Loading...
HomeMy WebLinkAbout2017 Development Order 10148150.ZN102.170718.3705338COL04136 LTE 2C NOTICE OF APPROVAL For Wireless Telecommunications Services Facilities and Equipment for the property at 75 Prospector Road, legally described as Aspen Highlands Condominiums Phase I City of Aspen, Colorado Parcel ID Numbers: 273514213802 APPLICANT: AT&T, represented by Laura Castro for Black & Veatch 5 Peters Canyon Rd, Ste 300 hvine, CA 92821 SUBJECT & SITE OF AMENDMENT: Aspen Highlands Condominiums, Phase 1 Common Area 75 Prospector Road, Aspen CO 81611 SUMMARY: The applicant is proposing to replace three existing four -foot panel antennas with three new four -foot panel antennas equipped with remote radio heads. REQUESTED REVIEW: • Wireless telecommunication services facilities and equipment per Section 26.575.130 related to a request for the replacement of equipment on the roof of the Aspen Highlands Condominiums, Phase 1. The Community Development Director may approve, approve with conditions, or deny this request based on the criteria found in Exhibit B to this memo. STAFF EVALUATION: Pursuant to Section 26.575.130, Wireless telecommunications services facilities and equipment must comply with a list of general provisions and review standards. These requirements seek to ensure the placement of facilities are discreet as possible and compatible with surrounding development. The three panel antennas with attached radio heads are proposed to replace three existing panel antennas on the rooftop cupola of the Aspen Highlands Condominiums Phase 1 building. The panel antennas measure four feet in size and will be mounted vertically to the cupola. Generally, panel antennas may not exceed five (5) feet above the highest portion of a roof; however, the code allows the Community Development Director to approve a taller antenna height if it is determined that the equipment is suitably camouflaged. In this instance, the antennas will replace existing equipment attached to an existing rooftop cupola, and are nearly flush at their mounting point. This placement, combined with painting the antenna to match the structure, will significantly reduce visual impact. All support and/or switching devices shall be stored interior to the building at 97 Prospector Rd. No lighting of signage (other than the required telephone contact numbers) is proposed through this plan. For Staff s response to the review criteria see Exhibit B. The applicant has submitted a structural opinion letter from structural engineer Shawn D. Cook of Accelerated Tower Engineering (Exhibit Q. Per his analysis of the existing equipment, the existing structure is sufficient to support the proposed equipment. DECISION: The Community Development Director finds the application for Wireless Telecommunications Facilities and Equipment, as noted above, to be consistent with the review criteria (Exhibit B) and thereby, APPROVES the request. APPROVED BY: ef JsJ sica Gay o , Com munity yDevelopment Director Attachments: Exhibit A: Equipment Locations (recorded) Exhibit B: Staff Findings (in file) Exhibit C: Application (in file) hell ?,0 Did Date `1 Exhibit B Staff Findings 26.575.130.F Review standards. The following standards are designed to foster the City's safety and aesthetic interests without imposing unreasonable limitations on wireless telecommunication services facilities and equipment: 1. Setbacks. At a minimum; all wireless telecommunication services facilities and equipment shall comply with the minimum setback requirements of the underlying zone district; if the following requirements are more restrictive than those of the underlying zone district, the more restrictive standard shall apply. a) All facilities shall be located at least fifty (50) feet from any property lines, except when roof -mounted (above the eave line of a building). Flat -roof mounted facilities visible from ground level within one -hundred (100) feet of said property shall be concealed to the extent possible within a compatible architectural element, such as a chimney or ventilation pipe or behind architectural skirting of the type generally used to conceal HVAC equipment. Pitched -roof -mounted facilities shall always be concealed within a compatible architectural element, such as chimneys or ventilation pipes. Staff Response: The proposed equipment will replace the existing wireless telecommunications equipment at the building's rooftop. The new antennas will beflush mounted on existing cupolas and will also be painted to match the structure. Staff finds this criterion to be met. b) Monopole towers shall be set back from any residentially zoned properties a distance of at least three (3) times the monopole's height (i.e., a sixty (60) foot setback would be required for a twenty (20) foot monopole) and the setback from any public road, as measured from the right-of-way line, shall be at least equal to the height of the monopole. Staff Response: The applicant is not proposing any monopole towers with this request Stafffinds this criterion to be not -applicable. c) No wireless communication facility maybe established within one -hundred (100) feet of any existing, .legally established wireless communication facility except when located on the same building or structure. Staff Response: The wireless telecommunication equipment is proposed to replace equipment already found on the building's roof. Staff finds this criterion to be met. d) No portion of any antenna array shall extend beyond the property lines or into any front yard area. Guy wires shall not be anchored within any front yard area, but may be attached to the building. Staff Response: No portion of any antenna array is proposed to extend beyond the property lines or into the front yard of the subject parcel. Staff finds this criterion to be met. 2. Height. The following restrictions shall apply: a) Wireless telecommunication services facilities and/or equipment not attached to a building shall not exceed thirty-five (35) feet in height or the maximum permissible height of the given Zone District, whichever is more restrictive. Staff Response: All proposed wireless equipment will be attached to existing cupolas on the building. Stafffinds this criterion to be met. b) Whenever a wireless telecommunication services antenna is attached to a building roof, the antenna and support system for panel antennas shall not exceed five (5) feet above the highest portion of that roof, including parapet walls and the antenna and support system for whip antennas shall not exceed ten (10) feet above the highest portion of that roof, including parapet walls. Staff Response: The proposed antennas will be attached to existing cupolas rather than directly to the building's roof. Stafffinds this criterion to be not -applicable. c) The Community Development Director may approve a taller antenna height than stipulated in b. above if it is his or her determination that it is suitably camouflaged, in which case an administrative approval may be granted. Staff Response: The proposed antennas will replace existing antennas, in the same location. As previously mentioned, the antennas are not attached to the roof, but rather to existing cupolas. They will be flush -mounted to the extent possible, and painted to match the structure to which they are attached Staff feels the antennas will be suitably camouflaged, and finds this criterion to be met. d) If the Community Development Director determines that an antenna taller than stipulated in b. above cannot be suitably camouflaged, then the additional height of the antenna shall be reviewed pursuant to the process and standards (in addition to the standards of this Section) of Chapter 26.430 (Special review). Staff Response: Staff feels that the antennas will be suitably camouflaged in the proposed location. Stafffinds this criterion to be not -applicable. e) Support and/or switching equipment shall be located inside the building, unless it can be fully screened from view as provided in the "Screening" standards (26.475.130 and 26.575.130.F.5) below. StaffResponse: All support equipment is proposed to be installed in a leased space inside of the building. Stafffinds this criterion to be met. 3. Architectural. compatibility. Whether manned or unmanned, wireless telecommunication services 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. In addition: a) If such facility is accessory to an existing use, the facility shall be constructed out of materials that are equal to or of better quality than the materials of the principal use. Staff Response: The proposal involves replacing equipment with new equipment that is attached to the existing structure. The equipment is minimal, and does not require a tower or housing facility. Stafffinds this criterion to be not -applicable. b) Wireless telecommunication services equipment shall be of the same color as the building or structure to which or on which such equipment is mounted or as required by the appropriate decision -making authority (Community Development Director, Historic Preservation Commission, Planning and Zoning Commission or City Council, as applicable). Staff Response: The applicant has indicated the intent to paint the equipment the same color as the structure to which they will be attached. Stafffinds this criterion to be met. c) Whenever wireless telecommunication services equipment is mounted to the wall of a building or structure, the equipment shall be mounted in a configuration designed to blend with and be architecturally integrated into a building or other concealing structure, be as flush to the wall as technically possible and shall not project above the wall on which it is mounted. Staff Response: The panel antennas are proposed to be mounted to nearly flush to an existing chimney. Stafffinds this criterion to be met. d) Monopole support buildings, which house cellular switching devices and/or other equipment related to the use, operation or maintenance of the subject monopole, must be designed to match the architecture of adjacent buildings. If no recent and/or reasonable architectural theme is present, the Community Development Director may require a particular design that is deemed to be suitable to the subject location. Staff Response: There are no monopole support buildings associated with this proposal. Stafffinds this criterion to be not -applicable. e) All utilities associated with wireless communication facilities or equipment shall be underground (also see "Screening" below). Staff Response: Utility lines will be underground and tied to existing services. Staff finds this criterion to be not applicable. 4. Compatibility with the natural environment. Wireless telecommunication services facilities and equipment shall be compatible with the surrounding natural environment considering land forms, topography and other natural features and shall not dominate the landscape or present a dominant silhouette on a ridge line. In addition: a) If a location at or near a mountain ridge line is selected, the applicant shall provide computerized, three-dimensional, visual simulations of the facility or equipment and other appropriate graphics to demonstrate the visual impact on the view of the affected ridges or ridge lines; an 8040 Greenline Review, pursuant to the provisions of Section 26.435.030, may also be required. Staff Response: The proposed antennas are located on a building that is adjacent to the Highlands ski area. However, given the scope of the project, with the antennas and radio heads to be mounted onto existing cupolas (and replacing existing panel antennas), Staff waives the requirement for a computerized, three-dimensional representation of the antenna. Stafffinds this criterion to be not -applicable. b) Site disturbances shall be minimized and existing vegetation shall be preserved or improved to the extent possible, unless it can be demonstrated that such disturbance to vegetation and topography results in less visual impact to the surrounding area. Staff Response: The proposed equipment will be located inside of the building and on existing cupolas extending from the roof. Staff expects there will be no site disturbance associated with the installation of the proposed wireless equipment. Staff finds this criterion to be not applicable. c) Surrounding view planes shall be preserved to the extent possible. Staff Response: There are no codified view planes affected by the proposed wireless equipment. The proposed exterior equipment is minimal and will be painted to be camouflaged to the extentpossible. Staff anticipates the proposed wireless antennas will have a nominal impact on views. Stafffinds this criterion to be met. d) All wireless telecommunication services facilities and equipment shall comply with the Federal Communication Commission's regulations concerning maximum radio frequency and electromagnetic frequency emissions. Staff Response: The applicant is required to maintain compliance with this requirement at all times. Stafffinds this criterion to be conditionally met. 5. Screening. Roof -and -ground -mounted wireless telecommunication services facilities and equipment, including accessory equipment, shall be screened from adjacent and nearby public rights -of -way and public or private properties by paint color selection, parapet walls, screen walls, fencing, landscaping and/or berming in a manner compatible with the building's and/or surrounding environment's design, color, materials, texture, land forms and/or topography, as appropriate or applicable. In addition: a) Whenever possible, if monopoles are necessary for the support of antennas, they shall be located near existing utility poles, trees or other similar objects; consist of colors and materials that best blend with their background; and, have no individual antennas or climbing spikes on the pole other than those approved by the appropriate decision - making authority (Community Development Director, Historic Preservation _ Commission, Planning and Zoning Commission or City Council, as applicable). Staff Response: There are no monopole antennas associated with this request. Staff finds this criterion to be not -applicable. b) For ground -mounted facilities, landscaping maybe required to achieve a total screening effect at the base of such facilities or equipment in order to screen the mechanical characteristics; a heavy emphasis on coniferous plants for year-round screening may, be required. Landscaping shall be of a type and variety capable of growing within one (1) year to a landscape screen which satisfactorily obscures the visibility of the facility. Staff Response: There are no ground -mounted facilities associated with this request. Stafffinds this criterion to be not -applicable. c) Unless otherwise expressly approved, all cables for a facility shall be fully concealed from view underground or inside of the screening or monopole structure supporting the antennas; any cables that cannot be buried or otherwise hidden from view shall be painted to match the color of the building or other existing structure. Staff Response: There are no ground -mounted facilities associated with this request. Staff finds this criterion to be not -applicable. d) Chain link fencing shall be unacceptable to screen facilities, support structures or accessory and related equipment (including HVAC or mechanical equipment present on support buildings); fencing material, if used, shall be six (6) feet in height or less and shall consist of wood, masonry, stucco, stone or other acceptable materials that are opaque. Staff Response: The applicant is not proposing any chain link fencing, or any other type of fencing, with this request. Stafffinds this criterion to be not -applicable. e) Notwithstanding the foregoing, the facility shall comply with all additional measures deemed necessary to mitigate the visual impact of the facility. Also, in lieu of these screening standards, the Community Development Director may allow use of an alternate detailed plan and specifications for landscape and screening, including plantings, fences, walls, sign and structural applications, manufactured devices and other features designed to screen, camouflage and buffer antennas; poles and accessory uses. For example, the antenna and supporting structure or monopole may be of such design and treated with an architectural material so that it is camouflaged to resemble a tree with a single trunk and branches on its upper part. The plan should accomplish the same degree of screening achieved by meeting the standards outlined above. 6. Lighting and signage. In addition to other applicable sections of the code regulating signage or outdoor lighting, the following standards shall apply to wireless telecommunication services facilities and equipment: a) The light source for security lighting shall feature down -directional, sharp cut-off luminaries to direct, control, screen or shade in such a manner as to ensure that there is no spillage of illumination off -site. Staff Response: There is no lighting associated with this request. Staff finds this criterion to be not -applicable. b) Light fixtures, whether free standing or tower -mounted, shall not exceed twelve (12) feet in height as measured from finished grade. Staff Response: There is no lighting associated with this request. Staff finds this criterion to be -not -applicable. c) The display of any sign or advertising device other than public safety warnings, certifications or other required seals on any wireless communication device or structure is prohibited. Staff Response: There will be no signage associated with this request. Staff finds this criterion to be met. The telephone numbers to contact in an emergency shall be posted on each facility in conformance with the provisions of Chapter 26.510, Signs, of this Title. Staff Response: The applicant shall post emergency telephone contact numbers on the equipment in accordance with this criterion. Stafffinds this criterion to be conditionally met. Access ways. In addition to ingress and egress requirements of the Building Code, access to and from wireless telecommunication services facilities and equipment shall be regulated as follows: a) No wireless communication device or facility shall be located in a required parking, maneuvering or vehicle/pedestrian circulation area such that it interferes with or in any way impairs, the intent or functionality of the original design. Staff Response: No portion of the proposed wireless telecommunications equipment is shall be located in a parking or pedestrian way. Staff finds this criterion to be met. b) The facility must be secured from access by the general public but access for emergency services must be ensured. Access roads must be capable of supporting all potential emergency response vehicles and equipment. Staff Response: The bulk of the equipment will be contained within the attic of the building. The applicant shall ensure that this equipment is accessible to emergency services, as well as the antennas that are proposed to be located on the chimneys. Staff finds this criterion to be conditionally met. c) The proposed easements or ingress and egress and for electrical and telephone shall be recorded at the County Clerk and Recorder's Office prior to the issuance of building permits. Staff Response: There are no new electrical or telephone easements associated with this request. Stafffands this criterion to be met.