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HomeMy WebLinkAbout1127 W. PROSPECT RD., WIRELESS TELECOMMUNICATION FACILITY - PDP - PDP150033 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVESupplementary Narrative – Project Name: CSU (1127 W. Prospect Rd. Wireless Telecommunication Facility) December 2, 2015 City of Fort Collins Planning Dept. 281 North College Avenue Fort Collins, CO 80522 RE: Supplementary Narrative – Proposed 65’ Monopine Communications Tower To Whom It May Concern: We are submitting an Application for a proposed telecommunications facility build near 1127 W. Prospect Rd., Fort Collins, CO 80526. This facility will be 1,600 square feet and house a 65’ monopine 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, as documented in the attached RF propagation maps. PROPOSAL SUMMARY The purpose of this request is to build a telecommunications tower housed within a 1,600 sq. ft. wireless facility. This facility will provide critical wireless coverage to the surrounding area. This is an area with a growing need for advanced quality voice and data services to a residential are where coverage is reaching capacity limits, as well as enhancing the value of the surrounding property with advanced wireless communication capability. This tower and facility will be used for structural support of up to 3 wireless providers. Each provider will install antennas and on-the-ground base station equipment. Land Owner Site Details Pumbaa Properties, LLC 713 Sandpiper Pt. Fort Collins, CO 80525 Site Address: 1127 W. Prospect Rd., Fort Collins, CO 80526 Approximate Coordinates: Lat: 40° 33’ 58.754” N Long: 105° 05’ 54.332” W Lease Area: 1,600 sq. ft. Tower Design: 3-Carrier Applicant Atlas Tower Holdings, LLC Zoning: NC – Neighborhood Commercial 4450 Arapahoe Avenue Suite 100 Boulder, CO 80303 Atlas Tower Holdings, LLC 2 SITE ANALYSIS We strive to design our facilities and locate parcels that create the least amount of community disturbance. We studied several prospective locations for this site. This location currently provides visual screening with existing trees and vegetation, is located in a commercial area, and has ample separation distance from any residential structures. 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 and noise impacts. 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. A tower in this location guarantees more reliable service for emergency services and physicians on their way to respond to an emergency. c. Greater carrier competition that will result in lower wireless costs for consumers. ATT, T-Mobile, and Verizon are looking to capture a large portion of market share with their LTE launches, so it is logical they will work to attract consumers with better rates or offers than the current local providers. 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 and tablets 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 (i.e. customers will be able to browse the internet and talk on the phone at the same time). Land Use Our proposed use is in harmony with the current use of the parent parcel and is a permitted use in a Neighborhood Commercial Zone. 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 1-4 annually, there is no distinguishable impact on existing infrastructure or pedestrian or vehicular traffic flow. Federal Aviation Administration and Federal Communications Commission We have applied 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. Atlas Tower Holdings, LLC 3 Fort Collins Land Use Code 3.8.13 (A) Location. Subject to the requirements of paragraph (B) of this Section, wireless telecommunication equipment ay 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. The proposed facility is a new communication tower and is proposed to be located on a vacant lot in the Neighborhood Commercial Zone. (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 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 tower 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 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 tower is located approximately 35’ from the nearest parcel line. However, the tower will be designed to collapse rather than topple. Prior to submitting the building permit application, final tower drawings will be produced showing the tower’s ability to collapse rather than topple. The nearest ground-mounted equipment will be located approximately 15’ from the Eastern Parcel 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 tower is proposed as a stealth tree, or monopine, to fit the existing environment that consists mainly of trees and other vegetation. We are proposing a wooden fence, as depicted in page C-4 of the Zoning Drawings Atlas Tower Holdings, LLC 4 enclosed with this application. Atlas can paint or stain the fence whatever color is recommended by Fort Collins planning staff. (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. The tower is a proposed monopine, and the base of the tower will be painted a dark brown to give the appearance of a tree. Any antennae or other equipment to be located on the tower will be painted dark brown. 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 monopole, and will not be attached to an existing building or roof. 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. Atlas will mount any antenna equipment as flush to the monopole as is reasonably possible. Flush mounting systems will be required. 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-4 of the enclosed drawings. All ground equipment will be screened by a 6’ wooden fence. (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. Atlas proposes extensive landscaping for this project, detail of which can be found on pages C-3, L-1, and L-2 and will be a mixture of shrubs, trees, and native grass. 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. It is not believed that this requirement applies to Atlas’ proposed location, however, Atlas acknowledges and accepts this requirement. Atlas Tower Holdings, LLC 5 (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-4 of the enclosed Zoning Drawings. A 6’ wooden fence is proposed around the 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, and will install automatic irrigation at the site to meet water conservation standards of the city and ensure viability of planned and existing vegetation. (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. The proposed tower will be a stealth tree. The base, or pole, of the tower will be painted a dark brown to mimic tree material, and the branches will be a natural green color. (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 currently 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 parking lot 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 Tower Holdings, LLC 6 It is not believed this provision applies to this application, but photo simulations have been provided with this application. (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. Atlas has applied for and will obtain prior to building permit submittal 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. It is not believed that the proposed location is located on any historic site or structure. NEPA and Phase I environmental studies are currently being performed at the site and will conform 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. Atlas is proposing a monopine, or stealth tree at this location to blend in with the existing environment of the parcel, which consists mainly of existing trees and other vegetation. Fort Collins Land Use Code 2.8.2 (H) – Modification of Standard Request (H) Step 8 (Standards): Applicable, and the decision maker may grant a modification of standards only if it finds that granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city’s Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or As has been discussed with Fort Collins staff, our proposal sits within a 100’ wetland buffer zone. Atlas is proposing landscaping and other improvements to offset any impact of the site being developed within the buffer zone. The buffer zone currently includes an area equivalent to 15,090 sq. ft. Our proposed development improvements (landscaping, addition of impervious asphalt/sidewalk, and removal of existing concrete) constitute 13,677 sq. ft. of Atlas Tower Holdings, LLC 7 development improvements as indicated in the enclosed Zoning Drawings. This still leaves 1,413 sq. ft. of area needed to be developed in order to meet the 100% development improvement requirement. In addition to the development improvements, Atlas proposes a landscaping plan that includes routine maintenance and cleaning of the site. Currently, the site has significant trash build up which is rarely, if ever, mitigated or tended to. Atlas can also, if required or recommended by City Staff, improve the current drainage to the site that flows through an existing dumpster on that adjacent parcel to the East. Diversion of the existing swale, which runs under and through the existing dumpster, can help to reduce contamination to the existing wetland area. Although the subject site is located within a wetland buffer, the surrounding area is nearly completely developed with paved parking lot and commercial buildings. The buffer requirement was put in place long after the area was heavily developed both in and out of the buffer zone. Our site will add significant landscaping improvement with the addition of trees, impervious area, shrubs, and native grass species. Compared to the existing vacant lot with nothing but an unsightly concrete pad, our proposal will greatly enhance the natural condition of the lot and area within the buffer zone. Per the environmental studies already conducted on the site, our proposal will have minimal to no impact on the native conditions of the wetland species. Atlas’ current proposal nearly meets all the mitigation requirements of the NHBZ and falls short only approximately 9% from meeting the full development improvement requirement. Not only would our project result in the enhancement of the current concrete pad/vacant lot, the project also addresses an important community need as addressed in the comprehensive plan1, to provide world- class communications technology and infrastructure. This site will greatly enhance the wireless capabilities of the City for years to come, and will bring social, economic, and emergency service benefits to the community. Currently, the residents of Fort Collins are underserved in their communications technology. This site will offload existing traffic, as well as robustly enhance current service to the surrounding area. Strictly adhering to the standards of the code would be to the detriment of the Community and City of Fort Collins. The proposal will improve a currently vacant lot, another stated goal of the Code (§1.2.2(L)), provide a critical piece of communications infrastructure, and result in a net-benefit to the wetland area in question and the corresponding buffer zone. (3) by reason of exceptional physical condition or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical condition which hinder the owner’s ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardships are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. In addition to § 2 above, our proposal also falls under this section. Again, we are requesting only a nominal and inconsequential deviation from the standards of 1 To “provide world-class communications technology.” Comprehensive Plan, pg. 114. Atlas Tower Holdings, LLC 8 the Land Use Code. Our proposal advances the goals of §1.2.2. (B), (C), (D), (J), (K), and (L). This is one of the only developable lots in the area for a Wireless Telecommunication Facility, and due to the already existing dense commercial development of the adjacent parcels (which are also in the buffer zone), is a logical fit. The stealth technology and proposed landscaping mitigates any impact of the site on the nearby wetlands area, and when considered from the perspective of the entire development plan, is a thoughtful and logical placement of critical community infrastructure. CONCLUSION This narrative represents required and supplementary information to document the technological, economic, and social necessity of a new 65’ monopine tower at 1127 W. Prospect Rd., Fort Collins, CO 80526. The information provided summarizes the inadequacy of existing infrastructure and highlights the advantages associated with a telecommunications facility at our proposed location. Atlas Tower Holdings respectfully requests the approval of our Wireless Telecommunication Facility Application. Kind Regards, Ken Bradtke Atlas Tower Holdings, LLC 4450 Arapahoe Ave., Suite 100 Boulder, CO 80303 Office (303) 448-8896