HomeMy WebLinkAboutFTC HARMONY OAKS, WTE (VERIZON) - BASIC DEVELOPMENT REVIEW - BDR180036 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVECity of Fort Collins – Wireless Telecommunications Review – 11/01/18
Verizon Wireless – Telecommunications Facility – FTC Harmony Oaks
PROJECT NARRATIVE
Property Owner
Oakridge GP LLC
Mr. Arthur McDermott
7200 S Alton Way
Ste A-310
Centennial, CO 80112
(303) 773-1551
Applicant
Verizon Wireless VAW LLC
d/b/a Verizon Wireless
180 Washington Valley Road
Bedminster, NJ 07921
Local contact:
Verizon Wireless
9656 S. Prosperity Rd.
West Jordan, UT 84081
Attn: Brandon Kiser
(801) 503-7475
Applicant’s Representative
Retherford Enterprises, Inc.
1105 York Street, #6
Denver, CO 80206
Attn: Rachel Long
(720) 581-1940
Rachel.Long@retherfordenterprises.com
Site Plan/Project Name: FTC Harmony Oaks
Site Address: 4786 McMurry Avenue, Fort Collins, CO 80525
Lease Area Exterior Space: 252 SF (18’ x 24’) ground space and 616 SF (3 screened antenna arrays
approx. 14’x15’) rooftop space
Parcel Area: 2.46 acres (Subject Parcel)
Parcel #: 8606126001 (Subject Parcel)
Zoning: Harmony Corridor
Process: Basic Development Review
Request: Development Permit for a new Telecommunications Facility
Project Description: New telecommunications facility consisting of three concealed antenna
sectors located on the building roof with ground-based equipment located
on the roof on an 18’x14’ platform.
Request and Justification
Verizon Wireless (VZW) is requesting approval of a Development Permit for a proposed wireless
communication facility in the Harmony Corridor zone district of Fort Collins located at 4786 McMurry
Avenue in Fort Collins, Colorado. This communication facility is designed to provide VZW an antenna
support structure for Personal Communications Services (PCS). This proposed site will address a large
area of weak signal strength or a “hole” in Verizon’s network coverage.
In addition to traditional wireless telephone services, Verizon provides wireless internet connections and
wireless data transmission. The VZW facility also provides support for emergency services by providing
wireless communications to paramedics, firefighters and law enforcement agencies. These services have
become established and accepted as an integral part of the nation’s communications infrastructure as these
services promote public health, safety, comfort and general welfare.
Verizon Wireless determined the location for this specific site based on thorough computerized studies.
Like traditional cellular phone systems, PCS operates on a “grid” system, whereby overlapping “cells”
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mesh to form a seamless wireless network. The technical criteria for establishing cell sites are very exacting
as to both the height and location of the communication facility. Based on a computerized engineering
study which considers, among other things, local population density, traffic patterns and topography,
VZW’s RF (radio frequency) engineers have identified the necessary location for this additional PCS site
to serve the residents of Fort Collins, Colorado. Verizon Wireless’ coverage objective is to improve existing
capacity in the vicinity of East Harmony Road and South Timberline Road.
Verizon Wireless representatives first sought out collocation opportunities on existing towers. There were
no towers within our search area. Verizon Wireless representatives then looked outside the search area to
see if any towers were in the area available for collocation that would meet VZW RF Coverage needs. No
towers or structures were available for collocation that would meet VZW’s coverage objective.
The proposed facility will include three (3) rooftop structures of approximately 14’x15’x10’, located on
each corner of the uppermost roof of the building. The parapet height is 36’ and the Verizon structures will
have an overall height of 45’-10”. Base station equipment will be located on the roof as well on an 18’x14’
platform. Access to the facility will be via existing paved service drives on the property.
Verizon Wireless desires to provide Fort Collins, Colorado with dependable wireless service. It is essential
that VZW be allowed to develop their network in such a way that enables them to provide adequate coverage
to their existing and future customers in the area. Verizon Wireless has a Radio Frequency License from
the FCC for the State of Colorado. The FCC requires its licensees to provide adequate and reliable service
in the licensed area as specified in Title 47, Part 24.103 of the Code of Federal Regulations. In order to
fulfill this requirement for their FCC license, VZW needs to provide continuous, uninterrupted wireless
communication service in the Fort Collins, Colorado area. Without these proposed upgrades, VZW will
suffer several hardships: 1.) disruption of the network design; 2.) compromising the needed coverage; 3.)
VZW’s inability to provide adequate and reliable coverage to the public. The proposed site will allow
VZW to provide the quality of service required by the FCC and demanded by the public.
The proposed facility will be designed and constructed to meet all applicable governmental, health and
industry safety standards. Specifically, VZW will comply with all FCC and FAA rules governing technical
standards, lighting, interference protection, power, height limitations and radio frequency standards. As
stated above, Verizon Wireless is requesting Development Permit approval. Specific to set standards found
in Section 3.8.13 and related sections of the Fort Collins Land Use Code, Verizon Wireless will adhere to
the following criteria:
Fort Collins Land Use Code:
3.8.13 - Wireless Telecommunication
1. Location. Subject to the requirements of paragraph (B) of this Section, wireless telecommunication
equipment may be attached to or mounted on any existing building or structure (or substantially
similar replacement structure) located in any zone district of the city. Wireless telecommunication
equipment shall not, however, be permitted to be attached to or mounted on any residential building
containing four (4) or fewer dwelling units.
Verizon’s proposed facility meets this requirement. The facility is to be located on the roof of a mixed-
use building at 4786 McMurry Avenue. The building is not a residential building with four (4) or fewer
dwelling units.
2. Co-location. No wireless telecommunication facility or equipment owner or lessee or employee
thereof shall act to exclude or attempt to exclude any other wireless telecommunication provider
from using the same building, structure or location. Wireless telecommunication facility or
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equipment owners or lessees or employees thereof, and applicants for the approval of plans for the
installation of such facilities or equipment, shall cooperate in good faith to achieve co-location of
wireless telecommunication facilities and equipment. Any application for the approval of a plan
for the installation of wireless telecommunication facilities or equipment shall include
documentation of the applicant's good faith efforts toward such cooperation.
No freestanding facilities available for co-location were in the search area vicinity when the candidate
selection process was undertaken.
3. Standards.
4. Setbacks. With respect to a wireless telecommunication facility that is a tower or a
monopole, the setback of the facility from the property lines shall be one (1) foot for
every foot of height. However, to the extent that it can be demonstrated that the structure
will collapse rather than topple, this requirement can be waived by the Director. In
addition, the setbacks for ground-mounted wireless telecommunication equipment shall
be governed by the setback criteria established in Articles 3 and/or 4.
This section does not apply to the proposed rooftop facility.
5. Wireless Telecommunication Facilities. Whether manned or unmanned, wireless
telecommunication 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. Such facilities shall also
be compatible with the surrounding natural environment considering land forms,
topography, and other natural features. If such facility is an accessory use to an existing
use, the facility shall be constructed out of materials that are equal to or better than the
materials of the principal use.
Verizon is proposing a rooftop accessory use. The design is custom fit to the underlying
structure in appearance. The radio frequency permeable material used for the antenna
screening will be molded to match in scale as well as color and texture the architectural
elements of the underlying building.
6. Wireless Telecommunication Equipment. Wireless telecommunication equipment shall
be of the same color as the building or structure to which or on which such equipment is
mounted.
Verizon will comply with this request. The site has been designed to fit in with the
underlying structure.
Whenever a wireless telecommunication antenna is attached to a building roof, the height
of the antenna shall not be more than fifteen (15) feet over the height of the building. All
wireless telecommunication equipment shall be located as far from the edge of the roof as
possible. Even if the building is constructed at or above the building height limitations
contained in Section 3.8.17, the additional fifteen (15) feet is permissible.
Verizon’s proposed facility complies with this requirement. The antenna facility is 10’
over the height of the building cornice. The location on the roof is per the direction of
Verizon’s RF Engineer for optimal coverage.
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Whenever wireless telecommunication equipment is mounted to the wall of a building or
structure, the equipment shall be mounted in a configuration as flush to the wall as
technically possible and shall not project above the wall on which it is mounted. Such
equipment shall, to the maximum extend feasible, also feature the smallest and most
discreet components that the technology will allow so as to have the least possible impact
on the architectural character and overall aesthetics of the building or structure.
This requirement is not applicable to the proposed facility.
Roof- and ground-mounted wireless telecommunication equipment shall be screened by
parapet walls or screen walls in a manner compatible with the building's design, color
and material.
Verizon’s proposed facility complies with the requirement for screening compatible with
the building’s design, color and materials.
7. Landscaping. Wireless telecommunication facilities and ground-mounted wireless
telecommunications equipment may need to be landscaped with landscaping materials
that exceed the levels established in Section 3.2.1, due to the unique nature of such
facilities. Landscaping may therefore be required to achieve a total screening effect at
the base of such facilities or equipment to screen the mechanical characteristics. A
heavy emphasis on coniferous plants for year-round screening may be required.
Verizon’s facilities are contained to the building rooftop. No landscaping has been
proposed.
If a wireless telecommunication facility or ground-mounted wireless telecommunication
equipment has frontage on a public street, street trees shall be planted along the
roadway in accordance with the policies of the City Forester.
This does not apply to the proposed facility.
8. Fencing. Chain link fencing shall be unacceptable to screen facilities. Fencing material
shall consist of wood, masonry, stucco or other acceptable materials and be opaque.
Fencing shall not exceed six (6) feet in height.
No fencing is proposed due to the proposed location.
9. Berming. Berms shall be considered as an acceptable screening device. Berms shall
feature slopes that allow mowing, irrigation and maintenance.
No berms are proposed due to the proposed site location.
10. Irrigation. Landscaping and berming shall be equipped with automatic irrigation
systems meeting the water conservation standards of the city.
No irrigation is proposed.
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11. Color. All wireless telecommunication facilities and equipment shall be painted to
match as closely as possible the color and texture of the wall, building or surrounding
built environment. Muted colors, earth tones and subdued colors shall be used.
Verizon’s application complies with this requirement. The screening will match the
color and texture of the existing structure as closely as possible.
12. Lighting. The light source for security lighting shall comply with the requirements of
Section 3.2.4. Light fixtures, whether freestanding or tower-mounted, shall not exceed
twenty-two (22) feet in height.
No lighting is proposed.
13. Interference. Wireless telecommunication facilities and equipment shall operate in such
a manner so as not to cause interference with other electronics such as radios,
televisions or computers.
Verizon will agree to this requirement. Verizon utilizes FCC licensed frequencies under
a license to operate in the State of Colorado.
14. Access Roadways. Access roads must be capable of supporting all of the emergency
response equipment of the Poudre Fire Authority.
No changes to the existing property access is proposed.
15. Foothills and Hogbacks. Wireless telecommunication facilities and equipment located in
or near the foothills bear a special responsibility for mitigating visual disruption. If such
a location is selected, the applicant shall provide computerized, three-dimensional,
visual simulation of the facility or equipment and other appropriate graphics to
demonstrate the visual impact on the view of the city's foothills and hogbacks.
This requirement is not applicable to Verizon’s application.
16. Airports and Flight Paths. Wireless telecommunication facilities and equipment located
near airports and flight paths shall obtain the necessary approvals from the Federal
Aviation Administration.
Verizon agrees with this requirement. Due diligence with regard to FAA regulatory
requirements are standard practice for new facilities.
17. Historic Sites and Structures. Wireless telecommunication facilities and equipment shall
not be located on any historic site or structure unless permission is first obtained from
the city's Landmark Preservation Commission as required by Chapter 14 of the City
Code.
This requirement is not applicable to the proposed location.
18. Stealth Technology. To the extent reasonably feasible, the applicant shall employ
"stealth technology" so as to convert the wireless telecommunication facility into
wireless telecommunication equipment, as the best method by which to mitigate and/or
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camouflage visual impacts. Stealth technology consists of, but is not limited to, the use
of grain bins, silos or elevators, church steeples, water towers, clock towers, bell towers,
false penthouses or other similar "mimic" structures. Such "mimic" structures shall have
a contextual relationship to the adjacent area.
The proposed facility meets this requirement. The antenna screening is intended to
mimic the building’s underlying access penthouses in terms of size and scale. As noted
previously, these structures will match the underlying building color and texture.
D. The regulations contained in this Section shall not apply to the installation, operation, maintenance,
or upgrade of a small cell facility by a telecommunications provider principally located within a
public highway as the terms small cell facility, telecommunications provider, and public highway are
defined in Section 38-5.5-102, C.R.S. The regulation of such activities is addressed in Chapter 23 of
the Code of the City of Fort Collins.
Acknowledged and understood. The proposed facility is a macro telecommunications site.
Responses to Pre-Application Comments:
Technical Services:
1. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum.
The survey indicates that the NAVD88 is the basis of the bearings.
2. A legal description of the property where this equipment is located will need to be added to sheet
T1.
This has been addressed.
3. There are line over text issues, that will need to be corrected when submitted for review.
This has been addressed.
Stormwater Engineering:
No changes have been made to the site plans from the pre-application meeting which change the
proposed equipment location on the roof, an impervious area.
Fire Authority:
Verizon’s proposed batteries will comply with all applicable fire regulations.
Environmental Planning:
No changes are proposed to the design submitted in the pre-application meeting, including no
proposed landscaping or lighting.
Electric Engineering:
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Verizon proposes to run its own power from the transformer rather than use building power.
Power coordination by the A&E is still in progress.
Planning Services:
1. Provide and elevation enlargement details for each tower and equipment structure. Include
details and callout description indicating the screening, colors, texture as well as parapet
detail. Also please show how the equipment area with the steel structure will be screened.
Details on the screening color and texture have been added to the zoning drawings.
The canopy has been removed from the base station equipment. No screening is proposed as
the equipment mimics the look of ordinary rooftop mechanical equipment.
2. Please show the other two towers on the photo simulation.
Please note that no towers are proposed; Verizon’s antennas will be located in screened
antenna enclosures on the building roof. Verizon’s A&E is working up new photo
simulations; previous simulations were limited to existing renderings because the building
was under construction.
3. With the formal submittal, please submit with the submittal the details of the proposal’s
transmission.
Verizon’s RF Engineer has provided a signed RF Compliance letter for the formal submittal
which provides details of Verizon’s frequencies and overall power. This facility is not
proposed to be a multiple-use site; however, another carrier may work out an agreement with
the property owner in the future. Verizon is licensed in the State of Colorado to provide
telecommunications services and agrees to comply with FCC requirements per its license
agreement.
Pursuant to the City of Fort Collins Land Use Code, Verizon Wireless has made application for a
Development Permit associated with Section 3.8.13. This will allow VZW to erect and maintain its
proposed communication facility on the rooftop of the existing building. Verizon Wireless respectfully
asks that a Development Permit be approved for this application. I look forward to working with the City
of Fort Collins on this request.
Respectfully,
Rachel Long
Site Acquisition Consultant
Retherford Enterprises, Inc., consultant to Verizon Wireless