HomeMy WebLinkAboutD_SEA Garden Ave CUP_Staff Report_Exhibits_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SEA Garden Ave CUP_Draft Staff Report FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: April 19, 2019
Project File Number: PR19-000064
Project Name: Verizon SEA Garden Ave WCF
Land Use File Number: LUA19-000021, CU-A
Project Manager: Angelea Weihs, Associate Planner
Owner: CPT The Landing LLC; Shannon Jallow; 955 Park Ave N, Renton, WA 98057
Applicant/Contact: Rick Cardoza, LDC Engineering , 20210 142nd Ave NE, Woodinville, WA 98072
Project Location: 811 N Landing Way, Unit B
Project Summary: The applicant, Verizon, is requesting an Administrative Conditional Use Permit to
install a camouflaged wireless communications facility (WCF) on the rooftop of an
existing multi-tenant commercial building located at 811 N Landing Way (Parcel
#0886600040). The applicant proposes to locate the WCF equipment above a vacant
suite, previously occupied by a Famous Footwear retail store (Suite B). The proposed
rooftop equipment includes six panel antennas, two microwave dishes, six Remote
Radio Units (RRUs), and two OVP boxes (surge protectors). The applicant proposes to
screen and camouflage the proposed rooftop equipment in order to blend with the
architectural style of the existing building. The proposed screening includes three
enclosures for the proposed antennas. The applicant provides two screening options
for the proposed microwave dishes. The enclosures would rise between 8 and 9.5
feet above the existing roof parapet. In addition, the applicant proposes equipment
cabinets to be located inside an existing refuse and recycling enclosure at the rear of
the property, located approximately 90 to 100 feet south of the retail store. Two
hybrid cables are proposed in conduits to run from the cabinets to the rooftop on the
facade exterior. The subject parcel is 18.2 acres in size and has a zoning designation
of UC, Urban Center, as well as an Urban Design District C Overlay. The parcel has a
Comprehensive Plan Land Use designation of Commercial Mixed Use. A high seismic
hazard is mapped on the project site. The applicant has not proposed any new
impervious surface or the removal of any trees or vegetation.
Site Area: 18.2 acres
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
City of Renton Department of Community & Economic Development
Verizon SEA Garden Ave WCF
Administrative Report & Decision
LUA19-000021, CU-A
Report of April 19, 2019 Page 2 of 14
D_Administrative Report_SEA Garden Ave CUP
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan and Elevations
Exhibit 3: Site Selection Analysis
Exhibit 4: Project Narrative
Exhibit 5: Conditional Use Permit Justification
Exhibit 6: Photo Simulations with Canister Enclosures
Exhibit 7: Photo Simulations without Canister Enclosures
Exhibit 8: Structural Feasibility Analysis, prepared by LDC, Inc., dated November 16, 2017
Exhibit 9: Acoustical Report, prepared by SSA Acoustics, dated April 24, 2018
Exhibit 10: Photos of Existing CMU Wall Enclosure
C. GENERAL INFORMATION:
1. Owner(s) of Record: CPT The Landing LLC; Shannon Jallow; 955 Park Ave N,
Renton, WA 98057
2. Zoning Classification: Urban Center (UC)
Urban Design District C Overlay
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Retail (Multi-tenant)
5. Critical Areas: High Seismic Hazard
6. Neighborhood Characteristics: The Landing Shopping Center
a. North: UC Zone; N 10th St; The Landing Shopping Center
b. East: UC Zone; Park Ave N; The Landing Shopping Center
c. South: UC Zone; N 8th St; Vacant Land
d. West: UC Zone; Logan Ave N; Boeing
7. Site Area: 18.2 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 1560 08/23/1956
Administrative Site Plan Review LUA06-071 N/A 06/07/2006
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
City of Renton Department of Community & Economic Development
Verizon SEA Garden Ave WCF
Administrative Report & Decision
LUA19-000021, CU-A
Report of April 19, 2019 Page 3 of 14
D_Administrative Report_SEA Garden Ave CUP
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided to the existing structure by the City of Renton. There are existing
water mains in N 8th Street and N Landing Way.
b. Sewer: Sewer service is provided to the existing structure by the City of Renton. There is an existing
sewer main in N 8th Street.
c. Surface/Storm Water: There are public stormwater mains south and west of the site in N 8th Street
and Logan Ave N ROW.
2. Streets: Access to the site is provided via existing curb cuts off of N 8th St to the south, Logan Ave N to the
west, Park Ave N to the east, and N 10th Street to the north.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
a. Section 4-4-140: Wireless Communications Facilities Regulations
4. Chapter 9 Permits
a. Section 4-9-030: Conditional Use Permit
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Utilities Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on February
13, 2019, and determined the application complete on February 27, 2019. The project complies with the
120-day review period.
2. The project site is located at 811 N Landing Way, Unit B.
3. The project site is currently developed with an existing shopping center.
4. Access to the site would be provided via existing curb cuts off of N 8th St to the south, Logan Ave N to the
west, Park Ave N to the east, and N 10th Street to the north.
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
City of Renton Department of Community & Economic Development
Verizon SEA Garden Ave WCF
Administrative Report & Decision
LUA19-000021, CU-A
Report of April 19, 2019 Page 4 of 14
D_Administrative Report_SEA Garden Ave CUP
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Urban Center (UC) zoning classification.
7. The applicant has proposed retaining all trees on the sites.
8. Siesmic Hazards are mapped on the project site; however, no excavation is proposed with the project
application. Due to the scope of work, City staff have waived the requirement for a geotechnical study.
The applicant will need to submit an engineer’s certification that the support structure’s design meets the
most recent Electronic Industries Association/Telecommunications Industries Association (EIA/TIA) 222
Revision G Standard, at the time of building permit application.
9. The applicant proposes some excavation with the installation of fiber utilities to equipment cabinets and
concrete slab on concrete slab. The estimated excavation is 9-12 cubic yards and the proposed clean fill
is estimated to be 10 cubic yards. The estimated concrete volume is 9 cubic yards and estimate asphalt
patching is 6 cubic yards.
10. The applicant is proposing to begin construction immediately following land use and building permit
approval.
11. Staff received no public or agency comments.
12. Representatives from various City departments have reviewed the application materials to identify and
address issues raised by the proposed development.
13. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the
Comprehensive Plan Land Use Map. Lands in the CMU designation are intended to transform strip
commercial development into business districts through the intensification of uses and with cohesive site
planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The
proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of
approval are met:
Compliance Comprehensive Plan Analysis
Policy U‐79. Require that the siting and location of telecommunications facilities be
accomplished in a manner that minimizes adverse impacts on the environment and
adjacent land uses.
Policy U‐80. Require wireless communication structures and towers to be designed and
site to minimize aesthetic impacts and to be co-located on existing structures and
towers wherever possible.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy U‐79. Require that the siting and location of telecommunications facilities be
accomplished in a manner that minimizes adverse impacts on the environment and
adjacent land uses.
14. Zoning Development Standard Compliance: The site is located in the Urban Center (UC) District and the
Urban Design District C on the City’s Zoning Map. Land with the UC zoning designation is intended to
attract a wide range of office, technology, commercial, and residential uses. The overall mix and intensity
of uses is intended to create an urban rather than suburban character. The purpose of the design
requirements in Urban Design District C is to encourage high-quality, pedestrian-scale structures in areas
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
City of Renton Department of Community & Economic Development
Verizon SEA Garden Ave WCF
Administrative Report & Decision
LUA19-000021, CU-A
Report of April 19, 2019 Page 5 of 14
D_Administrative Report_SEA Garden Ave CUP
zoned Urban Center (UC) or Commercial Office Residential (COR). Although the design requirements for
structures in Urban Design District C are not applicable to wireless communication facilities, the design
and siting of new towers or equipment should be compatible with the goals and overall intent of the
design regulations. All new wireless communication facilities are required to meet the standards and
requirements in RMC 4-4-140 in lieu of the typical development standards based on zoning designation.
Compliance Wireless Communication Facility Standards Analysis
Compliant if
condition of
approval is met
a. Equipment Shelters/Cabinets:
1. Location - Equipment shelters and cabinets used to house related
equipment should be located within buildings or placed underground,
unless it is infeasible.
2. Screening - Equipment shelters and cabinets shall be surrounded by a
fifteen foot (15') wide sight obscuring landscape buffer around 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. Existing topography,
vegetation and other site characteristics may provide relief from the
screening requirement
3. Size - 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.
4. Generators -
a) Architectural integration is required (if applicable).
b) 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.
c) A screening wall and/or landscaping material shall be required to
mitigate visual impacts.
d) Fences shall be constructed of materials that complement and blend in
with the surroundings.
e) Anti-graffiti finish shall be applied to all solid fences, walls, and gates.
f) 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.
Staff Comment: Verizon is proposing to construct an unmanned telecommunications
facility on the rooftop of an existing multi-unit retail building. The proposed rooftop
equipment includes six panel antennas, two microwave dishes, six Remote Radio
Units (RRUs), and two OVP boxes (surge protectors). The applicant proposes to
screen and camouflage the proposed rooftop equipment in order to blend with the
architectural style of the existing building. The applicant proposes to fully screen the
proposed antennas, RRUs, and OVP boxes with three (12 foot tall) enclosures that
mimic the appearance of small rooftop penthouse features. The applicant proposes
to texture and paint the enclosures in order to match the exterior of the commercial
building. In addition, the proposed enclosures include a partial barrel roof profile, as
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
City of Renton Department of Community & Economic Development
Verizon SEA Garden Ave WCF
Administrative Report & Decision
LUA19-000021, CU-A
Report of April 19, 2019 Page 6 of 14
D_Administrative Report_SEA Garden Ave CUP
seen from the ground floor, in order to mimic the barrel roof at the primary entrance
of the retail unit.
The applicant proposes two screening options for the proposed microwave dishes.
One screening option (Exhibit 6) includes two 8 foot tall canister screens for the
proposed microwave dishes that will be textured and painted to match the building
façade. The applicant also provided a photo simulations without an enclosure in
order to demonstrate the reduced visual profile of the microwave dishes without the
screening (Exhibit 7). See analysis for design provided in FOF 14.c, with associated
conditions of approval. Provided conditions of approval are met, the proposed
enclosures/camouflage will be designed to be compatible with the existing structure
and surrounding neighborhood.
The applicant also proposes equipment cabinets and a generator to be located
inside an existing concrete masonry unit (CMU wall) refuse enclosure at the rear of
the property, located approximately 90 to 100’ South of the retail store (Exhibit 10).
No expansion to the existing footprint of the enclosure is proposed. The existing
refuse enclosure is adequately integrated into the existing architecture of the retail
building, including the use of the same siding materials, colors, and textures;
however, the applicant does not indicate whether compliance with refuse and
recycling requirements will be maintained for the existing retail uses following
installation of the proposed equipment. Therefore, staff recommends as a condition
of approval that the applicant provide a refuse and recycling analysis with the
building permit application that demonstrates compliance with the refuse and
recycling standards for the existing retail use following installation of the proposed
equipment.
See FOF 14.e for more information on noise levels for the proposed generator.
b. Maximum Height: The maximum building height permitted in the CA zone is 50
feet. The maximum height of wireless communication facilities is governed by RMC
4-4-140F. Per RMC 4-4-140F.2, concealed and/or camouflaged WCFs erected on a
rooftop may extend up to sixteen feet (16') above the allowed zone height. Allowed
heights for specific types of stealth facilities shall be determined through the
Conditional Use Permit review process.
Staff Comment: The existing retail building (unit B) has a height that ranges from 18
feet above finished grade (roof top) to 29.15 feet above finished grade at the highest
point. The proposed WCF enclosures will be located on top of the lowest roof point
(18 feet) and will extend above the rooftop 12 feet, for a total height of 30 feet above
finished grade. The enclosures will extend over the parapet of the roof a total of 9.5
feet. The proposal complies with the maximum height permitted in the UC zone (10
stories along primary arterials); however, rooftop WCFs may extend up to sixteen
feet (16’) above the allowed zone height. The proposal complies with the maximum
height permitted for rooftop WCFs in the UC Zone.
Compliant if
condition of
approval is met
c. Visual Impact: RMC 4-4-140F.3 requires that site location and development
preserve the pre-existing character of the surrounding buildings and landscape to
the extent consistent with the function of the communications equipment. Towers
shall be integrated through location and design to blend in with the existing
characteristics of the site to the extent practical. Existing on-site vegetation shall be
preserved or improved, and disturbance of the existing topography shall be
minimized, unless such disturbance would result in less adverse visual impact to the
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
City of Renton Department of Community & Economic Development
Verizon SEA Garden Ave WCF
Administrative Report & Decision
LUA19-000021, CU-A
Report of April 19, 2019 Page 7 of 14
D_Administrative Report_SEA Garden Ave CUP
surrounding area. 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.
Staff Comment: The proposed WCF and enclosures would be located on the roof of
an existing multi-tenant retail structure. The proposed enclosures would extend over
the existing lower parapet of the building by 9.5 feet, and would extend over the
highest point of the building unit by 0.85 feet. The photo simulations of the proposed
enclosure on top of the warehouse (Exhibit 7) indicate that the new WCF enclosures
will be visible from the north, south, east, and west.
As stated in FOF 14.a, the applicant proposes to fully screen the proposed antennas,
RRUs, and OVP boxes with three (12 foot tall) enclosures that mimic the appearance
of small rooftop penthouse features. The three antenna enclosures would extend
over the roof parapet a total of 9.5 feet. The applicant proposes to texture and paint
the enclosures in order to match the interior of the commercial building with the
appearance of a stucco finish. In addition, the proposed enclosures include a partial
barrel roof profile, as seen from the ground floor, in order to mimic the barrel roof
at the primary entrance of the existing retail unit. Photo simulations (Exhibit 7) of
the proposed enclosures were provided with the project application. City staff agree
that the roof profile of the proposed antenna enclosures mimic the roof profile of
the building entrance; however, the blank/unadorned facades of the three
enclosures make the enclosures look odd and disconnected from the existing retail
building. As currently proposed, the enclosures do not serve to integrate the WCFs
into the architecture of the existing building. Therefore, staff recommends as a
condition of approval that the applicant submit revised elevations and photo
simulations for review and approval by the Current Planning Project Manager, at
the time of building permit, that includes the following revisions/information:
The antenna enclosures shall include faux windows on facades facing the parking
lot and public street that mimics the form and color of the existing building window
treatments.
The applicant shall provide eave dimensions of the existing retail building as well as
eave details for the proposed enclosures. The eaves for the proposed enclosures shall
be designed to match the dimensions of the retail building eaves, as well as mimic
eave color and materials.
In addition, staff recommend as a condition of approval that color and material
samples for the proposed enclosures be provided to the Current Planning Project
Manager, at the time of building permit for review and approval. In addition, close-
up photos of the existing commercial building siding, widows, and roof (as seen from
ground floor) shall be provided for reference and material comparison.
As stated in FOF 14.a, the applicant proposes two screening options for the two
proposed microwave dishes. One screening option (Exhibit 6) includes two eight (8)
foot tall canister screens for the proposed microwave dishes that will be textured
and painted to match the building façade. Per RMC 4-4-140G, additions or
modifications to buildings shall complement the existing design, bulk, scale, and
symmetry of the building, and minimize the addition of bulk and clutter. As currently
proposed, the microwave canister enclosures do not serve to complement or
integrate into the existing architecture of the building. The applicant also provided
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
City of Renton Department of Community & Economic Development
Verizon SEA Garden Ave WCF
Administrative Report & Decision
LUA19-000021, CU-A
Report of April 19, 2019 Page 8 of 14
D_Administrative Report_SEA Garden Ave CUP
a photo simulation of the two microwaves without enclosures in order to
demonstrate the reduced visual profile of the microwave dishes without the
screening (Exhibit 7). Staff agrees that the microwave dishes without the proposed
enclosures has a significantly reduced visual profile. Therefore, staff recommends as
a condition of approval that the applicant either provide revised elevations that
include the dimensions of the proposed microwave equipment without screening, as
well as color samples that camouflage the equipment into the existing building or
sky, or the applicant shall submit a revised screening proposal for review and
approval by the Current Planning Project Manager, at the time of building permit
application.
Provided conditions of approval are met, the proposed enclosures/camouflage will
be designed to be compatible with the existing structure and surrounding
neighborhood.
N/A
d. Setbacks: RMC 4-4-140F.4 requires that towers 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.
Staff Comment: The proposed WCF and enclosure would be located on the roof of
an existing multi-unit retail structure. The proposal does not include a tower, and is
therefore not subject to the setback requirements noted above.
Compliant if
condition of
approval is met
e. Maximum Noise Levels: RMC 4-4-140F.5 limits the noise of equipment associated
with Wireless Communication Facilities to forty five (45) decibels as measured from
the nearest property line on which the 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.
Staff Comment: The proposed new equipment for the rooftop WCF includes
equipment support cabinets and an emergency generator. The equipment support
cabinets are expected to run 24 hours a day. The generator will run once a week
during daytime hours for maintenance and testing purposes only. The equipment
will be located at grade within an existing CMU enclosed refuse area with eight foot
(8’) walls. The nearest receiving properties are approximately 100 feet south of the
equipment cabinets. The applicant submitted an Acoustical Report prepared by SSA
Acoustics (dated April 24, 2018; Exhibit 9) with the project application. The report
states that the sound pressure level from the proposed equipment cabinets is
predicted to be 35 decibels at the nearest receiving property line to the south, which
complies with the 45 decibel code limit. The report states that no further mitigation
is required for the equipment cabinets. In addition, the proposal includes one
Generac SDC20 20 KW generator with a Level 1 sound enclosure. The sound pressure
level from the generator is predicted to be 46 decibels at the nearest receiving
property line to the south. As proposed, the generator exceed the maximum limit of
45 decibels for Wireless Communication Facilities (WFCs) per RMC 4-4-140F.5.;
therefore, Staff recommends as a condition of approval that the applicant revises
the proposed mitigation measures and submits a revised Acoustical Report with the
building permit application to be reviewed and approved by the Current Planning
Project Manager.
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
City of Renton Department of Community & Economic Development
Verizon SEA Garden Ave WCF
Administrative Report & Decision
LUA19-000021, CU-A
Report of April 19, 2019 Page 9 of 14
D_Administrative Report_SEA Garden Ave CUP
f. Fencing: RMC 4-4-040 limits fences within commercial and industrial zoning to a
maximum height of 8 feet. In addition, RMC 4-4-140F.6 requires the installation of
security fencing coated with a non-reflective neutral fence.
Staff Comment: The applicant Verizon proposes equipment cabinets to be located
inside an existing concrete masonry unit (CMU wall) refuse enclosure at the rear of
the property, located approximately 90 to 100’ South of the retail store (Exhibit 10).
No expansion to the existing footprint of the enclosure is proposed.
g. Lighting: RMC 4-4-140F.7 prohibits the artificial lighting of towers or antennas,
unless required by the FAA or other authority.
Staff Comment: Verizon proposes a night light at the ground base equipment
cabinet location, within the existing CMU refuse enclosure. The proposed light will
be a down looping hooded light and only used when Technicians need to visit the
site on a call out scenario for non-routine maintenance at night only. Therefore,
impacts of light and glare are not anticipated to be above what is permitted in the
UC Zone.
h. Advertising Prohibited: RMC 4-4-140F.8 prohibits the placement of advertising
on any part of the Wireless Communication Facility or associated equipment.
Staff Comment: The applicant has not proposed any type of advertising to be
included on the structure.
i. Building Standards: RMC 4-4-140F.9 requires support structures to be
constructed so as to meet or exceed the most recent Electronic Industries
Association/Telecommunications Industries Association (EIA/TIA) 222 Revision G
Standard. 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.
Staff Comment: A Structural Feasibility Analysis prepared by LDC, Inc. (Exhibit 8
dated November 16, 2017) was submitted with the land use application. The report
stated that the rooftop structure would be adequate to support the proposed WCF
equipment and screening after design of new sleepers and concealing structures are
performed; however the report also stated that minor modifications to the existing
roof framing may be required for adequacy of force transfer and distribution. The
applicant will be required to submit the engineer’s certification that the support
structure’s design meets the most recent Electronic Industries
Association/Telecommunications Industries Association (EIA/TIA) 222 Revision G
Standard, at the time of building permit application.
j. Radio Frequency Standards: RMC 4-4-140F.10 requires the applicant to ensure
that the Wireless Communication Facility will not cause localized interference with
the reception of area television or radio broadcasts.
Staff Comment: The applicant does not anticipate any interference with the
reception of the area television or radio broadcasts and would be required to
immediately address any interference issues should they be reported.
k. Camouflaged Wireless Communication Facility Standards:
1. Architectural Integration: Antennas may be mounted to a building if the
antennas do not interrupt the building’s architectural theme.
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
City of Renton Department of Community & Economic Development
Verizon SEA Garden Ave WCF
Administrative Report & Decision
LUA19-000021, CU-A
Report of April 19, 2019 Page 10 of 14
D_Administrative Report_SEA Garden Ave CUP
a. When feasible, camouflaged WCFs shall employ a symmetrical, balanced
design for all facade-mounted antennas. For multiple deployments on one
structure, subsequent applications will be required to provide for
consistent design, architectural treatment and symmetry in placing
antennas on the structure’s exterior with any existing WCFs on the same
side of the structure.
b. When feasible, interruption of architectural lines or horizontal or vertical
reveals is prohibited.
2. Materials:
a. Mounting Hardware: Utilize the smallest mounting brackets necessary in
order to provide the smallest offset from the building.
b. Concealment: Utilize skirts or shrouds on the sides and bottoms of
antennas in order to conceal mounting hardware, create a cleaner
appearance, and minimize the visual impact of the antennas. Exposed
cabling is prohibited.
c. Paint: Paint and texture antennas to match the adjacent building surfaces.
3. Antennas:
a. Antennas shall be no longer or wider than the facade on which they are
proposed.
b. When panel antennas are unscreened, they shall be mounted no more than
twelve inches (12") from the building facade.
c. No exposed mounting apparatus shall remain on a building facade without
the associated antennas.
4. Residential Buildings: Wireless communication facilities shall not be located on
residential buildings except for multi-family structures constructed pursuant to
the International Building Code as an occupancy group R-2, which may serve as
a support structure if the interior wall or ceiling immediately abutting the
facility is an unoccupied residential space (e.g., stairwells, elevator shafts,
mechanical rooms, etc.).
Staff Comment: Provided the applicant complies with conditions of approval as
discussed in FOF 14.c, staff anticipates that the proposed rooftop enclosures and
rooftop equipment will be adequately designed to minimize the visual impact of the
WCF, and will be architecturally integrated into the existing retail building. The
proposed WCF will not be located within a residential building. See additional design
analysis in FOF 14.c.
15. Design Standards: The site is located within Urban Design District C (RMC 4-3-500). As discussed in FOF
14, the proposed design of the rooftop WCF should meet the overall intent of the minimum standards
and contribute to achieving the overarching goals of the design regulations, if conditions of approval are
met. See FOF 14.c for design analyses.
16. Wireless Communication Facility Conditional Use Analysis: The applicant is requesting an Administrative
Conditional Use Permit to install a camouflaged wireless communications facility (WCF) on the rooftop of
an existing multi-tenant commercial building located at 811 N Landing Way (Parcel #0886600040). The
proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030.E, provided
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
City of Renton Department of Community & Economic Development
Verizon SEA Garden Ave WCF
Administrative Report & Decision
LUA19-000021, CU-A
Report of April 19, 2019 Page 11 of 14
D_Administrative Report_SEA Garden Ave CUP
conditions of approval are met. Therefore, staff recommends approval of the requested Conditional Use
Permit, with conditions.
Compliance Wireless Communication Facility Conditional Use Criteria and Analysis
Compliant if
condition of
approval is met
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.
Staff Comment: See height and design analysis in FOF 14.b and FOF 14.c. Provided the
conditions of approval are met regarding enclosure design, the proposed height of the
WCF will be compatible with the surrounding uses and meet the guidelines of the
Urban Design Regulations. Therefore, Staff approves a maximum height of thirty feet
(30’) over existing grade plane for the proposed WCF.
Compliant if
condition of
approval is met
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.
Staff Comment: The proposed rooftop WCF would be installed on a site zoned UC.
Surrounding properties to the north, south, east, and west are also within the UC Zone.
The closest residential uses to the proposed rooftop WCF location are the Griffis Lake
(mixed use) Apartments which are located more than 900 feet to the northeast of the
proposed WCF equipment, at the northeast corner of Park Ave N and N 10th Street.
Provided the applicant complies with conditions of approval and redesigns the
proposed rooftop enclosure as discussed in FOF 14.c, the proposed rooftop enclosure
will be adequately designed to minimize the visual impact of the WCF, and will be
compatible with surrounding uses.
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.
Staff Comment: The proposed WCF is located in a predominantly commercial area with
variety of building scales and architectural styles. The presence of three (3) screened
rooftop WCF enclosures and two (2) camouflaged microwave dishes that are visually
comparable to other rooftop-mounted equipment on adjacent structures would not
result in adverse effects on any adjacent properties.
d. Topography and Vegetation: The surrounding topography and tree canopy
coverage.
Staff Comment: The proposed WCF and enclosure will be located on the rooftop of an
existing commercial retail building. In addition, the applicant proposes equipment
cabinets to be located inside an existing refuse and recycling enclosure at the rear of
the property, located approximately 90 to 100 feet south of the retail store. No tree or
vegetation removal is proposed with this application.
e. Ingress/Egress: The proposed ingress and egress.
Staff Comment: Vehicular access to the project site will be provided via existing curb
cuts off of N 8th St to the south, Logan Ave N to the west, Park Ave N to the east, and
N 10th Street to the north. No changes are proposed to the existing vehicular access to
the project site.
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
City of Renton Department of Community & Economic Development
Verizon SEA Garden Ave WCF
Administrative Report & Decision
LUA19-000021, CU-A
Report of April 19, 2019 Page 12 of 14
D_Administrative Report_SEA Garden Ave CUP
f. Impacts: The potential noise, light, glare, and visual impacts.
Staff Comment: The impacts of light, glare, and noise are not anticipated to be above
what would be permitted in the UC zone. See FOF 14.e and 14.g for additional analysis.
g. Collocation Feasibility: The availability of suitable existing towers and other
structures to accommodate the proposal.
Staff Comment: The applicant submitted satisfactory evidence that no existing tower
or support structure can accommodate the proposed equipment relocation. The
applicant explained that there are existing monopoles to the Northeast of the site
where Verizon is currently collocated at SEA Central Renton; however the tower is not
able to carry current RF load, peak demands, and current growth demands in the area.
Furthermore, the applicant states that existing high rise condos and apartments
currently block the tower’s Line of Site (LOS) from the tower to The Landing. The
applicant states that Verizon also pursued a candidate at the Target store and
PetSmart; however, those locations were not available.
The applicant submitted site selection analysis with a map showing the limited service
area and proposed location (Exhibit 6) with the project application. Due to steady
growth and development near the project site and the ever-increasing demand for
cellular data, the need for new or upgraded cellular equipment is likely to grow.
Therefore, Staff agrees with the applicant’s justification that no existing tower or
support structure can accommodate the proposed equipment in the immediate area.
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.
Staff Comment: As previously discussed above under FOF 13 and 14 the proposed
installation of the new camouflage WCF is consistent with the City’s adopted
Comprehensive Plan, Zoning Ordinance, and RMC 4-4-140 Wireless Communication
Facilities regulations provided the conditions of approval are complied with.
i. Landscaping: Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: The applicant is proposing a rooftop WCF. No modification to existing
onsite landscaping is proposed with the project application. As discussed in FOF 16.d,
no tree or vegetation removal is proposed with this application.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Urban Center (UC) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 14.
3. The proposed rooftop WCF meets the ten (10) development standards that apply specifically to new
Wireless Communication Facilities, provided the applicant meets all conditions of approval, see FOF 14.
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
City of Renton Department of Community & Economic Development
Verizon SEA Garden Ave WCF
Administrative Report & Decision
LUA19-000021, CU-A
Report of April 19, 2019 Page 13 of 14
D_Administrative Report_SEA Garden Ave CUP
4. The proposed rooftop WCF meets the nine (9) special decision criteria considered when making a decision
on a conditional use permit request for a Wireless Communications Facility, as specified in RMC 4-9-030E,
provided the applicant meets all conditions of approval, see FOF 16.
J. DECISION:
The Verizon SEA Garden Ave WCF Conditional Use Permit, File No. LUA19-000021, CU-A, as depicted in Exhibit
2, is approved and is subject to the following conditions:
1. The applicant shall submit revised elevations and photo simulations for review and approval by the
Current Planning Project Manager, at the time of building permit, includes the following
revisions/information:
a. The antenna enclosures shall include faux windows on facades facing the parking lot and public
street that mimics the form and color of the existing building window treatments.
b. The applicant shall provide eave dimensions of the existing retail building as well as eave details
for the proposed enclosures. The eaves for the proposed enclosures shall be designed to match
the dimensions of the retail building eaves, as well as mimic eave color and materials.
2. The applicant shall provide color and material samples for the proposed enclosures to the Current
Planning Project Manager, at the time of building permit, for review and approval. In addition, close-up
photos of the existing commercial building siding, widows, and roof (as seen from ground floor) shall be
provided for reference and material comparison.
3. The applicant shall either provide revised elevations that include the dimensions of the proposed
microwave equipment without screening, as well as color samples that camouflage the equipment, or
the applicant shall submit a revised structural screening proposal. Either proposal shall be reviewed and
approval by the Current Planning Project Manager, prior to building permit approval.
4. The applicant shall revise the proposed noise mitigation measures to comply with the maximum limit of
45 decibels for Wireless Communication Facilities per RMC 4-4-140F.5,and submit a revised Acoustical
Report with the building permit application to be review and approved by the Current Planning Project
Manager, prior to building permit issuance.
5. The applicant shall submit an engineer’s certification that the support structure’s design meets or
exceeds the most recent Electronic Industries Association/Telecommunications Industries Association
(EIA/TIA) 222 Revision G Standard, and includes seismic loading analysis for the support structure, at the
time of building permit application.
6. The applicant shall provide a refuse and recycling analysis with the building permit application that
demonstrates compliance with the refuse and recycling standards for the existing retail use following
installation of the proposed equipment.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
4/19/2019 | 10:24 AM PDT
City of Renton Department of Community & Economic Development
Verizon SEA Garden Ave WCF
Administrative Report & Decision
LUA19-000021, CU-A
Report of April 19, 2019 Page 14 of 14
D_Administrative Report_SEA Garden Ave CUP
TRANSMITTED on April 19, 2019 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
CPT The Landing LLC; Shannon Jallow;
955 Park Ave N,
Renton, WA 98057
Rick Cardoza, LDC Engineering ,
20210 142nd Ave NE,
Woodinville, WA 98072
TRANSMITTED on April 19, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on May 3, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510.
EXPIRATION: The Conditional Use Permit decision will expire two (2) years from the date of decision. A single
two (2) year extension may be requested pursuant to RMC 4-9-030.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Verizon SEA Garden Ave WCF
Land Use File Number:
LUA19-000021, CU-A
Date of Report
April 19, 2019
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Rick Cardoza
LDC Engineering
20210 142nd Ave NE,
Woodinville, WA 98072
Project Location
811 N Landing Way, Unit
B
The following exhibits are included with the staff report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan and Elevations
Exhibit 3: Site Selection Analysis
Exhibit 4: Project Narrative
Exhibit 5: Conditional Use Permit Justification
Exhibit 6: Photo Simulations with Canister Enclosures
Exhibit 7: Photo Simulations without Canister Enclosures
Exhibit 8: Structural Feasibility Analysis, prepared by LDC, Inc., dated November 16, 2017
Exhibit 9: Acoustical Report, prepared by SSA Acoustics, dated April 24, 2018
Exhibit 10: Photos of Existing CMU Wall Enclosure
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Verizon SEA Garden Ave WCF
Land Use File Number:
LUA19-000021, CU-A
Date of Report
April 19, 2019
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Rick Cardoza
LDC Engineering
20210 142nd Ave NE,
Woodinville, WA 98072
Project Location
811 N Landing Way, Unit
B
The following exhibits are included with the staff report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan and Elevations
Exhibit 3: Site Selection Analysis
Exhibit 4: Project Narrative
Exhibit 5: Conditional Use Permit Justification
Exhibit 6: Photo Simulations with Canister Enclosures
Exhibit 7: Photo Simulations without Canister Enclosures
Exhibit 8: Structural Feasibility Analysis, prepared by LDC, Inc., dated November 16, 2017
Exhibit 9: Acoustical Report, prepared by SSA Acoustics, dated April 24, 2018
Exhibit 10: Photos of Existing CMU Wall Enclosure
DocuSign Envelope ID: 4DC75C56-5EF8-47BE-871E-6521D701629B