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HomeMy WebLinkAboutA003 - Staff Report ITEM #: 3 DATE: 03-25-20 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT DATE PREPARED: March 20, 2020 CASE FILE NO.: SUP-000897 REQUEST: Special Use Permit to Allow a Wireless Communications Facility in conjunction with a Basic Utility at 901 N. 4th Street PROPERTY OWNER: Heuss Property Management, LLC. (Officers Donald and Jan Heuss) APPLICANT: Metro Fibernet, LLC (The business name is MetroNet) (Represented by Randy Denius.) ZONING: "HOC" (Highway-Oriented Commercial) BACKGROUND AND PROJECT DESCRIPTION: MetroNet is requesting approval of a Special Use Permit(SUP)by the Zoning Board of Adjustment (ZBA) to allow a Wireless Communications Facility, i.e. a communications tower, and associated shelter(s) for equipment related to a Basic Utility use. The site is located at 901 N. 4th Street in the HOC (Highway-Oriented Commercial) zoning district. (See Attachment A: Location &Zoning Map &Attachment G: Photos of Existing Site.) The Basic Utility use is subject to a Major Site Development Plan review by the City Council on March 24th. The focus of the Special Use Permit is the review of proposed communication tower in relation to the proposed site improvements and surrounding area. The proposed communications tower is constructed of galvanized steel, with a height of approximately 70 feet, is of a monopole design and includes antennas mounted on the tower for television signal reception. The proposed antennas are between four and eight feet in length projecting perpendicular from the pole. The tower includes spline ball ionizer lightning terminals extending approximately six feet beyond the top of the tower. The base of the tower will be approximately 21 inches in diameter with a slight taper to the top of the tower. Coax cable from the tower base to the top of the tower is enclosed in electric conduit to meet wireless facility standards. An additional 10 feet of the tower will extend below ground. The tower will be located on the property to meet the minimum required setback of 35 feet (one-half of the tower height) from all property boundaries of the site. A 7-foot tall closed slat wood fence will enclose the tower, shelter(s), and a generator for back-up power. The fence will be constructed at the building setback line (20 feet from the front lot line, 5 feet from the side lot lines, and 10 feet from the rear lot line. This will allow a fence height greater than the maximum height permitted for fences constructed at the property line. (See Attachment B: Site Plan, Attachment D: Proposed Tower &Attachment F. Fence.) MetroNet intends to construct one "market shelter" to house the MetroNet equipment necessary to provide internet fiber optic service to the community, with the potential for a second shelter in the future. The first shelter is shown on the east portion of the property, and measures 11'-5" by 28', with a height of 10'-1". The south wall of the shelter will be even with the fence, and the fence will abut the corners of the shelter. Shelter walls will be composed of concrete, with an exposed 1 aggregate surface, and a sand texture finish on the trim. Access inside the structure will be through a doorway on the west wall. The HVAC units will be mounted on the north wall. The east wall has no openings. Electric service will enter the shelter from the south wall. Approval of the SUP would include both shelters. (See Attachment F: Elevations & Floor Plan.) As a Basic Utility use, approval of a Major Site Development Plan (MSDP) by the City Council is also required prior to the issuance of building permits. The MSDP is on the City Council agenda for their meeting on March 24, 2020. Approval of the MSDP by the City Council is necessary before the ZBA can approve a Special Use Permit. The City Council decision will be known, prior to the ZBA meeting on March 25, 2020. (See Attachment 8: Site Plan.) One parking space is required for this facility to provide a place for a service vehicle to park. In this case, since the driveway will be paved between the street and the fence gates, there is adequate room to park a vehicle between the fence and the front property line, which is twenty feet. No additional paved parking is proposed for the use.Access inside the compound is provided by the paved driveway off N. 41" Street. A sidewalk (5 feet wide) will be required along N. 41h Street. The inside edge of the sidewalk will be at the front lot line. The technician vehicle may also enter the site to approach the shelter(s). Non-residential landscape standards apply to the site. The front yard landscaped area requires a minimum of 1 overstory tree per 50 lineal feet of street frontage or part thereof, as well as 8 shrubs and 12 ornamental grasses per 1,000 square feet of front yard area. The proposed site plan meets the minimum front yard landscaping requirements. The proposed front yard landscaping will soften the appearance at the ground level of the utilitarian look of the site. In the HOC zone, a minimum of 15% of the site is to be landscaped. The site plan shows that approximately 35.5% of the site as landscaped. The area outside the fence is counted as landscaping with a grass ground cover, as well as trees, shrubs, and ornamental grasses. Inside the fence,the ground surface is covered with 4-inch diameter landscaping rock and a weed barrier fabric, which does not qualify as landscaped area. (See Attachment C: Landscaping Plan.) Construction of the tower is subject to the City's Additional Standards for Specific Uses of Article XIII of the Zoning Ordinance (Chapter 29 of the Ames Municipal Code (AMC)) for Cell Site Facilities ((Sec. 29.1307(8)). The construction of the tower for communication purposes is subject to Section 29.1307, regardless of its use or non-use specifically for cellular communications. Construction and operation of wireless facilities (including permitting of towers) is also subject to federal and state laws. NOTIFICATION: Notices were mailed to property owners within 200 feet of the subject property, published in the Ames Tribune, and posted on the subject property in compliance with Chapter 29, Section 29.1500(2) of the Ames Municipal Code that requires noticing between 4 and 20 days prior to the hearing. Additionally, staff emailed the City's registered neighborhood contact for the Oak Riverside neighborhood to alert the neighborhood of upcoming dates for discussion and action on requests for approval of a Special Use Permit for the Wireless Communications Facility, and approval of a Major Site Development Plan for the site. Dates for meetings of the Planning and Zoning Commission and City Council were provided, as well as the date for consideration by the Zoning Board of Adjustment. Contacting registered neighborhood representatives is not a formal notification process but is a courtesy notice process intended to help create awareness of proposed projects in specific areas. No written/emailed comments have been received regarding the proposed project. 2 APPLICABLE LAW: Chapter 29, Section 29.1307(8) of the Municipal Code includes "Cell Site Standards" stated as follows: (8) Cell Site Standards. The following standards and procedures, in addition to those contained in Section 29.1503, shall apply to the issuance of a Wireless Permit and issuance of a Special Use Permit for a cell site with antenna. (a) Tower Height. The applicant shall demonstrate to the reasonable satisfaction of the Zoning Board of Adjustment that the antenna is the minimum height required to function satisfactorily. No antenna or tower shall be constructed, altered, or maintained so as to project above any of the imaginary airspace surfaces described in FAR Part 77 of the FAA guidance on airspace protection. (b) Setbacks from Base of Tower. The minimum distance between the base of the support or any guy anchors and any property line shall be equal to 50% of the antenna height. (c) Antenna Support Structure Safety. The applicant shall demonstrate, to the reasonable satisfaction of the Zoning Board of Adjustment that the proposed antenna and support structure are safe, and the surrounding areas will not be negatively affected by support structure failure, falling ice or other debris, or radio frequency interference. All support structures shall be fitted with anti-climbing devises, as approved by the manufacturers. (d) Screening. Appropriate screening shall be installed composed of wood, masonry material or other substantial materials. Landscaping may also be required. (e) Painting and Visual Aesthetics. The design of towers, antennas and base stations should minimize the visual impact of the facility through siting, landscape screening, and stealth techniques. (i) Towers shall either maintain a galvanized steel finish (dull gray or white) or, subject to any applicable standards of the FAA, be painted a neutral color so as to reduce visual obtrusiveness to the maximum extent possible. (ii) The design of the base station and related structures shall, to the maximum extent possible, use materials, colors, textures, screening, and landscaping that will blend them into the natural setting and surrounding buildings. (iii) The wireless facility shall be designed to complement the physical landscape in which they are intended to be located. Examples of stealth techniques that may be compatible include but are not limited to faux trees, unipoles/slick sticks, bell towers, etc. New stealth towers shall be configured and located in a manner that shall minimize adverse effects including visual impacts on the landscape and adjacent properties. New freestanding structures shall be designed to be compatible with adjacent structures and landscapes with specific design considerations such as architectural designs, scale, color and texture. (iv) Conduit or cable must be concealed on towers with externally mounted equipment. (v) The use of internally mounted or flush mounted technology is encouraged when adjacent to residential areas, prominent commercial areas and prominent entryways to the city. (fJ Air Safety. Support structures 200 feet in height or taller, or those near airports, shall meet all Federal Aviation Administration regulations. (g) Separation Requirements. Towers exceeding 50 feet in height, except those incorporation stealth techniques, shall be place at minimum one quarter mile apart. Wireless facilities in right-of-way are not subject to separation requirements. (h) Access. All access to wireless communications sites must be hard surface (PCC or HMA) unless approved otherwise subject to a special use permit by the Zoning 3 Board of Adjustment. Placement of a tower shall not affect the use or access to required parking of a principal use on site. Chapter 29, Section 29.1503(4)(a), (c) and (e) of the Municipal Code includes "General Standards'; "Commercial Zone Standards'; and "Conditions", stated as follows: (4) Review Criteria. Before a Special Use Permit application can be approved, the Zoning Board of Adjustment shall establish that the following general standards, as well as the specific standards outlined in subsection (b) below, where applicable, have been or shall be satisfied. The Board's action shall be based on stated findings of fact. The conditions imposed shall be construed as limitations on the power of the Board to act. A mere finding that a use conforms to those conditions or a recitation of those conditions, unaccompanied by specific findings of fact, shall not be considered findings of fact for the purpose of complying with this Ordinance. (a) General Standards. The Zoning Board of Adjustment shall review each application for the purpose of determining that each proposed use meets the following standards, and in addition, shall find adequate evidence that each use in its proposed location will: (i) Be harmonious with and in accordance with the general principles and proposals of the Land Use Policy Plan of the City; (ii) Be designed, constructed, operated, and maintained so as to be harmonious in appearance with the existing or intended character of the general vicinity and that such a use will not change the essential character of the area in which it is proposed; (iii) Not be hazardous or disturbing to existing or future uses in the same general vicinity; (iv) Be served adequately by essential public facilities and services such as highways, streets, police, fire protection, drainage structure, refuse disposal, water and sewage facilities, and/or schools, (v) Not create excessive additional requirements at public cost for public facilities and services; (vi) Not involve uses, activities, processes, materials, equipment or conditions of operation that will be detrimental to any person, property or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors; and (vi) Be consistent with the intent and purpose of the Zone in which it is proposed to locate such use. (c) Commercial Standards. The Zoning Board of Adjustment shall review each application for the purpose of determining that each proposed use located in a commercial zone meets the following standards, as well as those set forth in Section 29.1503(4)(a) above and, in addition, shall find adequate evidence that each use in its proposed location will: (i) Be compatible with potential commercial development and use of property planned to occur in the area; (ii) Represent the sufficiently desirable need for the entire community that the loss of commercial land is justifiable in relation to the benefit; and, (iii) Be consistent with other applicable standards in the zone. (e) Conditions. The Board may impose such additional conditions it deems necessary for the general welfare, for the protection of individual property rights, and for ensuring that the intent and objectives of this Ordinance will be observed. Any development in the City is also subject to the Development Standards of Article 4 of Chapter 4 29 of the Municipal Code. FINDINGS OF FACT & CONCLUSIONS: Based upon the information submitted, the following findings of fact and conclusions may be made regarding the standards of approval. Cell Site Standards. (a) Tower Height. The applicant shall demonstrate to the reasonable satisfaction of the Zoning Board of Adjustment that the antenna is the minimum height required to function satisfactorily. No antenna or tower shall be constructed, altered, or maintained so as to project above any of the imaginary airspace surfaces described in FAR Part 77 of the FAA guidance on airspace protection. Findings of Fact: The applicant explains that MetroNet's television signal engineering consultant, Megahertz, study has determined television an adequate broadcast signal reception that can be expected using a 70-foot above ground level steel pole as the typical height required to receive television signals with a 99.999% reliability factor. Metronet has installed steel poles of a similar height in Sycamore, Illinois and Englewood, Ohio, and have experienced satisfactory performance. The Traffic Engineer for the City has determined that there is no impact on airport operations with a 70-foot tall tower at the proposed location. Conclusions: Therefore, it can be concluded that the proposed use meets Cell Site Standard (a) for a Special Use Permit. (b) Setbacks from Base of Tower. The minimum distance between the base of the support or any guy anchors and any property line shall be equal to 50% of the antenna height. Findings of Fact: The proposed location of the tower meets the minimum required setback of 50% of the height of the tower (35 feet). Planned placement of the tower is 35 feet south of the north property line, and 35 feet east of the west property boundary. The distance between the tower and the south and east property lines exceeds 35 feet. (See Attachment B: Site Plan.) Conclusions: Therefore, it can be concluded that the proposed use meets Cell Site Standard (b) for a Special Use Permit. (c) Antenna Support Structure Safety. The applicant shall demonstrate, to the reasonable satisfaction of the Zoning Board of Adjustment that the proposed antenna and support structure are safe, and the surrounding areas will not be negatively affected by support structure failure, falling ice or other debris, or radio frequency interference. All support structures shall be fitted with anti-climbing devises, as approved by the manufacturers. Findings of Fact: The applicant explains that the surrounding area will not be negatively affected by installation of the steel pole and antennas. Since MetroNet does not broadcast any radio signals of any type, there will be no radio interference. MetroNet has performed a structural analysis using O-Calc pole loading software. The pole was analyzed using worst case NESC land case, 100 MPH wind, 125 MPH wind gust, 1-inch radial ice. The maximum structural pole utilization is 40.6% under these conditions. The pole will not have any climbing attachments. 5 Conclusions: Therefore, it can be concluded that the proposed use meets Cell Site Standard (c) for a Special Use Permit. (d) Screening. Appropriate screening shall be installed composed of wood, masonry material or other substantial materials. Landscaping may also be required. Findings of Fact: A 7-foot high closed slat wood fence (See Attachment E: Proposed Fence.) is proposed to enclose the proposed tower and market shelter(s). The fence will not extend closer to N. 4t" Street than the front of the building and will be constructed outside the minimum building setback for the front, rear and side yards. Conclusions: Therefore, it can be concluded that the proposed use meets Cell Site Standard (d) for a Special Use Permit. (e) Painting and Visual Aesthetics. The design of towers, antennas and base stations should minimize the visual impact of the facility through siting, landscape screening, and stealth techniques. Findings of Fact: The proposed tower is of a monopole design as required for a commercial area. Based upon the antenna technical needs, flush mounted or internalized antenna design is not an option for the tower to facilitate stealth techniques. The applicant states that the steel tower proposed by MetroNet will have a corten (weathered) finish coating that is compatible in appearance with power transmission poles in the immediate vicinity. The proposed location of the tower is between N. 4t" Street and the railroad right- of-way in line with other commercially zoned properties, with the nearest residential properties one block to the west and one block north. Landscaping is required for the front yard of this non-residential property. The applicant is proposing to save an existing mature tree, add a second tree, and provide additional shrubs and ornamental grasses in the front yard to meet minimum required front yard landscaping. A 7-foot fence will enclose the new facilities. Landscaping will be planted between the fence and N. 4t" Street. (1) Towers shall either maintain a galvanized steel finish (dull gray or white) or, subject to any applicable standards of the FAA, be painted a neutral color so as to reduce visual obtrusiveness to the maximum extent possible. Findings of Fact: The proposed steel tower will have a corten (weathered) finish coating. Conclusions: Therefore, it can be concluded that the proposed use meets Cell Site Standard (i) for a Special Use Permit. (ii) The design of the base station and related structures shall, to the maximum extent possible, use materials, colors,textures, screening, and landscaping that will blend them into the natural setting and surrounding buildings. Findings of Fact: The base station will be constructed of concrete with an exposed aggregate surface and a sand texture finish on the trim. The overall size of the market shelter (base station) is significantly smaller than other commercial buildings in the area. Landscaping that will be provided exceeds landscaping that exists for any other site in the general vicinity. Conclusions: Therefore, it can be concluded that the proposed use meets Cell Site Standard (ii) for a Special Use Permit. 6 (iii)The wireless facility shall be designed to complement the physical landscape in which they are intended to be located. Examples of stealth techniques that may be compatible include but are not limited to faux trees, unipolesPslick sticks", bell towers, etc. New stealth towers shall be configured and located in a manner that shall minimize adverse effects including visual impacts on the landscape and adjacent properties. New freestanding structures shall be designed to be compatible with adjacent structures and landscapes with specific design considerations such as architectural designs, scale, color and texture. Findings of Fact: The proposed tower includes externally mounted antenna, as well as a spline ball ionizer lightning terminal. The antenna extends out from the side of the tower near the top between 4 and 8 feet. The applicant indicates the antennas must be directed toward the broadcast signal to function properly. The spline ball ionizer lightning terminals extend above the top of the tower. Stealth techniques have not been used in the design of the tower, antenna, and lighting terminals. The steel tower will have a corten (weathered) finish coating. The monopole design is relatively thin at approximately 21 inches in diameter, however concealment of the antennas on the tower is not feasible, as described by the applicant. (See Attachment D: Proposed Tower). Conclusions: The siting of the tower is at this location is one of the few options available for locating within a confined area that will function as the hub for providing fiber optic internet and television service to the entire community. The number of options for sites that will work with the network is reduced even further when locations near residential properties are not acceptable to the surrounding residents due to tower proximity. Minimizing the appearance of a new tower is the goal of the ordinance's design standards. Towers are typically taller than abutting uses in all areas of the community, including this area where there are primarily one and two-story buildings. This proposed taller is somewhat slimmer in profile than most typical wireless communication towers. The proposed location on the subject property addresses the efforts to minimize impacts on the surrounding neighborhood, and the Cell Site Standard (iii) can be found to be met. (iv)Conduit or cable must be concealed on towers with externally mounted equipment. Findings of Fact: The coax cable for the tower will be mounted on the exterior of the tower, and encased in conduit, from the ground level to the top of the tower. Conclusions: Therefore, it can be concluded that the cable and conduit meet Cell Site Standard (iv) for a Special Use Permit. (v) The use of internally mounted or flush mounted technology is encouraged when adjacent to residential areas, prominent commercial areas and prominent entryways to the city. Findings of Fact: The antenna, and the spline ball ionizer lightning terminals are mounted on the outside of the tower. No internally or flush mounted technology has been used in the proposed design. However, the tower is proposed in a commercial zone that does not include single-family dwellings near the proposed tower. 7 Conclusions: The applicant indicates that other than the use of the monopole to minimize its appearance, they are unable to internally mount the equipment. An internally or flush mounted design is more desirable in this area than the external option, but it is not technically feasible. Additionally, internally mounted equipment would require a wider diameter pole to fit the equipment. Therefore, it can be concluded that the proposed tower meets Cell Site Standard (v) for a Special Use Permit. (f) Air Safety. Support structures 200 feet in height or taller, or those near airports, shall meet all Federal Aviation Administration regulations Findings of Fact: The proposed tower height is 70 feet, plus lighting arrestors. The Federal Aviation Administration regulations would not apply. Conclusions: Therefore, it can be concluded that the proposed use meets Cell Site Standard (f). (g) Separation Requirements. Towers exceeding 50 feet in height, except those incorporating stealth techniques, shall be placed at a minimum of one-quarter mile apart. Wireless facilities in the right-of-way are not subject to separation requirements. Findings of Fact: The nearest tower is a 129-foot-tall tower located at 600 Maple Avenue, which is more than one-half mile from the subject property. In the past a temporary tower has been permitted on a property southwest of the site along S. 41" Street, approximately one-half mile away. This tower is no longer present. Conclusions: Therefore, it can be concluded that the proposed use meets Cell Site Standard (g). (h) Access. All access to wireless communications sites must be hard surface(PCC or HMA) unless approved otherwise subject to a special use permit by the Zoning Board of Adjustment. Placement of a tower shall not affect the use or access to required parking of a principal use on site. Findings of Fact: The applicant proposes to pave the driveway from N. 4t" Street with concrete for the first twenty feet to the gate that will provide access inside the fence. Vehicles used by MetroNet personnel to visit the site will have one space to park on the paved driveway between the street paving and the fence. Conclusions: As the site becomes fully operational, and observations indicate that more than one vehicle is parked at the site on a regular basis, it may be necessary for MetroNet to construct paved parking inside the fence. This would require approval by staff. Given the option of requiring additional parking if the situation dictates, it can be concluded that the proposed use meets Cell Site Standard (h). 8 Special Use Permit General Standards. (i) Be harmonious with and in accordance with the general principles and proposals of the Land Use Policy Plan (LUPP) of the City. Findings of Fact: The location of wireless communications facilities is not specifically addressed in the Land Use Policy Plan. However, the site is zoned Highway-Oriented Commercial, which is consistent with the LUPP designation. The zoning allows a full range of retail and service businesses with a large local or citywide market. Development is expected to be generally auto-accommodating, with access from major traffic ways. The zone's development standards are intended to promote an open and pleasant street appearance; development that is aesthetically pleasing for motorists, pedestrians and the businesses themselves; and compatibility with adjacent residential areas. The neighborhood in which the communication tower is proposed is an older commercial area of the community, and contains, among other uses, auto repair and servicing, printing, offices, and contractor workspaces. The proposed use does not reduce the range of housing choices, nor does it limit maintenance of the older housing stock in the community, and it establishes use of the site as a basic utility use to serve a broader area of the community. The site also is approximately one and one-half blocks north of Lincoln Way and is within the general planning area of the Lincoln Way Corridor Plan. The site is part of the "Lincoln and Grand Focus Area." This area provides the potential for new and creative models of development in Ames. The Focus Area Development Plan illustrates how commercial development along Lincoln Way, residential development, mixed-use "flex spaces" and new open space can create a new type of neighborhood near the center of the community. Space for service uses or artisan live/work units are desired in this area. Priorities include encouraging land uses that support both Downtown and nearby neighborhoods. The tower location does not directly impact priorities for the Lincoln Way Corridor Plan; however, the facilities will serve the neighborhood, and other neighborhoods throughout the community. Conclusions: Therefore, it can be concluded that the proposed use does meet General Standard (i) for a Special Use Permit. (ii) Be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearance with the existing and intended character of the general vicinity and that such a use will not change the essential character of the area in which it is proposed. Findings of Fact: Approval of a Special Use Permit allows a tower to be constructed that exceeds the maximum permitted height for a principal building in the HOC zone, which is 85 feet, or seven stories, whichever is lower. The height of the proposed tower (70 feet, plus lighting arrestor) exceeds the height of any other structure in the neighborhood but does not exceed the permitted height of buildings in the zone. The design proposed by the applicant includes the lowest profile design available but will have externally mounted equipment. Setbacks and proposed vegetation and fencing on-site serve to mitigate its appearance from surrounding properties. Conclusions: Due to the location of the site in a commercial area at least a block from single-family residential, the tower can be found to be consistent in reference to the character of the general vicinity referenced in General Standard (ii) for a Special Use Permit. 9 Not be hazardous or disturbing to existing or future uses in the same general vicinity. Findings of Fact: MetroNet has performed a structural analysis using O-Calc pole loading software, as described in this report. The proposed location of the tower is outside of the floodway and floodway fringe (100-year flood plain) and will not be exposed to unique structural impacts of direct flood currents. The overall height of the structure could be disturbing to existing and future uses in the same general vicinity. Conclusions: Therefore, it can be concluded that the applicant's proposal meets General Standard (iii) for a Special Use Permit. (iv) Be served adequately by essential public facilities and services such as highways, streets, police, fire protection, drainage structures, refuse disposal, water and sewage facilities, and/or schools. Findings of Fact: This property is adequately served by essential public facilities. Conclusions: Therefore, it can be concluded that the proposed use meets General Standard (iv) for a Special Use Permit. (v) Not create excessive additional requirements at public cost for public facilities or services. Findings of Fact: There will be no additional public costs for public facilities or services to accommodate the proposed use. Conclusions: Therefore, it can be concluded that the proposed use meets General Standard (v) for a Special Use Permit. (vi) Not involve uses, activities, processes, materials, and equipment or conditions of operation that will be detrimental to any person, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors. Findings of Fact: None of the disturbing factors noted above should result from this site or conduction of the tower. The only traffic to the site will be staff accessing the building on the site, and there will be no noise, smoke, fumes, glare, or odors as result of this use. Conclusions: Therefore, it can be concluded that the proposed use meets General Standard (vi) for a Special Use Permit. (vii) Be consistent with the intent and purpose of the Zone in which it is proposed to locate such use. Findings of Fact: The zoning designation of the subject property is HOC (Highway- Oriented Commercial). This zoning district is intended to allow a full range of retail and service businesses with a large local or citywide market. Development is expected to be generally auto-accommodating, with access from major traffic ways. The zone's development standards are intended to promote an open and pleasant street appearance; development that is aesthetically pleasing for motorists, pedestrians and the businesses themselves; and compatibility with adjacent residential areas. The neighborhood in which the communication tower is proposed is an older commercial area of the community, and contains, among other uses, auto repair and servicing, printing, offices, and contractor workspaces. Wireless communication facilities are permitted with the approval of a Special Use Permit by the Zoning Board of Adjustment. Placement of the tower is not contrary to the range of uses intended for the zone. 10 Conclusions: Therefore, it can be concluded that the proposed use meets General Standard (vii) for a Special Use Permit. Commercial Zone Standards. (i) Be compatible with the potential commercial development and use of property planned to occur in the area. Findings of Fact: Commercial properties in this area of the community are fully developed, except for a small vacant parcel abutting the west property line of the proposed site. As a basic utility in the community, the MetroNet operation is not likely to hinder future commercial redevelopment in the surrounding area. Conclusions: Therefore, it can be concluded that the proposed use meets Commercial Standard (i) for a Special Use Permit. (ii) Represent the sufficiently desirable need for the entire community that the loss of commercial land is justifiable. Findings of Fact: Use of the site for a "basic utility." This is utility infrastructure that needs to be in or near the area where the service is provided, essentially the central area of the city. The use is most appropriately sited on marginal commercial land with minimal visual prominence, such as this site. The services provided by MetroNet are for potential benefit of the entire community, not just this area, which justifies the loss of land for commercial development. Conclusions: Therefore, it can be concluded that the proposed use meets Commercial Standard (ii) for a Special Use Permit. (iii) Be consistent with all other applicable standards in the zone. Findings of Fact: The use is allowed within the HOC zoning district and it meets or exceeds the minimum wireless facility tower standards. Stealth design is encouraged, but not able to be accomplished due to the reception needs for an exterior mounted antenna. The height of the tower is within the maximum allowed height limit of 85 feet, or 7 stories, and meets the extra setbacks requirements of 50% of the pole height that apply to wireless facilities. Conclusions: Therefore, it can be concluded that the proposed use meets Commercial Standard (iii) for a Special Use Permit. ALTERNATIVES: 1. The Zoning Board of Adjustment may approve the Special Use Permit for a communications tower with antennas at 901 N. 4th Street, based on the findings of fact and conclusions stated herein. 2. The Zoning Board of Adjustment may approve the Special Use Permit for a communications tower with antennas at 901 N. 4th Street, based on the findings of fact and conclusions stated herein, with conditions. 3. The Zoning Board of Adjustment may deny the Special Use Permit for a communications tower with antennas at 901 N. 4th Street, if the Board finds and concludes: a) That the proposed Special Use Permit is not consistent with adopted policies and regulations, or b) That the Special Use Permit will impose impacts that cannot be reasonably mitigated, or, 11 c) That the proposed communications tower does not meet the minimum standards of the Zoning Ordinance. 4. The Zoning Board of Adjustment may continue this request to a future meeting of the ZBA to allow the applicant to revise the proposal to mitigate any identified impacts or to meet all minimum standards of the Zoning Ordinance. RECOMMENDED ACTION: Staff will provide an update on the final decision of the City Council on the Major Site Development Plan application from March 2411 at the ZBA meeting. Presuming City Council approval, the Planning and Housing Department recommends that the Zoning Board of Adjustment act in accordance with Alternative#1. 12 Attachment A: Location & Zoning Map L r II UCRJ RU S-GA 4, 5i H STFS. - D� a _ M4) T ¢ .. 1 1 --- ~�N 21JC ST w ¢ L Y ¢ n Q w -- 2 LINCO LN WAY L Y ¢ z>+tia ownw — or•ri RH .. =..w....a�., ]n•n.w,a�ww c..•.,..•tee.�uoc•�..xn. uns.s...r.c.o•.xsc�i...»m� Location & Zoning Map 901 N . 4th Street 0 70140 280 420 Feet 13 Attachment B: Site Plan Cover Sheet 0 g a'F ��NNNN Z m mOD$3 m�E y O n^ DD - 3 3 e� �Z 3°gym Jx,` .c . =mc-aom L o KAAaiim,omo rn �0°> c ❑ m 3 � � m s D o 3� m to Z m z „ ❑ O cn o4 � � T o m v ° N T > moom rn u�� F D J m o antl PM E) aw p—o 5. > _ Z Cn o o 3 0 'o D 09..NSFDA T 1° m�ao�swa R C7 3 Q o 3 m opooZv vm i g3 sx' Smo:y =c N �NNT.-�^.�3. oww�o S gi g, = iA OLg Z ® USE E $ 2 3:.. m I o R m n o 3 rom " Y sa AiQo >E A g o @@ 3 O S c o O n f 3 0 °m = 3 m Z � o _ tr H 4 COVER SHEET - = AREA: AMESIOWA METRUNET a s a z PROJECT:SHELTER CONST.AMESIA.00989.CB g LOCATION:901 N 4TH ST.PARCEL ID 09.n483045 AMES,IOWA 50010 14 Attachment B: Site Plan Aerial (Zoomed In) ,I9 N D O 1;II r m m 3 m afn 'o m I'T'I 3 m A x �T mDm mAmO0o z.. 2,z n �Oo �O mm m;D / I = `o Z.-z m`2 C>oDz DAN3 x y �-imz O I 55� I y P.A D-zltF m 9(zAmz ZEi 3 A D Z m~2/1 nD�N D(DAn / _ m 1 O A 00 Zcz m Slmm I (JP m O Ocmj Dyy m x"OP / _m0-h- / ml I -`n m mz_Mzzoz mo, MO Our OE mnZOD DO o I m o_n m0 DzOM-- 'm m z- O Om. O m 18 f/ZZ f_•. 150VNOP r. O I `'•p 'me It e C �Q (w. - S \ I I Q] 1 i 11 r II LL p \ �T1 II O➢ O li pN =C II m ZX o m II N w Om \ pc lu yrn r T - y 000 S ii I Ar l m I o ii Q%N 2 y;A - II j `f Z ii py0 co I O ii u I CD m n IYj n Z N w - III T� CD o �. .. �m �f I S'Z O O ➢O a ii m = M 0� II z0Co yGgz; ;o�o v e u ��mX rT n n, II O O C7�I D—(� ii m-�M -I C r n m • e%.; M c)mZ it m0 ) rn OO. Im m r II o a II� m •. II � � II I10 O O Z;o I{ 9 Z N C �� �> ii m i ymMy u � I, m 914 . I °-115 HDP O f, -11 cI G1 P.U.E. O 5 W P.U.E. 4 PARCEL BOUNDARY LOADING DOCK 4, D r: o m SHELTER SITE PLAN A AREA AMESIOWA METR_ONET pRO.IECT:SHELTER CONST.AMESIA.00989.CB m LOCATION:901 N 4TH ST.PARCEL ID 09-03-483-045 Y AMES,IOWA 50010 .vsawucm.me 15 Attachment B: Site Plan Aerial (Zoomed Out) / - C OQ mxmz•. Oo mmDO yO =� C) / r- yT�^Aj mmmC Z�CO _ r Oj Vnr1�11 \/ t��I�\// %nS/O/m/ / f m X y�(,'��D•ytu E.: (wPO Z n n mpgNy 2 o x D Zmo2 zDp� O jxC McsD-ilD O ry0m Imo x2On iN.x� myI2zz6zyFymm AmirO Immo > >Om / r 02 TOZlmx CD2 / Z o C] A0 0p0m� Doti O 1l m �m°c n y w. 02 o vDi �r � 3 m o \ u rrn m —I , o / / 1F U.E. >a^ I /a a y�m /117 P5 C O lit o SHELTER SITE PLAN AREA AMESIOWA METRONET � °a a PROJECT:SHELTER CONST.AMESIA00989.CB a d€ LOCATION:901 N 4TH ST.PARCEL ID 0943-483-045 AMES,IOWA 50010 �uwaeix.ms 16 Attachment B: Site Plan (Zoomed In) I t$ N -_ r p I I m m g v my D°1(n➢�+0�03 m r r O 1^ n yr^'zy mmmC / p I I y Z n �t�i1-zAm� o Z m~z!I > R'�yAZ 3 m O Z5 5-0 Hwy / Ftl1 € I y P, mz -z2z. mZm fT1 N �' O D r OZ_CT��zoy cDz �z �Z- / i Z mom om o pp qg 9� z N 0Oz ra m 1 I II I 9it o \ o 11 �i �`� c C in m I r PEE if 61 Q m 1n c m u N N O Q \ �8 if O ITI n O II I/ O O in it n��y n1 ii o j O 11 m� v II II y O O ;r o '- (C m n N ii Z YI �-11 Of I S A M 14 �OO� 9p02� I -X C/) GI Co f -p I I I ram• ...�• •.�.. .-" ii 400�v I �7=(n i!' � Cl) D Cf m Mw nM I m< M Ij1 Q I �L7 Im m r • rye s " m U I Iif I m ylfl .. 1 �,• M :1� � •:�♦�. � � 11 w.`�Ir��-dam 6+s�ey��gq I /N�^ b li I.1 m .. r. II IfCD pp II® -r•I O 1 C9 D n i i m ii 9 nNix� N zn iim c Z m u ANr y u --11 m m m I II ...I 0,;oM 11 y rn Z c / G� P.U.E. - �� 5'W P.U.E. / PARCEL Z 69.8 ' / B DARY ° ° LOADING '.. :,"�.::i�.• o •Fr; DOCKL r m ,' SHELTER SITE PLAN 5 AREA: AMES IOWA METRONET >y� 8g 1 PROJECT:SHELTER CONST.AMESIA.00989.CB m p v o LOCATION:901 N 4TH ST.PARCEL ID 09-03-483-045 m "^"'�•"'�" �„�,u�,Nm�s i AMES,IOWA 50010 17 Attachment B: Site Plan (Zoomed Out) 00 " �' �o / b Z Dm a g vOn—I aa D4 Dwic OM�OCK zq > mO Cqrzjmmc rnon :g m2pO m m8Wo Nm _", 1 n>Z. m / / / &MZpm?Zmp> / UI / o / b° z D z m ON zciM x=vm / n T / j t O A.. DOp=C mDOm D O _� / / D O Ocmj Dm�fi�M� / 1 M O MOO ZWyCMomi0 G)i M pm o vmi NZ MZZpo2 mO / b b / - y_ Oy 0 O m ,�j Oar Oz THU Cg= / 1 m oo P RE DCOp yr�� fin'# �o <O�z = z- m Om OT O O j n a m� OZ 0 O m 8 M O / / 1/m / n)/ S / J m y hp 3p�Y m gad' a P.U.E. u.E, _4.0.3 mod.°.a_d.O.3 iJ° O .} .]5M E o �� b $. y yP_ i Cm a aA g. —4 O3—t03 Wad d b° tl d o>d 0 !in ti m cFF O d �`adsg d �. �%!� •:OOGt o �? i v m V m SHELTER SITE PLAN SI AREA AMES IOWA M E T R O N E T_ - $ PROJECT:SHELTER CONST.AMESIA.00989.CB nuaiut„�' LOCATION:901 N 4TH ST.PARCEL ID 09-03-483-048 P AMES,IOWA 50010 18 Attachment C: Landscaping Plan PARCEL 76.94' J BOUND . . . . . . . . . . . . . . . . . . . . . .0 o c2 . . . ;0 m A? 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Tc-0 T=-,;' C: �;u m 0 m P'-do m m 9 m N F,c m 0 m 0>- m 0 m>, mom -j — m,�g mom !� m z m ,zm,O ;pzw 9 22,z 22 Z Z 22 0 z >E:L. 9 r�w C NWC N Z C: z0z m 0,� 0 M M m m M m w m m M m W;, z, 0 0 0> a> 0>0 22 m 0 0m om m map m� DT z z M 0 p 0 LANDSCAPING PLAN A AMESIOWA METROMET PROJECT:SHELTER CONST.AMESIX00989CB LOCATION 901 N 4TH ST.PARCEL ID 09-0&4&1-D45 AMES 19 Attachment D: Proposed Tower 11'-0"CAR8000ARD mq 18 MILS DRY MIN ` I y z Dl $_� - BASE SECTION LENGTH 47'-W�3H6"A87165KS ,aTr =� TOP SECTION LENGTH 35'-0" 3/16"A871 65K51 62 60 25' 70.00 I F �80 _ m - Z In m a '�rr.., % v D 1 3 O 9 w / Y :O �mpmx m� ru p DMu o �n 7$ 1 D Z c _ Pv y m1 7 3 O� / �I rn D �p 00 Z A I�r/ I, Z r I r > `oozzD z �> ���//// f� s m I^y m O� --i c_ yr V DyEy ➢ yZ .M D y N _ ?z O D z m r D Z D a m m v �➢ 0 O wi➢m IN➢m AO O m S f`n➢Zx Z 'm Om 2N W U m z Dr a `A M fA z N CC C W PCT I T 0=o r D ron1-n m 03 I'll I� I-F M Dz Fili11-1IF1-71FIF IFIF IF F1111-� y Ia H IF O IH FI_E m r N G 00 I~FI II LI-_ MNr m m O l o - D—O fi �oo m Q T*1 o v O `o z C) Mit _ -' - / \ TT z'C �9 p LT I HII-I I I IC _I I_I i; z z m y O�n Z 3 � l _ C C C11J- m -1 _ ui0yx Zn ITI 1 1 I, Z --+--- y-iDc CH., b f*I JJI-I- II 1- L / FO m`'mmD y Z I�RI=11_RI yTRTC=- -IV �/ z y OA➢O-z 3 x b Z -i�yglH��IgH�II IFI IHI W qm y`ylCn-.z mz T Z, �IL7y1 C-i,l�I-ICI--I-I- I Om C2my mti O '� n 10 �yRl IHI Iy�I I�IT'I�I� �zW c�AO X-1 Zi z z O f`T --1il�Ili�I�iC�'Il�lr D m 3 fnz i D F �T 0_: Oni m0 w T .,p r N m Rl�c O n IZ r z� m DO O Oy90 npm z-I m z Oyx Z Oxm 55N �OO ymm v �y � vAc �m3 ��y x-a ncz On , monop AM i y Oyy O� �' a 2=tf1 mZ� zOA 'UZ ro' -1-0@ c o mn m O �m�i z O OD I oom m m v x $ D cv o �D zm 03 80FT H2 WEATHERING STEEL POLE 1 AREA: AMES IOWA M E T R O N E T ` 1 PROJECT:SHELTER CONST.AMESIA.00989.CB - �ww T E C H N O L O G I E S Ali LOCATION:901 N 4TH ST.PARCEL ID 09-03-483-045 - AMES,IOWA 50010 20 Attachment E: Pro posed Fence r q • § # )� | t ■ §_. . \ \ \§ ^ ! § § ) k \ \§ | < , , | CLOSE SLAT WOODANCE _a,A NETRONET - ( | /© L�c SHELTER S \2 _ � . - - ; � �_»AME10_, ___® 21 Attachment F: Elevation A n F-- F7 mm oo Dz C y mm53mr°� D ScDimzamzm p0°<r2D T ym�NOp� /\ 2 Zl�IIT 2m 0 DNA M w`f OD=rz�mLD v�mOm zLD m>00�o z D 5 0.. O�� D i � m �m z� e r� z2 rm k O > 41 60" S€ r-o'[An'] i 3'-0`[135,_ T^ SHELTER ELEVATION A AREA: AMES IOWA -- M E T R(V N E T a° PROJECT:AMES NETWORK SHELTER _ °`. TECHNOLOGIES LOCATION:901 AMESI STREET AME31 nrwvw�w.me 0WA 50070 22 Attachment F: Elevation C m rn m < D D 10'-1-[1211 7' rn v _ iR m J� D Q v O Z O � � J 0 i SHELTER ELEVATION C AREa METRUNET !�0 PROJECT: TEC HAG XC5GIE5 LOCATION:- 23 Attachment F: Elevations B & D m 7" F— 8' 9,_0,[108' 6. < a D O � iillllll�lillllll � v m r \ o. O m � Illllllllli � IIIIIIIII � g IIIII�I IIIIIII�I o Clint �N �ao oz �— MRS�a n s m r o_ mi z�> gg o Z ?<S�+v z 5-0• o �argc oTSF�o 4 m r-r .9F w.c z� �4o SHELTER ELEVATION B&D JAREA: _ MET RUN ET s s` PROJECT: �.`..T E C H N O L O G 1 E 5 —aiFs LOCATION:- EvwvuF..,,.nu 24 Attachment F: Floor Plan „p: �4 Ap- !; ; !, (§E!§§ § !;,|{§;§�§ , , A; g , / w ;2 |) ,§ \ \/ 7 / /■/ , |!| � E|! . \\k MT \�\ 7 ) \ SHELTER FLOOR PLAN METR@N■T . . © � } cTE0HN0 2.e 25 Attachment G: Photos of Existing Site o � z0 t ?z v C Cn 0 7' K ID I o n 0 O C 0 0 O 0 - I __ iv o D ZD 1 I Is S A % N p O S ifl O Z Z O O ? S ul B � _I p SITE PHOTOGRAPHS AREA: AMES IOWA M E T R O N E T s s PROJECT:SHELTER CONST.AMESIA.00989.CB LOCATION:901 N 4TH ST.PARCEL ID 09-03-4113-045 AMES,IOWA 50010 26