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HomeMy WebLinkAboutPre-app Mtg Summary - 22-000043.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000043 1 PRE-APPLICATION MEETING FOR Verizon SEA Factory Ave WCF PRE22-000043 CITY OF RENTON Department of Community & Economic Development Planning Division March 3, 2022 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Nate Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov 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). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000043 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 1, 2022 TO: Alex Morganroth, Senior Planner FROM: Nathan Janders, Engineering Plan Reviewer SUBJECT: Sea Factory Ave 1300 N 2nd St PRE22-000043 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) 1352300045. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The proposed project does not impact on the water utility. Sanitary Sewer 1. The proposed project does not impact on the sewer utility. Surface Water 1. The proposed project is exempt from drainage review per section 1.1.1 of the 2017 City of Renton Surface Water Design Manual. Transportation 1. The proposed project is exempt from street improvements. Franchise 1. A franchise agreement for installation of wireless facilities in the right-of-way is required to be obtained prior to issuance of any franchise permits. See RMC 5-19 for further information. 2. A franchise permit is required for any work within the right-of-way of a franchisee. 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. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000043 3 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000043 4 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 3, 2022 TO: Pre-Application File No. 22-000043 FROM: Alex Morganroth, Senior Planner SUBJECT: Verizon SEA Factory Ave WCF 1300 Bronson Way N (APN 1352300071) and N 2nd St ROW 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, 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 www.rentonwa.gov. Project Proposal: The applicant, Verizon Wireless, is proposing to install a wireless communication facility (WCF) on a PSE utility pole and construct an associated equipment enclosure adjacent to the pole. The applicant has proposed replacing an existing 20-foot pole located in the N 2nd St ROW between Meadow Ave N and Garden Ave N with a new 40-foot tall pole in order to provide the height necessary for the WCF. The existing pole is located in the south planter strip within the N 2nd St ROW. The applicant has proposed an associated 10-foot by 10-foot cabinet and equipment enclosure adjacent to the proposed pole on the adjacent parcel (APN 1352300045). In the future, the site will developed as a surface parking lot associated with Construction Industry Training Council development approved under LUA19-000214. As part of the approved project, all utility poles fronting the project site are required to be undergrounded, including the pole proposed for replacement as a part of the WCF project. The site has a Comprehensive Plan Land Use Designation of Residential High Density and a zoning designation of Residential-10 (R-10) dwelling units per net acre (du/ac). The subject parcel is approximately 4,120 sq. ft. in size and is currently undeveloped. Access to the pole and equipment enclosure would be via the existing 15-foot wide public alley that connects Bronson Way N with N 2nd St. No trees would be removed as part of the proposal. According to COR Maps, a high seismic hazard is located on the site. Current Use: The proposed utility pole would be located in the south planter strip in the N 2nd St ROW and the proposed equipment enclosure is located on private property (APN 1352300071) that is currently vacant. Zoning/Density Requirements: The subject property is located within the R-10 zoning classification. The density range allowed in the R-10 zone is a minimum of 5.0 to a maximum of 10.0 dwelling units per one net acre. The Residential High Density Land Use designation is intended to create opportunities for new multifamily family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in multifamily family neighborhoods. No residential units are proposed as part of the project. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000043 5 The proposed use is classified as a Stealth Tower, defined as “A freestanding support structure that is disguised as a natural or built object typically appearing in the natural or urban landscape and is primarily erected to accommodate wireless communication facilities. Examples include, but are not limited to, manmade trees, freestanding signs, flagpoles, light fixtures and clock towers.” per RMC 4-11-070. Stealth WCFs require an Administrative Conditional Use Permit within the R-10 zone. Conditional Use (Administrative): A conditional use is a land use which may be permitted within a zoning district following review by staff to establish conditions mitigating impacts of the use and to assure compatibility with other uses in the district. Staff will consider the following criteria when reviewing a request for a conditional use permit related to a WCF: 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: 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. Based on a preliminary review of the site by staff, locating the equipment enclosure underground appears to be feasible, and would preserve the future perimeter parking lot landscaping required as a part of the CITC project. Therefore the applicant shall located the equipment enclosure undergrou nd either within the ROW or on private property. 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000043 6 enclosed with exposed metal surfaces. Equipment shelters and cabinets for small cell facilities shall be concealed in accordance with subsection J of this Section. (Ord. 5798, 4-25-2016) 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. (Ord. 5676, 12-3-2012) 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 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, as well as the height limitations in the RMC 4-4-140, Wireless Communications Facilities. Stealth WCFs may be up to 150 feet tall. However, the 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. Therefore, the maximum height shall be determined through the Conditional Use Permit review process and application of the standards for utility poles in RMC 4-4-140. Compliance with this requirement will be reviewed and verified at the time of Conditional Use Permit application. 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. 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 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. 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000043 7 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. Design Standards - The proposed WCF is not classified as a specific type of stealth tower. Per RMC 4-4-140.I, Standards for types of stealth towers not identified within the subsection will be determined on a case-by-case basis by the Administrator through the Conditional Use Permit criteria pursuant to RMC 4 -9-030E, Decision Criteria – Wireless Communication Facilities in addition to the general WCF standards above. Access/Driveways: Access to the equipment is proposed via N 2nd St and the public alley between N 2nd St and Bronson Way N. No changes to site access are proposed. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 20% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. No trees are proposed for removal according to the preapplication submittal. If tree removal is proposed, a formal tree retention plan would be reviewed at the time of land use application. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000043 8 Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three -foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. Critical Areas: According to COR Maps, high seismic hazard is present on the site. Based on the presence of geological hazards on the site, the applicant may be required to submit a geotechnical report for the site prepared by a professional geotechnical engineer. If required, the report shall be submitted with the formal land use application. 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. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the Commercial Arterial (CA) zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. Environmental Review: The proposal exceeds the City’s adopted categorical exemption thresholds (RMC 4-9-070G) and is subject to State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. 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. An environmental checklist must be submitted with the land use application. Permit Requirements: The proposal would be required to obtain an Administrative Examiner Conditional Use Permit, Administrative Site Plan Review, and SEPA Environmental Review. All applications would be reviewed concurrently in an estimated time frame of eight (8) weeks following acceptance of a complete application. The 2022 fees are as follows: Administrative Conditional Use Permit application fee - $1,600.00, Administrative Site Plan Review fee - $2,700.00 and Environmental Review fee - $1,600.00. Any modification requests to code standards are $250.00 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 new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” 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/Browse.aspx?startid=867190&dbid=0. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits (Site Plan Review, SEPA Review), 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000043 9 public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment. Expiration: Once the Conditional Use Permit and site plan review applications have 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. The approval body may require a public hearing for such extension.