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HomeMy WebLinkAboutFTC RAMS CROSSING WTE VERIZON - BDR180027 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview September 07, 2018 Ryan Sagar LRK Consulting, LLC / Verizon Wireless 350 S Jackson Street Unit 127 Fort Collins, CO 80209 RE: FTC Ram's Crossing WTE, BDR180027, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Kai Kleer, at 970-416-4284 or kkleer@fcgov.com. UComment Summary: Department: Planning Services Contact: Kai Kleer, 970-416-4284, Ukkleer@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/04/2018 09/04/2018: An email was received on 6/5/2018 indicating that the applicant has explored other options and was unable to secure a different location to serve Verizon's needs. Further, the applicant has provided propagation maps and additional information reinforcing why the current site location was selected. In addition to the provided materials, letters of intent must be provided for all other properties that the applicant has negotiated co-location with. It seems as though there are a number of options in the area that include the new stadium and several other properties that would not be in conflict with existing historic resources. Please see site identification and justification attachment to address this comment. Comment Number: 2 Comment Originated: 09/04/2018 09/04/2018: Because of this project's adjacency to existing historic resources to the east and the buildings previous review and approval by the Landmark 2 Preservation Commission, FTC Ram's Crossing will be required to seek a recommendation from the Landmark Preservation Commission as part of the approval process. Please see the LPC's Regular Meeting minutes from the August 12, 2015 for more information around the LPC's previous approval of the site. Verizon understands that the existing historic resources to the east of the building in question is of great interest and concern to the Landmark Preservation Commission (LPC). Verizon will work with Historic Preservation staff to setup a hearing as deemed necessary to present the project and seek their approval. After receiving these comments from the historic preservation department, Verizon has worked tirelessly behind the scenes for the last 6 months with the property owner, architect, and the radio frequency engineer to identify alternate design options balancing needs versus presented concerns. Verizon’s latest drawings include the removal of the concealment screens in the southeastern corner of the building. This will eliminate changes to the east façade of the building entirely. Some of those proposed antennas that were located behind these screens have been relocated to a south facing wall near the southwest corner of the building, façade mounted, and painted to match the existing wall. Some of the antennas have been removed completely. This loss of antennas does affect the overall service improvements southeast of this location, which is a disadvantage to these neighbors, but appeared to be the only option available to resolve the concerns that the Historic Preservation Department has brought forth. Verizon hopes this redesign satisfies the previously presented concerns in a way that Historic Preservation staff would now feel comfortable reviewing and recommending approval to the LPC or foregoing the meeting entirely if this new design no longer affects the original approved design and compliance with section 3.4.7. Comment Number: 3 Comment Originated: 09/04/2018 09/04/2018: A modification of standards will be required for edge of roof setback requirements as defined by 3.8.13(C)(3). Further, the design of the east and west screen walls do not integrate with the buildings architectural character and as currently designed, will not meet the standards in 'an equal to or better than way' than a project that does meet the standard. Now that the design has been revised to reflect multiple concerns from the previous round of review, Verizon would like to know if a modification of standards request is still necessary. The southeastern concealment screens have been removed and replaced with (3) antennas façade mounted and as flush as technically possible on a south facing wall between one of the roof dormers. The west side concealment has been relocated so that it is stepped back from the roof line more. A combination of roof shadowing concerns by the antennas, existing rooftop obstacles, and limiting overall height of the new concealment only allowed Verizon to move the screens 1’-3” back from the west parapet wall and 10” back from the north parapet wall. By stepping back from the roofline, the new concealment is now visually separate from the roofline and serves more like a penthouse on top of the roof than extensions of the existing building walls. This revision appears to be more architecturally compatible with the existing building elements. Comment Number: 4 Comment Originated: 09/04/2018 09/04/2018: The proposed location of the fiber vault will interfere with existing ornamental grasses. Please provide a landscape plan for the area of impact. More detail will need to be provided on how the underground fiber will be run on the site. It appears to through a fair amount of landscaping and under a walkway. Unfortunately, the original drawings and survey were completed when the property was still under development. Utility locates, updated title, and a survey update is underway so that better depictions can be provided on a landscape plan. Verizon is still working to account for this concern and will be present on the next set of drawings. Because the biggest issues seem to revolve around concerns from Historic Preservation, we did not want to hold off on getting these updates back for review since the landscape plan updates will be useless if the revised design does not remove their concerns. 3 Comment Number: 5 Comment Originated: 09/04/2018 09/04/2018: Please see redlines on plan set. Redlines include minor text corrections, indication of the extent to which a landscape plan will be required, corrections to the south elevation and location changes to both east and west antenna arrays. Redlines have been reviewed and accounted for in the newest revision of drawings. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, Umbzdek@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 09/04/2018 09/04/2018: The architecture at Rams Crossing was reviewed and received a recommendation of approval by the Landmark Preservation Commission on August 12, 2015, based on compliance with the requirements in section 3.4.7 of the land use code. The review was based on compatibility with the historic properties to the east at 720 and 730 West Prospect Road. The window proportions and fenestration, the ridge line height, the use of traditional "Craftsman Style" materials such as lap siding and brick and stone masonry, and the top treatment of the building were noted as particularly important for achieving compliance with 3.4.7. The "top treatment" includes use of gable and hip roof forms, dormers, and other secondary roof forms to complement the adjacent historic properties and to reduce the overall scale of the new construction relative to the adjacent historic buildings. The proposed alterations will affect the project's compliance with 3.4.7 by creating roofline aberrations that disrupt the architectural design. For this reason, the proposed alterations will need to be presented to the Landmark Preservation Commission in order to obtain an updated assessment of compliance with 3.4.7. This assessment will result in a new recommendation of approval or denial, which the decision maker must consider in order to make a final decision. Verizon understands that the existing historic resources to the east of the building in question is of great interest and concern to the Landmark Preservation Commission (LPC). Verizon will work with Historic Preservation staff to setup a hearing as deemed necessary to present the project and seek their approval. After receiving these comments from the historic preservation department, Verizon has worked tirelessly behind the scenes for the last 6 months with the property owner, architect, and the radio frequency engineer to identify alternate design options balancing needs versus presented concerns. Verizon’s latest drawings include the removal of the concealment screens in the southeastern corner of the building. This will eliminate changes to the east façade of the building entirely. Some of those proposed antennas that were located behind these screens have been relocated to a south facing wall near the southwest corner of the building, façade mounted, and painted to match the existing wall. Some of the antennas have been removed completely. This loss of antennas does affect the overall service improvements southeast of this location, which is a disadvantage to these neighbors, but appeared to be the only option available to resolve the concerns that the Historic Preservation Department has brought forth. Verizon hopes this redesign satisfies the previously presented concerns in a way that Historic Preservation staff would now feel comfortable reviewing and recommending approval to the LPC or foregoing the meeting entirely, if this new design no longer affects the original approved design and compliance with section 3.4.7. 4 Topic: General Comment Number: 2 Comment Originated: 09/04/2018 09/04/2018: In order to receive a recommendation from the Landmark Preservation Commission, please contact me to request information about availability for getting on an agenda. LPC meetings are held on the third Wednesday of each month. The next available meeting is October 17, with a materials deadline for applicants of Monday, October 1. Verizon hopes this redesign satisfies the previously presented concerns in a way that Historic Preservation staff would now feel comfortable reviewing and recommending approval to the LPC or foregoing the meeting entirely, if this new design no longer affects the original approved design and compliance with section 3.4.7. Please let us know the chosen direction. Comment Number: 3 Comment Originated: 09/04/2018 09/04/2018: A submittal packet to the Landmark Preservation Commission must include a summary of alternative locations for the equipment on this parcel as well as on nearby parcels that would address the need without impacting architectural compatibility of new construction adjacent to historic buildings. Verizon has prepared and provided a site identification and justification report that can be reused for any future LPC meeting. This document discusses a summary of alternative locations for this project. With that said, I believe that the new design no longer has any visual impacts on the adjacent historic buildings to the east since the southeastern concealment has now been removed and the remaining penthouse is hidden from view of the historic buildings by existing building dormers. The west elevation is particularly helpful in demonstrating this. Upon review, you’ll notice that the new penthouse is placed west of the much taller, larger, and wider parts of the building. This placement creates a visual barrier between the new penthouse and the historic properties to the east. Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, Udmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/20/2018 08/20/2018: The proposed site changes shown in this submittal (installation of fiber vault and rooftop equipment) are not substantial enough to trigger Stormwater requirements; therefore, no requirements apply at this time. If future submittals include site or grading changes that are not shown on these plans, please contact Dan Mogen at (970)224-6192 or dmogen@fcgov.com to coordinate and determine what requirements, if any, will apply. Thank you for your comments. Contact: Jesse Schlam, 970-218-2932, Ujschlam@fcgov.com Topic: Erosion Control Comment Number: 2 Comment Originated: 08/22/2018 08/22/2018: No Comment from Erosion Control at this time. Based upon the submitted Planning Materials it has been determined that this site; disturbs less than 10,000 sq. ft., is not in a sensitive area, has no steep slopes (greater than 3H:1V), and is not part of a larger common development under construction. Therefore, no submittal of Erosion Control Materials is needed at this time (if this site substantially changes in size or design where the above criteria are 5 anticipated, erosion control materials should be submitted in such a case). Though the site at this time requires no erosion control material submittal, it still must be swept and maintained to prevent dirt, saw cuttings, concrete wash, trash & debris, landscape materials and other pollutants from entering the storm sewer at all times in accordance with City Code 26-498 or erosion and sediment control measures will be required of the site. Nearby area inlets should be protected as a good preventative practice. If at building permit issuance any issues arise please email erosion@fcgov.com to help facilitate getting these permits signed off. If you need clarification concerning the Erosion Control Material Requirements or Comments presented above please contact myself. Jesse Schlam (970) 224-6015 30TUjschlam@fcgov.com Thank you for your comments. Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989, Udmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/20/2018 08/20/2018: Please locate existing utilities including fiber, water, wastewater, and stormwater and show on the site plan. Where will the proposed fiber vault connect to existing fiber? Also identify how any conflicts will be addressed. Note: it appears the proposed fiber is in the vicinity of 3 water services (domestic, fire, and irrigation), a fire hydrant, and a stormwater system; it does not appear this is located in the vicinity of the existing wastewater service. Ideally, I would also like to see the water and wastewater main shown in Prospect for reference when fiber is brought to the vault. Unfortunately, the original drawings and survey were completed when the property was still under development. Utility locates, updated title, and a survey update is underway so that better depictions can be provided on a landscape plan. Verizon is still working to account for this concern and will be present on the next set of drawings. Because the biggest issues seem to revolve around concerns from Historic Preservation, we did not want to hold off on getting these updates back for review since the landscape plan updates will be useless if the revised design does not remove their concerns. While the next set of drawings will likely address your questions, I’ll note that the Local Exchange Carrier (LEC) will meet us at the new proposed fiber vault which will be placed along the south property line. Any work done by the LEC in the right-of-way to bring fiber to the proposed fiber vault will be done so through separate permitting and by the LEC directly. Verizon is only concerned with providing the meet-me-point that is the new underground vault and then installing fiber from this vault into the building. Department: Light And Power Contact: Luke Unruh, 9704162724, Ulunruh@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/04/2018 09/04/2018: Will the Cell Tower require its own electric service from the transformer? Verizon will be utilizing the house panel for electric service. Comment Number: 2 Comment Originated: 09/04/2018 6 09/04/2018: Please provide a C-1 form and a one-line diagram. The C-1 form can be found here: 30TUhttp://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Verizon’s architect will work directly with Light and Power on the C-1 form, one-line diagram, and any potential fees directly as the project progresses towards completion. Any questions or concerns can be discussed with Matt Fleck, 30TUMFleck@aerosolutionsllc.comU30T. I know that he has worked on multiple projects with Light and Power and is happy to provide any information that is necessary related to this project. Comment Number: 3 Comment Originated: 09/04/2018 09/04/2018: Electric Capacity Fee, Building Site charges, and any necessary system modification charges will apply at owner’s expense. Please see the Electric Estimating Calculator and Electric Construction Policies, Practices & Procedures at the following link: 30Thttp://www.fcgov.com/utilities/business/builders-and-developers Thank you for your comments. Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/31/2018 08/31/2018: ACCESS This is a new construction building greater than 30ft in height which triggers the requirement for an aerial access fire lane that is 26ft wide. A site plan is required verifying the required Emergency Access Easements. This site-plan should also indicate the best access to the proposed roof installation. There is a 30’ Emergency Access Easement (EAE) dedicated on the property from 6/6/07. Verizon did not provide the survey illustrating this, but the EAE is now depicted on a site plan as well as indication of the best access to the proposed roof installation. Comment Number: 2 Comment Originated: 08/31/2018 08/31/2018: ADDRESSING/WAYFINDING To assist with prompt emergency response the address should be verified on the elevations fronting Prospect Road and wayfinding signage should be placed at the entry that serves the roof access. The address is currently located on the south wall facing Prospect Road near the southwest corner of the building. Comment Number: 3 Comment Originated: 08/31/2018 08/31/2018: BATTERY STORAGE SYSTEMS Stationary storage battery systems used for standby power and having an electrolyte capacity in excess of 50 gallons of stationary lead acid or 1,000 lbs lithium ion shall comply with Section 608 and Table 608.1 of the International 7 Fire Code. Battery storage systems triggering fire code compliance shall be reviewed and approved by PFA prior to install. Verizon is not proposing any storage battery systems for standby power. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/31/2018 08/31/2018: The plans do not appear to show any work in road right-of-way. Should this change, an excavation permit for any utility work in right-of-way would be required to be issued through Engineering Inspection prior to any right-of-way work. Correct, there is no proposed right-of-way work proposed with this project. Comment Number: 2 Comment Originated: 08/31/2018 08/31/2018: The plans do not show any potential easement dedications to the City as part of the project. Should this change, the City has an identified easement dedication process as indicated here: https://www.fcgov.com/engineering/pdf/Easrowdedications2017.pdf?14816600 Correct, there are no potential easement dedications to the city as part of this project. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/03/2018 09/03/2018: No comments. Thank you for your comments. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/31/2018 08/31/2018: FORESTRY HAS NO COMMENTS AT THIS TIME. Thank you for your comments. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/03/2018 09/03/2018: All plan sheets must be 24"x36". Thank you for your comments.