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HomeMy WebLinkAboutPlanning Commission Staff ReportCITY OF NATIONAL CITY - DEVELOPMENT SERVICES DEPARTMENT 1243 NATIONAL CITY BLVD., NATIONAL CITY, CA 91950 PLANNING COMMISSION STAFF REPORT Title: Case File No.: Location: Assessor's Parcel No.: Staff report by: Applicant: Property owner: Combined General Plan/ Zoning designation: Parcel size: Adjacent land use/zoning: North: East: South: West: Environmental review: Item no. 4 March 7, 2011 PUBLIC HEARING — CONDITIONAL USE PERMIT FOR A WIRELESS COMMUNICATIONS FACILITY AT 2005 HIGHLAND AVENUE. • 2010-31 CUP Southeast corner of East 20th Street and Highland Avenue 561-271-01 Martin Reeder Krystal Patterson for AT&T Johnson Family Trust CG (General Commercial) 0.33 acres Commercial uses / CG across 20th Street Single -Family Residential / RS-3-PD across alley Single-family home and Red Bird Market / CG Commercial office buildings / CG across Highland Avenue Categorically Exempt pursuant to Class 3 Section 15303 (New Construction or conversion of small structures) 2 BACKGROUND Site Characteristics The project site is a 14,357 square -foot property located on the southeast corner of the Highland Avenue and 20th Street intersection, in the General Commercial (CG) zone. The property has 125 feet of frontage on Highland Avenue and 115 feet of frontage on 20th Street. The lot is developed with a U-shaped office building consisting of several different commercial suites. The lot also has a 15 space surface parking lot with access from both Highland Avenue and the alley to the rear. A Conditional Use Permit was approved in 2003, allowing Cingular Wireless to construct a penthouse on the rear of the building's roof to house a wireless facility (CUP-2003-4). Ownership of this facility has since been transferred and it is now being used by T- Mobile. In addition, a Conditional Use Permit (CUP-2006-2) for the same project as you are reviewing was approved in January of 2008. However, the facility was never constructed and the CUP has since expired. Proposed Use The applicant is proposing to install a 43-foot faux artificial palm tree with 12 antennas along the eastern property line. Plans propose to remove and rebuild an existing trash enclosure atthe rear of the parking lot, relocating it three feet closer to 20th Street. The telecommunications equipment that serves the "mono -palm" would be located in a suite inside the office building, with all wiring between the tree and equipment trenched across the parking lot. There would be no loss of parking spaces and the only visible portion of the project would be the 43 foot mono -palm. No landscape plans have been submitted with this iteration of the project, although the previously approved CUP included four Mexican Palms (26-foot brown trunk height) to help the facility blend with the surrounding area. Analysis This project is intended to increase wireless service in this area and would be considered an example of a stealth facility, as encouraged by City policy, since the facilities are on a mono -palm structure, the equipment shelter would be inside the existing building, and the mono -palm is situated to the rear of the site with substantial additional landscaping proposed. During processing of the previous permit (CUP-2006-2), the applicant had submitted a proposal for a second cupola; however, it would have been located on the front of the building, while the existing cupola is on the rear of the building. Staff encouraged moving the cupola back or redesigning the project as a facade -mounted or other architecturally - incorporated facility. The applicant responded with the mono -palm design, which was ultimately approved. 3 City policy encourages applicants to pursue co -location of wireless facilities. Although there is an existing T-Mobile wireless facility on the building roof, the applicant has indicated that structure could not accommodate their requirements for the site. They feel they are still making an attempt at co -location by locating on the same site as another provider and also placing their equipment inside the existing office building. As mentioned above, no landscape plans have been submitted with this proposal, although the previous approval required the installation of live palm trees to help disguise the mono -palm. A Condition of Approval has been included requiring the installation of three Mexican fan palms (26-foot brown trunk height), to help the facility blend with the surrounding area. The facility is only expected to generate one to two trips per month for maintenance staff and is unlikely to have any impacts on adjacent streets. Summary The proposed wireless communications facility is an example of a stealth facility as required by City policy. In addition, the facility will provide expanded service to local AT&T customers. The use will be installed completely upon an artificial tree and within an existing building, therefore not placing a burden on existing facilities, businesses or City streets. Furthermore, Conditions of Approval will ensure that the facility functions effectively and without impact to surrounding uses. RECOMMENDATION Approve 2010-31 CUP subject to the conditions listed below, based on attached findings. ATTACHMENTS 1. Recommended Findings for Approval 2. Recommended Conditions 3. Location Map 4. Existing Wireless Facilities Map 5. Notice of Exemption 6. Public Hearing Notice (Sent to 35 property owners) 7. Photo Simulations & Coverage Map 8. Applicant's Plans (Exhibit C, Case File No.2010-31 CUP, dated 2/17/2011). MARTIN REEDER Assistant Planner 4 RECOMMENDED FINDINGS FOR APPROVAL 2010-31 CUP 2005 Highland Avenue 1. That the site for the proposed use is adequate in size and shape, since the proposed antennas would be incorporated into a mono -palm and the associated equipment would be inside an existing structure, thus not affecting parking or access. 2. That the site has sufficient access to streets and highways that are adequate in width and pavement type to carry the volume and type of traffic generated by the proposed use, since the unstaffed wireless communications facility requires only one to two trips each month for routine maintenance, which can easily be accommodated by the adjacent streets. 3. That the proposed use would not have an adverse effect upon adjacent or abutting properties, since antennas and associated equipment would be housed on a mono - palm approximately 35 feet above the ground, located at the rear of the site, and additional landscaping would be added to blend the mono -palm with the character of the surrounding community. 4. That the proposed use is deemed essential and desirable to the public convenience and welfare, since it would improve the performance of the AT&T wireless network, resulting in enhanced service for its National City customers. 5 RECOMMENDED CONDITIONS OF APPROVAL 2010-31 CUP 2005 Highland Avenue General 1. This Conditional Use Permit authorizes a wireless communications facility at 2005 Highland Avenue. Except as required by Conditions of Approval, all plans submitted for permits associated with the project shall conform to Exhibit C, Case File No. 2010- 31 CUP, dated 2/17/2011. Any additional antennas must substantially conform to the design for installation shown on these plans. 2. Within four (4) days of approval, pursuant to Fish and Game Code 711.4 and the California Code of Regulations, Title 14, Section 753.5, the applicant shall pay all necessary environmental filing fees for the San Diego County Clerk. Checks shall be made payable to the County Clerk and submitted to the National City Planning Department. 3. This permit shall become null and void if not exercised within one year after adoption of the Resolution of approval unless extended according to procedures specified in Section 18.116.190 of the Municipal Code. 4. This permit shall expire if the use authorized by this resolution is discontinued for a period of 12 months or longer. This permit may also be revoked, pursuant to provisions of the Land Use Code, if discontinued for any lesser period of time. 5. Before this Conditional Use Permit shall become effective, the applicant and the property owner both shall sign and have notarized an Acceptance Form, provided by the Planning Department, acknowledging and accepting all conditions imposed upon the approval of this permit. Failure to return the signed and notarized Acceptance Form within 30 days of its receipt shall automatically terminate the Conditional Use Permit. The applicant shall also submit evidence to the satisfaction of the Planning Director that a Notice of Restriction on Real Property is recorded with the County Recorder. The applicant shall pay necessary recording fees to the County. The Notice of Restriction shall provide information that conditions imposed by approval of the Conditional Use Permit are binding on all present or future interest holders or estate holders of the property. The Notice of Restriction shall be approved as to form by the City Attorney and signed by the Planning Director prior to recordation. Building 6. Plans submitted for construction shall comply with the 2010 editions of the California Building, Electrical, Mechanical, Plumbing, Energy, Fire, Residential and Green Codes. 7. Call 800-227-2600 (Underground Service Alert) for mark out prior to any digging activities. 8. Television cable companies shall be notified a minimum of 48 hours prior to filling of cable trenches. 9. Exterior walls of accessible poles/walls to a height of not less than six feet shall be treated with a graffiti resistant coating subject to approval from the Building Official. Graffiti shall be removed within 24 hours of its observance. 6 Fire 10. The project shall be built to code. The National City Fire Department utilizes the 2010 edition of the California Fire Code and the 2010 edition of NFPA. 11.A rough inspection of all work is required prior to closure. All rough work shall be visible at time of inspection. 12.Any request for inspection shall be made at least 48 hours in advance. Inspection shall be made once work is complete, utilizing approved and stamped plans. The contractor shall to have the approved plans on site per code. 13. During construction, the project shall strictly follow Chapter 14 of the CFC edition "Fire Safety During Construction, Alteration or Demolition of a Building". 14.Alt emergency/hazard signage shall be installed as required by code. Planning 15. All appropriate and required local, state and/or federal permits must be obtained prior to operation of the wireless communications facility. 16. Building plans shall indicate that all antennas, equipment, wiring, conduit or any other exposed equipment shall be painted to match the color of the surface upon which it is installed (e.g., building face, wall, roof, etc) to the satisfaction of the Planning Division. 17. The permittee shall not object to co -locating additional facilities of other communication companies and sharing the project site, provided such shared use does not result in substantial technical or quality -of -service impairment for the permitted use. In the event a dispute arises with regard to co -locating with other existing or potential users, the City may require a third party technical study at the expense of either or both the applicant or the complaining user. This condition in no way obligates the City to approve any co -location proposal if it is determined by the City not to be desirable in a specific case. 18. The applicant or operator shall be responsible for the removal and disposal of any antennas, equipment or facilities that are abandoned, decommissioned, or become obsolete within six (6) months of discontinuance. 19.A detailed landscape and automatic, below grade irrigation plan, including plant species, sizes of plant material, methods of planting, etc. shall be submitted prior to issuance of building permits for review and approval by the Planning Division. The landscape plan shall include a minimum of three live palm trees (Mexican fan palm) with a minimum brown trunk height of 26 feet.