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HomeMy WebLinkAboutMOUNTAIN CREST HEALTHCARE, 4601 CORBETT DR., WIRELESS TELECOMMUNICATIONS FACILITY - PDP/FDP - 28-01 - DECISION - FINDINGS, CONCLUSIONS & DECISION---;5 - -4!:p tr r-�lm 4). Radio Frequency - The Neenan building is located within our designated search area. However, the proposed light pole at Mountain Crest will provide a top of the antenna elevation of approximately 62'. While we have not reviewed any building drawings of this site, the Cricket team has visited the site. The building is three stories tall, and we generally estimate 12' per story, so we are estimating that the building is 36' tall. In addition, the Fort Collins zoning code allows for roof mounted facilities up to 15' over the roof line. So the highest elevation we could get from this building for our antennas is approximately 5 P, or 1 P less than Mountain Crest is providing. Considering the building is brand new, it's much more likely that either the landlord or the City would prefer/force us to mount to the existing 8' screening walls presently on the roof, meaning we would have an elevation of approximately 44', or 17' less that what Mountain Crest is providing. I also received the following Email from our RF manager, Tim Heine, in response to the request to investigate this site from an RF perspective: "I would like to reiterate EG's comments today regarding the building mentioned below. The partnership is planning to build another 4-5 buildings of similar height near the building in question. My fear is that upon constructing the other buildings, the coverage will be reduced in the northeast & east direction due to shadowing from those buildings. In a previous market we could not understand why a site was performing poorly in a certain direction and it was determined a new building was shadowing the coverage. Ironically, this site had been drive tested several months earlier and there was no degradation of coverage. Also, the drive test pictures showed the building under construction! I will look at this site more thoroughly if/when EG gets a serious response from the partnership." To summarize our conclusions, we don't know if we can get a lease for this site and we don't know if the site will meet our network objectives. Even if we could hurdle those obstacles, the timing of this proposal would hurt us the most. If we abandoned the Mountain Crest proposal in favor of the Neenan building, the Neenan site would not be approved, constructed, and on air until sometime in 2002. This would represent an absolute failure in our efforts to provide coverage to this busy part of Fort Collins by the end of October and would be unacceptable to Cricket Management. Please refer to the map titled "Cricket Communications Proposed Telecom Site FNL 013B Coverage Prediction Without Site" in "Appendix Q" of my original application packet. This map demonstrates the large hole we will have in our network if the Mountain Crest site is not on air once we launch our network. Consequently, we sincerely ask the City to focus on the documentation provided in the project development plan application for the Mountain Crest site, including the drawings, the photo simulations, and the narrative response. We have clearly demonstrated that we are in full compliance with your land use code. The staff report produced by your professional staff, which includes a recommendation of approval, indicates that staff thoroughly researched our application and agrees with our assessment that we are in full compliance with your land use code. Consequently, we look forward to receiving an approval for our proposed Mountain Crest site. Thank you for giving us a chance to responds to this request. Please call me with any additional questions or comments. Sincerely, Andrew J. Dewhirst C: Bob Barkeen FI► l cric etTM communications October 12, 2001 Cameron Gloss, Current Planning Director City of Fort Collins Planning Department 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522 Dear Cameron: Lucent Technologies Bell Labs Innovations The following letter is a response to the Planning Departments request that we investigate the viability of locating a roof or wall mounted wireless telecommunication facility at the Neenan building located at 2809 Harmony Road. This request was a direct result of the public input received at a public hearing on October 3 for the proposed Cricket light pole at 4601 Corbett Drive. As I have covered in my written narrative description of the project, and as I have discussed at the public hearings, there are four main categories that must be considered when investigating the viability of a wireless telecommunication facility. I will address each of those categories in this letter. 1) Zoning — This is obviously a good candidate from a zoning perspective, in terms of the probability of receiving approval from the City. However, the Cricket launch date (when the system is turned on and we start offering phone service) is scheduled for the end of October. This site would take at least two months in the zoning process. In addition, lease negotiations have not even started at this site, which means it will probably be at least two months before zoning drawings are produced. This site would not come close to meeting our launch date. 2). Construction — Because we are just beginning are due diligence for this site, construction has not had a chance to complete a thorough analysis. If we were to receive positive confirmation that the landlord was interested in entering into lease negotiations with us, we would review the building drawings, determine a preliminary design for the site, and conduct a structural analysis. New zoning and construction drawings would need to be ordered. We are reasonably confident that we could produce a design at this building that would work. 3). Site Acquisition — Our site acquisition manager, EG Niese, contacted the owners (Heenan Development Group) of the property on October 9, 2001. The initial response to our proposal from the partner we spoke with was that they might be interested, but that other partners would have to be contacted. As of today, we have not heard back from the owners. This is typical. It will take 4 to 5 months to get a fully executed lease on this site. A variety of professional services have to be ordered, including but not limited to: a title commitment; a land or boundary survey; a phase I environmental assessment to ensure compliance with the National Environmental Protection Act; and registration with the FAA. In addition, all lease terms will have to be negotiated. All of these issues take time and all of them have the potential to "kill' the site. Most importantly, this building was not in existence when we were canvassing the area back in April and May of 2001. As we have documented and explained, we thoroughly researched this search ring (or designated search area) to try and find an existing structure that would meet our network objectives. No existing buildings or structures existed at that time that met our needs. If we were forced to start all over with the owners of the Neenan building to secure another lease, it would take months before we could execute the lease. FNL 013B Mountain Crest Healthcare WI r PDP Administrative Hearing October 3, 2001 Page 6 of 6 The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Mountain Crest Healthcare Project Development Plan, #28-01 FINDINGS AND CONCLUSIONS After reviewing the staff report and the record of the public hearing, the Hearing Officer makes the following findings and conclusions: A. This application is subject to the City of Fort Collins Land Use Code. B. The request is defined as a "wireless telecommunications facility." C. Wireless telecommunications facilities are permitted in the Harmony Corrider (HC) Zone District, subject to administrative review. D. The proposed installation meets the applicable design standards and regulations in the Land Use Code pertaining to wireless telecommunications facilities. E. The applicant has employed stealth technology, to the extent reasonably feasible, to mitigate and/or camouflage visual impacts, using a structure that is compatible with other light poles located on -site. F. The installation of the equipment will not cause interference with other electronic equipment that is typically found in the surrounding neighborhoods. DECISION Based on the findings and conclusions, the request to construct a 65-foot tall wireless telecommunication pole designed to simulate a light pole at 4601 Corbett Drive is approved. Dated this 14th day of October 2001, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Cameron Glos Current Planning Director Mountain Crest Healthcare WIT PDP Administrative Hearing October 3, 2001 Page 5 of 6 Setbacks — The tower is 65 feet in height. The LUC requires a setback of one foot of setback for every foot of tower height. This will require a minimum setback of 65 feet. The closest property line to the tower is 147 feet to the south of the tower. Landscaping and Fencing — The ground -mounted equipment will be completely enclosed within a 6-foot high solid wood fence. This fence will match the existing fence already located on the property. The property is currently landscaped, and includes trees, shrubs and lawn area. Additional shrubs will be planted along the southern portion of the fence enclosure. Shrubs already exist along the eastern portion of the enclosed area. Lighting — Security lighting is not included with the proposal. The monopole is designed to simulate a light pole, which will include a light fixture. The light fixture will be more than 22 feet from ground elevation. This is to match the existing light poles already in the parking lot. The light standard will match those that exist on the site, and will be glare shielded to prevent light spillage from leaving the property. Stealth technology — The applicant has explored mounting the telecommunication equipment onto other buildings. Adjacent property owners have not been willing to accept mounting equipment onto their buildings. The applicant has designed the monopole to be the least intrusive as possible. 4. Neighborhood Information Meeting A neighborhood meeting is not required for a Type I review. Due to the nature of the proposal, a neighborhood meeting was not held as permitted in the LUC. 5. Findings of Fact and Conclusion: After reviewing the Mountain Crest Healthcare Wireless Telecommunication Facility Project Development Plan, #28-01, staff makes the following findings of fact and conclusions: 1. The proposed land uses are permitted in the Harmony Corridor zone district. 2. The land uses are consistent with the Wild Wood Farm, Overall Development Plan. 3. The Project Development Plan complies with all applicable district standards of Section 4.21 of the Land Use Code, Harmony Corridor zone district. Mountain Crest Healthcare WTF PDP Administrative Hearing October 3, 2001 Page 4 of 6 The property was annexed in February 1986 as part of the South Harmony Annexation. 2. Compliance with the Overall Development Plan The proposal is included within Parcel A of the Wild Wood Farm Overall Development Plan. This ODP established land uses and density limitations for 138 acre of land south of Harmony Road, west of County Road 9. The site is included within Parcel A of the ODP and is designated for health care facility. All additional uses would be subject to review and approval by the City subject to approval procedures in effect at such time additional uses are proposed. 3. Division 4.21 of the Land Use Code, Harmony Corridor Zone District The proposed uses of wireless telecommunication facility is permitted in the Harmony Corridor zone district subject to administrative review. The PDP meets the applicable Land Use Standards as follows: All development within the H-C zone district must comply with the Harmony corridor land use and locational standards. This plan does not give a specific reference to wireless telecommunication facilities, however the plan does discuss the location and design of utility areas, which a telecommunication antenna and related equipment may be classified as. The corridor plan recommends all utility equipment be located so they are not visible from public streets or building entries, and requires that all utility equipment be screened with plant material and fencing. While the ground -mounted equipment is located in the rear of the facility and is screened with both fencing and landscaping, the monopole portion will be visible from Harmony Road. The pole is designed to conceal with other light poles on the same lot, thus making the monopole much less obtrusive. Division 3.8, Supplemental Regulations (Use if appropriate) A. Section 3.8.13, Wireless Telecommunication Co -location — The applicant has attempted to co -locate on the existing Group Realty Building on the corner of Corbett Drive and Harmony Road. The owner of the building would not grant them permission for locating antenna on the roof or clock tower of the building. Other buildings, because of their low height were not suitable for co -location. While this facility is not specifically design to be co - located upon, it is possible for another wireless telecommunication carrier to locate on it. Mountain Crest Healthcare WTF PDP Administrative Hearing October 3, 2001 Page 3 of 6 Written Comments: Following the public hearing, the applicant submitted the attached letter, dated October 12, 2001, responding to public comments suggesting that the facility be located alternatively on a building presently under construction at 2809 Harmony Rd. Public Comments: Questions and concerns were raised by several neighbors. The primary issue related to alternative locations to the proposed wireless facility either on or off the subject property. Suggested alternative locations included: • on -site, but on the north side of the building; • to the west, on a site owned by Poudre Valley Hospital; or • on the wall or rooftop at 2809 Harmony Road. The applicant responded that each of these sites was previously rejected in the site selection process or, in the case of the 2809 Harmony Road location, found to be unacceptable for several functional and timing reasons (see attached letter). With respect to the subject property, the property owner has dictated that the wireless facility, incorporating the light standard, be located within the parking area in order to increase nighttime safety. A question was also raised about the potential to install additional wireless facilities on this property or to co -locate other wireless providers on the pole at a later date. City staff confirmed that the public would be notified upon the time of development application submittal and scheduling of public hearing for any future wireless proposals on the site. BACKGROUND COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: HC -Vacant land S: HC - Multi -family residential E: HC - Office W: HC — Vacant land Mountain Crest Healthcare VWF PDP Administrative Hearing October 3, 2001 Page 2 of 6 SUMMARY OF RECOMMENDATION AND DECISION: STAFF RECOMMENDATION: Approval HEARING OFFICER DECISION: Approval ZONING DISTRICT: HC — Harmony Corridor. NOTICE OF PUBLIC HEARING: Notice of public hearing was made on September 19, 2001 by mailing to property owners within 500 feet of the subject property. The public hearing was advertised in the Coloradoan. PUBLIC HEARING After reviewing the Staff Report and recommendation, a public hearing was held on the subject application at 6:30 PM on October 3, 2001. The hearing was held in Community Room at 215 North Mason Street, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The following is a list of those who attended the meeting: From the City: Bob Barkeen, City Planner From the applicant: Drew Dewhirst, Cricket Communications From the Community: Steve and Rebecca Every, 2602 Timberwood Dr., #26 Carol Furcolow, 2602 Timberwood Dr., #45 Diane Fisher, 2502 Timberwood Dr., #87 Patricia Throgmorton, 2502 Timberwood Dr., #80 Tom Sapienza, 1220 E. Stuart #25 Marty Heffernan, 215 N. Mason Street Charles Schock, 2502 Timberwood Dr., #ML9 City of Fort Collins Commu y Planning and Environmental -vices Current Planning CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION HEARING OFFICER: Cameron Gloss Current Planning Director PROJECT NAME: Mountain Crest Healthcare — Wireless Telecommunication Facility, Project Development Plan CASE NUMBER: #28-01 APPLICANT: Lucent Technologies c/o Andrew Dewhirst 140 West Oak Street Fort Collins, CO 80524 OWNER: Poudre Valley Healthcare, Inc 4601 Corbett Drive Fort Collins, CO 80528 PROJECT DESCRIPTION: Mountain Crest Healthcare Wireless Telecommunication Facility is a request to install a 65- foot tall monopole located within the rear of the Mountain Crest Healthcare facility at 4601 Corbett Drive. The proposed monopole is designed to simulate a light pole, with a light standard located at around 30 feet in height. The pole will then extend to 65 feet with a 5' tall x 8" wide canister located at the top. This canister will house the communication antenna. The pole will have a similar diameter and be painted the same color as the existing light poles within the parking lot. The ground mounted equipment will be located adjacent to the monopole within an existing enclosed storage area. This storage area is designed to match other fences already on the site. Additional shrubs will be located around the fence to match other shrubs already established adjacent to the enclosed area. 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020