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HomeMy WebLinkAboutExhibit B_Review CriteriaPage 1 of 5 Exhibit B Review Criteria 26.412.020 – Commercial Design Review A. Applicability. Except as outlined below, this Section applies to all commercial, lodging and mixed-used development within the City requiring a building permit. All development shall be reviewed pursuant to the Character Area in which it is located. The Community Development Director shall assign an appropriate Character Area to properties subject to Commercial Design Review that are not located within a defined Character Area. Staff Response: Some of the work proposed at 205 S. Mill will involve minor changes to the rooftop equipment on a building that falls within a Commercial Core Character Area. The proposed changes are subject to Commercial Design Review. 26.412.090. – Amendments A.3. Administrative Review. The Community Development Director may approve a Commercial Design Review if it is determined that the proposed work has no adverse effect on the physical appearance or character defining features of a development. An application for administrative review may be approved if it meets the following requirements: a) It is deemed that the activity is an eligible work item and meets the Commercial, Lodging, and Historic District Design Standards and Guidelines; and, b) Any modifications to the proposed work requested by the Community Development Director are agreed to by the owner/applicant. Staff Response: The proposed changes to the rooftop equipment at 205 S Mill St are subject to administrative review for Commercial Design Review. The changes will not create a more substantial visual impact to the structure compared to the existing equipment. The overall height of the equipment will be decreased by almost four feet. The new and replaced equipment will closely match the color of the other rooftop mechanical equipment. Regarding criteria A, the proposed improvements are deemed as an eligible work item and meet the Commercial Design Standards and Guidelines. These features also meet criteria B and are agreed to by the owner/applicant. 26.415.070. Development involving designated historic property or property within a historic district. B. Certificate of no negative effect. 1. An application for a certificate of no negative effect may be made to the Community Development Director for approval of work that has no adverse effect on the physical appearance or character-defining features of a designated property. An application for a certificate of no effect may be approved by the Community Development Director with no further review if it meets the requirements set forth in the following Subsection 26.415.070.B.2: Page 2 of 5 2. The Community Development Director shall issue a development order based upon a certificate of no negative effect within fourteen (14) days after receipt of a complete application if: a) It is determined that the activity is an eligible work item and meets the City Historic Preservation Design Guidelines and b) Any modifications to the proposed work requested by the Community Development Director are agreed to by the owner/applicant and c) The proposed work will not diminish, eliminate or adversely affect the significant historic and/or architectural character of the subject property or Historic District in which it is located. From: Historic Preservation Guidelines Mechanical Equipment & Service Areas 12.4 • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. Staff Response: Mechanical equipment is an eligible work item for consideration under the Certificate of No Negative Effect. There is not a feasible location for the equipment to be installed at ground level. While the equipment is prominently visible, the proposed upgrade does a much better job in grouping the equipment to reduce visual impact. A condition of approval requires the painting of the equipment to a matte, dark grey color. A second condition requires that a required access ladder and safety tie offs for maintenance personnel be approved by the Historic Preservation Officer prior to installation. Staff does not want screening of the equipment. Staff finds these criteria to be met. 26.435.050. Mountain view plane review. A. Jurisdiction. Unless subject to Administrative Review as described in Section 26.435.050.D, all applications for development which infringes upon a designated view plane shall be subject to administrative review or review for an exemption in compliance with this Section by the Planning and Zoning Commission or Historic Preservation Commission (collectively, the Review Body). Projects unable to meet the applicable view plane standards shall be required to obtain a variation from the requirements and standards of this section from the applicable review body and are subject to a public vote as required by section 13.14 of the City Charter. Commented [BA1]: Enumerate and Include these conditions in the NOA - at the bottom. Page 3 of 5 Staff Response: The property at 205 S Mill St is located in the midground of the Mian Street Mountain View Plane. The proposed changes to the Wireless Communications Facility located on the roof are subject to View Plane Review. D. Exemptions. The following development activities on properties located in the mid- and background of a view plane are exempt from the provisions of this Section and may proceed directly to zoning compliance check and building permit review, where the applicant shall demonstrate the improvement meets the following review criteria. 2. Attached Building Features. a. Attached building features, including those features listed in Section 26.575.020(f)(4), Allowed Exceptions to Height Limitations, and mechanical equipment or building appurtenances (including but not limited to a satellite dish, HVAC equipment, stairwell enclosure, elevator shaft, ventilation equipment, or skylights) that are added to an existing building are exempt only with the following setbacks and when the height of the feature complies with Section 26.575.020(f)(4), Allowed Exceptions to Height Limitations: Location Required Setback from the Lot Line Closest to the View Plane Reference Point. Foreground Greater than 50% of the lot length (minimum) (as measured from the front lot line) Midground 20 feet (minimum) Background No additional setback required other than those that may be prescribed in Section 26.575.020 Staff Response: The property at 205 S Mill St falls within the Midground of the Main Street View Plane. This application for proposed changes to the rooftop wireless facility is subject to the 20- feet minimum setback for attached building features. The proposed equipment will all be located over 50 feet from the Hopkins Ave property line, exceeding the minimum setback requirement. 26.505.030. – Wireless Communication Facilities and Equipment A. Applicability. All applications for the installation or development of WCFs and/or equipment must receive land use approval, building permits, and/or right-of-way permits, as applicable, prior to installation. Concurrent with the issuance of appropriate building and right-of- way permits, WCFs and/or equipment shall be reviewed for approval by the Community Development Director (and when applicable, the City Engineer) in conformance with the provisions and criteria of this Chapter. WCFs and equipment subject to the provisions and criteria of this Chapter include without limitation, WCFs within the Public Rights-of-Way, cellular telephone, paging, enhanced specialized mobile radio (ESMR), personal communication services (PCS), commercial mobile radio service (CMRS) and other wireless commercial telecommunication devices and all associated structures and equipment including transmitters, antennas, monopoles, towers, masts and microwave dishes, cabinets and equipment rooms. These provisions and criteria do not apply to noncommercial satellite dish antennae, radio and television transmitters and antennae incidental to residential use. All references made throughout Page 4 of 5 this Chapter, to any of the devices to which this Chapter is applicable, shall be construed to include all other devices to which this Chapter is applicable. Staff Response: The applicant will be making updates to the equipment for the Verizon Wireless Rooftop Facility at 205 S Mill St. These equipment changes will be compliant with FCC regulations once mitigations measures recommended in the included NIER report are implemented. 26.505.060. – Procedures for Review C. Review Procedures for Eligible Facilities Requests 1) In all zone districts, Eligible Facilities Requests shall be considered a permitted use, subject to administrative review. The City shall prepare, and from time to time revise, and make publicly available, an application form which shall require submittal of information necessary for the City to consider whether an application is an Eligible Facilities Request. Such required information may include, without limitation, whether the project: a. Constitutes a Substantial Change; or b. Violates a generally applicable law, regulation, or other rule codifying objective standards reasonably related to public health and safety. The application shall not require the applicant to demonstrate a need or business case for the proposed modification or Collocation. Staff Response: The Verizon rooftop wireless facility at 205 S Mill St qualifies as an eligible facility as an update of an existing facility that does not propose a substantial impact on the site. This qualifies the application for administrative review and approval from the Community Development Director. Wireless Communications Facilities Design Guidelines 5.5.3 Setbacks All WCFs shall comply with setback requirements. At a minimum, except for WCFs in the Public Right-of-Way all WCFs shall comply with the minimum setback requirements of the underlying zone district; if the following requirements are more restrictive than those of the underlying zone district, the more restrictive standard shall apply. 1. All WCFs (except for WCFs in the Public Right-of Way) shall be located at least fifty (50) feet from any property lines, except when roof-mounted (above the eave line of a building) or wall mounted. Flat-roof mounted facilities visible from ground level within one- hundred (100) feet of said property shall be concealed to the extent possible within a compatible architectural element, such as a chimney or ventilation pipe or behind architectural skirting of the type generally used to conceal HVAC equipment, and shall comply with any applicable design requirements of Chapter 26.412, Commercial Design Review, and 26.415, Historic Preservation. Pitched-roof-mounted facilities shall always be concealed within a compatible architectural element, such as chimneys or ventilation pipes. Page 5 of 5 Staff Response: The proposed rooftop mechanical equipment is compliant with the required setback of 20 feet from the Hopkins Ave property line, as well as the design requirements under Commercial Design Review and Historic Preservation. The updated design will not have a diminishing impact on the building’s architectural character as compared to the current design, and it will match the accompanying rooftop mechanical equipment by being painted a matte, dark gray color. Commented [BA2]: Say something about they being painted to reduce any visual impacts.