HomeMy WebLinkAbout11-02 PC Staff ReportPC REVIEW: 10/16/02
BOS REVIEW: 11/13/02
CONDITIONAL USE PERMIT #11-02
SHENANDOAH GAS COMPANY
Telecommunications Facility
LOCATION: This property is located at 350 Hillandale Lane.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBED: 63-2-A
PROPERTY ZONING & PRESENT USE: Zoned M1 (Light Industrial) District;
Land Use:
ADJOINING PROPERTY ZONING & USE: Zoned M1 (Light Industrial) District,
Land Uses: Commercial and Agricultural
PROPOSED USE: 120 -foot monopole -type telecommunications facility
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The application for a conditional use permit for this
property appears to have little measurable impact on Route 847, the VDOT facility which would
provide access to the property. Existing entrance is adequate for proposed use; however, should
use ever expand in the future, the entrance may have to be upgraded to VDOT minimum
commercial standards.
Inspections Department: Structure shall comply with The Virginia Uniform Statewide
Building Code and Section 312, Use Group U (Utility and Miscellaneous) of The BOCA
National Building Code/ 1996. Structural plans submitted for permit application shall be sealed
by a Virginia -licensed design professional. Please note the requirements in Chapter 17, Special
Inspections, for this type structure, soils, concrete, bolts, etc.
CUP #11-02, Shenandoah Gas Co.
Page 2
October 7, 2002
Fire and Rescue: Emergency vehicle access is adequate; no additional comments. Plan
approval is recommended.
Winchester Regional Airport: Please see attached letter from Serena R. Manuel, Executive
Director, dated 10/03/02.
Planning and Zoning: The Frederick County Zoning Ordinance allows for Commercial
Telecommunication Facilities in the M1 (Light Industrial) Zoning District with an approved
Conditional Use Permit. The Frederick County Zoning Ordinance specifies that a CUP for a
commercial telecommunication tower may be permitted provided that residential properties,
land use patterns, scenic areas and properties of significant historic values are not negatively
impacted. Furthermore, additional performance standards shall apply to the CUP review in
order to promote orderly economic development and mitigate the negative impacts to adjoining
properties.
The proposed telecommunication facility will be located on a 10.9 -acre site located on
Hillandale Lane, adjacent to Interstate 81. The property is owned by Washington Gas and the
applicant proposes to build a 120 -foot monopole -type telecommunication facility. The proposed
facility would replace two existing structures on the property. These two structures include a
42 -foot lattice tower and a 110 -foot monopole tower, and make up Shenandoah Gas's internal
communication system. The two structures are outdated and do not provide enough capacity
for the company. Expansion of the existing towers is not feasible and the gas company would
also like to upgrade technologically. The proposed telecommunications facility would also be
designed to accommodate commercial telecommunication carriers and would be constructed
to support an extension to 180 feet high. However, this CUP application is only for a 120 -foot
monopole tower. Another CUP application would be necessary for extension of the tower. The
proposed setbacks for this facility are approximately 300 feet from Hillandale Lane, 152 from
the rear property line, 337 feet from the right property line, and 595 from the side property line.
Therefore, the proposed location of the structure would comply with the setback requirements
even if it was eventually built to 180 -feet.
The applicant has provided an explanation why it is not possible to utilize existing structures
and has adequately illustrated the need for a telecommunication facility to serve Shenandoah
Gas business operations. The zoning ordinance requires appropriate landscaping and opaque
screening to ensure that equipment buildings and other accessory structures are not visible from
adjoining properties and roadways; this will be addressed at the time of site plan review.
CUP #11-02, Shenandoah Gas Co.
Page 3
October 7, 2002
STAFF CONCLUSIONS FOR THE 10-16-02 PLANNING COMMISSION MEETING:
Staff believes that this application for a Commercial Telecommunication Facility has adequately
addressed the requirements of the Zoning Ordinance. Should the Planning Commission find this use
appropriate, the following conditions of approval would be appropriate:
All Zoning Ordinance requirements and review agency comments shall be addressed and
complied with at all times.
2. The tower shall be available for co -locating personal wireless services providers.
3. A minor site plan shall be approved by the County.
4. The tower shall be removed by the applicant or property owner within twelve (12) months of
abandonment of operation.
Existing towers on the site shall be removed within three (3) months after construction of the
proposed tower, to allow time for transfer of existing communication equipment to the new
tower.
6. In the event a telecommunication tower is not erected within twelve (12) months of the approval
of this Conditional Use Permit, then the Conditional Use Permit will be deemed invalid.
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