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HomeMy WebLinkAboutC_Preapp Meeting Summary_171102_v1K:\Preapps\2017\PRE17000674_SEA Garden Verizon Wireless\02.Review Comments PRE-APPLICATION MEETING COMMENTS FOR VERIZON SEA CLASSICS WIRELESS COMMUNICATIONS FACILITY PRE17-000674 CITY OF RENTON Department of Community & Economic Development Planning Division November 2nd, 2017 Contact Information: Planner: Alex Morganroth, 425-430-7219 Public Works Plan Reviewer: Scott Warlick, 425-430-7057 Fire Prevention Reviewer: Corey Cappelletti, 425-430-7024 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. 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, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). SEA Classics Verizon Wireless, PRE17-000674 Page 2 of 10 November 2nd, 2017 K:\Preapps\2017\PRE17000674_SEA Classics Verizon Wireless\02.Review Comments DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 1st, 2017 TO:Alex Morganroth, Planner FROM:Scott Warlick, Engineering specialist II SUBJECT:Verizon SEA Classics 2003 Maple Valley HWY PRE17-000674 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) 1723059103. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. FRANCHISE COMMENTS 1. If Verizon needs to access equipment within the city right of way, Applicant will have to obtain a Franchise Permit. 2. As of April 3rd, 2017 the City of Renton will be accepting all franchise submittal applications electronically. The link below will take you to our submittal process. https://edocs.rentonwa.gov/Documents/0/edoc/892129/Franchise%20Permit%20Process%20and%20R equirements.pdf GENERAL COMMENTS 1. 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. 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. 2. All construction permits for utility and street improvements will require separate plan submittals. All 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: SEA Classics Verizon Wireless, PRE17-000674 Page 3 of 10 November 2nd, 2017 K:\Preapps\2017\PRE17000674_SEA Classics Verizon Wireless\02.Review Comments http://rentonwa.gov/business/default.aspx?id=42473 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2017 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. SEA Classics Verizon Wireless, PRE17-000674 Page 4 of 10 November 2nd, 2017 K:\Preapps\2017\PRE17000674_SEA Classics Verizon Wireless\02.Review Comments DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 2nd, 2017 TO:Pre-Application File No. 17-000674 FROM:Alex Morganroth, Associate Planner SUBJECT:Verizon Wireless Communications Facility 2003 Maple Valley Hwy (APN 1723059103) 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, 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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: Verizon Wireless is proposing a new roof-mounted Wireless Communication Facilities (WCF) on the commercial structure located at 2003 Maple Valley Hwy (SR 169). The subject site is 81,587 sq. ft. (1.9 acres) and is in the Commercial-Office-Residential (COR) zoning district. The proposed roof-mounted WCF would include two rooftop enclosures for the antennas and a 140 sq. ft. cabinet enclosure to be located inside of the commercial building on the first floor. The rooftop enclosures would be painted to match the color of the existing structure. The proposed antennas would connect to the indoor cabinet via cabling installed in a covered case on the exterior of the structure. Critical areas are mapped on the project site including protected slopes (>40%), a high seismic hazard, the Wellhead Protection Area Zone 2, and a moderate landslide hazard. The site is also located within Reach C of the Cedar River regulated shoreline. The applicant has not proposed the removal of any trees or vegetation on the site. The proposal does not include any expansion in building coverage or impervious surface. Current Use: The subject parcel contains an existing multitenant, two-story building and associated surface parking for office/commercial tenants. No WCF’s are present on the site. Zoning: The subject property is located within the Commercial-Office-Residential (COR) zoning district. Under the current Wireless Regulations, concealed and/or camouflaged WCFs require an Administrative Conditional Use Permit within the UC zone. Conditional Use Permit: In lieu of the criteria in subsection D of this Section, Decision Criteria, the following criteria 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 SEA Classics Verizon Wireless, PRE17-000674 Page 5 of 10 November 2nd, 2017 K:\Preapps\2017\PRE17000674_SEA Classics Verizon Wireless\02.Review Comments 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: 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. (Ord. 5675, 12-3-2012) Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations (CD, CO, and COR)” effective at the time of complete application. Regulations pertaining to wireless communication facilities are contained in RMC 4-4-140. Standards and requirements for all types of wireless communication facilities are contained in RMC 4-4-140F: Maximum Height – All wireless communication facilities shall comply with RMC 4-3-020, Airport Related Height and Use Restrictions, as well as the height limitation of the applicable zoning district. Concealed and/or camouflaged WCFs erected on a rooftop may extend up to sixteen feet (16') above the allowed zone height. The maximum height for primary structures within the UC zone is 10 stories and/or 125 feet. Compliance with this requirement will be verified at the time of Conditional Use Permit application. Please note, additional height restrictions are applied under the shoreline master program. 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, antennas and related equipment shall be uniformly painted a non-reflective 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. Compliance with this requirement for each individual structure will be verified at the time of Conditional Use Permit application. 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 non-reflective neutral color. Fencing shall comply with the requirements listed in RMC 4-4-040, Fences, Hedges, and Retaining Walls. SEA Classics Verizon Wireless, PRE17-000674 Page 6 of 10 November 2nd, 2017 K:\Preapps\2017\PRE17000674_SEA Classics Verizon Wireless\02.Review Comments 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, 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. (Ord. 5675, 12-3- 2012) 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. Based on the provided scope of work, the proposed WCF may incorporate characteristics of both a “concealed WCF” and a “camouflaged WCF” - Concealed WCF: 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 Camouflaged WCF: A wireless communication facility that is typically affixed to the facade of an existing structure that was not originally constructed to be a WCF support structure (e.g., an existing building), in a manner that integrates and disguises the WCF with the building by matching architectural elements, colors, materials, etc. 1. Concealed Wireless Communication Facility Standards: Additions or modifications to buildings shall complement the existing design, bulk, scale, and symmetry of the building, and minimize the addition of bulk and clutter. 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. SEA Classics Verizon Wireless, PRE17-000674 Page 7 of 10 November 2nd, 2017 K:\Preapps\2017\PRE17000674_SEA Classics Verizon Wireless\02.Review Comments Architectural Elements – New architectural features such as columns, pilasters, corbels, or other ornamentation that conceal antennas may be used if it complements the architecture of the existing building. 2. Camouflaged Wireless Communication Facility Standards: Additions or modifications to buildings shall complement the existing design, bulk, scale, and symmetry of the building, and minimize the addition of bulk and clutter. Camouflaged WCFs shall adhere to the following standards: Architectural Integration – Antennas may be mounted to the sides of a building if the antennas do not interrupt the building’s architectural theme. When feasible, camouflaged WCFs shall employ a symmetrical, balanced design for all facade mounted antennas. The first provider on a structure will dictate the antenna length, width, and placement. All succeeding applications will be required to ensure consistency and symmetry in placing antennas on the structure’s exterior. When feasible, interruption of architectural lines or horizontal or vertical reveals is prohibited. Materials – The proposal shall utilize the smallest mounting brackets necessary in order to provide the smallest offset from the building. The proposal shall utilize skirts or shrouds on the sides and bottoms of antennas in order to conceal mounting hardware, create a cleaner appearance, and minimize the visual impact of the antennas. Exposed cabling is prohibited. Antennas shall be painted and textured to match the adjacent building surfaces. Antennas – Antennas shall be no longer or wider than the facade on which they are proposed. When panel antennas are unscreened, they shall be mounted no more than twelve inches (12") from the building facade. No exposed mounting apparatus shall remain on a building facade without the associated antennas. Critical Areas: Based on the City’s Critical Areas Maps, the proposed site of the WCF is mapped with protected slopes (>40%), a high seismic hazard, moderate landslide hazard, the Wellhead Protection Area Zone 2, and a habitat conservation area. Due to the rooftop location proposed for the subject wireless facility, it is not anticipated that this project would impact critical areas. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Shoreline Regulations: The proposed site for the WCF is located in the high intensity shoreline designation of Reach C of the Cedar River, a Shoreline of the State. Therefore, the proposed project would be subject to the Renton Shoreline Master Program Regulations and the applicant would be required to obtain a Shoreline Substantial Development Permit (SSDP). The existing site is considered legally nonconforming due to its location inside the 100 foot setback from the OHWM, and is subject to RMC 4-10-095 SMP, Nonconforming Uses, Activities, Structures, and Sites. According to RMC 4-10-095.F.1, no site changes are required if the structure does not increase the building footprint or impervious surface. Although the proposed WCF would not trigger any site change, the WCF must still comply with the Shoreline Bulk Standards in RMC 4-3-090.D.9.a. Due to the roof-mounted design of the structure, the only bulk standard likely applicable to the proposed project is “height”. The maximum height for non-water dependent uses in the High Intensity designation is 35 feet, when located within the 100 foot shoreline setback. In addition to the Shoreline Bulk Standards, the proposed WCF must comply with the criteria below. These criteria are specific to utility uses and would be reviewed as part of the SSDP. SEA Classics Verizon Wireless, PRE17-000674 Page 8 of 10 November 2nd, 2017 K:\Preapps\2017\PRE17000674_SEA Classics Verizon Wireless\02.Review Comments Criteria for All Utilities: i. Local utility services needed to serve water-dependent and other permitted uses in the shoreline are subject to standards for ecological protection and visual compatibility. ii. Major utility systems shall be located outside of shoreline jurisdiction, to the extent feasible, except for elements that are water-dependent and crossings of water bodies and other elements of shorelands by linear facilities. iii. New public or private utilities shall be located inland from the land/water interface, preferably out of shoreline jurisdiction, unless: (a) Perpendicular water crossings are unavoidable; or (b) Utilities are necessary for authorized shoreline uses consistent with the Shoreline Master Program. iv. Linear facilities consisting of pipelines, cables and other facilities on land running roughly parallel to the shoreline shall be located as far from the water’s edge as feasible and preferably outside of shoreline jurisdiction. v. Linear facilities consisting of pipelines, sewers, cables and other facilities on aquatic lands running roughly parallel to the shoreline that may require periodic maintenance that would disrupt shoreline ecological functions shall be discouraged except where no other feasible alternative exists. When permitted, provisions shall assure that the facilities do not result in a net loss of shoreline ecological functions or significant impacts to other shoreline resources and values. vi. Utilities shall be located in existing rights-of-way and corridors, whenever reasonably feasible. vii. Local service utilities serving new development shall be located underground, wherever reasonably feasible. viii. Utility crossings of water bodies shall be attached to bridges or located in other existing facilities, if reasonably feasible. If new installations are required to cross water bodies or wetlands they should avoid disturbing banks and streambeds and shall be designed to avoid the need for shoreline stabilization. Crossings shall be tunneled or bored where reasonably feasible. Installations shall be deep enough to avoid failures or need for protection due to exposure due to streambed mobilization, aggregation or lateral migration. Underwater utilities shall be placed in a sleeve if reasonably feasible to avoid the need for excavation in the event of the need for maintenance or replacement. ix. In areas where utility installations would be anticipated to significantly alter natural groundwater flows, a barrier or conduit to impede changes to natural flow characteristics shall be provided. x. Excavated materials from construction of utilities shall be disposed of outside of the vegetation conservation buffer except if utilized for ecological restoration and shall be specified in submittal materials. xi. Utilities shall be located and designed to avoid natural, historic, archaeological or cultural resources to the maximum extent feasible and mitigate adverse impacts where unavoidable. xii. Utilities shall be located, designed, constructed, and operated to result in no net loss of shoreline ecological functions with appropriate on- and off-site mitigation including compensatory mitigation. xiii. All utility development shall be consistent with and coordinated with all local government and State planning, including comprehensive plans and single purpose plans to meet the needs of future populations in areas planned to accommodate growth. SEA Classics Verizon Wireless, PRE17-000674 Page 9 of 10 November 2nd, 2017 K:\Preapps\2017\PRE17000674_SEA Classics Verizon Wireless\02.Review Comments xiv. Site planning and rights-of-way for utility development should provide for compatible multiple uses such as shore access, trails, and recreation or other appropriate use whenever possible. Utility right-of-way acquisition should be coordinated with transportation and recreation planning. xv. Vegetation Conservation: (a) Native vegetation shall be maintained whenever reasonably feasible. (b) When utility projects are completed in the water or shoreland, the disturbed area shall be restored as nearly as possible to the original condition. (c) All vegetation and screening shall be hardy enough to withstand the travel of service trucks and similar traffic in areas where such activity occurs. xvi. A structure or other facility enclosing a telephone exchange, sewage pumping or other facility, an electrical substation, or other above ground public utility built in the shoreline area shall be: (a) Housed in a building that shall conform architecturally with the surrounding buildings and area or with the type of building that will develop as provided by the zoning district and applicable design standards. (b) An unhoused installation on the ground or a housed installation that does not conform with the standards above shall be sight-screened in accordance with RMC 4-4-095 with evergreen trees, shrubs, and landscaping materials planted in sufficient depth to form an effective and actual sight barrier within five (5) years. (c) An unhoused installation of a potentially hazardous nature, such as an electrical distribution substation, shall be enclosed with an eight (8) foot high open wire fence, or masonry wall. Such installations shall be sight-screened in accordance with RMC 4-4-095 with evergreen trees, shrubs, and landscaping materials planted in sufficient depth to form an effective and actual sight barrier, except at entrance gate(s), within five (5) years. Major Utilities, Specifications - Communications This Section applies to telephone exchanges including radar transmission installations, receiving antennas for cable television and/or radio, wireless communication facilities and any other facility for the transmission of communication signals. (a) Communications installations may be permitted in the shoreline area only when there exists no feasible site out of the shoreline and water area. (b) All structures shall meet the screening requirements in the criteria for all utilities, above. (c) If approved within the shoreline, such installations shall reduce aesthetic impacts by locations as far as possible from residential, recreational, and commercial activities. (d) Cellular communication facilities may be located in the shoreline only when mounted on buildings and screened by architectural features compatible with the design of the building. Environmental Review: The subject project is located adjacent to the Cedar River, a Shoreline of the State. As such, the project would be subject to SEPA Environmental Review. Therefore an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. SEA Classics Verizon Wireless, PRE17-000674 Page 10 of 10 November 2nd, 2017 K:\Preapps\2017\PRE17000674_SEA Classics Verizon Wireless\02.Review Comments Permit Requirements: The proposal would require an Administrative Conditional Use Permit, a Shoreline Substantial Development Permit, and Environmental Review (SEPA). The required permits would be processed within an estimated time frame of 6 to 8 weeks, from the time that the application is accepted as complete. Please note, the Shoreline Permit is required to be send to the Department of Ecology for filing following the 6 – 8 weeks for City permitting. The fees are as follow: Administrative Conditional Use Permit - $1,500.00 (+ 3% Technology surcharge Fee) Shoreline Substantial Development Permit - $2,500.00 (+ 3% Technology surcharge Fee) Environmental Review (SEPA) - $1,500.00 (+ 3% Technology surcharge Fee) Detailed information regarding the land use application submittal is provided on the land use permit application form page on the City’s website (search “land use forms” in the search box). The City has implemented electronic plan review for all land use and building permit applications. In addition to the required land use permits, a separate building permit(s) would be required. Public Notice: The applicant will be required to install a public information sign on the property. The applicant is responsible for the procurement, installation and maintenance of the sign. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Alex Morganroth, Project Planner at 425-430-7312 for an appointment. Expiration: Building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit approval.