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3.2. BASR 12-13-2005 • Item # 3.2. City of Elk -�-� River MEMORANDUM TO: Board of Adjustment FROM: Scott Harlicker, Senior Planne 44 lIV DATE: December 13, 2005 SUBJECT: Case No. V 05-06 Request by Prosource Technologies for a Variance Request Consider a request by Prosource Technologies for a variance request to the setback requirements for a wireless telecommunication tower. • 60-Day Rule In order to comply with the 60-day requirement, this item needs action by December 30, 2005. Location The property is located on Orono Parkway,behind the Public Safety Building and east of the softball fields. Zoning/Land Use Ric (Single Family Residential) / P (Public/Semi-Public) Attachments • Location Map • Site Plan • Tower Elevations • Supporting Documentation from Applicant • Prosource Technologies Page 2 December 13,2005 • Overview The applicant, on behalf of Nextel,is requesting a variance to the setback requirements, proposing to rezone an area of 50'X 50' to Antenna Overlay and requesting a conditional use permit for a 145' tall antenna tower. The proposed tower will be located on city property, and the city will be placing it's 850 meghertz equipment on the tower. The area is part of a larger 12 acre parcel,which is developed as the city softball complex. The surrounding property is zoned R1c. The surrounding land uses include the softball complex, Elk River City Hall complex and the Sherburne County fairgrounds. Prior to considering the applicant's request for a rezoning and conditional use permit, the Commission, acting as the Board of Adjustment,must consider the applicant's request for a variance to the tower setback requirement. If the Board denies the variance request, the request is automatically appealed to the City Council and the Commission should table acting on the rezoning and conditional use permit pending the Council's decision. Variance The applicant is requesting a variance to the setback requirement for antenna towers. The required setback from all property lines is a distance equal to the height of the tower. The proposed tower is 145 feet high which requires a 145 foot setback from all property lines. The applicant is requesting a variance to the 145 foot setback requirement to the south property line to allow a setback of 50 feet. The project complies with the setback • requirements to the other property lines. In order to grant a variance to the dimensional requirements of the development standards, the Board of Adjustments must find the following: 1. The literal enforcement of this article would cause undue (unnecessary, unavoidable, extreme)hardship. The structural design of the tower is such that it will collapse on itself and not fall over. Compliance with the setback requirement would place the tower in the outfield of the softball field. The placement of the tower is influenced by the shared use of the tower with the city. 2. The hardship is caused by special conditions and circumstances which are peculiar to the land and structure involved and which are not characteristic of or applicable to other lands or structures in the same district. The hardship is particular to the land applicant's property that is uniquely shaped and the need to provide a tower location that will work with the Public Safety Building. 3. The literal application of the provisions of this article would deprive the petitioner of rights enjoyed by other properties in the same district under the terms of this article. Literal application of the dimensional requirements would deprive the applicant of the • rights enjoyed by other properties that have antenna towers. There are 3 other sites in S:\PLANNING\Case Files\2005\V 05-06 Prosource Technologies\V05-06BA12-13.doc Prosource Technologies Page 3 December 13,2005 • the city with mono-pole towers,AT&T,APT and Qwest that do not meet the setback requirements. There are also 3 guyed lattice towers near the intersection of County Road 33 and Proctor Road and a lattice tower near the high school which do not meet setback requirements. The proposed tower and shelter do meet the setback requirements of the underlying R1c zoning district. 4. The special conditions and circumstances are not a consequence of the petitioner's own action or inaction. The circumstances that create the need for the variance are not a consequence of the petitioner's action or inaction. The circumstances are a result of the shape of the lot, location of the softball fields and the layout of the City Hall complex 5. The variance will not be injurious to or adversely affect the health, safety and welfare of the residents of the City or the neighborhood wherein the properly is situated and will be in keeping with the spirit and intent of this article. The variance will not be injurious to or adversely affect the health, safety and welfare of the residents of the City or the neighborhood wherein the property is situated and will be in keeping with the spirit and intent of this article. The nearest residence is more than 150 feet away,which is greater than the height of the tower. The adjacent County property is only used a couple of days a year. Recommendation Staff recommends that the Board of Adjustment approve the variance request to the tower setback requirement to allow a setback of 50 feet based on the findings outlined above. 110 S:\PLANNING\Case Files\2005\V 05-06 Prosource Technologies\V05-06BA12-13.doc 9 i Al. y PAR C �� I_Li AAV ‘ ) 0 'ilk'1 4‘ i e LU + + + + 5 + .+ �/,c) + + c ORONO ROAD + . l#+O /+ Y 1 �. AD + + + + SOFTBALL �.��, '0� + + PARIS 4/2.6 **to+ + I or- I DS I D! ° O i O iIJo o o m I F SITE r �� ��,. �I��� ORONO R O N O _its-SI-all i .: . RKWAY ■ SRI �� MI IE_ ,ir-i 18 RD A � M ANNA OAK SAVANNA /� -o O� R O e I I Ill 1 . O IS� �� IpIP gal .11 Ii I oS�Qeti 111 ism o 1 �s-. s liiervi...7 . . ; ' �' Location Map N '~" Case Number: CU 05-27 PROSOURCE TECHNOLOGIES River . alt =m= c -1 > o m P a 0 G m > mm -J� °dg°"£o o :G - i •mt m y m i 1 a - 's �.rx C mm m 4�y mori b 73 > N M & •A "m9 R m m 4 r i Z 3.;g " c m m m CA r 1 1:i ' 1 ;ii m I -Zi 0 a p A+ 3 N a g m ° n p p U! co m €9 g O C $ go i e . 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A® €xl . Z =w A� m 3 O s $ p = _ £ >� o h� n4e 3 , Z �u„a , - i',6:5 3 r F' s vc - RI ^ o D A g A i _ � s , y NFm? fl PW o n W 6 1 P a n . . ps®Sou e December 7, 2005 Mr. Scott Harlicker - Senior Planner City of Elk River 13065 Orono Parkway Elk River,MN 55330 Subject: Variance Request Letter Proposed Telecommunications Tower City of Elk River Property— 13065 Orono Parkway 9219 East River Road NW Elk River, MN 55330 Minneapolis,MN 55433 Phone 763-786-1445 Dear Mr. Harlicker; Fax 763-786-1030 www.prosourcetech.com Please accept the following con-espondence requesting a variance from the City of Elk E. River (the City) in support of Nextel West Corp's (Nextel) submission of a Conditional Use Permit/Zoning Change application for the construction of the proposed telecommunications tower at the above referenced location. The following is a narrative of the required findings for a variance to be granted by the City. The literal enforcement of the ordinance would cause undue (unnecessary, unavoidable, extreme) hardship. The literal enforcement of the ordinance will cause undue hardship in that the tower is designed to collapse on itself and not fall over in a straight line. In addition, compliance with the setback requirement would place the tower in the middle of the adjacent park property (and in the centerfield of the property's ball diamonds), which would interfere with reasonable use of the property. The hardship is caused by special conditions and circumstances which are peculiar to the land and structure involved and which are not characteristic of or applicable to other lands or structures in the same district. The hardship is peculiar to the land and structute involved. The proposed monopole does not have the same safety concerns regarding setbacks, as would a building or even a guyed tower. The proposed monopole location works with the existing City Government Center and will provide a needed tower to the City's emergency services communications infrastructure, in that the City will eventually be placing anteimas for emergency services communications on the monopole. In addition, setting the monopole back from the City buildings and into the parkland would detrimentally affect the full use of the park's recreational facilities. • • That the Iiteral application of the provisions of this Ordinance would deprive the petitioner of rights enjoyed by other properties in the same district under the terms of this Ordinance. Environmental* Right of Way® Engineering • • r• This is not a typical use in any district of the City. Clearly, the area where the monopole is proposed to be sited is not a residential area (it is a City park that is still zoned residential). The literal application of the provisions of this Ordinance would unnecessarily deprive the petitioner of utilizing a site that clearly complies with the spirit of the ordinance, which is to not harm public health, safety or welfare and to buffer monopole sites from residential districts as much as possible. That the special conditions and circumstances are not a consequence of the petitioner's own action or inaction. The special conditions result from a combination of factors. The height of the monopole (which is dictated by the characteristics of wireless telecommunications technology, adjacent existing sites, and in-process sites), the fact that the site is parkland but zoned residential, and that strict adherence to the setback rules would adversely affect the use and enjoyment of the adjacent • parkland (and ball fields) by the City's residents. In addition, the City's Ordinance restricts cellular telecommunications tower heights to 150 feet, thereby limiting the available site options for servicing the western portion of the City of Elk River. That the variance will not be injurious to or adversely affect the health, safety or welfare of the residents of the City or the neighborhood wherein the property is situated and will be in keeping with the spirit and intent of the Ordinance. • The variance will not be injurious to or adversely affect the health, safety or welfare of the residents of the City or the neighborhood where the property is located, and will be in keeping with the spirit and intent of the ordinance. The granting of the variance will allow the placement of the tower in an area adjacent to the City government complex, with little or no impact on the adjoining parkland (or nearby residential areas). In addition, the granting of the variance will allow for enhanced telecommunications service (including current E911 service) to the residents • of the City of Elk River, provide a future location for the placement of needed emergency services communication equipment for the City, and provide additional revenue for the City via the receipt of monthly lease payments. • • If you require any further information or have any questions,please feel free to contact me at(763) 786- 1445. Thank you for your time and attention to this matter. r • Sincerely, if Michael P. W ittington Senior Consultant • •