Title
Use Permit Application No. 17-00014 is a request to permit the operation of a commercial communications tower at 332 Rip Rap Road LRSN 13004594
Purpose
Background Statement:
Use Permit Application No. 17-00014 is a request to permit the operation of a commercial communications tower at 332 Rip Rap Road [LRSN: 13004594], which is on the west side of Rip Rap Road, near the Interstate 64 Rip Rap Road exit ramp. The subject property contains approximately 0.49+ acres. The applicant is proposing to construct and operate a commercial communication tower (monopole) that can accommodate at least three (3) users or cell phone carriers. The proposed tower has an overall height of 125’ (120’ structure plus a 5’ lighting rod), along with the associated ground equipment for utilities. The tower will be located within a 1,849+ SF compound and made out of galvanized steel. The communication tower compound will be gated with a fence no more than eight (8’) feet tall and landscaped with a combination of evergreen trees and shrubs for proper screening. The compound will be unmanned with infrequent site visits completed by technicians for maintenance purposes. The communications tower will not emit any odors or produce a glare from lighting.
As part of this use permit application, the applicant submitted propagation maps, which are maps that use the location of existing communication towers with mobile telecommunications and data coverage availability to illustrate the existing gaps in coverage. The applicant is proposing this communication tower because of data coverage gaps that exist in the vicinity of the subject parcel. Please see the maps in the package for more detail.
The property is currently zoned Heavy Manufacturing (M-3) and is covered by the Flood Zone Overlay (O-FZ) (X, X500). Per the Hampton Zoning Ordinance, both zoning districts allow for a commercial communications tower with a use permit. The Hampton Zoning Ordinance, Section 3-3 (34) includes use permit application standards for commercial communication towers. Those standards are related to required documents for submission and applicable regulations. The Zoning Ordinance also references Section 3-11(a) of the City of Hampton Landscape Guidelines for landscaping and screening requirements. The landscape guidelines require at least one row of evergreen trees and shrubs.
The Hampton Community Plan (2006, as amended) recommends mixed use land use for this site and most of the surrounding properties. The Community Plan recommends promoting high quality site design and site planning that is compatible with surrounding development and encouraging the location of new communication towers in preferred sites described on a “placement hierarchy”. The Community Plan contains a “placement hierarchy” that prioritizes different types of sites for new communication facilities by preference. The most preferred sites are co-location on existing towers, tall buildings, and approved school properties; the least preferred sites include residential areas, parks, and scenic views. Third on the “placement hierarchy” list is industrial areas - the communication tower is proposed in an industrially zoned area; however, in an area with a combination of land uses including existing residential, commercial, and industrial uses. As part of the Community Plan and Zoning requirements, the applicant submitted documentation that demonstrated need for a new communication tower based on the “placement hierarchy”, meaning no site higher on the hierarchy met the needs to fill the coverage gap.
Staff is recommending eleven (11) conditions to this application to mitigate potential adverse impacts to adjacent properties and to ensure compliance with applicable codes and ordinances. Those conditions address: tower design, conformance with the submitted concept plan, tower height, landscaping, screening, and standard conditions to ensure compliance with all applicable state and local codes and ordinances. Based on the analysis, staff recommends approval of Use Permit Application No. 17-00014 with eleven (11) conditions.
Recommendations:
Rec
Staff Recommendation:
Approve with eleven (11) conditions
Planning Commission Recommendation:
Approve with eleven (11) conditions