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A Community of Pride…A County of Vision…Endless Opportunity Page 1 of 6 September 19th, 2024 REZONING FILE : RZ24-09-06 Rezoning-R-1 to S-1 Property Information Tax Map/Parcel ID Tax Map 077 portion of Parcel ID 024 Address/Location 1238 Furys Ferry Road Acreage 0.23 acre portion of 2.02 acres Current Zoning R-1 (Single-Family Residential) Current Use Vacant Request Rezoning to S-1 (Special) for a proposed wireless telecommunications tower Commission District District 1 (Melear) Recommendation Approve Summary and Recommendation Owner Riverview Church, Inc. and applicant Joshua Godwin for Skyway Towers, LLC request a rezoning from R-1 (Single-Family Residential) to S-1 (Special) for a portion of property located at 1238 Furys Ferry Road, Tax Map 077 portion of Parcel ID 024, 0.23 acres of an overall 2.02 acres, and currently zoned R-1 (Single-Family Residential). The applicant proposes to rezone a portion of the property for a proposed wireless telecommunications tower. A variance (VA24-09-08) to the required setbacks for the tower has been requested as well. The applicant has included an extensive amount of information as required by Columbia County Code, Chapter 18 Buildings and Building Construction, Article IX Wireless Telecommunications Facilities which includes a development plan, photosimulations of the proposed tower, and other documentation. The subject property is located on the western side of Furys Ferry Road, just north of the intersection with Hardy McManus Road, the Riverview Church campus is immediately to the north which is zoned S-1 (Special). Property to the west, south, and east across Furys Ferry Road is zoned also R-1 (Single- Family Residential). The applicant proposes to construct a 150’ high, self-supporting, wireless telecommunications tower. The setbacks of the tower are the subject of a companion variance, VA24-09-08, and those aspects will be discussed in detail there. The provided development plan shows the proposed tower located generally in the center of the parcel within a 100’x100’ lease area, approximately 0.23 acres. As with other recent wireless telecommunication tower rezoning requests, this would be the only area that would be rezoned. Access to the site is proposed from Furys Ferry Road within a proposed 30’ wide access easement. There is not currently a preexisting driveway into the site. The applicant will need to reach out to GDOT for encroachment permit for driveway access to Furys Ferry Road because it is a state route, per the included comment from Pre-Construction. The provided site plan shows the typical chain link security fence around the site with the proposed monopole tower at the center of the lease area. Also shown is the equipment pad for the primary tower occupant (T-Mobile) and additional pads are shown for future tenants. Lastly, the elevation of the tower is provided with T-Mobile occupying the ---PAGE BREAK--- A Community of Pride…A County of Vision…Endless Opportunity Page 2 of 6 September 19th, 2024 REZONING FILE : RZ24-09-06 Rezoning-R-1 to S-1 highest antenna rad and showing expansion for an additional two tenants on the antenna. Overall, the provided plan is typical for a telecommunications tower. Review of a telecommunications tower takes into account the location, both on the site and in context to the area, the design of the site, visibility of the tower, security, lot size, and setbacks. Additionally, the request should be in the best interest of the health, safety, and welfare of the County, its residents, and their property. The provided site plan shows that the lease area will be surrounded by a 6’ high chain link fence with barbed wire along the top, so the site would certainly appear to be secure and prevent unauthorized access. Provided with the submittal are several photosimulations for the site at the proposed height of 150’. Per those photosimulations, the tower would be visible from some locations further north and south along Furys Ferry Road, but, at most, would be negligibly visible from the surrounding residential streets where photosimulations were provided. However, the site design does not meet building setbacks for the proposed 150’ high tower. Per Columbia County Code, telecommunications tower setbacks must be at least the height of the tower from adjacent properties, which in this case is 150’. The tower’s proposed location is shown to be 144.4’ from the western lot line, 108.1’ from the northern lot line, and 74.2’ from the southern lot line. Setback requirements are met from the eastern lot line abutting Furys Ferry Road right-of-way. The applicant has provided a “fall letter” confirming that the proposed tower is designed so that, if a failure were to occur due to a significant storm or other event, the pole would fall within a 49’ radius from the base of the structure. This would be within the lease area if it were to fail. The letter also notes that stronger sections than required would be provided in the lower sections for an increased safety factor. Lastly, the pole has been designed so that in a catastrophic wind load event, such as from a tornado, it would essentially fold the upper section over the lower section and fall within a 49’ radius. Again, these setbacks are the subject of the companion Variance application, VA24-09-08, and will be discussed in detail in the corresponding staff report. Also provided by the applicant is confirmation that they have considered other existing towers. Per the documentation, there are no existing towers tall enough to meet T-Mobile’s objectives within their search area. In terms of improvement to coverage, the coverage maps show that currently there is a gap in coverage for mid-band and low-band coverage, with improvements shown should the proposed 150’ tower be installed. The applicant has included an explanation regarding mid- and low-band coverage which states that 5G coverage is divided into three frequency bands: low, mid, and high. Each band has different capabilities: the low band, less than 1GHz, has greater coverage but lower speeds; the mid band, 1GHz–6GHz, offers a balance of both; and the high band, 24GHz–40GHz, offers higher speeds but a smaller coverage radius. The tower’s installation would therefore provide more consistent and reliable in-car coverage for all travelers through the area and in-home coverage for residents of the area. Per the narrative from the applicant, the primary purpose of the proposed tower is to maximize coverage, network density, and network compacity in the area. The proposed tower is claimed to alleviate any service and coverage issues in the area, especially to the north of the site, with improved signal and network access. However, these services rendered to the area also must be weighed against the adverse impact of the tower on the area. Lastly is to look at the context of the area that the tower is proposed. Overall, this area has developed with single-family uses of varying densities. Due to this, there is certainly a need for telecommunications coverage in the area due to the number of people living in it. Further, an improvement in coverage has social, security, and safety purposes for an area, but must be balanced with how a tower could impact ---PAGE BREAK--- A Community of Pride…A County of Vision…Endless Opportunity Page 3 of 6 September 19th, 2024 REZONING FILE : RZ24-09-06 Rezoning-R-1 to S-1 an area through the viewshed. The provided photosimulations do show that the immediate surrounding area and some locations further north and south along Furys Ferry Road will be visually impacted by the tower, but, where photosimulations were provided on residentially developed streets in the surrounding area, the visual impact was negligible, at most. The subject parcel is in the Neighborhoods Character Area of the Vision 2035 Future Development Map. These areas are characterized by moderate-density residential development and neighborhoods. Streets are typically curvilinear but may include a grid pattern. Greenspace includes open space and park amenities. Pedestrian connectivity is moderate with sidewalks typically being internal to a neighborhood and connecting nearby parks and schools. The intent of the Neighborhoods Character Area is to preserve established neighborhoods and create quality new residential construction at suburban densities. Primary future land uses include moderate density detached, single family homes, greenways and trails, and civic benefits such as community centers, libraries, places of worship, and schools. While not noted as a primary use, a telecommunications tower is typical in a suburban setting and can help provide service to an area with a higher population density. Overall, the request for the telecommunications tower meets the intent of the Vision 2035 Future Development Map by meeting the context of the area, while also providing an increase in coverage to an underserved area according to the provided coverage maps. Overall, the request for a telecommunications tower is favorable. Due to this, staff recommends to approve the request for a rezoning from R-1 (Single-Family Residential) to S-1 (Special) for a proposed wireless telecommunications tower on a portion of property located at 1238 Furys Ferry Road, Tax Map 077 portion of Parcel ID 024, 0.23 acres of an overall 2.02 acres, and currently zoned R-1 (Single- Family Residential). Interdepartmental Review A copy of this staff report, including a list of all recommended zoning conditions, is sent to the applicant and owner of the property in question prior to the public hearing. Comments: Broadband: No comments or conditions. Building Standards: All new construction and/or renovation work must meet all applicable codes, including amendments and appendix adopted by Columbia County, GA. These include but not limited to the International Building Code, International Fire Code, National Electrical Code, International Mechanical Code, International Fuel Gas Code, International Plumbing Code, Life Safety Code, Existing Building Code, Swimming Pool and Spa Code and Columbia County ordinances. Environmental: Wetlands and Waters of the U.S. may be present on the property. If wetlands are present on the property, Columbia County strongly encourages that an Aquatic Resources Delineation Verification ---PAGE BREAK--- A Community of Pride…A County of Vision…Endless Opportunity Page 4 of 6 September 19th, 2024 REZONING FILE : RZ24-09-06 Rezoning-R-1 to S-1 (ARDV) be procured from the U.S. Army Corps of Engineers for this project. If any disturbances to the wetlands or waters of the U.S. are proposed, Columbia County will require the Aquatic Resources Delineation Verification be accompanied by correspondence from the U.S. Army Corps of Engineers stating permit coverage has been obtained or permit coverage is not needed. According to FEMA FIRM 13073C0153E, dated June 07, 2019, this property contains X Zone. State Waters may be present on the property. There is an established 25-foot buffer from the edge of wrested vegetation along all state waters. Any disturbances to the 25-foot buffer must be approved by the Georgia Environmental Protection Division prior to such disturbance taking place. Environmental Compliance: No comments or conditions. Fire Marshal: All new developments, new and existing buildings, structures, and premises, and building rehabilitation must meet all applicable codes and amendments adopted by Columbia County, GA. These include but are not limited to the Rules and Regulations of the State of Georgia, Chapter 120-3-3, the International Fire Code, including Appendix D, the NFPA 101 Life Safety Code, and the GA Accessibility Code, 120- 3-20. Health Department: No comments or conditions. Planning: Conditions supplement but do not eliminate other code requirements which pertain to site development. No variances from Code have been expressed or implied. In case of conflicts, the more restrictive item shall prevail over the less restrictive item. Stormwater Management: 1. If the site improvements disturb more than one acre, then the proper NPDES permit and associated fees must be submitted to the Georgia Environmental Protection Division (EPD) and Columbia County 14 days prior to land disturbance. 2. Stormwater detention will be required unless site improvements result in no net increase in runoff. 3. Runoff Reduction/Stormwater Quality will be required if the site creates, adds, or replaces 5,000 sq. ft. or greater of new impervious area, or disturbs 1 acre or more. Pre-Construction: ---PAGE BREAK--- A Community of Pride…A County of Vision…Endless Opportunity Page 5 of 6 September 19th, 2024 REZONING FILE : RZ24-09-06 Rezoning-R-1 to S-1 Applicant will need to reach out to GDOT for encroachment permit for driveway access to state route. Primary contact is Brock Tyson, Assistant District Traffic Engineer, at Traffic Engineering: No comments or conditions. Water & Sewer: County water is available to this address. Criteria for Evaluation of Rezoning Proposal 1. Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property. The subject property is located on the western side of Furys Ferry Road, just north of the intersection with Hardy McManus Road, the Riverview Church campus is immediately to the north which is zoned S-1 (Special). Property to the west, south, and east across Furys Ferry Road is zoned also R-1 (Single-Family Residential). A telecommunications tower that meets the criteria of the area and provides a beneficial service to residents and travelers in the area is suitable in view of the use and development of adjacent and nearby property. 2. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property. The applicant is requesting reduced setbacks with a companion variance, so there is some concern that there will be some impact on adjacent properties. However, this will be reviewed in depth as part of the variance. The use itself for a telecommunications tower shouldn’t adversely affect the existing use of usability of adjacent or nearby property. 3. Whether the property to be affected by the zoning proposal cannot or should not be used as currently zoned. The property is zoned R-1 (Single-Family Residential) and could be used in that capacity currently. However, the property is owned by the church which has its campus on the S-1 (Special) parcel immediately to the north of this one, so they likely intend to also rezone and develop this parcel for additional church facilities at some point in the future. 4. Whether the zoning proposal will result in a use which will or could cause an excessive or burdensome use of public facilities or services, including but not limited to, existing streets and transportation facilities, water or sewer utilities, police or fire protection, or schools. It is not anticipated that the proposed use will or could cause an excessive or burdensome use of existing utilities, existing streets or transportation facilities, police or fire protection, or schools. 5. Whether the zoning proposal is compatible with the purpose and intent of the Vision 2035 Comprehensive Plan The subject parcel is in the Neighborhoods Character Area of the Vision 2035 Future Development Map. These areas are characterized by moderate-density residential development and neighborhoods. Streets are typically curvilinear but may include a grid pattern. ---PAGE BREAK--- A Community of Pride…A County of Vision…Endless Opportunity Page 6 of 6 September 19th, 2024 REZONING FILE : RZ24-09-06 Rezoning-R-1 to S-1 Greenspace includes open space and park amenities. Pedestrian connectivity is moderate with sidewalks typically being internal to a neighborhood and connecting nearby parks and schools. The intent of the Neighborhoods Character Area is to preserve established neighborhoods and create quality new residential construction at suburban densities. Primary future land uses include moderate density detached, single family homes, greenways and trails, and civic benefits such as community centers, libraries, places of worship, and schools. While not noted as a primary use, a telecommunications tower is typical in a suburban setting and can help provide service to an area with a higher population density. Overall, the request for the telecommunications tower meets the intent of the Vision 2035 Future Development Map by meeting the context of the area, while also providing an increase in service to an underserved area according to the provided coverage maps. 6. Whether there are other existing or changing conditions affecting the use and development of the property which give supporting grounds for either approval or disapproval of the zoning proposal. See staff recommendation above. Staff is recommending to approve the request. There are no known existing or changing conditions that would give supporting grounds for disapproval. 7. Whether the proposal reflects a reasonable balance between the promotion of health, safety, and welfare against the right to unrestricted use of property. This request reflects a reasonable balance between the promotion of health, safety, and welfare against the right to unrestricted use of property.