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PL CV TMobile-Railway72507 (2) City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 Pre-Application Meeting July 25, 2007 These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: T-Mobile USA Project Proposal: Wireless Communication Facility Project Location: 16220 Railway Rd. SE Tax parcel number 64300700600 Zoning and Setbacks Wireless communication facilities are regulated under Chapter 17.67 YMC. Section 17.67.040 lists industrial zoned properties as a permitted location. The property is zoned Industrial (I) which is codified at Chapter 17.40 YMC. Wireless Communication Facilities are allowed in the Industrial zoning district through the site plan review process and associated procedures found in Chapter 17.84 YMC. The maximum height for a free standing WCF is 150 feet including antennas when it is located in a priority location. The setback shall be measured from the base of the WCF tower to the property line of the parcel on which it is located. The setbacks shall consist of one hundred ten percent of tower height, including antennas. Reductions to minimum setbacks may be considered by the approval authority in a priority location only. Critical Areas All of Yelm is considered a critical aquifer recharge area. The City critical area maps indicate that the west half of the site is within the FEMA flood zone. Presence of high ground water in this area may also be suspected. Pre-Application Meeting Page 2 of 7 State Environmental Policy Act Process Pursuant to 197.11.800(27) WAC a SEPA threshold determination is required. Due to critical areas located on the property, an expanded checklist is required and shall include the following environmental documents: • Abbreviated Stormwater Report Standards Co-location All freestanding WCFs shall be designed and constructed to fully accommodate at least two additional WCF providers, including an area for each co-locator’s equipment near the base of the tower, each comparable in size to the area required by the applicant, unless the applicant demonstrates why such design is not feasible for technical or physical reasons. Separation Freestanding WCFs shall be a minimum of 1,400 feet from another freestanding WCF or other communication tower. Separation distances shall be measured from tower to tower regardless of property lines and roadways. Siting and Screening Significant visual impacts of a WCF, from the front and rear of any residence on adjacent properties and for any residence across the roadway from the WCF, shall be minimized to the maximum extent feasible through careful siting. If site is not a treed area: a minimum 20-foot-wide buffer around the perimeter outside of the fenced site, excluding the access point, shall be planted with site-obscuring conifer trees. The trees shall be planted six feet on center in at least three offset rows. The trees shall be a minimum of six feet in height at the time of planting and shall be maintained in a green and growing state so long as the tower is on the site. Planting shall occur prior to the tower becoming operational. WCF towers and antennas shall have a nonglare finish in a gray, blue, green or other color to blend with the surroundings or horizon unless a different color is required by the FCC or FAA. The finish must be approved by the approval authority Pre-Application Meeting Page 3 of 7 Security A minimum six-foot high chain link fence with privacy slats and topped with three strands of barbed wire shall be installed around the perimeter of the site for public safety and security purposes. Alternate methods of fencing may be approved if a level of public safety and security similar to that provided by the previously described fence can be clearly demonstrated. The fence and privacy slats shall be a deep green or other color which blends in with the surrounding environment. The fence will require a building permit. Access to the tower shall be through a locked gate. All freestanding WCFs shall be fitted with anti-climbing devices. No signals, lights or signs shall be permitted on an attached WCF unless required by the FCC or FAA. Outdoor storage of motor vehicles or materials associated with the WCF is prohibited. WCFs shall not exceed noise standards as defined in Chapter 173-60 WAC or cause interference with electrical, transmission or reception functions or cause similar disturbances. The applicant must comply with federal standards for radio frequency emissions. Within six months after the issuance of its operational permit, the applicant shall submit a project implementation report which provides cumulative field measurements of radio frequency emissions of all antennas installed at the subject site and compare the results with established federal standards. If the site does not meet standards, the site plan review approval may be revoked The applicant shall ensure that the WCF will not cause localized interference with the reception of area television or radio broadcasts. If on review the City finds that the WCF interferes with such reception, and if such interference is not cured within 60 days, the City may revoke or modify the site plan review. Site Plan Review Process A Site Plan Review application as established by Chapter 17.84 YMC is an administrative review process. The minimum application requirements can be found at Section 17.84.060 YMC and are listed on the application form. A notice of application is mailed to all property owners within 300 feet of the site. The site plan review committee’s decision on a site plan review application may be appealed to the Hearing Examiner, who would hold an open record hearing on the issue. The Examiner’s decision can be appealed to the City Council, which would hold a closed record hearing and determine if the decision was supported by substantial evidence or contrary to law. If a SEPA appeal is filed, the site plan review would be Pre-Application Meeting Page 4 of 7 combined with that appeal and the Hearing Examiner would become the decision maker with a recommendation from the SPR Committee. An open record hearing would be held by the examiner on the site plan review application, if combined with a SEPA appeal. A conceptual landscaping plan is required at the time of application for site plan review. The final landscaping and irrigation plan is required as an element of civil plans, with installation and approval prior to occupancy of the business. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Upon satisfactory completion of all conditions of land use approval, the applicant can submit building plans for approval. In addition to the application requirements in YMC 17.84.060, the following information shall be required. For all WCFs, the following information shall be required: 1. The proposed color(s) of the facility including antennas; 2. A statement signed by the applicant and landowner indicating that: a. For freestanding WCFs, the applicant and landowner agree they will diligently negotiate in good faith to facilitate co-location of additional WCFs, by other WCF providers, on the applicant’s structure; and b. For all WCFs, the applicant and landowner agree to dismantle and remove the WCF and restore the site within one year after abandonment. 3. Except for a co-location proposal, evidence justifying the need for a WCF in the proposed location and a WCF of the proposed height, including at minimum, a coverage area map and description of the methodology used to reach the height and locational decisions. 4. Documentation that the WCF will not cause substantial noise or interference with electrical, transmission or reception functions or cause similar disturbances. 5. If applicant is also the WCF provider, proof that the applicant is licensed by the FCC, or not required to be licensed. 6. If the applicant is not the WCF provider, proof of lease agreements with an FCC licensed WCF provider if such provider is required to be licensed by the FCC. 7. Except for a co-location proposal, documentation that there are no co- location possibilities as an alternative to installation of the WCF. At minimum, this requires an assessment of any existing towers that have the location, as well as the existing or potential height, structural capability and equipment structure area, to serve the applicant’s needs, a written request to those tower owners to co-locate on their facilities, and a good faith effort to work with those tower owners to co-locate. Pre-Application Meeting Page 5 of 7 8. Information identifying the radio frequencies to be received, transmitted, or relayed from the facility, and technical documentation demonstrating compliance with FCC standards for electromagnetic field strength in the form of power density expressed as micro-watts per square centimeter. 9. Documentation that the WCF antenna and support structure are safe and the surrounding areas will not be negatively affected by WCF failure, falling ice, or other debris or interference. For freestanding WCFs, the following additional information shall be required: 1. The reasonably calculated distance between the WCF and the nearest residentially zoned property and the nearest property with an existing residence. 2. A statement signed by the applicant stating the WCF will comply with all Federal Aviation Administration (FAA) regulations. 3. A statement signed by the applicant documenting that the WCF will accommodate the co-location of at least two additional antennas for future users, or an explanation of why such design is not feasible for technical or physical reasons. 4. Documentation that adequate security measures will be provided, including anti-climbing devices. 5. Aerial test photos (e.g., balloon) from all four directions off-site, from close proximity to the front and rear of any residence on adjacent properties, including across any roadway fronting the subject property, and from the boundary line of any adjacent jurisdiction within two miles of the site. 6. Method and color of fencing and, if applicable, the method of camouflage and illumination. Third party technical review The SPRC may require technical review by a third party as part of the permit review process. The selection of the third party expert shall be by mutual agreement by the provider and the SPRC. The costs of the technical review shall be borne by the applicant. Based on the results of the expert review, the SPRC may require changes to the WCF applicant’s submittal. A third party technical review may include, but is not limited to, a review of: A. The technical accuracy and completeness of submissions; B. The technical applicability of analysis techniques and methodologies; C. The validity of conclusions reached by the applicant; and/or D. Other specific technical issues as identified by the SPRC. Fees 3rd Party Review Billed on a cost recovery basis Site Plan Review (WFC) $3,500 Pre-Application Meeting Page 6 of 7 SEPA $150.00 Civil Plan Review Billed on a cost recovery basis Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Any existing wells on the property must be decommissioned pursuant to standards established by the Washington Department of Ecology and any water rights associated with these wells shall be dedicated to the City of Yelm. Any on-site septic systems will need to be abandoned prior to site plan review approval. An ORCAA will be required for demolition of any existing structures that are to be demolished on site. Parking Lot Location and Design At least one parking space, plus adequate turnaround area, shall be provided. The access road, parking and turnaround areas shall be paved, a minimum of 10 feet wide. Transportation Frontage improvements are required for all new development within the city. Frontage requirements include improvements to the roadway from the centerline of right-of-way back towards your property. NP Road is classified as a Commercial Collector, Rhoton Road is classified as a and Railway Street SE is classified as a Neighborhood Collector. All roadway frontages will be required to be improved to the specified City standards. Right-of-way dedication may be required. A deferral of frontage improvements would be considered. Fire Protection All projects need to have fire protection for the buildings. It is likely that fire flow may be an issue at this location, which will be addressed through building official review of the proposed building uses and construction material used for the buildings. The International Building Code (IBC) provides occupancy ratings for different types of uses. The fire coverage and sprinkler system for the proposed use must meet IBC requirements. Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC is established at a rate of $0.216 per square foot of development for all new development I the City of Yelm. Pre-Application Meeting Page 7 of 7 Civil Plan Review Process Civil Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain standard details for all infrastructure requirements, including parking lot layout, sewer and water lines, STEP tank design, and stormwater control. Building Permit Process Building Plan review, permitting and inspections will be based on Title 15 Yelm Municipal Code, adopting the 2003 IBC, IMC, UPC, IFC and the 2001 Washington State Energy Code. By resolution, the City of Yelm re-adopted the 1997 UBC, UMC and UPC Fee schedules. Building Plans may be submitted after Site Plan Review approval. Five(5) sets of plans, one of which may be half scale, two (2) sets of engineering calculations, energy calculations and specifications will be required. Due to the size of the occupancy, an integrated sprinkler and fire alarm system will be required. These plans may be submitted at a later date along with any required kitchen suppression systems. All fire related items 5’ outside the building will be subject to civil review along with domestic water, waste, and storm water. A Geotechnical Report may be required as part of building plan review. Concurrently with Site Plan Review two sets of building and accessory building elevations must be submitted for review of the building for consistency with the Design Guidelines. Allow at least 8 to 12 weeks for Building Plan Review and 2 weeks for design guideline review.