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HomeMy WebLinkAboutPEC120028 Crown Castle packet 081312 To: Planning and Environmental Commission From: Community Development Department Date: August 13, 2012 Subject: A request for the review of a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to allow for public utility and public service uses (equipment room for communications equipment), located at 1289 Elkhorn Drive/ Unplatted, and setting forth details in regard thereto. (PEC110032) Applicant: Town of Vail, represented by Crown Castle Planner: Rachel Dimond I. SUMMARY The applicant, Town of Vail, represented by Crown Castle, are requesting a conditional use permit for a “public utility and public service use” to facilitate the construction of two attached equipment rooms for communications equipment, located at the Public Works Facility at 1289 Elkhorn Drive/ Unplatted. The application includes: • Construction of two 230 square foot one-story structures, one to be built in 2012, and the second to be built as needed within the next five years • Location of new structures will be west of existing storage building, approximately seven feet from the southern property line, on top of a paved area used for sand storage, with no decrease in landscaping • The new structures will be 11 feet tall and will increase site coverage by 460 square feet • Installation of two mono-pole faux trees, which are considered communications equipment and are not subject to PEC review, only DRB review Staff recommends the Planning and Environmental Commission approve, with conditions, the conditional use permit, subject to the findings and criteria outlined in Section VII of this memorandum. For reference, the attachments include a vicinity map (Attachment A), architectural plans (Attachment B) and photo simulations (Attachment C). Town of Vail Page 2 II. BACKGROUND The Town of Vail Public Works and Transportation Department currently operates from several sites within the Town, with most facilities located at the Public Work facility at 1289 Elkhorn Dr. The Public Works facility has been serving the Town of Vail since its construction in 1979. In 1994, the Town approved an expansion of the administration offices through the approval of a conditional use permit. In 1997, the Town approved the construction of 24 employee housing units to be located on site. The employee housing, known as Buzzard Park, includes 21 studio apartments and 3 one-bedroom units. The employee housing units were approved through the approval of a conditional use permit. In 2002, the Town approved an addition to the Town Shops through a conditional use permit. In 1994, the Town Council approved a master plan for the Town of Vail Public Works Facility. The primary purposes of the Master Plan were to provide an analysis of needed space, to determine the current and future needs of the department, and to develop a master plan to meet the identified needs for the next 10 to 20 years. In early 2012, the Vail Town Council engaged Crown Castle in a lease of town property at the Public Works facility in order to install communications equipment for improved cellular service in the Town of Vail. Crown Castle will also improve the Town’s wi-fi system over the next year. III. ZONING ANALYSIS Zoning: General Use District Land Use Plan Designation: Public/ Semi-Public Current Land Use: Public Buildings and Grounds/ Employee Housing Units Development Standard Allowed/Required Existing Proposed Lot Area: As determined by PEC 740,520 sq ft No change Setbacks: Front: Side (east): Side (east): Rear: As determined by PEC 3.5 feet 138 feet 500 feet 65 feet No change No change No change No change Site Coverage: As determined by PEC 60,981 sq ft (8.2%) 61,441 sq ft (8.3%) +460 sq ft Town of Vail Page 3 Height: As determined by PEC 35 feet (Buzzard Park) New structures 11 feet IV. SURROUNDING LAND USES Land Use Land Use Designation Zoning North: Forest Service N/A Not in TOV (Forest Service) South: I-70 Not Designated None East: Forest Service N/A Not in TOV (Forest Service) West: Open Space Open Space Agriculture and Open Space District V. APPLICABLE PLANNING DOCUMENTS Title 12 Zoning Regulations 12-9C: General Use District 12-9C-1: PURPOSE: The general use district is intended to provide sites for public and quasi-public uses which, because of their special characteristics, cannot be appropriately regulated by the development standards prescribed for other zoning districts, and for which development standards especially prescribed for each particular development proposal or project are necessary to achieve the purposes prescribed in section 12-1-2 of this title and to provide for the public welfare. The general use district is intended to ensure that public buildings and grounds and certain types of quasi-public uses permitted in the district are appropriately located and designed to meet the needs of residents and visitors to Vail, to harmonize with surrounding uses, and, in the case of buildings and other structures, to ensure adequate light, air, open spaces, and other amenities appropriate to the permitted types of uses. 12-9C-5: DEVELOPMENT STANDARDS: A. Prescribed By Planning And Environmental Commission: In the general use district, development standards in each of the following categories shall be as prescribed by the planning and environmental commission: 1. Lot area and site dimensions. 2. Setbacks. 3. Building height. 4. Density control. 5. Site coverage. 6. Landscaping and site development. 7. Parking and loading. Town of Vail Page 4 B. Reviewed By Planning And Environmental Commission: Development standards shall be proposed by the applicant as a part of a conditional use permit application. Site specific development standards shall then be determined by the planning and environmental commission during the review of the conditional use request in accordance with the provisions of chapter 16 of this title. 12-9C-6: ADDITIONAL DEVELOPMENT STANDARDS: Additional regulations pertaining to site development standards and the development of land in the general use district are found in chapter 14 of this title. Vail Land Use Plan (in part) The goals articulated here reflect the desires of the citizenry as expressed through the series of public meetings that were held throughout the project. A set of initial goals were developed which were then substantially revised after different types of opinions were brought out in the second meeting. The goal statements were developed to reflect a general consensus once the public had had the opportunity to reflect on the concepts and ideas initially presented. The goal statements were then revised through the review process with the Task Force, the Planning and Environmental Commission and Town Council and now represent policy guidelines in the review process for new development proposals. These goal statements should be used in conjunction with the adopted Land Use Plan map, in the evaluation of any development proposal. The goal statements which are reflected in the design of the proposed Plan are as follows: 1. General Growth / Development 1.1. Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2. The quality of development should be maintained and upgraded whenever possible. 3. Commercial 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 6. Community Services 6.1. Services should keep pace with increased growth. 6.2. The Town of Vail should play a role in future development through balancing growth with services. 6.3. Services should be adjusted to keep pace with the needs of peak periods. Town of Vail Page 5 PSP Public / Semi-Public The public and semi-public category includes schools, post office, water and sewer service and storage facilities, cemeteries, municipal facilities, and other public institutions, which are located throughout the community to serve the needs of residents. VI. REVIEW CRITERIA Conditional Use Permit: 1. Relationship and impact of the use on development objectives of the town. Staff finds the proposed equipment rooms will facilitate the Town’s development objective to provide improved telecommunications services to residents and guests within the Town of Vail and on Vail Mountain. Further, the installation of the equipment rooms and monopoles (which are part of a DRB review) will eliminate the need for two carriers (AT&T and one future unknown carrier) to install monopoles in other locations within Vail. Another development objective that will be met is the need to screen such devices from public view. This screening will occur through the berm, which provides a buffer between the public works facility and I-70. The Public Works Facility Master Plan outlines uses for the site specifically related to Public Works Department functions, so there is no mention of other uses on the site. However, the site itself has been utilized as the Town’s industrial site, with a wide range of storage, recycling, snow dump and other similar uses. A telecommunications facility is compatible with that range of industrial uses. 2. Effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facilities needs. Staff finds the proposed equipment rooms will be properly located at the Public Works facility to avoid any adverse effects on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities. The location within the Public Works facility will cause the relocation of sand storage to the rear of the Town Shops and will extend into the drive aisle no further than the existing sand storage area, thus having no negative effects on circulation for trucks moving snow to the snow dump area. 3. Effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the streets and parking areas. Town of Vail Page 6 Staff finds both equipment rooms will not impact automotive traffic, including congestion, traffic flow and control, access and maneuverability, as they are out of the drive aisle for trucks going to the snow dump. The location of the equipment rooms will maintain consistent access for pedestrians and maintenance workers. The proposed jersey barriers will maintain a division between the buildings and any automotive traffic, thus maintaining safety at all times. Snow removal from the drive lane will not be affected. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. Staff finds the proposed equipment rooms, with matching finishes to the adjacent storage building, will maintain the character of the Public Works facility. The industrial nature of the Public Works facility lends itself to this use and specifically, this design. The berm to the south of the structure will hide the structure from view, and within the facility, the new equipment rooms will match the existing adjacent storage building in finishes. At eleven feet in height, the new equipment rooms will be slightly shorter than the existing storage building. 5. Such other factors and criteria as the commission deems applicable to the proposed use. 6. The environmental impact report concerning the proposed use, if an environmental impact report is required by Chapter 12 of this title. Staff finds an environmental impact report is not required by Chapter 12-12, Vail Town Code; therefore, this criteria is not applicable. VII. STAFF RECOMMENDATION • The Community Development Department recommends approval, with conditions, of the conditional use permit. • Should the Planning and Environmental Commission choose to approve the conditional use permit, the Community Development Department recommends the Commission make the following motion: “The Planning and Environmental Commission approves a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to allow for public utility and public service uses (equipment room for communications equipment), located at 1289 Elkhorn Drive/ Unplatted, and setting forth details in regard thereto.” Town of Vail Page 7 • Should the Planning and Environmental Commission choose to approve this conditional use permit, the Community Development Department recommends the Commission approve the following conditions: “1. This approval is contingent upon the applicant obtaining appropriate approval from the Design Review Board. 2. The applicant may phase the construction of the two structures, with the second structure to be built within five (5) years of this approval.” • Should the Planning and Environmental Commission choose to approve the conditional use permit, the Community Development Department recommends the Commission makes the following findings: “The Planning and Environmental Commission finds: 1. That the proposed location of the use is in accordance with the purposes of this title and the purposes of the zone district in which the site is located. 2. That the proposed location of the use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the proposed use will comply with each of the applicable provisions of this title.” IX. ATTACHMENTS A. Vicinity Map B. Narrative from Crown Castle C. Architectural Plans D. Photo Simulations I 70 S FRONTAGE RD E I 70 Subject Property 0 200 400100 Feet Town of VailTown of VailPublic Works FacilitiesPublic Works Facilities This map was created by the Town of Vail GIS Team. Use of this map should be for general purposes only. The Town of Vail does not warrant the accuracy of the information contained herein. (where shown, parcel line work is approximate) Last Modified: August 7, 2012 Page 1 of 1 August 9, 2012 Telecommunications Facility Vail Public Works Facility, Vail CO ______________________________________________________________________________________________ Crown Castle is proposing a Telecommunication Facility at 1309 Elkhorn in Vail, which is located on the Town of Vails property. This property offers good views of I-70 going East and West; it also serves the downtown of Vail and the base of Vail ski resort. The property offers great concealment for the proposed equipment structures because of a berm, which located between I-70 and the facility. The structures will not be seen from any neighboring community or people traveling through I-70 East or West. At this location Crown is proposing to zone for two stealth Monopines and two equipment structures. One of the Monopines and equipment structures will be used by AT&T for now and the other Monopine and equipment structure will be used for a future carrier and not built at this time.