HomeMy WebLinkAbout3 ITEM #: 2
DATE: 06-14-23
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
DATE PREPARED: June 14, 2023
CASE FILE NO.: SUP-001738
REQUEST: Amendment to an existing Special Use Permit to remove the upper portion
of the stealth tower and replace with larger diameter stealth canisters
including new antenna and equipment on the existing cellular tower located
at 1801 Ridgewood Avenue.
PROPERTY
OWNER: Ames Community School District
APPLICANT: KGI Wireless on behalf of Verizon Wireless
CONTACT: Barry Humphrey
LOCATION: 1801 Ridgewood Avenue (Ames High School)
ZONING: "S-GA" Government/Airport District
BACKGROUND AND PROJECT DESCRIPTION:
The applicant, KGI Wireless, is requesting approval of a Special Use Permit to install mounted
antennas and larger stealth canisters on an existing "stealth" monopole at 1801 Ridgewood
Avenue, to the west of Ames High School (See Attachment A, Location Map). The height of the
existing tower will remain the same.
Stealth monopole cellular towers are a standard request and are designed to minimize the visual
impact by creating a more streamlined and proportional appearance than standard exterior
mounted antennae arrays. A Special Use Permit for the construction of the existing tower was
approved by the Zoning Board of Adjustment in January 2005 and included approval of a 110-
foot stealth monopole with interior mounted cellular antennas to the west of the (now demolished)
Ames High School, accessible off of 201" Street. The pole has four stealth canisters containing
cellular phone antennas.
The monopole and existing ground equipment by are located in a walled area measuring
approximately 48 feet by 68 feet. The existing monopole is located in accordance with required
setbacks of the zoning code.
Any change to the design that would modify the stealth elements originally approved, requires an
amendment to the Special Use Permit. Verizon is proposing to remove the top 10 feet of antenna
canister and replace it. The existing canister is 34 inches in diameter and the proposed canister
is 37 inches. The height will remain at 110 feet. KGI Wireless has submitted a structural analysis
signed by an Iowa-certified engineer indicating the base will support the new equipment and that
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the pole will be structurally sound after the change. Pedestrian safety from ice or other falling
debris should not be an issue, as the tower meets the setbacks standards of the code and the
proposed antennas are interior mounted.
An existing, solid wood fence surrounds the base of the tower on all sides. The tower and
enclosure are at the back of the high school parking lot, to the west of the new school and also to
the old, now demolished building. No change to the existing fencing is proposed, and all new
equipment will be located within the existing enclosure.
A photograph submitted by the applicant shows the fence in need of repair. The original approval
in 2005 required the fence to be 8 feet tall.
The original approval also required six, 6-foot-tall white pine trees along the east of the enclosure.
Historic aerials show these pines in place in 2008 and gone in 2009.
The enclosure is over 220 feet to the property line to the north. The nearest houses, on Prairie
View East, are over 360 feet away. The end of 20'h Street is roughly 450 feet away.
The Zoning Board of Adjustment must determine if the previously approved monopole
would continue to meet the Special Use Permit criteria with the proposed external changes
that create a large diameter sheath for the antennas.
PUBLIC NOTICING:
Notification was made to all owners of property within 200 feet. A notice of public hearing was
placed on the property and published in the newspaper.
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. [The standards are listed in
this report below.]
(12) Changes. There shall be no change in the exterior appearance of a cell site, including any
change in the profile of the tower, that is a departure from what was shown or represented
in the approved Special Use Permit except as allowed by this ordinance.
In addition, Section 29.1503(4)(a),(c), and (e) of the Zoning Ordinance states the following:
(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 (c) 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.
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(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... [The standards are listed in this report below.]
(c) Commercial Standards. The Zoning Board of Adjustment shall review each application
for the purpose of determining that each proposed use in a commercial zone meets
the following standards... [The standards are listed in this report below.]
(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.
FINDINGS OF FACT & CONCLUSIONS:
Based upon the submitted information and site plan provided in the application, the following
findings of fact and conclusions may be made regarding the standards of approval.
Sec. 29.1307(8) 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: No change to the height is proposed.
Conclusions: Therefore, it can be concluded that the 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 existing tower location meets the required setback which is 50% of
the height of the tower (55 feet). The tower is situated on the parcel approximately 220
feet from the nearest property line, along vacant right-of-way for 201" Street. The tower is
1,100 feet from Ridgewood Avenue. The nearest homes, which front on Prairie View East,
are over 360 feet away. The nearest building on the Northcrest property is approximately
475 feet away.
Conclusions: Therefore, it can be concluded that the 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.
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Findings of Fact: An analysis has verified the structural integrity of the tower and
foundation and their ability to support the proposed equipment.
The changes to the tower do not include adding any external antennas, so ice and falling
debris would not be an issue. The tower structure is a featureless pole with no provision
to climb. Anti-climbing devices are not applicable, as there is no way to climb the tower.
The equipment compound is fenced and locked to deter unauthorized access to the tower.
Conclusions: Therefore, it can be concluded that the 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: The facility has an existing wood fence surrounding the base of the pole
on all sides. The enclosure is not visible from Ridgewood Avenue because it sits behind
Ames High School. The tower enclosure has trees to the north,west, and south. It is visible
from the High School football field. The tower enclosure can be seen from the end of 20'"
Street. No additional landscaping is triggered by the proposed changes at the top of the
pole.
Conclusions: Therefore, it can be concluded that the 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.
(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.
Findings of Fact: The new canisters will be painted to match the pole. The diameter of
the top cannister will increase by 3 inches which will result in a moderate bulge in the
overall design compared to the current more uniform design profile. The cannister
design does not include any perforations that detract from the coloring of the cannister.
Conclusions: The change in proportion of the top canister is a reasonable expectation
of the slim profile originally intended with the Special Use Permit approval. Staff
recommends stipulations regarding the coloring and fitting of the system to ensure the
desired slim and streamlined appearance is accomplished for the tower design.
Therefore, it can be concluded that the 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 existing equipment area is surrounded by a wood fence. The
fence encloses, screens, and secures the equipment and the base of the existing
monopole.
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The original, approved site plan from 2005 included landscaping. The plan called for
six, 6-foot-tall white pines on the east side of the enclosure. Historic aerials show these
pines in 2008 but not in 2009. These pines need to be replanted and maintained.
The original plans from 2005 call for the fence to be 8-feet-tall. One of the pictures
submitted by the applicant shows that the fence has deteriorated and that several of
the planks are damaged and broken off at the ground. Due to the demolition of the old
Ames High School, staff could not get close to the enclosure to verify the height and
the condition of the fence. Staff recommends a condition that the fence be in good
repair and be 8-feet-tall. This requirement can accompany the required building permit.
Conclusions: With the condition that the six, 6-foot-tall pines trees be replanted,
and the fence be brought into good condition, it can be concluded that the use
meets Cell Site Standard (ii) for a Special Use Permit.
(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.
Findings of Fact: The existing facility adheres to all of the required concealment
standards with the use of a slick pole, equipment located behind stealth canisters, light
colored appearance, and a fence.
Conclusions: Therefore, it can be concluded that the use meets Cell Site Standard
(iii) for a Special Use Permit.
(iv)Conduit or cable must be concealed on towers with externally mounted
equipment.
Findings of Fact: The cable for the tower will be mounted internally and concealed.
Conclusions: Therefore, it can be concluded that the use meets 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: New antennas will be installed internally and concealed with stealth
canisters. The proposed antennas, however, are larger than what is existing,
necessitating the larger 37-inch cannisters.
Conclusions: Therefore, it can be concluded that the use meets Cell Site Standard
(v) for a Special Use Permit.
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(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 existing structure is less than 200 feet.
Conclusions: Therefore, it can be concluded that the use meets Cell Site Standard
(f).
(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.
Findings of Fact: There are no wireless towers within a quarter mile of this structure.
Conclusions: Therefore, it can be concluded that the 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 existing access to the tower is through a paved parking lot north of
the now demolished Ames High School. Plans for the current, new High School (approved
in 2019) show that the parking lot will be demolished then rebuilt and reconfigured. The
parking lot will include a paved drive that will give access to the tower site as well as to
current and future athletic facilities.
Conclusions: Therefore, it can be concluded that the use meets Cell Site Standard
(h).
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.
*The City of Ames has now adopted Ames Plan 2040 as its comprehensive plan, which
supersedes the old Land Use Policy Plan.
Findings of Fact: The exiting tower has an approved Special Use Permit and was found
to be in accordance with the general principles of the LUPP and the City at the time of
initial approval.
Conclusions: Therefore, it can be concluded that the use meets 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.
6
Findings of Fact: The proposed revisions to the tower will include a wider (37-inch
diameter) stealth canister to conceal the new antennas. The top 10 feet of the 110-foot-
tall tower will therefore be slightly wider than what is below it. The existing compound area
is surrounded by a wood fence. New equipment will be located within the existing
enclosure or in the interior of the stealth tower.
Conclusions: The profile of the concealment increases 3 inches in diameter, which a
moderate level of width increase compared to the base pole. The proposed coloring and
stipulation on attachments address maintaining a streamlined appearance for the pole
even if there are no transitions from the pole diameter to the cannister diameter.
The fence around the compound and the six, 6-foot-tall pine trees need repair and
replacement. If these are accomplished, it can be concluded that the use meets
General Standard (ii) for a Special Use Permit.
Not be hazardous or disturbing to existing or future uses in the same general
vicinity.
Findings of Fact: There are no hazardous materials kept on site and this is an unmanned
facility so there is minimal activity at this location. The monopole meets recognized
engineering standards and wind and ice loading criteria. This property will be maintained
on a regular basis. The operation of the equipment is licensed by the FCC to meet federal
regulations.
Conclusions: Therefore, it can be concluded that the use 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: The tower does not generate waste and no water or sewer service is
required. The site of the leased area is roughly 48 feet by 68 feet — a relatively small
amount of impervious area. This area will not change with the proposed modification and
drainage is unaffected by the improvements.
Conclusions: Therefore, it can be concluded that the 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 renovation of the tower. The proposed changes will improve
cellular coverage for the public.
Conclusions: Therefore, it can be concluded that the 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.
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Findings of Fact: There are no activities or materials within this leased area that pose any
public threat. This facility is a transmission tower and emits no noise, smoke, fumes, glare,
or odor. The operation of the equipment is licensed by the FCC to meet federal regulations.
This is an unmanned facility that will not generate any additional traffic in the area.
Conclusions: Therefore, it can be concluded that the 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: A cell tower is an allowable use in the Government /Airport District and
the existing tower was approved for a Special Use Permit by the Zoning Board of
Adjustment. The ground equipment is concealed by a fence and is setback from 201"
Street, the nearest street. Allowing modifications that maintain compatibility with the
surroundings is consistent with state and local cell site standards.
Conclusions: Therefore, it can be concluded that the use meets General Standard
(vii) for a Special Use Permit.
Special Use Permit — Residential Zone Standards.
Staff evaluated this site based on residential standards, as the areas to the north, which are
closest to the site, are zoned and used residentially.
(i) Not create excessively higher levels of traffic than the predominant pattern in the
area and not create additional traffic from the proposed use that would change the
street classification and such traffic shall not lower the level of service at area
intersections.
Findings of Fact: It is not anticipated that there will be frequent visits to the wireless tower.
The traffic to and from Ames High School will undoubtedly be greater than traffic to the
tower.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(i) for a Special Use Permit.
(ii) Not create a noticeably different travel pattern than the predominant pattern in the
area. Special attention must be shown to deliveries or service trips in a residential
zone that are different than the normal to and from work travel pattern in the
residential area.
Findings of Fact: It is not anticipated that there will be frequent visits to the wireless tower.
The traffic to and from Ames High School will undoubtedly be greater than traffic to the
tower.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(ii) for a Special Use Permit.
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Not generate truck trips by trucks over 26,000 pounds g.v.w (gross vehicular
weight) to and from site except for food delivery vehicles, waste collection vehicles
and moving vans.
Findings of Fact: A heavy truck will likely be required for the removal of the old antennas
and the installation of the new ones. Afterwards, such visits to the site by heavy trucks are
expected to be infrequent.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(iii) for a Special Use Permit.
(iv) Not have noticeably different and disruptive hours of operation.
Findings of Fact: It is not anticipated that there will be frequent visits to the wireless tower.
Such visits will likely occur during daylight. The traffic to and from Ames High School will
undoubtedly be greater than traffic to the tower.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(iv) for a Special Use Permit.
(v) Be sufficiently desirable for the entire community that the loss of residential land is
justifiable in relation to the benefit.
Findings of Fact: The new antenna will facilitate improved service for Verizon customers.
No residential land is being removed: The site occupies a small piece of the large tract of
land where Ames High School is location.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(v) for a Special Use Permit.
(vi) Be compatible in terms of structure placement, height, orientation, or scale with the
predominate building pattern in the area.
Findings of Fact: While the existing tower is very tall, 110 feet, the proposed modifications
will not increase the height. The structure is set back over 220 feet, more than the required
55 feet (50% of the height of the tower). While not generally considered attractive, cell
towers are a modern necessity and the cost in any aesthetic detraction is generally
considered worthwhile for the gain in mobile phone service.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(vi) for a Special Use Permit.
(vii) Be located on the lot with a greater setback or with landscape buffering to minimize
the impact of the use on adjacent property.
Findings of Fact: There are trees to the northwest of the tower that shield it from view of
Prairie View East. It is possible that the tower can be seen from some of the backyards of
properties on the south side of Prairie View East but trees would block all but the top of
the tower.
9
The tower can be seen from 20th Street and probably from the residences at the south end
of Northcrest (on the north side of 20th Street). Vegetation on 20th Street, however, shields
much of the view and the visual impact is minimized.
The original approval in 2005 required six, 6-foot-tall white pine trees on the east side of
the enclosure. In reviewing old aerials, these trees were in place in 2008 and gone in
2009.
Conclusions: With the condition that the pine trees are replaced, it can be concluded
that the use meets Residential Standard (vii) for a Special Use Permit.
(viii) Be consistent with all other applicable standards in the zone.
Findings of Fact: The S-GA zoning district is designed for government property (City,
School District, and Iowa State University). There are not setbacks or design standards.
The tower complies with the base zoning district.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(viii) for a Special Use Permit.
ALTERNATIVES:
1. The Zoning Board of Adjustment may approve the Amended Special Use Permit for a Cell
Tower with Antennas to allow for replacement by 10 feet of an existing 34-inch stealth canister
with a new 37-inch stealth canister and the addition of new interior mounted antennas and
associated equipment, located at 1801 Ridgewood Avenue based on the findings of fact and
conclusions stated herein, as detailed on the submitted Site Plan and Elevations and the
stipulations below:
a.) The final color of the pole and cannisters shall match. This may require repainting the
pole to match the cannisters. The fittings and straps of the cannisters shall also be
aligned and secured to ensure a consistent aesthetic and appearance. The pole and
cannisters shall be maintained in an ongoing manner with a consistent color and fit.
b.) The six, 6-foot-tall pine trees shall be replanted along the east side of the enclosure.
c.) The fence shall be brought into good repair. The fence should be 8-feet-tall, per the
original approval.
2. The Zoning Board of Adjustment may approve the Amended Special Use Permit for a Cell
Tower with Antennas to allow for replacement by 10 feet of an existing 34-inch stealth canister
with a new 37-inch stealth canister and the addition of new interior mounted antennas and
associated equipment, located at 1801 Ridgewood Avenue based on the findings of fact and
conclusions stated herein, as detailed on the submitted Site Plan and Elevations.
3. The Zoning Board of Adjustment may deny the Amended Special Use Permit for Cell Site with
Antenna at 1801 Ridgewood Avenue if the Board finds and concludes that the proposed
amendment to the Special Use Permit is not consistent with adopted policies and regulations,
or that the amendment will impose impacts that cannot be reasonably mitigated.
4. The Zoning Board of Adjustment may continue this request to a future meeting of the ZBA to
allow the applicant to provide additional information.
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RECOMMENDED ACTION:
Staff concludes that the proposed Amended Special Use Permit for a Cell Tower with Antennas
to allow replacement of 10 feet of an existing 34-inch stealth canisters with a new 37-inch stealth
canister and the addition of new interior mounted antennas and associated equipment, located at
1801 Ridgewood Avenue, is consistent with the requirements for a Special Use Permit for a Cell
Tower with Antennas and with the general and specific commercial standards required for
granting a Special Use Permit. Staff recommends the approval include the stipulation on the
appearance of the tower to ensure that the result looks as it is presented. The cellular tower use
will operate in manner that is compatible with the surrounding uses and not cause a nuisance to
adjacent neighbors.
Therefore, based upon the Findings of Fact and Conclusions above, it is the
recommendation of the Department of Planning and Housing that the Zoning Board of
Adjustment act in accordance with Alternative#1.
11
Attachment A
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Attachment B
Proposed Elevation
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Attachment B
Close Up of Canister
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