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HomeMy WebLinkAboutDRB 2011-11-08 #2 CITY OF Community Development Department – Planning Division Meeting Date: November 8, 2011 Case Numbers: ED11-038; UP11-029 Project Planner: Sarjit Dhaliwal – (415) 485-3397 REPORT TO DESIGN REVIEW BOARD SUBJECT: 3301 Kerner Blvd (AT&T Wireless Facility) – Request for Environmental and Design Review Permit and Use Permit to construct 12 panel antennas, 9 tower mounted amplifiers, 36 lines of coax and construct equipment screening walls on the roof of an existing building. The ground equipment would be located under an existing overhang on the first floor of the building; APN: 008-082-52; Core Canal Industrial/Office District (CCI/O) District; Steve Christenson, applicant; Dennis A. Gilardi, Tr., owner; Canal Neighborhood. PROPERTY FACTS Site Characteristics General Plan Designation Zoning Designation Existing Land-Use Project Site: LI/O CCI/O Offices North: LI/O CCI/O Offices South: GC GC Retail, restaurants, tire shop East: MDR MR3 Residential West: CCI/O, NC CCI/O, NC Offices, coffee shop Site Development Summary Height Landscaping Allowed: 36’ Proposed: 47’-8” screen walls; 52’-2” antennas Required: 10% Proposed: Existing 37%, 14,882 sq. ft.; remove 36 sq. ft. SUMMARY This particular project is being referred to the Board for review of the proposed design and since the proposed panels and associated screening walls involve more than a minor addition or modification to an existing building (SRMC14.16.360.D.2). The approval body for this project is the Planning Commission due to the proposed project not being a collocation on an existing facility and due to the quality of the proposed project design. Staff has identified issues with the project as discussed below: Architecture • Whether the proposed roof top equipment screening resulting in 7-foot high screen walls and four radome antennas visible from the public streets results in a stealth design that is appropriately integrated into the building architecture. • Whether the proposed 47’-8” screen wall and/or 52’-2” radome antenna heights can be supported, as designed. BACKGROUND Site Description & Setting: The proposed project site is an approximately 0.918-acre site, developed with a 3-story, 7,800 sq. ft. (footprint) office building and associated parking and landscaping. The building was built in 1984 and 2 roof solar panels were installed in 2006. AT&T would locate the antennas, coax and amplifiers on the roof, and associated equipment in an approximately 160 sq. ft. area under an existing overhang on the first floor level. The equipment area would be accessible from the north side of the building. PROJECT DESCRIPTION Required Entitlements: An Environmental and Design Review Permit (ED11-038) and a Use Permit (UP11-029) are required for new unmanned wireless communication facilities pursuant to Chapter 14.22, Use Permits, and Chapter 14.25, Environmental and Design Review Permits, and the Wireless Communication section of the Zoning Ordinance (Section 14.16.360). This particular project requires review and recommendation by the Design Review Board for a significant modification to an existing building, and for a facility that exceeds the height limits. The project, as designed, shall require approval by the Planning Commission. Use: AT&T proposes to lease approximately 160 square feet on the ground floor of the building for equipment cabinets and racks for the new wireless facility containing the following (see project plans): ¾ Antennas. 8 AT&T antennas (7.1”x73.4”), 6 Duplex Tower Mounted Amplifiers (DTMA) (3.9”x11”), 4 Radio Remote Units (RRU) (6.65”x25.04”), 2 surge suppressors, 3 radomes (20”x84”), 2 doghouses, fiber conduit and runs of coax behind 2 7-ft. high Fiberglass–Reinforced Plastic (FRP) screening walls stacked on existing parapets on the roof of the existing building. ¾ Equipment Cabinets. Associated equipment cabinets would be located in a 160 sq. ft. portion of the ground floor of the building. The area is currently enclosed with a 7-ft. high wall on its west side. The existing 7-ft. wall would be extended to the 9.5-ft. ceiling height. The project does not propose an emergency generator. The proposed AT&T Wireless facility would be an unmanned facility operating 24 hours per day, 7 days per week and would require occasional access by company representatives for routine maintenance. Architecture: The project proposes to increase the height of an existing ground floor wall from 7 feet to 9.5 feet for the equipment shelter. The proposal would locate antennas, radomes, etc. on the building roof which would be screened with two new 7-ft. high fiber-reinforced plastic walls stacked on existing parapets on the existing roof. Staff requested the screening walls to be minimized in their mass, but was informed by the applicant that the screening walls are necessary to screen the roof equipment. The proposed equipment shelter wall extension and the top screening walls would be painted to match the existing. No additional landscaping or lighting is proposed and the project would entail minimal grading. No new signage is proposed. ANALYSIS General Plan 2020 Consistency: The General Plan Land Use Designation for this site is Light Industrial/Office as identified on the General Plan 2020 Land Use Map. The proposed installation and operation of an unmanned wireless communication facility would be subject to the following design related General Plan 2020 policies: NH-2 (New Development in Residential Neighborhoods): Preserve, enhance and maintain the residential character of neighborhoods. CD-10 (Nonresidential Design Guidelines): Recognize, preserve and enhance the design elements (such as visual compatibility and compatibility of patterns) that contribute to the economic vitality of commercial areas. 3 I-15 (Telecommunication Improvements): Ensure that residents, schools, businesses and organizations have access to reliable, modern and cost-effective telecommunications. The project is in a mixed use commercial/industrial district and adjacent to a multi-family residential neighborhood (across Kerner Blvd). The project would provide telecommunications in the area. The equipment shelter would be located within the base of the existing building and behind a walled area. This requires a minimal exterior alteration to the northwestern portion of the ground floor of the building and would be screened from public view. In order to screen the proposed antennas and radomes, two new, 7-ft. high, fiber-reinforced plastic walls would be stacked on the existing parapets of the existing building. The proposed new antennas and radomes would be mounted on the roof of the existing building behind the two 7-ft. high walls. That would only partially screen the antennas from public view from the adjoining streets and from the residential area to the east across the street from Kerner Blvd. The subject building is a well designed and maintained building. The proposed screen walls on the north elevation appear too massive and inconsistent with the character of the existing building. Further, the four new radome antennas would be visible from public streets and the adjacent residential area. Staff requests that the Board comment on the following: • Whether the proposed roof top equipment screening resulting in 7-foot high screen walls and four radome antennas visible from the public streets results in a stealth design that is appropriately integrated into the building architecture. • Whether the proposed 47’-8” screen wall and/or 52’-2” radome antenna heights can be supported, as designed. Zoning Ordinance Consistency: The subject site is located within the Core Canal Industrial/Office District (CCI/O). Pursuant to Section 14.16.360.D of the San Rafael Municipal Code, the Planning Commission with recommendation by the Design Review Board has the authority to approve, conditionally approve, or deny Use Permit and Environmental and Design Review Permit applications for facilities to be located on an existing structure with major modifications to the structure. In addition, this section establishes standards to regulate the design and placement of wireless communication facilities on public and private property in order to minimize the potential safety and aesthetic impacts on neighboring property owners and the community. The project is subject to the following design and development standards contained in the Wireless Communication facility section of the Zoning Ordinance: Chapter 14.16 - Design Requirements: ¾ General Location Standards: The most desirable location for new wireless communication facilities is co-location on existing facilities or buildings. Other preferred locations are industrial, public or quasi-public, commercial and office zoning districts. ¾ Co-location: All new wireless communication facilities service providers shall co-locate with other existing and/or planned new wireless communication facilities whenever feasible. Service providers are encouraged to co-locate with other existing facilities such as water tanks, light standards, and other utility structures where the co-location is found to minimize the overall visual impact of the new facility. ¾ Stealth design: All wireless facilities shall have a stealth design to screen or reduce visual impacts and blend the facility into the existing environment. Examples of stealth design are façade-mounted antennas located within architectural features so they are screened from view, or an antenna design that mimics architectural features so they appear to be a part of the building design, or facilities with colors and materials to minimize visibility such as a non-reflective finish in a color compatible with the surrounding area. ¾ Roof and Building-Mounted Facilities. Roof and building-mounted antennas and equipment shall be: 4 a. Sited and designed to appear as an integral part of the structure or otherwise minimize their appearance. Placing roof-mounted antennas in direct line with significant view corridors shall be avoided. Where appropriate, construction of a rooftop parapet wall to hide the facility may be required. b. Integrated architecturally with the style and character of the structure or otherwise made as unobtrusive as possible. If possible, antennas shall be located entirely within an existing or newly-created architectural feature so as to be completely screened from view. To the extent feasible, building-mounted antennas shall not be located on the front, or most prominent facade of a structure, and shall be located above the pedestrian line-of-sight. c. Whenever possible, base stations, equipment cabinets, back-up generators, and other equipment associated with building-mounted antennas shall be installed within the existing building or underground. If this is not feasible, the equipment shall be painted, screened, fenced, landscaped or otherwise treated architecturally to minimize its appearance from off-site locations and to visually blend with the surrounding natural and built environment. ¾ Height: The maximum height of building-mounted antennas shall be in compliance with the height limitations for the zoning district in which they are located. An exception to antenna height may be granted by the planning commission or zoning administrator if the RFR exposures and aesthetic quality of the proposed facility are found to be acceptable. ¾ Noise: Wireless communication facilities (and backup generators) shall be constructed and operated in a manner that minimizes noise. ¾ Radio Frequency Radiation (RFR): Wireless communication facilities operating alone and in conjunction with other telecommunication facilities shall not produce RFR in excess of the standards for permissible human exposure as adopted by the FCC; application for a wireless communication facility shall include an RFR report. The proposed building mount facility is encouraged to result in a stealth facility design that would achieve the carrier’s coverage objectives. However, this design solution achieves only partial screening of the equipment and also would significantly modify the building design, inconsistent with the current building architecture. Staff has concluded that the roof mounted equipment and the proposed addition of screen walls on the roof is not an architecturally integrated part of the structure The maximum allowed building height within the CCI/O District is 36 ft. Existing height of the subject building is 41’-1” (roof top) and 47’-1” (parapet top). The proposed project would result in 48’-1” parapet height and 52’-2” antenna/radome height. SRMC Section 14.16.120 Exclusions to the maximum height requirements, exempts architectural features such as screening for mechanical equipment from height calculations. However, the proposed antennas/radomes still protrude 4’-1” above the proposed parapet level. As stated in the paragraph above, an exception to antenna height may be granted if the RFR exposure and aesthetic quality of the proposed facility are found to be acceptable. Hammett & Edison, Inc. provided the Radio Frequency (RF) Study for the proposed project. According to the study, the maximum existing RF exposure at the site (without the proposed project), was measured to be a maximum of 0.5% of the most restrictive public limit. The maximum RF exposure level due to the proposed operation is calculated to be 0.013 mW/cm2, which is 2.4% of the applicable public exposure limit. Therefore, RF exposure conditions at the site are projected to be less than 3% of the applicable public limit. The maximum calculated level at the second-floor of any nearby building would be 4.4% of the public exposure limit. Levels may exceed the applicable public exposure limit on the roof of the subject building, near the antennas. Therefore, the proposed project alone and in conjunction with other telecommunication facilities, would not produce RFR in excess of the standards for permissible human exposure. The proposed project does not include a backup generator or any other form of noise generating equipment. 5 Staff requests that the Board provide its comments and recommendation on the stealth design solution and requested exception to the building height limit for the proposed rooftop building mounted antenna facility. San Rafael Design Guidelines: The purpose of the Non-Residential Guidelines is to provide a framework of design principles that build on the strength of the existing character of an area, and strives to improve the visual unity of the area. The proposed project is in keeping with one standard in that the accessory ground equipment would be located within the existing building. The project does not meet the following standards: 1) The project does not propose a stealth panel antenna design which would blend in with the existing character of the building. 2) The project would not screen the roof top equipment. Staff requests the Board to comment on whether the project proposes a stealth design and whether the roof top equipment is appropriately screened and integrated into the building architecture. NEIGHBORHOOD CORRESPONDENCE A courtesy notice was mailed to all property owners and occupants within a 300-foot radius of the subject site and two homeowners associations in the vicinity. In addition a public notice sign was posted at the site identifying the meeting time, date, location, and scope of the project within fifteen (15) days prior to the Board’s meeting. To date, staff has not heard from anyone regarding this project. CONCLUSION Staff is not supportive of the project since it does not meet the applicable design criteria for a building mounted wireless facility at this location. Specifically, the project does not result in a stealth design. The roof mounted equipment and screen walls are not an architecturally integrated part of the structure, and the antenna/radome height exceeds the maximum allowed building height. Staff requests that the Board provide its professional design advice on the project, including responses to the issues identified by staff. Continuance for redesign to address the identified design issues may be appropriate. The Board’s recommendation will be used by the decision-making body prior to taking action on the project. EXHIBITS A: Vicinity Map B: Existing and Proposed Project Photosimulations Full Size Project Plans and 11”x 17” Reductions Distributed to DRB members only cc: Steve Christenson AT&T Mobility 4430 Rosewood Drive, Building 3, 5th Floor Pleasanton, CA 94508 Dennis Gilardi 3301 Kerner Blvd San Rafael, CA 94901