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HomeMy WebLinkAboutJ_Project Narrative, CUP Decision Criteria, and Const Mitigation_Garden Ave CUP_V2Garden Ave – Project Narrative Project name, size, and location of the site:  Project Name is Verizon at SEA Garden Ave. The project location is 811 N. Landing Way. The property is owned by CPT The Landing LLC, and is located on Assessor Parcel # 0886600040 and involves the rooftop of Suite 811.  There are 5 proposed antenna locations on the roof that total approximately 100 sq. ft. consisting of 3 square shaped antenna screens for panel antennas and 2 canisters for 2 separate microwave dishes. The square screen areas are approximately 6’ x 6’ in size and the canisters are approximately 3’ in diameter, all on sleepers attached to the roof structure.  The ground based equipment is proposed on an approximate 8’ x 13’ concrete slab.  Verizon proposes a Concealed Wireless Facility which includes concealment of the antennas by screening antennas on the roof of a retail store at The Landing. The proposal is to fully screen 6 panel antennas and 2 microwave dishes, 6 Remote Radio Units (RRUs), and 2 OVP boxes (surge protectors) using concealment technology on the rooftop. In addition, Verizon proposes equipment cabinets to be located inside an existing CMU wall enclosure at the rear of the property, located approximately 90 to 100’ South of the retail store. In addition, 2 Hybrid cables are proposed in conduits to run from the cabinets to the rooftop, and also includes power running in conduits from the building to the cabinets. The conduits are proposed to be attached to the exterior of the adjacent buildings running to the roof of host - subject roof and electrical room (please see plans).  The proposed antennas will be fully screened and the screening will be painted to match the exterior of the building, in order to blend in with the architecture of the building. The antenna screens will appear to be small roof top penthouse features that fully conceal the antennas behind and within the screens. The screens are non-reflective materials and can be ordered with texture or other exterior features to match the host structure.  The proposed equipment cabinets and a backup power generator will be fully screened as located in an existing CMU enclosure. The CMU enclosure is located at the rear of the property approximately 70-100’ South of the subject retail store near North 8th Street, The existing CMU enclosure is screened from view behind the existing landscaping buffer along the public R/W at North 8th Street. The proposed equipment area is screened from view by CMU enclosure from North, South and West, and Marshall’s Retail Store to the East.  Finally, Fiber will need to be trenched to the equipment location from North 8th Street. Land Use permits required for the proposed project:  The project requires a Conditional Use Permit Zoning designation of the site and adjacent properties:  The project is located is the UC Urban Center Zoning District and is surround by propertied in the UC zoning District Current use of the site and any existing improvements:  The site is a Retail Store at The Landing which is an upscale Mall for shops, restaurants, and community based business and services. The proposed use is compatible with the mixed commercial uses at the property. Special site features:  There are no notable environmental features at the site due to the density of mixed uses in the area. Statement addressing soil type and drainage conditions:  The site is a built environment with no measurable topography and major arterials surrounding and intersecting the general area. The site is flat, used mostly for parking, stores, restaurants, a cinema, office and retail spaces, and has drainage control structures for such a mixed use planned development in the built environment with City infrastructure and municipal services. Proposed use of the property and scope of the proposed development:  The proposal is to place antennas on the roof of and existing commercial building and conceal the proposed antennas with screening designed to integrate them into the architecture of the building. The project also includes ground based equipment cabinet and a small emergency backup power generator in a CMU enclosure area that is screened from public view with landscape buffer from public R/W (see above detailed scope of project). For plats, indicate the number, net density and range of …….. new lots:  The property is developed. Access:  The property has established access per the planned development in place to arterials and service streets. Proposed off-site improvements ……:  There are no off-site improvements Total estimated construction cost and estimated fair market value of the proposed project:  The project value is $ 42,000.00. Estimated quantities and type of materials involved if any fill or excavation is proposed:  There will be some excavation with installation of fiber utilities to equipment cabinets and concrete slab on concrete slab. Estimated excavation is 9-12 cubic yards and clean fill estimated to be 10 cubic yards. Estimated concrete volume is 9 cubic yards. Estimate asphalt patching is 6 cubic yards. Number, type and size of any trees to be removed:  No trees will be removed. No dedications to City are required. Any landscaping affected by fiber line installation to N. 8th Street R/W to be moved and replanted to like or better condition. Explanation of land to be dedicated to the City:  No temporary structures or mobile trailers are proposed. Any proposed job shacks, sales trailers, and/or model homes:  The site is outside of any shoreline zone and there are no single family uses in the area, however there are high rise condos and apartments to the East, toward 1-405. Any proposed modifications being requested:  None. For Projects located with 100’ or within 200’ of ……….. (aquatic lands):  Not Applicable. Special Decision Criteria – Wireless Facilities The height of the proposed tower as well as the incorporation of design characteristics that have effect of reducing or eliminating visual obtrusiveness:  The proposed height of screening of antennas is 29’.  The Architectural design of the proposed host structure and the other structures at The Landing is Modern which includes rooftop and building features that add flair to the structures with partial barrel roofs, faux penthouse projections, and changes in siding material and textures such as use of metallic and stucco type siding combinations as an example. The proposed antenna screens are intended to mimic the architectural theme and use the stucco look and color for rooftop faux feature which will conceal the antennas from view. The nature of uses on adjacent and nearby properties:  The Landing Campus is located to North, East, and West of proposed host structure. The City parking Garage is the adjacent property to the North. The Landing is the adjacent property to the East. Vacant land is the adjacent property to the South the Boeing 737 Airplane Manufacturing Plant is the adjacent property to the West.  A fully concealed WCF on the rooftop of the retail store at the Landing will have no effect on surround uses and adjacent of nearby properties. Proximity of the tower to residential structures and residential district boundaries:  Although there are residential uses to the Northeast of the site located approximately 1000’ away, they are multifamily and high rise structures located in the UC zoning district.  Since the property is bounded by either UC or IH Industrial zones the closest residential zoning districts are located across I-405 about ½ mile or more away, and to the South also about ½ mile away. The surrounding topography, tree coverage and foliage:  The topography of the general area is flat and given the area located in a built environment there little tree coverage except landscaping buffers that were provided as part of the then Development projects.  Given the historic channelization of the Cedar River and location of the Municipal Airport and Boeing manufacturing Plant near the River and Lake Washington shores there is not much change in topography or existence of native tree cover to the West and North, until the Gene Coulon Park to the North of Boeing.  Given the Industrial base and long term businesses to the East in the IH zone the topography is flat to the I-405 Freeway R/W where there are significant slopes to the East.  The topography to the South is also flat with some tree coverage associated with the transition to Single Family uses South of Boeing office complexes and properties associated with business and support services. The proposed access ingress and egresses:  Access to the site is via N. 8th Street which runs East/West between major arterials at Logan Ave N. and Park Ave N. There is an ingress/egress point to the host and adjacent structures at The Landing adequate for delivery trucks and refuse pickup. That access point will be used for construction equipment and servicing of the facility for the installation of the site and long term maintenance by Verizon once the site is operational.  Roof access is secured from an Electric/Telco room at the rear of the building, from inside the building for roof hatch and access ladder. Access to the equipment cabinets is from the CMU walled enclosure at the rear of the property where that proposed Verizon equipment will be fenced and with locking gates for security. The proposed noise, light and glare impacts:  There will be noise from construction equipment on short term basis during daylight hours. After the construction phase of the project there will be no noise from antennas and any noise from equipment cabinets or emergency backup power generator will be in conformance with City Noise Ordinances (see Acoustical Study).  Although Verizon proposes a night light at the ground base equipment cabinet location it will be a down looping hooded light and only used when Technicians need to visit the site on a call out scenario for non-routine maintenance at night only.  The proposed antenna screening will be painted to match the color of the building and made of non-reflective materials (fiberglass type material). All other proposed equipment will be fully concealed within an existing CMU wall enclosure.  As a result, there will not be noise after construction of the site, unmitigated light or glare from the facility, and the proposed site will conform to all federal, state and local laws and ordinances. The availability of suitable existing towers and other structures to accommodate the proposal:  There are existing monopoles to the Northeast of the site where Verizon is currently collocated at SEA Central Renton however the tower is not able to carry current RF load, peak demands, and current growth demands in the area. The existing tower site is located off I-405 and also covers handoff to the other existing nearby Verizon site at 450 Shattuck Ave called Renton Center.  The proposed site is located in the shadow of the Central Renton monopole regarding Line of Site (LOS) from the tower to The Landing and general area due to high rise condos and apartments that block LOS.  Given that the need for the proposed site is localized to the coverage area (see RF propagation maps) and the demand is more of a capacity issue due to the concentration of users in the area, the proposed structure and the requested height are adequate for RF Engineering regarding an in-fill site for the local Verizon Network.  The proposed location is the only available structure regarding the landowner’s availability of structures at The Landing. The original candidate at PetSmart was not available for Verizon so the proposed structure is the alternative site for Garden Ave.  Verizon also pursued a candidate at the Target store location however that site was also not available. The compatibility with the general purpose, goals, objectives and standards of the Comprehensive Plan, the Zoning Ordinance and any other plan, program, map or ordinance of the City:  The site is located in the Commercial Mixed Use Comprehensive Plan designation and complies with the goals and policies of the designation.  The density of wireless users and therefore demand for increased coverage/capacity in and around The Landing area are a directly result of Comp Planning and zoning district objectives derived from the mixed use commercial development concept.  The property is uniquely positioned central to industrial based and supporting services, employment centers, together with the urban village attractions of the commercial uses at the landing and surrounds. The concentration of restaurants, services, and shopping as part of a planned development, occurs at the location of major arterials for transit bound and local pedestrians’ which results in density of wireless services users.  The need to provide service levels to demand levels is contemplated and therefore conforming to the goals and objectives of the City for in this case adequate wireless services capabilities. The compatibility for concealed WCF in the mixed use zone and designation conforms to WCF objectives per RCMC 4-4-140 WCFs. Construction Mitigation Description Proposed construction dates (begin and end dates):  The preferred construction schedule is September 15 to October 31, 2018. Hours and days of Operation:  Work days are Monday – Friday from 7am to 5pm. There may be a need or desirability to work one or more Saturdays depending on delivery of materials and need for lifts to roof or over CMU wall at both work locations. Proposed hauling/transportation routes:  From project site to N. 8th Street, to Logan Ave. to I-405. Measures to be implemented to minimize dust, traffic, and transportation impacts, erosion, mud, noise and noxious characteristics:  From a construction standpoint, the project is minor in regards to duration and types of equipment needed at stages of construction. Equipment will work in stages which will eliminate noise and traffic impacts. Most of the work will occur on the roof to install antenna mounts, antennas, and screening - and to construct the concrete slab and install the ground based equipment on the slab.  A crane is needed to make 1 or more lifts to the roof; an excavator is needed for trenching a utility line and preparation of flat concrete construction. A dump truck is needed to haul out excavation spoils and haul in clean gravel for back fill. A front end loader will be used to fill the utility trench with clean gravel for back fill and grading. A concrete truck will be used for construction of the slab; a dump truck, front end loader, and roller will be needed to replace any asphalt cut for trenching for fiber installation (repair).  A water truck can be utilized when open trenching is performed for installation of fiber optic line in dry weather periods to mitigate any dust. The General Contractor will us best practices during excavation to remove spoils and install conduits as quickly as possible and as inspections are completed - back fill and compact clean fill in the proposed fiber trench.  A scissor lift will be used to install conduit on the exterior of the structures running to the roof and electrical connection at the power room, and from the cabinets to the roof for equipment cables to antennas.  The may be some excavation inside the CMU wall enclosure for flat slab construction in order to install rebar concrete reinforcement for the slab, and placement of cabinet and generator anchors to be poured in the single concrete pour. Any special hours proposed for construction or hauling:  No special work or hauling hours are contemplated however crane lifts may be done in early hours to avid impacts to parking uses at rear of host structure. Preliminary traffic control plan:  General Contractor to use best practices such as posting of information of work schedule at site, cordoning off equipment or work area is advance of the work, as well as use of spotters for construction on private land. The need for a traffic control plan for ingress and egress of equipment to the public R/W is not anticipated due to the minor volume of material to be hauled and transported to the site. A flagger can be utilized during the peak construction phase of the project.