3 September 9, 2015 Public Hearing

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1 3 September 9, 2015 Public Hearing APPLICANT: PI TELECOM INFRASTRUCTURE T, LLC PROPERTY OWNER: JSW HOLDINGS, LLC STAFF PLANNER: Carolyn A.K. Smith REQUEST: Conditional Use Permit (communications tower-monopole) ADDRESS / DESCRIPTION: Property located at 2824 Princess Anne Road GPIN: ELECTION DISTRICT: PRINCESS ANNE SITE AREA: acres LEASE AREA: 4,900 square feet AICUZ: db DNL Sub Area 2 BACKGROUND / DETAILS OF PROPOSAL The applicant requests a Conditional Use Permit to allow for the installation of a 120-foot tall, galvanized steel, brown communication tower with a four-foot tall lightning rod. The proposed tower will be able to accommodate up to four sets of antennas. The purpose of the tower is to resolve issues related to a coverage gap in the applicant s tenant s (T-Mobile) wireless network. According to the application, there is a Dominion Virginia Power high power transmission tower approximately one mile to the north of this site. T-Mobile will be installing antennas on the transmission tower, along with constructing the proposed wireless communication tower, in order to satisfy T-Mobile s sizable coverage gap along Princess Anne Road. The applicant has submitted coverage maps, provided at the end of this report, depicting this deficiency. The applicant conducted a balloon test to simulate the visual impact of the tower from a number of angles. These photo simulations are included in this report. At least during the summer months when Page 1

2 the leaves are on the trees, the balloon was not visible from the adjacent Christopher Farms neighborhood. The site consists of a single family dwelling on an agriculturally zoned parcel. The tower is proposed approximately 250 feet from Princess Anne Road and 53 feet from the side property line, exceeding both the minimum front and side yard setbacks of 50 feet. The Zoning Ordinance requires a minimum setback of 155 feet (125 percent of the tower height) from the nearest residential or apartment structure. With the existing home located 600 feet to the north of the proposed tower, this requirement is met. The submitted plan depicts a 2,500 square foot, fenced area within a total lease area of 4,900 square feet. The fenced in compound provides space for up to four carriers. According to the submitted plan, the anchor tenant, T-Mobile, will lease a 15-foot by 20-foot space that will house the tower and associated ground equipment that connects to the tower via an ice bridge. Vehicular access and utility easements will be established and are depicted on the plan. A landscaping plan was submitted with the application, depicting 5-foot high shrubs along the outside perimeter of the compound with evergreen and deciduous trees interspersed. LAND USE AND COMPREHENSIVE PLAN EXISTING LAND USE: Single family dwelling SURROUNDING LAND USE AND ZONING: North: Single family dwelling, woods / R-7.5 Residential District, AG-1 Agricultural District South: Princess Anne Road Single family dwellings / AG-2 Agricultural District East: Vacant wooded area / AG-1 & AG-2 Agricultural Districts West: Vacant wooded area / AG-1 & AG-2 Agricultural Districts NATURAL RESOURCE AND CULTURAL FEATURES: The site is in the Southern Rivers watershed. It is partially wooded with some cleared areas for the driveway and where the existing house and shed are located. There do not appear to be any significant environmental or cultural features on the property. COMPREHENSIVE PLAN: The Comprehensive Plan identifies this parcel as being within the Princess Anne Special Economic Growth Area (SEGA 4). More specifically, the subject site lies within North Princess Anne Commons which serves as the principal gateway to the Virginia Beach Municipal Center and houses several premiere educational, recreational, and medical campuses. The subject site is also impacted by the db LDN Air Installation Compatible Use Zone (AICUZ) noise zone / Sub-Area 2 designation. Despite being constrained by AICUZ restrictions, Princess Anne SEGA 4 still offers a unique opportunity for education, entertainment, recreational, habitat preservation, and quality economic development opportunities. The Design Guidelines for Princess Anne Commons are to be applied to the North Princess Anne Commons. (pp. 4-1 to 4-10) Page 2

3 EVALUATION AND RECOMMENDATION The proposed wireless communication tower meets the relevant provisions of Section 232 of the City Zoning Ordinance, which provides the Specific Standards for the evaluation of Communication Towers. The applicant s primary tenant, T-Mobile, has a sizable gap in coverage along Princess Anne Road between Landstown High School and the City of Virginia Beach Municipal Complex, including the surrounding residential and commercial areas. This proposed tower, along with antennas that will be added to an existing Dominion Virginia Power high power transmission tower to the north, will fill that gap as well as provide opportunity for three other providers to collocate. The application indicates that T- Mobile first looked to fill the coverage gap by collocating on nearby tall structures or existing towers. As described above, T-Mobile has plans to install an antenna on an existing high power transmission tower as part of their strategy, as well as construct a communication tower to enhance service for this area. The applicant has provided the required Radio Frequency Emissions Report from a licensed engineer indicating that the tower antennas would be compliant with the Federal Communication Commission s regulations regarding the maximum permitted exposure levels to non-ionizing radiation. The applicant has provided a letter from a licensed engineer indicating that the tower would be designed to meet or exceed industry standards as defined by TIA/EIA-222-G. The tower will be designed to accommodate a total of four carriers and a full structural report will be required during detailed site plan review. The Conditional Use Permit request for a communication tower within an existing wooded area is generally consistent with the Comprehensive Plan s land use policies for the Princess Anne Special Economic Growth Area 4 with regard to compatibility with surroundings and serves to expand the communication network. The balloon test revealed that the existing mature trees in the vicinity of the proposed tower will conceal most of the tower as well as conceal the ground equipment from view. Based on Staff s evaluation, particularly with regard to compliance with the standards for communication towers as provided by Section 232 of the Zoning Ordinance, approval of this request with the conditions below is recommended. CONDITIONS 1. The site shall be developed substantially in conformance with the submitted plan package entitled Parallel Infrastructure, Proposed 120 Monopole In A New Fenced Compound, Virginia Beach Municipal Complex #2, prepared by BC Architects/Engineers, dated February 18, 2015, which plan package has been exhibited to the Virginia Beach City Council and is on file with the Virginia Beach Department of Planning. 2. Subject to the submission of a full structural report that shall be submitted during final site plan review, the tower shall be designed to accommodate a total of four users in order to provide for future co-location opportunities. 3. A depiction of the location of required FCC hazard safety signage on the site and sign diagrams Page 3

4 shall be required during detailed site plan review. 4. As required by Section 202 of the City Zoning Ordinance, the applicant shall obtain a Determination of No Hazard (DNH) to Air Navigation from the Federal Aviation Administration / Obstruction Evaluation office (FAA/OE) and shall submit a copy during detailed site plan review. No building permit shall be issued until the tower is determined to be no hazard to air navigation. 5. The species of the plant material installed on the property as shown on the exhibit entitled, Landscaping Plan, Virginia Beach Municipal Complex #2, shall be subject to the approval of the Development Services Center, Landscape Architect. Any modifications to the Landscaping Plan, as required by the Landscape Architect shall be depicted on the final plan. In the event that any of the plant material required by section 232 (b) (8) (i) of the City of Virginia Beach Zoning Ordinance dies or becomes diseased, said plant material shall be replaced with the same species or a species approved by the Development Services Center, Landscape Architect. All plant material shall be properly maintained and allowed to grow to a height so as to provide an effective screen of the compound s fence and equipment. 6. To the degree practicable, the applicant shall preserve the mature trees on the site as much as possible, in lieu of clearing and re-planting trees. NOTE: Further conditions may be required during the administration of applicable City Ordinances. Plans submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site. Page 4

5 AERIAL OF SITE LOCATION Page 5

6 PROPOSED SITE LAYOUT Page 6

7 ENLARGED VIEW Page 7

8 TOWER ELEVATION Page 8

9 LANDSCAPE PLAN Page 9

10 COVERAGE GAP Page 10

11 COVERAGE GAINED WITH ADDITION OF ANTENNA ON DOMINION TRANSMISSION TOWER Page 11

12 COVERAGE GAINED WITH ADDITION OF PROPOSED TOWER Page 12

13 COVERAGE GAINED WITH BOTH DOMINION TRANSMISSION TOWER AND PROPOSED TOWER Page 13

14 PHOTO LOCATION LOG Page 14

15 BALLOON TEST PHOTO FROM PRINCESS ANNE ROAD, VIEW #1 Page 15

16 BALLOON TEST PHOTO FROM PRINCESS ANNE ROAD, VIEW #2 Page 16

17 BALLOON TEST PHOTO FROM PRINCESS ANNE ROAD, VIEW #3 Page 17

18 1 2 ZONING HISTORY # DATE REQUEST ACTION 1 11/18/2014 REZ (AG-1 & AG-2 to PD-H2 (R-5D)) Denied 2 03/14/2000 CUP (outdoor recreation golf) Granted Page 18

19 DISCLOSURE STATEMENT Page 19

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