HomeMy WebLinkAbout2008 TURNBERRY RD., WIRELESS TELECOMMUNICATIONS FACILITY - PDP - PDP160018 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVESupplementary Narrative – Longs Pond
May 24, 2016
Planning Department
Fort Collins Planning Services
281 North College Avenue,
Fort Collins, CO 80524
Attn: Clay Frickey
RE: Supplementary Narrative – Proposed 60’ Stealth Silo Communications Tower
To Whom It May Concern:
Atlas Tower 1, LLC is submitting a Commercial Radio Service Facility Application for a proposed
telecommunications facility build at 2008 Turnberry Rd., Fort Collins, CO 80524. This facility will be
2,500 square feet and house a 60’ silo communications tower that can accommodate up to three
wireless carriers. This request is made in an effort to bring quality voice and data services to an area
lacking reliable coverage.
SITE DETAILS
Land Owner:
Kenneth E. Forbes
Jeanette L Forbes
Address:
2008 Turnberry Road
Fort Collins, CO 80524
Applicant:
Atlas Tower Holdings, LLC
4450 Arapahoe Ave., Suite 100
Boulder, CO 80303
Coordinates:
40° 36' 51.50" N
105° 02' 14.96” W
Zoning:
Low Density Mixed-Use Neighborhood (LMN)
Lease Area:
2,500 Sq. ft.
PROPOSAL SUMMARY
The purpose of this request is to build a telecommunications tower disguised as a silo and housed
within a 2,500 sq. ft. wireless facility. This facility will provide critical wireless coverage to the
surrounding area. The proposed site is a developing residential area where there is very spotty
coverage and the capacity of the existing infrastructure is reaching its limit. As there area develops,
and the existing users demand more data for their existing devices, existing infrastructure will reach
capacity limits and be unable to meet coverage needs. This tower and facility will be used for
structural support of up to three wireless providers. Each provider will install antennas and on-the-
ground base-station equipment.
SITE ANALYSIS
We strive to design our facilities and locate parcels that create the least amount of community
disturbance. The surrounding area is mostly undeveloped farmland and residential properties of
medium density. The proposed site was previously used for agricultural purposes with multiple
agricultural structures. The proposed telecommunications facility would be disguised as a silo and
blend with the surrounding area and the aesthetics of the proposed parcel.
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ZONING & COMMUNITY COMPLIANCE
Comprehensive Plan
This site is consistent with the intent of the long-range master plans for the local community. The site,
once developed, will provide critical local and regional network coverage and was designed to
minimize visual effects.
a. Increased coverage and network speeds. Residential customers will experience
faster connectivity, less dropped calls, and overall better voice and data service.
b. Increased capabilities of emergency service responders. Many emergency service
responders use devices that operate over cellular networks to communicate valuable
information during an emergency. Additionally, the FCC estimates that over 70% of
all 9-1-1 calls are made over cellular devices. A tower in this location guarantees
more reliable emergency services and response times.
c. Greater carrier competition that will result in lower wireless costs for consumers. This
tower would allow multiple carriers to provide coverage to this area, and thus to
compete for local customers.
d. Greater economic growth. Cities that encourage wireless technological advancement
and coverage growth will foster economic activity as increased wireless and data
connectivity promote ease and growth of commerce.
e. Advanced technology for smart phone and tablet users. Many companies are
developing smartphone, tablets, and other devices that incorporate LTE technology.
This tower will house LTE equipment and further the capabilities of smartphone and
tablet users by optimizing increased functionality in LTE capable wireless devices.
Land Use
Our proposed telecommunications facility disguised as a silo is in harmony with the current use of the
parent parcel.
Facility & Traffic
This site is unmanned and only occasionally visited by maintenance personnel. Therefore, it does not
require public facilities or services greater than presently available. Given the limited visits to the facility,
approximately 1-6 annually, there is no distinguishable impact on existing infrastructure or pedestrian or
vehicular traffic flow.
Federal Aviation Administration and Federal Communications Commission
We will apply for FAA approval and this site will maintain all applicable FAA 7460-1 Obstruction
Approvals and FCC required Antenna Structure Registration.
Noise, Safety, and Public Health
Our proposed uses will not cause any measurable increase in noise levels in the surrounding area,
any detriment to the health, safety, and general welfare of the persons residing or working in the
vicinity, and will not create any reasonable public health concerns.
Fort Collins Land Use Code 3.8.13
(A) Location. Subject to the requirements of paragraph (B) of this Section, wireless
telecommunication equipment may be attached to or mounted on any existing building or
structure (or substantially similar replacement structure) located in any zone district of the
city. Wireless telecommunication equipment shall not, however, be permitted to be
attached to or mounted on any residential building containing four (4) or fewer dwelling
units.
Towers need to be near the users to which they will provide coverage. As more of the population
uses smart phones and use their smart phones in a way that requires more data, the demand placed
on existing towers has grown exponentially. The result is that even though an existing tower may be
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able to cover an area, the tower may not have the capacity to meet the demands for data that are
placed upon it. This is a difference between coverage and capacity. In order to provide sufficient
capacity to a network in a populated area, carriers have to increase the number of towers placed in
these areas, so that each tower provides coverage to a smaller geographic area and therefore fewer
users. For this reason, towers need to be placed near the population they will be serving, and ideally
in the center of that population. For this reason, the proposed telecommunications facility should be
near the residential areas it will be serving.
In order to address the above-described requirements for tower placement, Atlas performed an
exhaustive search of potential candidates that had favorable zoning and cable of addressing the
growing coverage need and demand of the area. Exhibit 1 to this application shows the ring where
Verizon would ideally place a tower. Exhibit 2 shows an expanded search area around Verizon’s
ideal location that Atlas has considered for a possible lease. This expanded search ring is based on
nearness to the population to which the proposed telecommunications facility will provide coverage,
and nearness to Verizon’s ideal location. Atlas’s expanded search ring is about one mile from
Verizon’s ideal location, while as near as possible to the medium dense residential areas to the
southwest of Verizon’s ideal location. The proposed site is just south of Verizon’s ideal search ring.
Properties to the east of the proposed site are undesirable because they are not near the population
that the tower will serve. In order for a telecommunications facility to function effectively, it needs to
be near the population it will serve. The Industrial zoned properties to the east are over a mile from
the center of the residential areas that the proposed telecommunications facility would serve, and
therefore are undesirable for the proposed telecommunications facility.
In addition to being located too far away from the coverage objective, the Industrial zoned properties
to the east of the search area are also undesirable because they are significantly lower in elevation
than the desired coverage area. In order for towers to work effectively, they need line of site with
each other and with most of the area to which they will provide coverage. Properties to the east and
northeast of the proposed site have a drop in elevation of 30ft – 50ft as shown in Exhibit 3. This 30ft
– 50ft elevation drop makes the Industrial zoned properties to the east undesirable for the proposed
telecommunications facility.
The proposed site is ideal when taking into account likely future development in the area. As can be
seen on Exhibit 2, the area to the west of the proposed site is a medium dense residential area. To
the north and south of the proposed site are new residential developments that are in the process of
development. Directly to the east of the proposed site is the site of a future high school. As depicted
on, the area surrounding the proposed telecommunications facility is zoned LMN or UE. Both the
LMN and UE zones are designed to support residential housing. If the proposed telecommunications
facility is not developed at the proposed site, as the area continues to be developed with residential
properties, the portion of northern Fort Collins from just east of College to what will be Timberline will
be almost exclusively residential properties. This would be an almost two-mile wide area among
which it would be very difficult to develop a telecommunications facility, especially one of sufficient
height. The proposed telecommunications faculty is within what will be a residential area and will
allow multiple carriers to provide coverage to northeastern Fort Collins with almost no negative visual
effect.
Atlas was unable to secure a lease on other properties within the search area depicted on Exhibit 4.
Exhibit 4 is an image of the zoning in the search area with notes concerning Atlas’s efforts to secure a
lease. Atlas and Verizon were unable to secure a lease on the property to the northeast of the
proposed site owned by State of Colorado Land Commissioners or the property to the east owned by
Anheuser-Busch. Neither of these properties indicated interest in a lease of any price. The Fort
Collins Country Club to the west of the proposed site was also not interested in a lease for a cell
tower at a reasonable rate. Exhibit 6 is a letter from Greg DiBona, a contactor for Verizon, stating that
after about a year of work, he was unable to secure a lease on a preferentially zoned property that
meets Verizon’s coverage objectives.
(B) Co-location. No wireless telecommunication facility or equipment owner or lessee or
employee thereof shall act to exclude or attempt to exclude any other wireless
telecommunication provider from using the same building, structure or location. Wireless
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telecommunication facility or equipment owner or lessees or employees thereof, and
applicant for the approval of plans for the installation of such facilities or equipment, shall
cooperate in good faith to achieve co-location of wireless telecommunication facilities and
equipment. Any application for the approval of a plan for the installation of wireless
telecommunication facilities or equipment shall include documentation of the applicant’s
good faith efforts toward such cooperation.
Atlas Tower acknowledges and accepts this requirement. The proposed telecommunications facility is
designed to accommodate up to three wireless carriers. Atlas is an independent tower owner/operator
and its business model depends on colocation. Atlas will use best efforts to market the site to
additional carriers and encourage colocation. See the attached, signed statement of colocation.
(C) Standards.
(1) Setbacks. With respect to a wireless telecommunication facility that is a tower or a
monopole, the setback of the facility from the property lines shall be one (1) foot
for every foot of height. However, to the extent that it can be demonstrated that
the structure will collapse rather than topple, this requirement can be waived by
the Director. In addition, the setbacks for the ground-mounted wireless
telecommunication equipment shall be governed by the setback criteria
established in Articles 3 and/or 4.
The proposed telecommunications facility would be located 136ft from the nearest parcel line, and the
nearest ground mounted equipment would be located at least 118.5ft from the nearest property line.
(2) Wireless Telecommunication Facilities. Whether manned or unmanned, wireless
telecommunication facilities shall be consistent with the architectural style of the
surrounding architectural environment (planned or existing) considering exterior
materials, roof form, scale, mass, color, texture and character. Such facilities
shall also be compatible with the surrounding natural environment considering
land forms, topography and other natural features. If such facility is an accessory
use to an existing use, the facility shall be constructed out of materials that are
equal to or better than the materials of the principal use.
The proposed telecommunications facility, disguised as a silo, would be unidentifiable as a
communications tower and would fit the architectural style of the surrounding architectural
environment, which includes small residential farming properties and larger working farms, among
other medium dense residential properties. We are proposing a wooden fence, as depicted in page
C-2 of the Zoning Drawings enclosed with this application. The proposed telecommunications facility
could be considered an accessory use and will be constructed out of materials that are equal to or
better than the materials of the principal use, the existing farm buildings and residence.
(3) Wireless Telecommunication Equipment. Wireless telecommunication equipment
shall be of the same color as the building or structure to which or on which such
equipment is mounted.
Atlas acknowledges and accepts this requirement. Atlas Tower plans to paint the stealth silo a beige
color that matches the existing buildings on the property. All of the antennas on the stealth silo will be
behind the fiberglass panels of the stealth silo and therefore will not be visible from outside of the
tower.
Whenever a wireless telecommunication antenna is attached to a building roof,
the height of the antenna shall not be more than fifteen (15) feet over the height
of the building. All wireless telecommunication equipment shall be located as far
from the edge of the roof as possible. Even if the building is constructed at or
above the building height limitations contained in Section 3.8.17, the additional
fifteen (15) feet is permissible.
This tower will be a new stealth silo, and will not be attached to an existing building or roof.
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Whenever wireless telecommunication equipment is mounted to the wall of a
building structure, the equipment shall be mounted in a configuration as flush to
the wall as technically possible and shall not project above the wall on which it is
mounted. Such equipment shall, to the maximum extent feasible, also feature the
smallest and most discreet components that the technology will allow so as to
have the least possible impact on the architectural character and overall
aesthetics of the building or structure.
All antenna mounted to the stealth silo will be mounted behind the paneling of the silo, and therefore
will not be visible from the outside.
Roof and ground mounted wireless telecommunication equipment shall be
screened by parapet walls or screen walls in a manner compatible with the
building’s design, color and material.
Please see fencing detail on pg. C-2 of the enclosed drawings. A 6’ wooden fence will screen all
ground equipment.
(4) Landscaping. Wireless telecommunication facilities and ground-mounted wireless
telecommunications equipment may need to be landscaped with landscaping
materials that exceed the levels established in Section 3.2.1, due to unique
nature of such facilities. Landscaping may therefore be required to achieve a
total screening effect at the base of such facilities or equipment to screen the
mechanical characteristics. A heavy emphasis on coniferous plants for year-
round screening may be required.
A 6ft wooden fence will surround the telecommunications facility for screening. Atlas is not aware of
any landscaping required for the proposed site, but accepts and will comply with this provision.
If a wireless telecommunication facility or ground-mounted wireless
telecommunication equipment has frontage on a public street, street trees shall
be planted along the roadway in accordance with the policies of the City
Forester.
The telecommunications facility does not have frontage on a public street.
(5) Fencing. Chain link fencing shall be unacceptable to screen facilities. Fencing
materials shall consist of wood masonry, stucco or other acceptable materials
and be opaque. Fencing shall not exceed six (6) feet in height.
Fencing detail can be seen on pg. C-2 of the enclosed Zoning Drawings. A 6’ wooden fence would
surround the proposed telecommunications facility.
(6) Berming. Berms shall be considered as an acceptable screening device. Berms
shall feature slopes that allow mowing, irrigation and maintenance.
Not applicable.
(7) Irrigation. Landscaping and berming shall be equipped with automatic irrigation
systems meeting the water conservation standards of the city.
Atlas acknowledges and accepts this requirement. As designed, the telecommunications facility does
not have vegetation and therefore would not need automatic irrigation systems.
(8) Color. All wireless telecommunication facilities and equipment shall be painted to
match as closely as possible the color and texture of the wall, building or
surrounding built environment. Muted colors, earth tones and subdued colors
shall be used.
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The proposed telecommunications facility, disguised as a stealth silo, will be painted to match the
buildings on existing parcel, which are muted, subdued earth tones.
(9) Lighting. The light source for security lighting shall be high-pressure sodium and
feature down-directional, sharp cut-off luminaries so that there is no spillage of
illumination off-site. Light fixtures, whether freestanding or tower-mounted shall
not exceed twenty-two (22) feet in height.
Atlas is not proposing any lighting in the facility, but acknowledges and accepts this requirement. Any
lighting will follow the requirements of this section.
(10) Interference. Wireless telecommunication facilities and equipment shall operate
in such a manner so as not to cause interference with other electronics such as
radios, televisions or computers.
Atlas Tower will not be installing any radio frequency emitting equipment on the tower, but will ensure
that any carrier installing on the tower will follow all applicable local, State, and Federal interference
regulations.
(11) Access roadways. Access roads must be capable of supporting all of the
emergency response equipment of the Poudre Fire Authority.
Current access roads are via paved and gravel surfaces capable of supporting emergency response
equipment.
(12) Foothills and Hogbacks. Wireless telecommunication facilities and equipment
located in or near the foothills bear a special responsibility for mitigating visual
disruption. If such a location is selected, the applicant shall provide
computerized, three-dimensional, visual simulation of the facility or equipment
and other appropriate graphics to demonstrate the visual impact on the view of
the city’s foothills and hogbacks.
Atlas does not believe this provision applies to its application, but photo simulations are shown in
Exhibit 7.
(13) Airports and Flight Paths. Wireless telecommunication facilities and equipment
located near airports and flight paths shall obtain the necessary approvals from
the Federal Aviation Administration.
Prior to building permit submittal, Atlas will obtain all applicable FAA 7460-1 Obstruction Approvals
and FCC required Antenna Structure Registration.
(14) Historic Sites and Structures. Wireless telecommunication facilities and
equipment shall not be located on any historic site or structure unless permission
is first obtained from the city’s Landmark Preservation Commission as required
by Chapter 14 of the City Code.
Atlas does not believe that the proposed site is located on any designated historic site or structure.
NEPA and Phase I environmental studies are currently being performed at the site and will confirm
the lack of any historical significance at the site location.
(15) Stealth Technology. To the extent reasonably feasible, the applicant shall
employ “stealth technology” so as to convert the wireless telecommunication
facility into wireless telecommunication equipment, as the best method by which
to mitigate and/or camouflage visual impacts. Stealth technology consists of, but
is not limited to, the use grain bins, silos or elevators, church steeples, water
towers, clock towers, bell towers, false penthouses or other similar “mimic”
structures shall have a contextual relationship with the adjacent area.
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Atlas is proposing a stealth silo in order to blend with the existing use of the parcel and the
surrounding agricultural area and will be indistinguishable as a communications tower.
1.3.4 - Addition of Permitted Uses
(C) Procedures and Required Findings. The following procedures and required findings shall
apply to addition of permitted use determinations made by the Director, Planning and
Zoning Board, and City Council respectively:
(1) Director Approval. In conjunction with an application for approval of an overall
development plan, a project development plan, or any amendment of the foregoing (the
"primary application" for purposes of this Section only), for property not located in any
zone district listed in subsection (G), the applicant may apply for the approval of an
Addition of Permitted Use for uses described in subsection (B)(1) to be determined by
the Director. If the applicant does not apply for such an addition of permitted use in
conjunction with the primary application, the Director in his or her sole discretion may
initiate the addition of permitted use process. The Director may add to the uses
specified in a particular zone district any other use which conforms to all of the
following criteria:
(a) Such use is appropriate in the zone district to which it is added.
The proposed telecommunications facility would be appropriate in and conform to the purpose and
characteristic of the Low Density Mixed-Use Neighborhood district. According to Division 4.5, (A)
Purpose: the L-M-N District is “to be a setting for a predominance of low density housing combined with
complementary and supporting land uses that serve a neighborhood and are developed and operated
in harmony with the residential characteristics of a neighborhood.” The proposed telecommunications
facility would be a supporting land use to the neighborhood because it would provide a vital utility to the
surrounding area. The L-M-N District lists “Urban Agriculture” as an “Accessory/Miscellaneous Use” in
Division 4.5, (B) Permitted Uses. (1), (a), (3.). The proposed telecommunications facility disguised as a
silo would conform to the Urban Agriculture allowed use of the L-M-N District. In addition, because the
area surrounding the proposed telecommunications facility has been, or is currently, used for
agricultural purposes, the proposed telecommunications facility disguised as a silo would not look out of
place.
(b) Such use conforms to the basic characteristics of the zone district and the
other permitted uses in the zone district to which it is added.
Please see the response to 1.3.4 – Addition of Permitted Uses, (C), (1), (a) above.
(c) The location, size and design of such use is compatible with and has
minimal negative impact on the use of nearby properties.
The location of the proposed telecommunication facility is compatible with and has minimal negative
impact on the use of nearby properties. As detailed in Exhibit 5, the location of the proposed tower is
over 110 ft. from the nearest property line. The location of the proposed tower was not the original
location, but was later chosen in order to mitigate any visual effect the proposed telecommunication
facility would have on neighboring properties.
The size of the proposed telecommunication facility is compatible with and has minimal negative impact
on the use of nearby properties. The proposed telecommunications will be disguised as a stealth silo.
The parcel upon which the proposed telecommunications facility would be located and those near it are,
or have been, agricultural. Because it would not be unusual to have a 60 ft. silo on farm property, the
proposed 60 ft. telecommunications facility disguised as a silo is compatible with and has minimal
negative impact on nearby properties.
(d) Such use does not create any more offensive noise, vibration, dust, heat,
smoke, odor, glare or other objectionable influences or any more traffic
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hazards, traffic generation or attraction, adverse environmental impacts,
adverse impacts on public or quasi-public facilities, utilities or services,
adverse effect on public health, safety, morals or aesthetics, or other
adverse impacts of development, than the amount normally resulting from
the other permitted uses listed in the zone district to which it is added.
The proposed telecommunications facility will not create any offensive noise, vibration, dust, heat,
smoke, odor, glare, or other objectionable influence or any more traffic hazards, traffic generation or
attraction, adverse environmental impacts, adverse impacts on public quasi-public facilities, utilities or
services, adverse effect on public health, safety, morals or aesthetics, or other adverse impacts of
development.
(e) Such use will not change the predominant character of the surrounding
area.
Because the surrounding area is a mix of newer residential properties and older rural properties, the
proposed telecommunications facility disguised as a silo will not change the predominant character of
the surrounding area.
(f) Such use is compatible with the other listed permitted uses in the zone
district to which it is added.
The proposed telecommunications facility would be compatible with the other listed permitted uses in
the Low Density Mixed-Use Neighborhood district. The L-M-N District has “Urban Agriculture” as an
“Accessory/Miscellaneous Use” in Division 4.5, (B) Permitted Uses. (1), (a), (3.). The proposed
telecommunications facility disguised as a silo would conform to the Urban Agriculture allowed use of
the L-M-N District. The proposed telecommunications facility is compatible with other permitted uses for
the L-M-N district which include small scale and medium scale solar energy systems and wireless
telecommunication equipment.
(g) Such use, if located within or adjacent to an existing residential
neighborhood, shall be subject to two (2) neighborhood meetings, unless
the Director determines, from information derived from the conceptual
review process, that the development proposal would not have any
significant neighborhood impacts. The first neighborhood meeting must
take place prior to the submittal of an application. The second
neighborhood meeting must take place after the submittal of an application
and after the application has completed the first round of staff review.
Atlas will fully comply with this requirement.
(h) Such use is not a medical marijuana business as defined in Section 15-452
of the City Code or a retail marijuana establishment as defined in Section
15-603 of the City Code.
The proposed use is not a medical marijuana business as defined in Section 15-452 of the City Code or
a retail marijuana establishment as defined in Section 15-603 of the City Code.
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CONCLUSION
This narrative represents required and supplementary information to document the technological,
economic, and social necessity and benefits of a new 60’ stealth silo tower at 2008 Turnberry Road,
Fort Collins, CO 80524. The information provided highlights the advantages associated with a
telecommunications facility at our proposed site.
Atlas Tower Holdings respectfully requests the approval of our Wireless Telecommunication Facility
Application.
Best Regards,
Caleb Crossland
Atlas Tower Holdings, LLC
4450 Arapahoe Ave., Suite 100
Boulder, CO 80303
Office (303) 448-8896
Exhibit 1
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Exhibit 2
12
Exhibit 3
13
Exhibit 4
14
Exhibit 5
Lat40 , Inc. 6250 W. 10th Street, Unit 2, Greeley, CO 970-515-5294
SITE PLAN
ATLAS TOWER: FORBES
15
Exhibit 6
16
Exhibit 7
Photo Simulation #1
17
Exhibit 7 Continued
Photo Simulation #2
18
Exhibit 7 Continued
Photo Simulation #3
19
Exhibit 7 Continued
Photo Simulation #4
20
Exhibit 7 Continued
Photo Simulation #5