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HomeMy WebLinkAboutPre-app Mtg Summary - 22-000292.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000292 1 PRE-APPLICATION MEETING FOR Verizon SEA Factory PRE22-000292 CITY OF RENTON Department of Community & Economic Development Planning Division September 15, 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\PRE22-000292 2 Renton Regional Fire Authority M E M O R A N D U M DATE: August 31, 2022 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Verizon Stealth Tower 1. No additional fire hydrants required for this proposal. 2. Approved fire sprinkler and alarm systems are required to be extended into any additions to the existing pump station building. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. Separate plans and permits are required for any fuel tanks for emergency power systems. New additions shall not interfere with any of the existing hazardous material ventilation systems. 3. Fire impact fees for any building additions are applicable at the rate of $ 0.15 per square foot. This fee is paid at time of building permit issuance. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000292 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 15, 2022 TO: Alex Morganroth, Senior Planner FROM: Nathan Janders, Civil Engineer SUBJECT: Verizon Monopine Tower 1500 Houser Way N PRE22-000292 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) 1723059038. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The site lies with the City of Renton water service area but does not propose an impact to the water utility. 2. The proposed equipment must maintain a clear access zone of 10 feet from the existing pumphouse. Sanitary Sewer 1. The site lies with the City of Renton water service area but does not propose an impact to the sewer utility. Surface Water 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual may be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Soos Creek drainage basin. 2. Erosion control measures to meet the City requirements shall be provided. 3. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of permit issuance. • The current SDC fee is $0.84 per square foot but no less than $2,100. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofRenton Transportation 1. The site does not propose an impact to the transportation network. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000292 4 Franchise 1. If any work is required within the ROW then a Franchise Permit will be required. To obtain a franchise permit contact franchisepermits@rentonwa.gov. 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. 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. 3. 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: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2022 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\2022\PRE22-000292 5 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 15, 2022 TO: Pre-Application File No. 22-000292 FROM: Alex Morganroth, Senior Planner SUBJECT: Verizon SEA Factory Ave WCF 1500 Houser Way N (APN 1723059038) – Liberty Park 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, on behalf of Verizon, is proposing a new permanent Wireless Communication Facilities (WCF) stealth structure at 1500 Houser Way N (APN 1723059038). The subject parcel is 194,662 sq. ft. (4.5 acres) and is part of the greater Liberty Park site. Liberty Park is a city -owned park with a variety of recreational activities. The site is located in the Commercial Arterial (CA) zoning district and Urban Design District D overlay. The site is designated Commercial Mixed Use (CMU) in the Comprehensive Plan Land Use Map. The applicant is proposing a 60-foot tall “faux tree” stealth tower designed to visually mimic an evergreen tree. The purpose of the new facility is to replace the existing temporary wireless communications facility located across the street at 1300 Bronson Ave N, which would be removed upon activation of the proposed stealth tower. The proposed stealth tower would be located adjacent to existing stand of trees between the on-site utility/storage building and the Bronson Way N right-of-way (ROW). The ground equipment associated with the stealth tower would be located within an addition to the existing building and connected via underground cabling. The total lease area necessary is not identified in the submitted materials. Access to the site is proposed via an existing driveway off of Houser Way N that currently provides access to the City-owned utility/storage building. According to COR Maps, a high seismic hazard area is located on the site. In addition, the site is located in the Wellhead Protection Area Zone 1. Vegetation would likely need to be removed as a result of the project, but is not specifically identified in the submitted documents. Current Use: The subject parcel is part of the city-owned Liberty Park site and contains an existing utility/storage building and asphalt access drive. Zoning: The subject property is located within the Commercial Arterial (CA) zone and Commercial Mixed Use comprehensive plan designation. 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000292 6 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. 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. (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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000292 7 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. For faux trees, the tower may exceed the average height of nearby trees by no more than twenty percent (20%) or thirty feet (30'), whichever is greater. 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 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000292 8 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 would be classified as a “faux tree”, a type of stealth tower identified in the Renton Municipal Code. Per RMC 4-4-140.I, “Faux Trees”, shall adhere to the following standards (in addition to the general WCF standards above): a. Location: Faux trees shall be located within one hundred feet (100') of existing photo simulations show, to the Administrator’s satisfaction, that the proposed faux tree would be appropriate for the site. b. Height: The faux tree may exceed the average height of nearby trees by no more than twenty percent (20%) or thirty feet (30'), whichever is greater. c. Authenticity: Faux trees shall replicate the shape, structure, and color of live trees common to the area. Plans shall provide detailed specifications regarding the number and spacing of branches, bark, foliage, and colors. All faux trees shall incorporate a sufficient number of branches (no less than three (3) branches per linear foot of height) and design materials (e.g., faux bark) so that the structure appears as natural in appearance as feasible. Branches shall not be required for the lowest twenty feet (20') of the trunk. d. Concealment: i. All cables and antennas shall be painted to match the color of the trunk. ii. Antenna socks are mandatory for all antennas (and similar components) located on a faux tree. Access/Driveways: Access to the equipment is proposed via the existing asphalt driveway off of Bronson Way N that is currently used to access the existing storage/utility building on the site. No changes to site access are proposed, and access to the proposed stealth tree would be taken from the existing driveway. Significant Tree Retention: Application materials identify that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan 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 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000292 9 TREE SIZE TREE CREDITS Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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 twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000292 10 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. The proposed project is also within the Wellhead Protection Area Zone 1. A fill source statement is required to be submitted prior to the start of construction if any fill is brought onto the site. 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, if development is not SEPA Exempt. Hearing Examiner Site plan review only required if project is classified as a large scale project (height greater than 60 feet or four stories). 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 proposed WCF would be categorically exempt from Environmental (SEPA) Review if the maximum height of the structure is less than 60 feet (includes all branches or equipment appurtenances). Permit Requirements: The proposal (if under 60 feet) would be required to obtain an Administrative Conditional Use Permit. The application 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. Any modification requests to code standards are $260.00 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 Notice: Public Information Signs are required for all Type II Land Use Permits (Administrative Conditional Use Permit, 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 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 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 beco mes 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.