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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