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HomeMy WebLinkAboutPRE25-000031 T-Mobile Highland Park Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR T-Mobile Highland Park Relo Sunset Apts NSD 2715 Sunset Ln NE PRE25-000031 March 6, 2025 Contact Information: Planner: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 27, 2025 TO: Scott Warlick, Development Engineering FROM: Ashley Wragge, Assistant Planning SUBJECT: T-Mobile Highland Park Relocation 2715 Sunset Ln NE PRE25-000031 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision- makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 3342700176. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Franchise Comments 1. If T-mobile needs to access equipment within the city right of way, applicant will have to obtain a Franchise Permit. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. PRE24-000138 Page 3 of 3 May 16, 2024 b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: https://rentonwa.gov/cms/one.aspx?portalId=7922741&pageId=9687014 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000031 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 6, 2025 TO: Pre-Application File No. 25-0000031 FROM: Ashley Wragge, Assistant Planner SUBJECT: T-Mobile Highland Park Relo Sunset Apts 2715 Sunset Ln NE (APN 7227801075) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant, on behalf of T-Mobile, is proposing a new permanent Wireless Communication Facilities (WCF) at an existing mixed-use apartment building located at 2715 Sunset Ln NE (APN 7227801075). The proposed WCF would be on top of the existing six (6) story building and would include four (4) separately screened areas, three (3) for antenna screening and one (1) for equipment. Ancillary equipment would be running from the screened equipment area to the antenna areas. Additional rooftop walking paths are proposed to access the antennas. The subject parcel is 25,406 square feet (0.58 acres) and is located in the Center Village (CV) zoning district and the Urban Design District D overlay. The site is designated Commercial Mixed Use (CMU) in the Comprehensive Plan Land Use Map and in the Highlands Community Planning Area. The top of the existing penthouse is 82.4 feet; with the new screening and antenna proposal, it would be increased to 82.7 feet. The structures rise thirteen feet (13’) above the rooftop and eleven feet (11’) above the parapet. According to City of Renton (COR) Maps, this site is not encumbered with critical areas. Current Use: The subject parcel is developed with a six (6) story mixed-use apartment building. 1. Zoning /Land Use Designation, and Overlays: This parcel is located within the Center Village (CV) zone and Commercial Mixed Use land use designation. This parcel is also within the Urban Design District D overlay. The proposed use is classified as a Concealed PRE25-000031 Page 2 of 7 March 6, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000031 Wireless Communications Facility, defined as “a wireless communication facility that is incorporated into an existing structure, that was not originally constructed to be a WCF support structure (e.g., an existing building), in a manner that completely hides the WCF within the existing structure or within an addition to the existing structure that is architecturally compatible,” per RMC 4-11-230. Concealed Wireless Communication Facilities require an Administrative Conditional Use Permit in the Center Village (CV) zone. 2. Development Standards: Standards and requirements for all types of wireless communication facilities are contained in RMC 4-4-140F: Equipment Shelters/Cabinets: a. Location: Except for equipment related to small cell facilities and temporary wireless communication facilities, equipment shelters and cabinets used to house related equipment should be located within buildings or placed underground, unless it is infeasible. However, in those cases where it can be demonstrated by the applicant that the equipment cannot be located in buildings or underground, equipment shelters or cabinets shall be screened to the Administrator’s satisfaction. b. Screening: Equipment shelters and cabinets for all facilities other than small cell facilities and temporary wireless communication facilities shall be surrounded by a fifteen-foot (15') wide sight-obscuring landscape buffer along the outside perimeter of required security fencing with a minimum height that is no less than the height of the compound fence at any point; however, existing topography, vegetation and other site characteristics may provide relief from the screening requirement. The required landscaped areas shall include an automated irrigation system, unless the applicant is able to justify an exception to this requirement to the Administrator’s satisfaction. Related equipment facilities located on the roof of any building need not be landscaped but shall be screened on all sides in a manner that complements and blends with the surroundings so as to be shielded from view. Related equipment facilities shall not be enclosed with exposed metal surfaces. Equipment shelters and cabinets for small cell facilities shall be concealed in accordance with subsection J of this Section. c. Size: Except for equipment related to temporary wireless communication facilities, the applicant shall provide documentation that the size of any equipment shelters or cabinets is the minimum necessary to meet the provider’s service needs, and meets any size requirements of this Code. The area of the compound may be greater than is necessary in order to accommodate future collocations, but the area reserved for future equipment shelters/cabinets shall be the minimum necessary for the documented WCF capacity. d. Generators: Except for temporary wireless facilities, the following standards apply to generators powering all types of wireless communication facilities: i. Architectural integration is required (if applicable). ii. To the extent feasible, generators shall be enclosed along with the related equipment. Similar to equipment shelters, the screening for the generator shall utilize similar building materials, colors, accents, and textures as the primary PRE25-000031 Page 3 of 7 March 6, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000031 building; if no buildings exist on site, ensure that the building is designed to blend in with the environment. iii. A screening wall and/or landscaping material shall be required to mitigate visual impacts. iv. Fences shall be constructed of materials that complement and blend in with the surroundings. v. Anti-graffiti finish shall be applied to all solid fences, walls, and gates. vi. A noise analysis shall be required to demonstrate that the generator will operate within allowed noise limits if the generator is the sole power source. Maximum Height: All wireless communication facilities shall comply with RMC 4-3-020, Airport Related Height and Use Restrictions. In addition, all wireless communication facilities shall comply with the height limitation of the applicable zoning district, except as follows: a. Monopole I: Less than sixty feet (60') for all zones. Antennas may extend sixteen feet (16') above the monopole I support structure. b. Monopole II: No more than thirty five feet (35') higher than the maximum height for the applicable zoning district, or one hundred fifty feet (150'), whichever is less. Antennas may extend sixteen feet (16') above the monopole II support structure. c. Stealth Towers: The maximum allowed height of a stealth tower shall be one hundred fifty feet (150'); however, the allowed height for a specific type of stealth facility shall be determined through the Conditional Use Permit review process and the standards of this Section. d. Rooftop WCF: Concealed and/or camouflaged WCFs erected on a rooftop may extend up to sixteen feet (16') above the allowed zone height. e. Utility Poles: i. Proposed replacement utility poles, for the purpose of siting wireless communication facilities other than small cell facilities, shall be no more than twenty feet (20') taller than adjacent utility poles; ii. Utility poles used for the siting of wireless communication facilities other than small cells on residentially zoned private property shall be no taller than forty five feet (45'), unless those poles are transmission utility poles, in which case the proposed replacement utility pole cannot be more than twenty feet (20') taller than the existing pole; iii. Small cell facility deployments on existing and replacement utility poles shall be regulated in accordance with subsection J of this Section. Visual Impact: Site location and development shall preserve the pre-existing character of the surrounding buildings and landscape to the extent consistent with the function of the communications equipment. Towers shall be integrated through location and design to blend in with the existing characteristics of the site to the extent practical. Existing on-site vegetation shall be preserved or improved, and disturbance of the existing topography shall be minimized, unless such disturbance would result in less adverse visual impact to the PRE25-000031 Page 4 of 7 March 6, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000031 surrounding area. Towers, antennas and related equipment shall be uniformly painted a nonreflective neutral color that best matches the colors within the immediately surrounding built and natural landscape in order to reduce the contrast between the WCF and the landscape. Setbacks: Towers shall be set back from each property line by a distance equal to the tower height, unless an engineering analysis concludes that a reduced setback is safe for abutting properties and the Administrator determines that a reduced setback is appropriate for the site. Maximum Noise Levels: No equipment shall be operated so as to produce noise in levels above forty-five (45) decibels as measured from the nearest property line on which the wireless communication facility is located. Operation of a back-up power generator in the event of power failure or the testing of a back-up generator between eight o’clock (8:00) a.m. and nine o’clock (9:00) p.m. are exempt from this standard. No testing of back-up generators shall occur between the hours of nine o’clock (9:00) p.m. and eight o’clock (8:00) a.m. Fencing: Security fencing shall be required and shall be painted or coated with a nonreflective neutral color. Fencing shall comply with the requirements listed in RMC 4-4- 040, Fences, Hedges, and Retaining Walls. Lighting: Towers or antennas shall not be artificially lighted, unless required by the FAA or other applicable authority. If lighting is required, the Administrator may review the available lighting alternatives and approve the design that would cause the least disturbance to the surrounding views. Security lighting for the equipment shelters or cabinets and other on-the- ground ancillary equipment is also permitted, as long as it is appropriately down shielded to keep light within the boundaries of the compound. Advertising Prohibited: No lettering, symbols, images, or trademarks large enough to be legible to occupants of vehicular traffic on any abutting roadway shall be placed on or affixed to any part of a WCF tower, antenna array or antenna, other than as required by FCC regulations regarding tower registration or other applicable law. Antenna arrays designed and approved to be located on or within signs or billboards as a stealth tower, small cell, or a concealed or camouflaged WCF, shall not be construed to be in violation of this prohibition. Building Standards: Support structures shall be constructed so as to meet or exceed the most recent Electronic Industries Association/Telecommunications Industries Association (EIA/TIA) 222 Revision G Standard entitled: “Structural Standards for Steel Antenna Towers and Antenna Supporting Structures” (or equivalent), as it may be updated or amended. Prior to issuance of a building permit the Building Official shall be provided with an engineer’s certification that the support structure’s design meets or exceeds those standards. Radio Frequency Standards: The applicant shall ensure that the wireless communication facility (WCF) will not cause localized interference with the reception of area television or radio broadcasts. If the City finds that the WCF interferes with such reception, and if such interference is not remedied within thirty (30) calendar days, the City may revoke or modify a Building and/or Conditional Use Permit. Concealed Wireless Communication Facility Standards: The proposed WCF would be classified as a “concealed WCF,” a type of WCF defined in RMC 4-11-230. Additions or modifications to buildings shall complement the existing design, bulk, scale, and symmetry PRE25-000031 Page 5 of 7 March 6, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000031 of the building, and minimize the addition of bulk and clutter. Except as otherwise provided in subsection J of this Section for small cell facilities, concealed WCFs shall adhere to the following standards: Building Addition: All antennas shall be fully concealed within a structure that is architecturally compatible with the existing building. Roof top additions shall be concealed on all sides. Related Equipment: The related equipment shall be completely concealed inside a structure or inside an underground vault. Concrete masonry unit (CMU) walls and prefabricated facilities do not meet the intent of a concealed WCF. Equipment enclosures shall be designed to be compatible with the existing building/structure. Materials: Fiberglass reinforced plastic or radio frequency transparent materials may be used to screen and integrate a WCF with an existing building. Visible transition lines between the old and new surfaces are prohibited. Architectural Elements: New architectural features such as columns, pilasters, corbels, or other ornamentation that conceal antennas may be used if they complement the architecture of the existing building. Residential Buildings: Wireless communication facilities shall not be located on residential buildings except for multi-family structures constructed pursuant to the International Building Code as an occupancy group R-2, which may serve as a support structure if the interior wall or ceiling immediately abutting the facility is an unoccupied residential space (e.g., stairwells, elevator shafts, mechanical rooms, etc.). 3. Landscaping: No landscaping is proposed to be changed for this project. 4. Significant Tree Retention: No trees are proposed for removal. If the proposal changes and trees are proposed for removal, compliance with RMC 4-4-130, Tree Retention and Land Clearing Regulations would be required. 5. Fences/Retaining Walls: No fences or retaining walls are proposed as part of the project. If the applicant intends to install any fences or retaining walls as part of the project, refer to RMC 4-4-040, Fencing and Retaining Wall Standards. 6. Access/Driveways: Access to the equipment is likely to be via the existing roof top access. No changes to site access are proposed. 7. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100. 8. Critical Areas: According to COR Maps, there are no critical areas are present on the site. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the site during site development or building construction. 9. Environmental Review: The proposed WCF would be categorically exempt from Environmental (SEPA) Review per WAC 197-11-800 25 if the maximum height of the structure is less than 60 feet (includes all branches or equipment appurtenances), or if it includes the collocation of new equipment, removal of equipment, or replacement PRE25-000031 Page 6 of 7 March 6, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000031 of existing equipment on existing or replacement structures that does not substantially change the physical dimensions of such structures. 10. Conditional Use: The following criteria a through i of this Section shall be considered in determining whether to issue a conditional use permit for a wireless communication facility (WCF). However, the Administrator may waive or reduce the burden on the applicant of one or more of these criteria if the Administrator concludes that the goals of RMC 4-4-140, Wireless Communication Facilities, are better served by the applicant’s proposal. a. Height and Design: The height of the proposed tower and/or antenna as well as incorporation of design characteristics that have the effect of reducing or eliminating visual obtrusiveness. b. Proximity to Surrounding Uses: The nature of uses on adjacent and nearby properties and the proximity of the tower and/or antenna to residential structures and residential district boundaries. c. Nature of Surrounding Uses: The nature of uses on adjacent and nearby properties. The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. d. Topography and Vegetation: The surrounding topography and tree canopy coverage. e. Ingress/Egress: The proposed ingress and egress. f. Impacts: The potential noise, light, glare, and visual impacts. g. Collocation Feasibility: The availability of suitable existing towers and other structures to accommodate the proposal. h. Consistency with Plans and Regulations: The compatibility with the general purpose, goals, objectives and standards of the Comprehensive Plan, this Title, and any other City plan, program, map or ordinance. i. Landscaping: Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. 11. Permit Requirements: The proposal would be required to obtain an Administrative Conditional Use Permit. The application would be reviewed in an estimated time frame of eight (8) weeks following acceptance of a complete application. The 2025-2026 fees are as follows: Administrative Conditional Use Permit application fee - $1,856.00. Any modification requests to code standards are $299.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s website. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8461969&dbid=0&repo=Cit yofRenton PRE25-000031 Page 7 of 7 March 6, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000031 12. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 13. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 14. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Ashley Wragge, Assistant Planner, at 425-430-7314 or awragge@rentonwa.gov to submit prescreen materials and subsequent land use application. 15. Expiration: Once the Conditional Use Permit application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension for good cause. It is the applicant’s responsibility to monitor the expiration dates.