E5.
4.2 TO 5.2 2 T6NS PER ACRE /�'�
5.2 TO 6 1 TON PER ACRE UNO£R UkUSUAL COkD�T10NS WNERE IT IS N0T POSS��.E TO OBTAIN A SOIL f,'� TREE PROTECTION OEtAII �'J
TEST,THE FOIIOWING S02 AUENOMEMTS Will BE APPLIED. -2 NpT TO SCALE ���D
souacc:va.oswc LIME
COASTAL PI,AIN;2 TONS/ACRE PULVER12E0 AGRICUITURAI GRADE UMESTOME MON4POLE
2. FERTIUZER (90 LBS./1000 S0.ff.).
SHALI BE MPUEO AS 600 185./ACRE OF 10-20-10(14(.8$./1000 S�.Ff.} �EOMONT AND APPALaCHu,N REGION: 2 TONS/aCRE PUIVERIZED
OR EOUNAI,ENT NUTRIENTS. UNE pN0 FERTIUZER SHAII BE MCORPORATED ACFiCUUURAL GItAOE UMESTONE(90 lB5.J1pp0 S0.R.) 8268GREENHIILIhNE
INTO TNE TOP 2 TO 4 MCNE$OF tHE SOIL IF POS518LE. GREEMNOOD�VA
NpTE: AN AGftICULTORAI GRAOE OF LIMESTONE SHWlO AIWAY$B'e USE6. �.SEr n+E StaES. 2 cxGwa a�xa'rxErJcx
. UPStWE hIONG ME UNE OF 22943
MULCNING FERTIUZER �`�"� ALBEMARI.E COUNTY
1. SEEDING MADE IN FAi,�FOR WINTER COVER AND DURING HOT ANO DRV A��XEO CRASSES ANO I.EGVMES: 7000 185./ACRE 10-20-f0 OR � �'� I � �y
SUMlAER MONTHS SHAL4 9E MUI.CHED ACCORDMC TO 1AUlCHING,STO.ANO EQUNAtfNT NUTRIENTS(23L@5./Y600 SQ.FT.), / / r / � /i i �� � �W
SPEC.3.35 EXCEPT THAT HYDRQAIUiCNE$(fiBER MULCH)WI��NOT 8E LEGUMES STANOS ONLv: �0�0 185./ACRE 5-20-10(23 185./1000 SQ. �i j/ ,.� '� : ? 'S�"`: �'+ �
CONSIDERED ADEQUaTE. St2nW MU�CH SHOUID BE USED OUMNG iHESE r , ,' <i ��
PERIOOS. FTJ IS PREfERREO HOWEVER, 1000 LBS.fACRE OF 10-70-10 OR / '� / ' / � TivWtE 7
EQUNAIENT MAY BE USED. / '� / j � -"`"' ���// �.�
� / l� /!�--�--
2. 7E1�,fPORnRY SEEOiNGS MaOE Ur�OER FnVORABIE SOII ANp S�TE CONp110wS CRASS SiAN05 ONIv: 1000 LBS./ACRE 5-20-10 OR EWNALENi �% .� � \\� "�/ ��T�
OURINC OPTIMUM SPRiNG am0 FA�I SEEOING DATE$wY REOUIRE�UICH. NUTRENTS 23L85. 1000$Q,FT.). �'' �� �� �d,.���i`� oesavtar+ a�n
( / � �/% 11\ L\\\C��� -//���"\\Y-�� EO SIMhY S�4Ei i/xto�
O1HER FERLIu2ER FORUUUtiONS,INClU01NG SIOW-RELFASE SOURCES QF ,�Yi\.�`���t% ,���1�J�
NITRpCEN(PREFERREO FROM A WATER QUAUTY SiANQPoiNT),AIAY 8E USEC FLOW 6 �+sm sumn sxa s/aaPo�
TABIE 3.31-B PROVIDED TNEY CAN SUPPLY iHE SddAE�OUNTS AND PROPOR➢ONS OF uwwm mxuc mres e/u/ar
PtANT NU?RIENTS. m�ewcouwMcs s/u/oi
ACCEPTABIE TEIAPORARY SEEDINC PIANT MATERIALS 1.sr�ptc Fu[q wt[rtw m 4.flv.'�cfp.�u;p trWP�cr t� , qy e rxsr wewny +a�ero�
sr�ccs µo an�o rt�r�ro �„��4
"QUICK REFERENCE FOB ALL REGIONS" rNc m�. .nu�i cwsr sue.mu +o/�sN�
MUICHING
.n[q e PM4 y axm4 ttll/W
RATES qi,(,pERMANENT SEED�NG MUST 8E UUlCHEO�MMEDIATEIr UPON COA1PlEt10N
PUNTINC OATES PUNTINC QATES L85. ACRE OF SEED APPUCATION, REfER i0 MULCxMC,StO.&SPEC.3.35. ( ��
SEPT.i - FEB. 15 56/50 MI%Of � :�
ANNUAL RYECflASS
LOLIUM MUUI-FLORIIfA so_�� Nor�: ; ..,,,__. '� -� .... , �� EROSION AND
&CEREAL(WINTER)RYE 1. ALL REFERENCES ARE MADE T4 THE %-"--�-�' � ��-��•.. '� SEQIMENT CONTROL
{SECAIE CEREALE) � .---�-- •�
STANDARDS AND SPECIFICATIdN OF THE t992 �� ,;�� �� ,� Y'�� DETAI�S&
FEB. 18-APR. 3b ANNUAL RYEGRA55 UIRG(NIA EROSION AND CONTRO� HANDBOOK. !''r�� y�� "�'�
LODUiI MUITI-FIORUM 60-�00 ,,��i��� ,��,����" SPEClFICATIONS
iAAY t -pUG.31 GERMAN MiLIET ���a A���w�
(�EjARIA ITALICA) 50 (z� SIIT FENCE C?
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C-2B
Attachment A
� T-OP-OF. i9WER MPURtENANCES (UCHiiNC R00)
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,� rav a ta�7t/tqP a wnpa�s _ ` rchitecture&Enginee+in
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12'AU% Pi.EXI�NDRV�YIRGINlA2I3i2
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FACE OF NEW AN1EtRW N � ' � WMv.GWtalt�ae�.COM
(1Y�.OF 3) I i
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RtCHN0Y0.VA 23222
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�-3 MOT To s�.E ----- j I c�1 � L�'�
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NOTES j % (7 G�� ""�
t. tYPM1Q FLUSN-A10UN�OESIGN USINC COLtAN,BFACKEf ANO i � � � Lic. No. 41 Q47 �
PPE AIbIk7t5. NOtE: / //S
� ENi1RE(ENCE NOf SNOWN fOR CtAR11v I � q � � �/`j��$ <v¢
� 2. �INAL M9UNiMC DES�,N IJhY VpRf SLIGHi�Y pEPENO�NG ON � `� Q� ! �<v
AYAILA&UlY PNO$PEqFM'YANUFACNRER, ' I �
3. PROPOSED PNfENNhS-ANPHENpt.ANIEI I I �SS��NAL ��G
MOOE6 B%h-��085/12 �
a+.�cxsror,s-nzY(x�x s.as•{w}x a.is'tol i ' ��
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I � I 'HE�N!WCIUDES ABOVE CROUNp FOUNDA710N AN�80U HE�CN�S. : .� /y►-�ON
T4WfR 801T5 SEE DEtAt 2,TH�S SNEEi. �
i (iYp) i i
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az�e cr��Hiu v�E
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I !
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_2_ ENIARGEO YIEW '� p ALBEMARLECQUMY
C_3 noT ro scn�e �i� i � � �+ m
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NaT�S swrm sxEn eroe�o>
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�. NO COF111ERCUL PDVERTI$INC AlA1ERN1 WILL BE USED M �
CONJUNCn6N X71H i4E NfN(OkER. � �-�y , zex^k ew.'�mcs 9P�/m
NEYf 4ERIZON WIREtES$ R u nrsr'wavm.0 �oJ�aro>
2. REtARIXESS OV"iNE tUMENS EYIiTED,EACH OUfpOpR LUAliNP1AE NEW YEft116N MiRELESS ICE ARIOCE i � CPBION RETNNING WAU. �IXISiING GROUND ELEVAl10N .tta x axsr sueurtuy in/:s/o�
S1Ull BE ftlLtY SHIELD AS REWIRED 6Y SECtIC4!A.17 BY 7HE � ((rp pF 2I . .trc�t.cwsr s�mu ztxr/oa
� �
wsr
ZOrNNC SUPRENENT�3Q.10-13-04. NEW VER20.N WIRELESS i ! i0P OF RETAlNING WAf.I ��
3. Tp7�R pNp At1 O7HER fS$4Cb4TE0 EQIRPMENT TO 8E PNHiEO q 12'x20�EOWPMEM$HEl7EF { //� ELEYAiiO�_[t,27i-0"t�AM5�
SHERNIN WiWAYS VMTtE'JpVh 8R4WN'�6090. � J ` ' `
I i BEG�NM�G OF POL°
4. 80.5E pf TOWER N01 i0 E%CEED 30'OIPJAEfER nNp i0P NOT ELEVAnpN = � ELEVATION
�_��'`_�'—_ (7.264'-4'±}Au.S;. YIGYY
TO E%CEED t8'OUA1EffR. , �
S. t�W SNQIER TO NAYE AN AC�IXtEG4iE GINISH. 'C� ` �6P Of FOUNOAi--10� �-
n�� � ELEVAtiOry= [i,269'-0't�puStY
6. Alt VERt�A�.CQA%UL CnB�ES YAIL BE RUN WSIOE OF iNE � � � �-�-��`!_._.�_
�ONOPOtE. Q 1 j �
1. I�iMFtR�',R0�W7LL NpT E%CEED 2'A80YE Tt�tQWER pNp '� �-� ��0 CRADE OtOWER AM${,.h
���� �'F`ii'.v'
W0.1.8E i'IXNrEtER ✓..l 10WfR FOUNOAtiON 8Y OiHERS ----- EtMQqN•(t.288'-6"tj kWS1.Y
ELEVATION VIEW f`�' c�3 ���/'"` '"�
nor ro sca�e [ .,3
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Attachment A
ea�a wa�oum�ccea nau �-,�z aae�rrousrew chitecture k Engineerrn
ANGLE OUTNARO(iYP.), MN.lE4BlE IRqN OFF$ET PIN GAiE FRpUE:I i/2'PWE.PEk
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