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Home My WebLink About06-23 PC Staff ReportCONDITIONAL USE PERMIT #06-23 Diamond Communications, LLC. – I-81 Mini Storage LLC Monopole-Type Commercial Telecommunication Tower Staff Report for the Planning Commission Prepared: February 9, 2024 Staff Contact: Mark Cheran, Zoning Administrator This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 02/21/24 Pending Board of Supervisors: 03/13/24 Pending EXECUTIVE SUMMARY: This is a request for a Conditional Use Permit (CUP) to enable the construction of a 135-foot monopole commercial telecommunications facility and equipment compound, with setback waiver (s) at 127 Mercedes Court, in the Stonewall Magisterial District. Should the Planning Commission finds this use to be appropriate, Staff would suggest the following conditions: 1. All review agency comments and requirements shall be complied with at all times. 2. The tower shall be available for collocating personal wireless services providers. 3. A minor site plan shall be approved by Frederick County prior to conducting the use. 4. The tower shall be removed by the Applicant or property owner within twelve (12) months of abandonment of operation. 5. In the event a telecommunications tower is not erected within twelve (12) months of the approval of this Conditional Use Permit, the CUP will be deemed invalid. 6. Any expansion or modification of this use will require a new Conditional Use Permit. In addition, should the Planning Commission find the waivers to the required setbacks be acceptable; a motion to recommend approval of a setback reduction to allow the tower to be built within the 18.6’ fall zone would be appropriate. See ‘Waivers’ section below for further details and note this request is predicated on item 6.C. receiving support from the Board of Supervisors. Following this public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors. 22 Page 2 CUP #06-23, Diamond Communications, LLC – I-81 Mini Storage, LLC. February 9, 2024 LOCATION: This property is located at 127 Mercedes Court. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 43-A-52 PROPERTY ZONING & PRESENT USE: Zoned: B3 (Industrial Transition) Land Use: Self-storage facility ADJOINING PROPERTY ZONING & PRESENT USE: North: B3 (Industrial Transition) Use Industrial South: B3 (Industrial Transition) Use: Vacant East: I-81(Interstate Highway) Use: Highway West: M1 (Light Industrial) Use: Rail siding PROPOSED USE: This is a request for the CUP to allow for a 135-foot monopole-type commercial telecommunication tower. REVIEW EVALUATIONS: Virginia Department of Transportation: No objection. Frederick-Winchester Health Department: No comments & no objections. Frederick County Inspections: The project shall meet the requirements of the 2018 Uniform Statewide Building Code. Frederick County Fire Marshal: Plans approved. Frederick County Public Works: We offer no comments at this time. Frederick Water: Crossing of Frederick Easement shall adhere to current Frederick Water requirements. Contractor shall coordinate crossing with Frederick Water inspector. Winchester Regional Airport: See attached letter from Nick Sabo, AAE, Executive Director dated June 29, 2023. City of Winchester: No comments. Planning and Zoning: The Comprehensive Policy Plan of Frederick County (“Comprehensive 23 Page 3 CUP #06-23, Diamond Communications, LLC – I-81 Mini Storage, LLC. February 9, 2024 Plan”) provides guidance when considering any land use action. This proposed 135-foot monopole-type commercial telecommunication facility is located on a 3.57 +/- acre property that is zoned B3 (Industrial Transition) Zoning District. The property is being used as a self-storage facility. This property is within the Urban Development Area (UDA) and Sewer Water Service Area (SWSA) identified within the Comprehensive Plan; and is located within Eastern Frederick County Long Range Land Use Plan. This area of the County is intended to remain commercial/industrial in nature. The commercial telecommunication facilities are allowed in the B3 (Industrial Transition) Zoning District with an approved CUP. The zoning ordinance requires that all proposed telecommunication facilities be subject to additional performance standards to promote orderly economic development and mitigate the negative impacts to adjoining properties, residential properties, land use patterns, scenic areas and properties of significant historic value. This proposed 135-foot monopole-type commercial telecommunication facility will be located on property that is zoned B3. The properties adjacent to this proposed CUP are zoned industrial. This proposed CUP is not adjacent to any residential dwellings or subdivisions or historical properties. Furthermore, the Frederick County Zoning Ordinance requires an Applicant to provide confirmation that an attempt was made to collocate on an existing telecommunication facility, and possible collocation structures. The Applicant has provided an inventory of existing telecommunication facilities and alleges no other telecommunication facility or viable collocation structures exist in this area. Should this facility be approved this commercial telecommunication facility could be positioned to provide the existing and future land uses in this area of the County with telecommunication needs. Waivers: This proposed commercial telecommunication tower will require two (2) setback waivers. Towers that exceed the max height of a zoning district are required to be setback the prescribed amount plus one foot for every foot over the maximum height. The B3 zoning district has a max height of 35’ and the tower is proposed to be 135’ so each setback is increased by 100’. Front (West) Setback = 135’ (35’ setback + 100’ above max height) Side (South) Setback = 115’ (15’ setback + 100’ above max height) WAIVER NEEDED Side (North) Setback = 115’ (15’ setback + 100’ above max height) Rear (East) Setback = 115’ (15’ setback + 100’ above max height) WAIVER NEEDED The Side (South) and Rear (East) setbacks require waivers as the tower will be located 18.6’ and 106.3’ from the property line respectively. Accordingly, the applicant has specified an 18.6’ fall zone which would be an effective setback if the waivers are granted. 24 Page 4 CUP #06-23, Diamond Communications, LLC – I-81 Mini Storage, LLC. February 9, 2024 The Applicant is requesting a waiver to reduce the required setbacks as set forth in Section 165- 204.19 of the zoning ordinance. Additionally, the applicant has requested an amendment to the same ordinance section that would allow for the setback to be reduced in accordance with an engineered fall zone without limitation. The current adopted ordinance does not allow applicants to reduce the setback to less than half the height of the tower. If item 6.C. is not adopted by the Board of Supervisors, this application would need to be revised in order to be in an approvable form. The Applicant has provided documentation from a certified Virginia engineer with verification that the tower is designed and will be constructed in a manner that, should the tower collapse for any reason, the collapsed tower will be contained in an area around the tower, with a radius equal to or lesser than the setback, measured from the center line of the base of the tower. Should the waivers be granted, the result will be a 160-foot setback reduction and a 115-foot right side reduction. STAFF CONCLUSIONS FOR THE 02/21/24 PLANNING COMMISSION MEETING: Should the Planning Commission find this use appropriate, Staff would suggest the following conditions be placed on the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. The tower shall be available for collocating personal wireless services providers. 3. A minor site plan shall be approved by Frederick County prior to conducting the use. 4. The tower shall be removed by the Applicant or property owner within twelve (12) months of abandonment of operation. 5. In the event a telecommunications tower is not erected within twelve (12) months of the approval of this Conditional Use Permit, the CUP will be deemed invalid. 6. Any expansion or modification of this use will require a new Conditional Use Permit In addition, should the Planning Commission find the waivers to the required setbacks be acceptable; a motion to recommend approval of a setback reduction to allow the tower to be built within the 18.6’ fall zone would be appropriate. 25