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HomeMy WebLinkAbout4.0_Verizon Mono-Eucalyptus Telecommunications Facility_PA2018-010®RC444'rovo�""t-` CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT September 19, 2019 Agenda Item No. 4 SUBJECT: Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Conditional Use Permit No. UP2018-005 Coastal Development Permit No. CD2018-004 SITE LOCATION: 1600 Newport Center Drive APPLICANT: Plancom, Inc. OWNER: The Irvine Company PLANNER: Liane Schuller, Planning Consultant 949-644-3200, Ischuller(a)newportbeachca.gov PROJECT SUMMARY The applicant requests a conditional use permit and a coastal development permit to install 12 panel antennas, 12 radio units and 3 raycaps on a new 43.5-foot-high telecommunications facility designed to resemble a eucalyptus tree (mono -eucalyptus) for Verizon Wireless. The proposed mono -eucalyptus will exceed the 32-foot height limit by 11.5 feet. The associated telecom support equipment will be ground -mounted and screened within a new 225-square-foot enclosure. Due to the proposed Class 4 (Freestanding Structure) facility and proposed height above the base limit, the proposed facility requires Planning Commission review. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2019-028 approving Conditional Use Permit No. UP2018- 005 and Coastal Development Permit No. CD2018-004 (Attachment No. PC 1). 1 9 Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Planning Commission, September 19, 2019 Page 2 VICINITY MAP c a T£ Proposed '��'l ';P•4 Telecom Location p �lrtC�h<, QF ,af31Lf . 7 GENERAL PLAN ZONING I, r e e LOCATION GENERAL PIL F ZONING CURRENT USE General Commercial ON -SITE Office CO-G Corporate Plaza West PC-40 Commercial Office Mixed Use NORTH Horizontal/Parks and Newport Beach Country Tennis Club Recreation Club (PC-47) MU-H3/PR Single -Unit Residential SOUTH Single -Unit Residential (R-1) and Parks and Residential and Irvine Terrace Detached (RS-D) and PR Recreation (PR) Park EAST Regional Commercial Office CO-R Corporate Plaza (PC-17) Commercial Office WEST PR =1 PC-47 Newport Beach County Club 3 V� QP �. Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Planning Commission, September 19, 2019 Page 3 BACKGROUND The Planning Commission originally considered this application on May 17, 2018. At that time, the applicant requested approval of a joint Verizon/AT&T telecommunications facility consisting of two 43-foot-high, slim line monopoles (i.e., antennas located within pole) and a 450-square-foot equipment enclosure. The Planning Commission determined that the aesthetics of the proposed facility were not a good fit for the location. The hearing was continued to allow the applicant an opportunity to revise the proposed design. The minutes from the May 17, 2018, Planning Commission meeting are attached for reference (Attachment No. PC 3). Project Setting The site is located in the Corporate Plaza West Planned Community District of Newport Center, which is developed with professional and business offices. The 12.7-acre site abuts Newport Center Drive to the east, East Coast Highway to the south, Newport Beach Country Club to the west, and the Tennis Club of Newport Beach Country Club to the north. The telecom facility is proposed to be located in an existing landscape planter area within an office complex parking lot, approximately 278 feet north of East Coast Highway and towards the rear of the overall site. Project Description The proposed telecommunications facility is intended to address service gaps that occur during regular and high demand periods. The revised design features 20-foot deep "branches" with "leaves' to screen the 12 panel antennas, 12 radio units and 3 raycaps on a new 43.5-foot-tall structure from view. Additionally, eight live 36-inch box Eucalyptus Sideroxylon Rosea (Red Iron Bark) trees, two 24-inch box Rhus Lancea (African Sumac) trees, and 23 Rhaphiolepis indica (Indian Hawthorne) shrubs will be planted adjacent to the new facility to help blend the structures with the surroundings. The trees will be kept trimmed to a height of approximately 30 feet to avoid interference with the antennas and to be below the established Civic Center Sight Plane Ordinance, described below. The associated support equipment will be ground -mounted adjacent to the mono -eucalyptus within a 225-square-foot equipment enclosure. The enclosure will be constructed of 8-foot- high masonary walls, and employ the same architectural materials and colors as other nearby structures within the Corporate Plaza West development. The proposed support equipment consists of three outdoor equipment cabinets, one global positioning system (GPS) antenna and one diesel backup generator. 5 Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Planning Commission, September 19, 2019 Page 4 The Site Plan and Elevations depicting the proposed facility are provided in Attachment No. PC 8. Additional photographic visual simulations depicting existing and proposed site conditions from various vantage points have been prepared by the applicant and are included as Attachment Nos. PC 5 (Standard View Simulations) and PC 6 (Coastal View Simulations). DISCUSSION Consistency with Land Use Plans and Zoning Code The project site is designated as General Commercial Office (CO-G) by the Land Use Element of the General Plan and the Coastal Land Use Plan. The CO-G designation is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. The existing office uses and parking areas are consistent with these designations and the proposed telecommunications facility is accessory to the office use providing wireless telecommunications services to nearby employees, visitors, and residents. The project site is also located within the Corporate Plaza West Planned Community (PC- 40) Zoning District. The PC-40 District is intended to permit a combination of business and professional office uses, and light general commercial activities engaged in the sale of products to the general public. The proposed telecom facility is considered an ancillary use that is accessory to the primary office uses within the Corporate Plaza. Facility Location and Design Wireless telecommunication facilities are regulated by Chapter 20.49 (Wireless Telecommunications Facilities) of the Zoning Code and similarly regulated by Chapter 21.49 (Wireless Telecommunication Facilities) of the certified Local Coastal Program Implementation Plan for properties in the Coastal Zone. Planning Commission review and approval is required for the installation of new freestanding structures. Sections 20.49.040 and 21.49.040 (Telecom Facility Preferences and Prohibited Locations) provide the order of preference of facilities, from the most preferred (1) to least preferred (4) as follows: 1. Collocation of a new facility at an existing facility 2. Class 1 (Stealth/Screened) Installations. 3. Class 2 (Visible) Installations and Class 3 (Public Right -of -Way) Installations. 4. Class 4 (Freestanding Structure) Installations. The proposed mono -eucalyptus is classified as Class 4 (Freestanding Structure) by the Zoning Code. The applicant has determined that higher priority locations (location Classes 1-3) are not feasible as explained below. Pursuant to Newport Beach Municipal Code (NBMC) Sections 20.49.030 and 21.49.030 (Definitions), "feasible" is defined as "capable of being accomplished in a successful manner within a reasonable period of time, taking into account environmental, physical, legal and technological factors." N Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Planning Commission, September 19, 2019 Page 5 The applicant explains in the project description and justification (Attachment No. PC 4) that the proposed Class 4 facility is the most feasible option for this location. The area is difficult for Verizon Wireless to service because of the limited opportunities in the area to construct telecom facilities. A significant amount of the target area is zoned for single- family residential where telecom facilities are not allowed. Verizon Wireless radio frequency (RF) engineers have determined that additional system capacity is needed within the vicinity and that no co -location opportunities exist within 1,000 feet of the search area. A Class 1 (Stealth/Screened) building installation within the subject office complex would exceed the maximum height allowed by the established Civic Center Sight Plane Ordinance. Installation of the antennas onto building fagades would yield antenna heights that are too low resulting in signals being blocked. Consideration was also given to an installation in the commercial buildings southeast of the subject property and at the two existing Fashion Island/Newport Center entry signs located on Newport Center Drive, north of East Coast Highway. It was concluded that the commercial buildings were outside the RF engineer's search radius, and due to the orientation of the two entry sign structures, insufficient signal propagation would result and coverage needs would not be met. A Class 2 (Visible) roof -mounted building installation would not provide adequate coverage for the area and would aesthetically detract from the buildings. Installation of the antennas onto building fagades would also yield antenna heights that are too low, resulting in signals being blocked. Class 3 (Public Right -of -Way) opportunities were also considered; however, the applicant has indicated that antennas installed on street lights would be too low to meet the coverage objective, would require substantial structural work or pole replacement, and would not accommodate the needed number of antennas to meet system requirements. Planned Community Height Limit The base height limit for the subject property is 32 feet, as specified in the PC-40 Development Plan. The proposed 43.5-foot-tall mono -eucalyptus exceeds the base height limit by 11.5 feet. The Planning Commission may approve telecom antennas up to 15 feet above the base height limit, provided the required findings of NBMC Section 20.49.050(C) (General Development and Design Standards) can be made: a. The increased height will not result in undesirable or abrupt scale changes or relationships being created between the proposed telecom facility and existing adjacent developments or public spaces; and b. Establishment of the telecom facility at the requested height is necessary to provide service. 7 Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Planning Commission, September 19, 2019 Page 6 The proposed mono -eucalyptus is located approximately 278 feet north of East Coast Highway toward the rear portion of the site, and surrounded by several commercial buildings, accessory structures, tennis courts, and foliage. The mono -eucalyptus may be briefly visible by passersby from East Coast Highway, however due to the distance, location, color, and the existing and proposed foliage surrounding the facility, the design will not be visually prominent nor attract visual attention. The support equipment will be ground -mounted and screened by 8-foot-high masonry walls. The 225-square-foot equipment enclosure will incorporate the same architectural materials and colors as nearby existing structures and will not look out of place. The project includes the planting of 10 trees and 23 shrubs around the proposed facility to help blend the facility with its surroundings. The increased height to a maximum of 43.5 feet will provide an opportunity for Verizon to enhance coverage and improve capacity for nearby roadways and surrounding residential and commercial neighborhoods. Given that signal propagation follows a line -of -sight pattern, a proposal at a lower elevation would result in a signal blockage by existing approximately 32-foot-tall commercial office buildings resulting in diminishing coverage to residents and businesses in several directions. Civic Center Sight Plane Ordinance The project site is subject to Ordinance No. 1371, which establishes a sight plane defining the maximum permitted height of structures. At this particular location, structures are limited to approximately 146 feet North American Vertical Datum of 1988 (NAVD 88) or 44 feet in height, measured from existing grade. The proposed 43.5-foot-tall mono - eucalyptus complies with the ordinance. New Facility Collocation NBMC Sections 20.49.050 and 21.49.050 (General Development and Design Standards) Subsection E (Design Techniques) emphasize that, to the greatest extent practicable, new Class 4 facilities shall be collocated. Verizon Wireless radio frequency engineers have determined that additional system capacity is needed within the vicinity and that no co -location opportunities exist within 1,000 feet of the search area. Wireless Telecommunication Facility Required Findings Pursuant to Section 20.52.020.E (Findings and Decision) of the Newport Beach Municipal Code, the Planning Commission must make the following findings in order to approve a conditional use permit: 1. The use is consistent with the General Plan and any applicable Specific Plan; 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; I Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Planning Commission, September 19, 2019 Page 7 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity,• 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. The proposed wireless telecommunications facility is compatible with the office uses permitted under the CO-G (General Commercial Office) land use designation of the Land Use Element of the General Plan and the PC-40 (Corporate Plaza West Planned Community) Zoning District. The proposed telecom facility is considered an ancillary structure that is accessory to the primary office uses within PC-40 and the proposed location is not prohibited under Section 20.49.040 (Telecom Facility Preferences and Prohibited Locations). The project will improve Verizon services to office uses and beyond. Adequate circulation is provided through the site and adverse aesthetic, sound, or odor impacts are not anticipated. The additional system capacity will address service gaps that occur during high demand periods as well as service gaps that exist at all demand periods as depicted in the RF coverage maps (Attachment No. PC 7). Pursuant to Zoning Code Section 20.49.060(H) (Required Findings for Telecom Facilities), an applicant seeking approval for a telecommunications facility must demonstrate that: a. The proposed telecom facility is visually compatible with the surrounding neighborhood. b. The proposed telecom facility complies with height, location and design standards, as provided for in this chapter. c. An alternative site(s) located further from a residential district, public park or public facility cannot feasibly fulfill the coverage needs fulfilled by the installation at the proposed site. d. An alternative plan that would result in a higher preference facility class category for the proposed facility is not available or reasonably feasible and desirable under the circumstances. NBMC Section 20.49.050 (General Development and Design Standards) requires proposed freestanding antennas to be visually compatible with surrounding buildings and 0 Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Planning Commission, September 19, 2019 Page 8 vegetation. In reviewing this application, the Planning Commission is to consider the blending, screening, and size of the proposed facility. The proposed facility has been designed to visually blend into the surrounding office complex. Existing surrounding development consists of four office buildings, three of which match architecturally with respect to color, finish, reveal patterns, and cornices. These share a common parking lot that is heavily landscaped with mature trees and shrubs. The proposed equipment and surrounding enclosure are designed with materials that mimic the color and finish of the adjacent existing structures. Ten new trees and 23 additional shrubs will be planted adjacent to the facility to further screen and help it blend into the surrounding environment. The requested increase in height will be compatible with the heights of nearby existing structures, and will not impede public views or have a negative visual impact on nearby property owners, residents, or businesses. The site is located in a commercial office complex away from residential districts and public park facilities, and approximately 100 feet east of the future Country Club Drive cul-de-sac. If constructed, Country Club Drive would provide access to planned future Newport Beach Tennis Club Site residential and recreational development immediately north and west of the project site. The nearest existing residential uses, park and public facilities are located approximately 440 feet to the south of the project site in the Irvine Terrace community. These uses are buffered by East Coast Highway, landscaped parkways, intervening office buildings and parking lot improvements. The second nearest residential community of Granville is located approximately 600 feet to the north of the site, and is buffered by the intervening tennis court complex and parking lot improvements. The design of the proposed facility and landscape screening is intended to minimize its visibility to surrounding development, as well as to passersby on East Coast Highway and Newport Center Drive. Staff believes the facility is appropriately designed and located for both efficiency and compatibility with the surrounding visual environment. Coastal Development Permit Required Findings Pursuant to Local Coastal Program Implemental Plan Section 21.52.15 (F) (Findings and Decision), the Planning Commission may approve or conditionally approve a coastal development permit application only after first finding that the proposed development: 1. Conforms to all applicable sections of the certified Local Coastal Program (e.g. development standards, no impacts to public views, natural resources, etc.); and 2. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. The project site is not located between the nearest public road and the sea or shoreline, and will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. Open space areas adjacent to the project site (i.e., Newport Beach 10 Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Planning Commission, September 19, 2019 Page 9 Country Club Golf Course and Irvine Terrace Park) are existing, developed recreational facilities that contain no sensitive habitats. The project will therefore not result in impacts to natural resources. The project is consistent with the design and screening techniques specified for telecommunications facilities pursuant to NBMC Section 21.49.050, will be compatible with the character and scale of its surroundings, and will not result in a significant change or adverse impact to the visual quality of the coastal zone. The project is located on the inland side of East Coast Highway, approximately 2,000 feet inland of the Newport Bay and located outside the Shoreline Height Limitation Zone, which limits structures to 35 feet in height. The project will be constructed in an existing landscape planter within a parking lot supporting a corporate office complex. The existing landscaped planter area is not used for pedestrian access or recreation. Although the mono -eucalyptus may be visible from adjacent areas, it will not block or impact public coastal views from surrounding designated public viewpoints as demonstrated by photographic view simulations (Attachment No. PC 5). The view is already impacted by office development, light poles, trees, and other similar vertical obstructions. The height of the proposed screening trees has been conditioned to be maintained at or below a height of 32 feet to minimize unintended public view impacts in the future. The overall quality of the coastal zone environment will therefore not be significantly impacted. Alternatives Staff believes that the findings for project approval can be made as recommended. Facts in support of the required findings are presented in the draft resolution (Attachment No. PC 1). However, the following alternatives are available to the Planning Commission: 1. The Planning Commission may suggest specific changes that are necessary to alleviate concerns related to project height, resulting in abrupt changes in scale, blending, screening, size or project compatibility with the area. If any additional requested changes are substantial, the item may be continued to a future meeting. Should the Planning Commission choose to continue the matter, staff will return with a revised resolution incorporating new findings and/or conditions, once the applicant has had an opportunity to revise the project. 2. If the Planning Commission believes that there are insufficient facts to support the proposed telecommunications facility, the Planning Commission may deny the application in its entirety. A draft resolution for denial is attached (Attachment No. PC 2). 11 Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Planning Commission, September 19, 2019 Page 10 Environmental Review The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the construction of limited numbers of new, small facilities or structures, and installation of small new equipment and facilities in small structures. In this case, the proposed project involves the installation of 12 panel antennas, 12 radio units and 3 raycaps on a new 43.5-foot-tall telecommunications mono -eucalyptus. The associated support equipment will be ground - mounted and screened within a new 225-square-foot enclosure that will be architecturally compatible with its surroundings, and added landscaping is proposed to help screen both the mono -eucalyptus and the equipment enclosure. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights -of -way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: a Schu e P ning Consultant Submitted by: Jim Campbell Deputy Community Development Director ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 PC Minutes of Prior Hearing (May 17, 2018) PC 4 Applicant's Description and Justification PC 5 Standard View Simulations PC 6 Coastal View Simulations PC 7 RF Coverage Maps PC 8 Project Plans 12 Attachment No. PC 1 Draft Resolution with Findings and Conditions 13 E. RESOLUTION NO. PC2019-028 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. UP2018-005 AND COASTAL DEVELOPMENT PERMIT NO. CD2018-004 FOR THE CONSTRUCTION OF ONE MONO -EUCALYPTUS AND ASSOCIATED EQUIPMENT ENCLOSURE FOR A WIRELESS TELECOMMUNICATIONS FACILITY LOCATED AT 1600 NEWPORT CENTER DRIVE (PA2018-010) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: [6yx 91010smillrGAr:1LTA :1.rr•]MyGNl1601 An application was filed by Peter J. Blied of Plancom, Inc., on behalf of Verizon Wireless ("Applicant'), with respect to property located at 1600 Newport Center Drive, legally described as Parcel 3 of Parcel Map No. 94-102, filed in Book 316 ('Property"), requesting approval of a conditional use permit ("CUP") and a coastal development permit ("CDP") related to the construction of a new wireless telecommunications facility. 2. The Applicant proposes to install 12 panel antennas, 12 radio units and three (3) raycaps on a new 43.5-foot-high telecommunications facility designed to resemble a eucalyptus tree (mono -eucalyptus) for Verizon Wireless, and the associated telecom facility support equipment will be ground -mounted and screened within a new 225 square foot enclosure ("Project'). 3. The Property is located within the General Commercial Office (CO-G) land use category of the General Plan and the Corporate Plaza West Planned Community (PC-40) Zoning District and designated for business, professional, and commercial land uses within PC- 40. 4. The Property is located within the coastal zone. The Coastal Land Use Plan category is CO-G and the Property is located within the PC-40 Coastal Zoning District. 5. PC-40 limits the maximum height of structures to 32 feet provided the structure extends no higher than the extension of the sight plane limit of 44 feet established by the Corporate Plaza West Planned Community District Regulations, commonly referred to as the "Civic Center Sight Plane Ordinance" ("Sight Plane"). 6. The Planning Commission may approve telecom antennas up to 15 feet above the base height limit, provided the required findings can be met. The 43.5-foot-tall mono - eucalyptus would exceed the permitted height limit by 11.5 feet but is compliant with the Sight Plane height standard of 44 feet. 15 Planning Commission Resolution No. PC2019-028 Pape 2 of 16 7. Because this Project is located within the Coastal Zone, the Applicant is required to obtain a coastal development permit consistent with the provisions of the City's Local Coastal Program. 8. A public hearing was held on September 19, 2019, in the City Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapters 20.62 and 21.62 of the Implementation Plan set forth in Title 21 of the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This Project is categorically exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. Class 3 allows construction of new, small facilities or structures, and installation of small new equipment and facilities in small structures. In this case, the Project involves the installation of one 43.5-foot-tall mono -eucalyptus to accommodate 12 panel antennas, 12 radio units and three (3) raycaps for Verizon Wireless. The associated telecom support equipment will be ground -mounted and screened behind a new 225-square-foot enclosure that will be architecturally compatible and landscaped to screen the facility. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The Project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste Property, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. Conditional Use Permit In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. 10 Planning Commission Resolution No. PC2019-028 Pape 3 of 16 Facts in Support of Finding: The Property is located within the CO-G land use designation in the Land Use Element of the General Plan. The CO-G designation is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. The existing office uses and surface parking areas are consistent with these designations and the proposed telecommunications facility is accessory to the office use providing wireless telecommunications services to nearby employees, visitors, and residents. 2. The Project Property is not in a specific plan area. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The Property is located within the PC-40 Zoning District and PC-40 Coastal Zoning District. This area is intended to permit a combination of business and professional office uses, and light general commercial activities engaged in the sale of products to the general public. The proposed telecom facility is considered an ancillary structure that is accessory to the primary office uses within Corporate Plaza West. 2. Wireless telecommunications facilities are regulated by Chapter 20.49 (Wireless Telecommunications Facilities) and Chapter 21.49 (Wireless Telecommunications Facilities) of the NBMC. Both Chapters identify freestanding wireless telecommunications facilities as a Class 4 (Freestanding Structure) installation, which is permissible subject to the approval of a conditional use permit and a coastal development permit. Sections 20.49.040(B) and 21.49.040(B) (Telecom Facility Preferences and Prohibited Locations) of the NBMC, list certain prohibited locations and the proposed facility is not within a prohibited location. 3. Sections 20.49.040(A) and 21.49.040(A) of the NBMC, prioritize wireless telecommunication facilities as follows: (1) Collocation of a new facility at an existing facility; (2) Class 1 (Stealth/Screened); (3) Class 2 (Visible Antennas), Class 3 (Public Right -of -Way); and (4) Class 4 (Freestanding Structure). Although lower on the listing of priority facilities, the Project is designed not to visually dominate the surrounding area and instead blend into the office park environment. 4. The Project will comply with applicable requirements of the NBMC with construction as shown on the Project plans and implementation of the conditions of approval. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. 17 Planning Commission Resolution No. PC2019-028 Pape 4 of 16 Facts in Support of Finding: 1. The Project will be located in an existing landscape planter area within the parking lot of an existing office complex and consists of a single mono -eucalyptus designed to screen the attached equipment. Ten (10) additional trees will be planted adjacent to the monoeucalyptus to help it blend in with its surroundings. 2. The associated support equipment will be ground -mounted adjacent to the mono - eucalyptus behind eight (8)-foot-high masonry walls. The 225-square-foot equipment enclosure will be constructed of the same architectural materials and colors as other nearby existing structures. Twenty-three (23) shrubs are proposed around the permimeter of the enclosure to help further blend and screen the facility. 3. The Project will be unmanned, have no impact on the circulation system, and, as conditioned, will not generate noise, odor, smoke, or any other adverse impacts to adjacent land uses. 4. The Project will enhance coverage and capacity for residents, visitors and businesses in the area by providing wireless access to voice and data transmission services. The Project will not result in any material changes to the character of the local community. Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. Adequate public and emergency vehicle access, public services, and utilities are provided to and around the Property and the Project will not change this. 2. The Project will be unmanned, and will have no impact on the circulation system or adjacent land uses. 3. The Public Works, Police, and Fire Departments, and the Building Division have reviewed the Project and do not have any concerns regarding access, public services, or utilities provided to the existing neighborhood and surrounding area. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. M Planning Commission Resolution No. PC2019-028 Pape 5 of 16 Facts in Support of Finding: 1. The Project will require only periodic maintenance and will not generate any type of adverse impacts to the environment, such as noise, odor, smoke, etc. 2. The Project will comply with the applicable rules, regulations, and standards of the Federal Communications Commission ("FCC") and the California Public Utilities Commission ("CPUC"), thus, ensuring public health and safety. 3. The Project will be effectively screened based upon the proposed design and location, and subject to the incorporation of the conditions of approval. As a result, the proposed facility will not result in conditions that are materially detrimental to nearby property owners, residents or businesses, nor to public health or safety. Wireless Telecommunications Facility General Findings In accordance with Subsection 20.49.060(H)(1) (General Findings for Telecom Facilities) of the NBMC, the following additional findings and facts in support of such findings are set forth: Finding: F. The proposed telecom facility is visually compatible with the surrounding neighborhood. Facts in Support of Finding: 1. The Project has been designed to visually blend into the surrounding office complex. The Corporate Plaza West planned community consists of four (4) office buildings, three (3) of which match architecturally with respect to color, finish, reveal patterns, and cornices. These share a common parking lot that is heavily landscaped with mature trees and shrubs. The proposed mono -eucalyptus and equipment enclosure have been designed to blend with the surrounding buildings and landscape. Ten (10) new trees and twenty-three (23) additional shrubs will be planted adjacent to the facility to further screen and help it blend into the surrounding environment 2. The nearest residential property and public park is approximately 440 feet south of the Property. These uses are buffered by East Coast Highway, landscaped parkways and intervening office buildings and parking lot improvements. The second nearest residential community of Granville is located approximately 600 feet to the north of the Property and is buffered by the intervening tennis court complex and parking lot improvements. Finding: G. The proposed telecom facility complies with height, location and design standards, as provided for in this chapter. 19 Planning Commission Resolution No. PC2019-028 Pape 6 of 16 Facts in Support of Finding: 1. Telecom antennas up to 15 feet above the maximum height limit may be approved provided the required findings can be met. The proposed 43.5-foot-tall mono -eucalyptus would exceed the permitted height limit by 11.5 feet but is compliant with the Sight Plane height standard of 44 feet. 2. The Property's location is a commercial office complex where adverse impacts to surrounding land uses are minimized to the greatest extend feasible. Finding: H. An alternative site(s) located further from a residential district, public park or public facility cannot feasibly fulfill the coverage needs fulfilled by the installation at the proposed site. Facts in Support of Finding: 1. The Property is located in a commercial office complex away from residential districts and public park facilities. The closest residential uses and park and public facility (Irvine Terrace) are located approximately 440 feet to the south of the Property. The design of the Project is intended to minimize its visibility to surrounding development, as well as to pedestrians and vehicle traffic on East Coast Highway and Newport Center Drive. 2. The application includes documentation supporting the need to provide and improve coverage to the residential and commercial areas bounded by Avocado Avenue, Bayside Drive, Ramona Drive, and along East Coast Highway and Newport Center Drive. Moreover, the additional system capacity provided by the proposed facility will address service gaps that occur during high demand periods as well as service gaps that exist at all demand periods to the surrounding area. The proposed 43.5-foot height is essential for the telecommunications carrier to meet cellular coverage and capacity objectives for the area. 3. Based upon the application, the Property is viable in balancing needs for radio frequency ("RF") coverage and capacity, while keeping a significant distance from single-family residential areas. 4. The area is difficult for Verizon Wireless to service because of the limited opportunities in the area to construct telecom facilities. A significant amount of the target area is zoned for single-family residential where the Zoning Ordinance precludes telecom facilities. 5. Verizon Wireless' radio frequency engineers have determined that additional system capacity is needed within the vicinity and that no co -location opportunities exist within 1,000 feet of the search area. 20 Planning Commission Resolution No. PC2019-028 Pape 7 of 16 Finding: 1. An alternative plan that would result in a higher preference facility class category for the proposed facility is not available or reasonably feasible and desirable under the circumstances. Facts in Support of Finding: 1. Alternative location designs were considered identifying higher priority locations, including public right-of-ways, co -locations, roof mount and building fagade locations, installation on existing commercial signs, and construction of slim -line monopoles. 2. Public right-of-way opportunities were considered; however, the RF engineer determined that antennas installed on streetlights would be too low in height to meet the coverage objective, would require substantial structural work or pole replacement, and could not accommodate the number of antennas needed to meet system requirements. 3. An initial proposal for this coverage area was to install panel antennas on building rooftops; however, the height of the roof mount antennas would have exceeded the maximum height allowed by the established Sight Plane. Installation of the antennas onto building fagades would yield antenna heights too low, resulting in blocked signals. 4. Consideration was given to an installation in the commercial buildings southeast of the Property and at the two (2) existing Fashion Island/Newport Center entry signs located on Newport Center Drive north of East Coast Highway. It was concluded that the commercial buildings were outside the RF engineer's search boundary and due to the orientation of the two (2) entry sign structures, insufficient signal propagation would result. 5. The property owner (Irvine Company) was initially not supportive of a faux tree design and directed the Applicant to proceed with a slim line monopole design. The monopole design presented at the May 17, 2018 hearing, was determined by the Planning Commission to be aesthetically inappropriate at this location. Wireless Telecommunications Facility Findings to Increase Height In accordance with Subsection 20.49.060(H)(2) and Section 21.49.050(C) of the NBMC, the following additional findings and facts in support of such findings are set forth: Finding: J. The increased height will not result in undesirable or abrupt scale changes or relationships between the proposed telecom facility and existing developments or public spaces. 21 Planning Commission Resolution No. PC2019-028 Pape 8 of 16 Facts in Support of Finding: The proposed mono -eucalyptus is compliant with the established Sight Plane. 2. The proposed mono -eucalyptus is located approximately 278 feet north of East Coast Highway towards the rear portion of the Property and is surrounded by several commercial buildings, accessory structures, tennis courts, and foliage. The mono - eucalyptus may be briefly visible by passersby from East Coast Highway, however due to the distance, location, color, and the existing and proposed foliage surrounding the facility, it will not be visually prominent nor attract visual attention. 3. The ground -mounted support equipment will be located behind eight (8)-foot-high masonry walls adjacent to the monopole. The 225 square foot equipment enclosure will be constructed with the same architectural materials and colors as existing nearby structures. The Project also includes the planting of ten (10) trees and twenty-three (23) shrubs around the proposed facility to help blend the facility with its surroundings. Finding: K. Establishment of the telecom facility at the requested height is necessary to provide service. Facts in Support of Finding: Verizon Wireless' radio frequency engineers have determined that coverage gap exists for cellular customers in this area. The additional system capacity will address service gaps that occur during regular and high demand periods, and will benefit the community by enhancing the existing coverage and capacity to increase the voice and data system already in use by their customers. 2. The increased height of 43.5 feet will enhance cellular coverage and capacity to nearby roadways, and residential and commercial neighborhoods. Because signal propagation follows a line -of -sight pattern, a proposal at a lower elevation would result in blocked signals due to the existing approximately 32-foot-tall commercial office buildings. Coastal Development Permit In accordance with NBMC Subsection 21.52.015(F) (Coastal Development Permits, Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: L. Conforms to all applicable sections of the certified Local Coastal Program. LPN Planning Commission Resolution No. PC2019-028 Pape 9 of 16 Facts in Support of Finding: The Property is located within the PC-40 Coastal Zoning District. This area is intended to permit a combination of business and professional office uses, and light general commercial activities engaged in the sale of products to the general public. The proposed telecom facility is considered an ancillary structure that is accessory to the primary office uses within Corporate Plaza West. 2. Chapter 21.49 (Wireless Telecommunications Facilities) of the NBMC Local Coastal Program Implementation Plan, regulates wireless telecommunication facilities within the coastal zone and identifies freestanding wireless telecommunications facilities as a Class 4 (Freestanding Structure) installation, which is permissible subject to the approval of a coastal development permit. 3. Section 21.49.040 (Telecom Facility Preferences and Prohibited Locations) of the NBMC, prioritizes wireless telecommunication facilities as follows: (1) Collocation of a new facility at an existing facility; (2) Class 1 (Stealth/Screened); (3) Class 2 (Visible Antennas), Class 3 (Public Right -of -Way); and (4) Class 4 (Freestanding Structure). Although lower on the listing of priority facilities, the proposed freestanding mono - eucalyptus is designed to not visually dominate the surrounding area and instead to blend in with its surroundings. Section 21.49.040(B) of the NBMC, lists certain prohibited locations and the proposed facility is not a prohibited location. 4. Section 21.49.050 (General Development and Design Standards) of the NBMC, establishes design standards and criteria to minimize the visual impact of facilities by means of location, placement, height, screening, landscaping, and compatibility. The Project is consistent with these standards as follows: a. Design and Screening Techniques -The Project is located on the inland side of East Coast Highway, approximately 2,000 feet inland of the Newport Bay. The Project will be located in an existing landscape planter within the parking lot of a corporate office complex. The existing landscape planter area is not used for pedestrian access or recreation. Ten (10) new trees and twenty-three (23) additional shrubs will be planted to screen the facility. The equipment enclosure incorporates materials that mimic the color and finish of nearby existing structures. The Project as designed will be compatible with the character and scale of the surrounding area and will not result in a significant change or adverse impact to the visual quality of the coastal zone. b. Location - The Property is located within a developed commercial office site. Adjacent open space areas (i.e., Newport Beach Country Club Golf Course and Irvine Terrace Park) are developed recreational facilities that contain no sensitive habitats. The Project will not therefore result in significant disruption of sensitive habitat. c. Height - The Project is located outside the City's Shoreline Height Limitation Zone, however PC-40 limits the maximum height of structures to 32 feet. The 23 Planning Commission Resolution No. PC2019-028 Paqe 10 of 16 Corporate Plaza West Planned Community District Regulations further includes a sight plane height limit of 44 feet, commonly referred to as the "Civic Center Sight Plane Ordinance" ("Sight Plane"). The 43.5-foot-tall mono -eucalyptus will exceed the base height limit by 11.5 feet but is six (6) inches below the Sight Plane height standard. The Planning Commission may approve telecom antennas up to 15 feet above the base height limit, provided the required findings in Section 20.49.060(H) are met. See Facts in Support of Findings J and K. d. Public View Protection - Although the mono -eucalyptus may be visible from adjacent areas, it will not block or impact public coastal views from surrounding designated public viewpoints as demonstrated by photographic view simulations. The Project will not contribute significantly to existing coastal view impacts because of the distance from Newport Center Drive and the fact that the view is already impacted by office development, light poles, trees, and other similar vertical obstructions. The height of the proposed screening trees has been conditioned to be maintained at or below a height of 32 feet to minimize unintended public view impacts in the future. Finding: M. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the Project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The Property is not located between the nearest public road and the sea or shoreline; the Project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Planning Commission of the City of Newport Beach hereby finds this Project categorically exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2018-005 and Coastal Development Permit No. CD2018-004, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 3. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of NBMC Title 20 Planning and Zoning and NBMC Title 21 Local Coastal Program. Final action taken by the City may be appealed to the Coastal M, Planning Commission Resolution No. PC2019-028 Paqe 11 of 16 Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 19TH DAY OF SEPTEMBER, 2019. AYES: NOES: ABSTAIN: ABSENT: BY: I--ya Peter Koetting, Chairman Lee Lowrey, Secretary 25 Planning Commission Resolution No. PC2019-028 Paqe 12 of 16 EXHIBIT "A" CONDITIONS OF APPROVAL (Project specific conditions in italics) PLANNING DIVISION The development shall be in substantial conformance with the approved plot plan, antenna and equipment plans, elevations, landscape plans, and photographic simulations, except as noted in the following conditions. 2. The telecom facility approved by this permit shall comply with all applicable rules, regulations, and standards of the Federal Communications Commission ("FCC") and the California Public Utilities Commission ("CPUC"). 3. The telecom facility approved by the permit shall comply with any easements, covenants, conditions, or restrictions on the underlying real property upon which the facility is located. 4. Anything not specifically approved by this permit is not permitted and must be addressed in a separate and subsequent Telecom Permit review. 5. No portion of the global positioning system ("GPS') antennas, associated equipment, or mounting structures shall protrude beyond or above the eight (8)-foot-high masonry wall. 6. The mono -eucalyptus approved by this permit shall not exceed the maximum elevation height of 145 feet above mean sea level using North American Vertical Datum of 1988 (NAVD 88). A Height Certification Inspection shall be required prior to final of building permits. 7. The Applicant shall continually maintain the wireless telecom facility so that it retains its original appearance at the time the building permit is finalized by the City of Newport Beach. 8. The height of the ten (10) screening trees shall not exceed a maximum height of thirty-two (32) feet to minimize potential future public view impacts as viewed from surrounding coastal view roads. 9. On an annual basis, Applicant shall conduct maintenance inspections of the wireless telecom facility, including the mono -eucalyptus, equipment enclosure areas and walls, landscape screening, and irrigation systems, and make all necessary repairs. The Community Development Director may require additional inspections and/or maintenance activities at his/her discretion. 10. The Applicant shall not prevent the City of Newport Beach from having adequate spectrum capacity on the City's 800 MHz radio frequencies at any time. 26�', Planning Commission Resolution No. PC2019-028 Pape 13 of 16 11. The facility shall transmit at the approved frequency ranges established by the FCC. The Applicant shall inform the City in writing of any proposed changes to the frequency range in order to prevent interference with the City's Public Safety radio equipment. 12. Should interference with the City's Public Safety radio equipment occur, use of the telecom facility authorized by this permit may be suspended until the radio frequency interference is corrected and verification of the compliance is reported. 13. The Applicant recognizes that the frequencies used by the cellular facility located at 1600 Newport Center Drive are extremely close to the frequencies used by the City of Newport Beach for public safety. This proximity will require extraordinary "comprehensive advanced planning and frequency coordination" engineering measures to prevent interference, especially in the choice of frequencies and radio ancillary hardware. This is encouraged in the "Best Practices Guide" published by the Association of Public -Safety Communications Officials -International, Inc. (APCO), and as endorsed by the FCC. 14. The Applicant shall provide a "single point of contact" in its Engineering and Maintenance Department that is monitored 24 hours per day to ensure continuity on all interference issues, and to which interference problems may be reported. The name, telephone number, fax number, and e-mail address of that person shall be provided to the Community Development Department and Newport Beach Police Department's Support Services Commander prior to activation of the facility. If the point of contact changes, the City shall be alerted and updated immediately. 15. Appropriate information warning signs or plates shall be posted at the access locations and each transmitting antenna. In addition, contact information (e.g., a telephone number) shall be provided on the warning signs or plates. The location of the information warning signs or plates shall be depicted on the plans submitted for construction permits. 16. No advertising signage or identifying logos shall be displayed on the telecom facility except for small identification, address, warning, and similar information plates. A detail of the information plates depicting the language on the plate shall be included in the plans submitted for issuance of building permits. 17. The telecom facility shall not be lighted except as deemed necessary by the Newport Beach Police Department for security lighting or proper maintenance of light on a United States flag in accordance with the U.S Flag Code (4 U.S.C. § 1, et seq.). The night lighting shall be at the lowest intensity necessary for that purpose and such lighting shall be shielded so that direct rays do not shine on nearby properties. Prior to the final of building permits, the Applicant shall schedule an evening inspection by the Code Enforcement Division to confirm compliance with this condition. 18. At all times, the operator for Verizon Wireless shall ensure that its telecom facilities comply with the most current regulatory, operations standards, and radio frequency emissions standards adopted by the FCC. The operator shall be responsible for obtaining and maintaining the most current information from the FCC regarding 27 Planning Commission Resolution No. PC2019-028 Paqe 14 of 16 allowable radio frequency emissions and all other applicable regulations and standards. Said information shall be made available by the operator upon request at the discretion of the Community Development Director. 19. Prior to final of building permits. the Applicant shall schedule an inspection by the Planning Division to ensure materials and colors match existing architecture as illustrated in the approved photographic simulations and in conformance with Municipal Code Sections 20.49.050 and 21.49.050, and that the landscaping has been installed per the approved plans, to the satisfaction of the Planning Division. 20. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the Applicant, current property owner, or leasing agent. 21. The Applicant shall ensure that lessee or other user(s) comply with the terms and conditions of this permit, and shall be responsible for the failure of any lessee or other users under the control of the Applicant to comply. 22. Any operator who intends to abandon or discontinue use of a telecom facility must notify the Planning Division by certified mail no less than 30 days prior to such action. The operator or property owner shall have 90 days from the date of abandonment or discontinuance to reactivate use of the facility, transfer the rights to use the facility to another operator, or remove the telecom facility and restore the Property. 23. The City reserves the right and jurisdiction to review and modify any permit approved pursuant to Chapters 20.49 and 21.49 of the NBMC, including the conditions of approval, based on changed circumstances. The operator shall notify the Planning Division of any proposal to change the height or size of the facility; increase the size, shape, or number of antennas; change the facility's color or materials or location on the Property; or increase the signal output above the maximum permissible exposure ("MPE") limits imposed by the radio frequency emissions guidelines of the FCC. Any changed circumstance shall require the operator to apply for a modification of the original telecom permit and obtain the modified telecom permit prior to implementing any change. 24. This permit may be modified or revoked by the Planning Commission or City Council, as applicable, should they determine that the facility or operator has violated any law regulating the telecom facility or has failed to comply with the requirements of Chapters 20.49 and 21.49 of the NBMC, or this approval. 25. Conditional Use Permit No. UP2018-005 and Coastal Development Permit No. CD2018- 004 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 20.91.050 and Section 21.54.060, unless an extension is otherwise granted. 26. Prior to the issuance of a building permit, the Applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate m Planning Commission Resolution No. PC2019-028 Paqe 15 of 16 drought -tolerant plantings and water -efficient irrigation practices, and the plans shall be approved by the Planning Division. 27. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 28. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 29. Construction activities shall comply with Section 10.28.040 of the NBMC, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7 a.m. and 6:30 p.m., Monday through Friday and 8 a.m. and 6 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 30. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 31. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Verizon Mono -Eucalyptus Telecommunications Facility including, but not limited to Conditional Use Permit No. UP2018-005 and Coastal Development Permit No. CD2018-004 (PA2018-010). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 29 Planning Commission Resolution No. PC2019-028 Pape 16 of 16 FIRE DEPARTMENT 32. Storage of batteries must comply with California Fire Code Section 608, Stationary Storage Battery Systems. 33. Manufacturer's specifications for any generators will be required with plan review. Generator shall be installed as per manufacturer's specifications and comply with California Fire Code Section 601. BUILDING DIVISION 34. The Applicant is required to obtain all applicable permits from the City Building Division and Fire Department. Prior to the issuance of any building, mechanical, and/or electrical permits, architectural drawings and structural design plans shall be submitted to the City of Newport Beach for review and approval by the applicable departments. A copy of these conditions of approval shall be incorporated into the drawings approved for the issuance of permits. 35. The telecom facility shall comply with all regulations and requirements of the California Building Code, California Fire Code, California Mechanical Code, and California Electrical Code. All required permits shall be obtained prior to commencement of the construction. 36. The design of the mono -eucalyptus and associated equipment shall be designed to conform to ASCE 7-10 for wind and seismic consideration for windscreen and anchorage of the equipment. 37. A soils report shall be prepared and submitted in conjunction with the construction drawings for the mono -eucalyptus' foundation system. 38. The mono -eucalyptus and its appendages shall comply with the required fire separation distance per Section 602 of the California Building Code or provide fire rated construction as required. PUBLIC WORKS DEPARTMENT 39. In case of damage done to public improvements surrounding the Property by private construction, additional reconstruction within the public right-of-way may be required at the discretion of the Public Works Department. 40. The storage of all Project -related equipment during construction shall be on Property and outside the public right-of-way. 41. An approved encroachment permit shall be required for all work activities within the public right-of-way or easement areas. 30 Attachment No. PC 2 Draft Resolution for Denial 31 S2 RESOLUTION NO. PC2019-028 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING CONDITIONAL USE PERMIT NO. UP2018-005 AND COASTAL DEVELOPMENT PERMIT NO. CD2018-004 FOR THE CONSTRUCTION OF ONE MONO - EUCALYPTUS AND ASSOCIATED EQUIPMENT ENCLOSURE FOR A WIRELESS TELECOMMUNICATIONS FACILITY LOCATED AT 1600 NEWPORT CENTER DRIVE (PA2018-010) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: �yx.�r�.�.`��r_�ra�•�lai•1&9]0VAX" &I An application was filed by Peter J. Blied of Plancom, Inc., on behalf of Verizon Wireless ("Applicant"), with respect to property located at 1600 Newport Center Drive, legally described as Parcel 3 of Parcel Map No. 94-102, filed in Book 316 ("Property"), requesting approval of a conditional use permit ("CUP") and a coastal development permit ("CDP") related to the construction of a new wireless telecommunications facility. 2. The Applicant proposes to install 12 panel antennas, 12 radio units and three (3) raycaps on a new 43.5-foot-high telecommunications facility designed to resemble a eucalyptus tree (mono -eucalyptus) for Verizon Wireless, and the associated telecom facility support equipment will be ground -mounted and screened within a new 225 square foot enclosure ('Project'). 3. The Property is located within the General Commercial Office (CO-G) land use category of the General Plan and the Corporate Plaza West Planned Community (PC-40) Zoning District and designated for business, professional, and commercial land uses within PC- 40. 4. The Property is located within the coastal zone. The Coastal Land Use Plan category is CO-G and the Property is located within the PC-40 Coastal Zoning District. 5. PC-40 limits the maximum height of structures to 32 feet provided the structure extends no higher than the extension of the sight plane limit of 44 feet established by the Corporate Plaza West Planned Community District Regulations, commonly referred to as the "Civic Center Sight Plane Ordinance" ("Sight Plane"). 6. The Planning Commission may approve telecom antennas up to 15 feet above the base height limit, provided the required findings can be met. The 43.5-foot-tall mono - eucalyptus would exceed the permitted height limit by 11.5 feet but is compliant with the Sight Plane height standard of 44 feet. 33 Planning Commission Resolution No. PC2019-028 Paqe 2 of 3 7. Because this Project is located within the Coastal Zone, the Applicant is required to obtain a coastal development permit consistent with the provisions of the City's Local Coastal Program. 8. A public hearing was held on September 19, 2019, in the City Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapters 20.62 and 21.62 of the Implementation Plan set forth in Title 21 of the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. In accordance with NBMC Chapter 20.49 (Wireless Telecommunications Facilities) and Chapter 21.49 of the Zoning Code, a Class 4 (Freestanding) wireless telecommunications facility installation may be established subject to the approval of a conditional use permit and a coastal development permit. The Planning Commission may approve a conditional use permit only after making each of the five required findings set forth in Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits — Findings and Decision), six findings set forth in Section 20.49.060 (Wireless Telecommunications Facilities — Permit Review Procedures), and two findings set forth in Subsection 21.52.015(F) (Coastal Development Permits, Findings and Decisions). In this case, the Planning Commission was unable to make the required findings based upon the following: 1. The Planning Commission determined, in this case, that the proposed conditional use permit for a wireless telecommunications facility is inconsistent with the legislative intent of Title 20 and Title 21 of the NBMC. 2. The design, location, size, and operating characteristics of the use are not compatible with the allowed uses in the vicinity. 3. A wall, roof, existing co -location structure, or other higher priority locations are available and provide feasible alternatives to the proposed mono -eucalyptus structure. 4. The site is not physically suitable in terms of design, location, shape, size, operating characteristics. 5. Approval of the application would result in greater -than -usual visual impacts on nearby property owners, residents, and businesses due to the height, location, and design of the telecom facility. Planning Commission Resolution No. PC2019-028 Paqe 3 of 3 6. The mono -eucalyptus structure at this location does not blend in with the surroundings and is visually intrusive. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use Permit No. UP2018-005 and Coastal Development Permit No. CD2018-004. 2. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of NBMC Title 20 Planning and Zoning and NBMC Title 21 Local Coastal Program. PASSED, APPROVED, AND ADOPTED THIS 19TH DAY OF SEPTEMBER, 2019. AYES: NOES: ABSTAIN: ABSENT: BY: Peter Koetting, Chairman Lee Lowrey, Secretary S5 3o Attachment No. PC 3 PC Minutes of Prior Hearing S2 NEWPORT BEACH PLANNING COMMISSION 5/17/2018 ABSTAIN: None ABSENT: Zak, Kramer In reply to Secretary Weigand's questions, Assistant City Attorney Torres advised that the scion can consider the concentration of tattoo uses in making a decision for or against the pr a City Code does not provide a definition of concentration. Staff does not believe the are 'fly concentrated with tattoo establishments. The Commission can continue the item until all issioners are present. Motion made by Secretary Weigand and se by Commissioner Dunlap to continue the item to a date uncertain. AYES: BSc g, Weiga S/nd, Dunlap NOES, Lowrey AIN: None ABSENT: Zak, Kramer PUBLIC HEARING ITEMS ITEM NO. 3 VERIZON AND AT&T MONOPOLE TELECOMMUNICATIONS FACILITY (PA2018-010) Site Location: 1600 Newport Center Drive Summary: Conditional use permit (CUP) and a coastal development permit (CDP) to construct two, 43-foot-tall, slim line monopoles (i.e., antennas located within pole) to accommodate twelve, six -foot -tall antennas for Verizon Wireless and AT&T. The telecom facility support equipment will be ground -mounted and enclosed within a new 450-square-foot enclosure. The two monopoles would exceed the 32-foot height limit by 11 feet. Recommended Actions: 1. Conduct a public hearing; 2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3. Adopt Resolution No. PC2018-017 approving Conditional Use Permit No. UP2018-005 and Coastal Development Permit No. CD2018-004. Senior Planner Jaime Murillo reported the City Council previously reviewed and approved the project in 2014. The California Coastal Commission issued a Notice of Intent to issue a permit for the project, subject to a number of conditions. The applicant failed to implement the conditions, and the Coastal Commission approval expired on August 26, 2017. The City's Telecommunications Ordinances (NBMC Chapters 20.49 and 21.49) requires the Planning Commission approve a conditional use permit for a Class IV facility (free standing) and a height of 43 feet. With a certified Local Coastal Program, the City now has the authority to grant a coastal development permit that is also required for the installation. Chair Koetting seemed to recall approving a "decorated" cell tower in the past. Senior Planner Murillo advised that a faux tree tower was approved at a nearby location. Senior Planner Murillo continued, stating that south of the proposed site is a residential area and a public park; that primarily office uses are located to the north and east; and to the northwest is the Newport Beach Country Club and Newport Beach Tennis Club. The location for the proposed monopoles is approximately 278 feet from Coast Highway and approximately 695 feet from Newport Center Drive. The proposed site is currently a landscaped area. In order to provide the desired coverage, the poles must be tall enough to project signals around surrounding obstructions. Supporting equipment will be housed in an 8-foot-tall enclosure, which will have the same colors and materials as the surrounding office buildings and equipment. The color of the poles will be dark green/bronze to blend with trees around the facility. Trees and shrubs will be planted to screen the enclosure. Staff analyzed potential view issues and the view simulation suggests the facility will be visible from Newport Center Drive. Because existing buildings, trees, landscaping, and light standards project into the view as well, the effect of the poles on the view would be minimal. However, as the screening trees grow, 4of9 3J° NEWPORT BEACH PLANNING COMMISSION 5/17/2018 they could block the view more than the poles. Staff added Condition Number 8 to require the trees be maintained at a height of 25 feet. A large part of the improved coverage area is comprised of residential and park uses, but the Code does not allow installation of wireless facilities in those uses. Therefore, a location for the facility is limited to the commercial area of Corporate Plaza and Corporate Plaza West. Placing the facility atop or on the side of one of the existing buildings could result in the facility projecting into the sight plane or exceeding the height limitation. Existing light poles are not tall enough to support the antennas and provide the applicant's desired coverage. The property owner, Irvine Company, would not agree to a faux tree design and required the proposed design. The proposed location would fill the coverage gap for Newport Center and Irvine Terrace. The proposed location would also support and enhance the capacity of service provided by other nearby antennas in the City. Federal law precludes the City from regulating antennas based on the environmental effects of radio frequency (RF) emissions to the extent the facilities comply with Federal Communications Commission (FCC) regulations. AT&T and Verizon have submitted RF compliance reports confirming the antennas will operate in compliance with FCC regulations. Staff recommends the Planning Commission approve the proposed project. In response to Chair Koetting's questions, Senior Planner Murillo indicated the slim monopole is unique in Newport Beach and is the best design for the constraints of the location in staffs opinion. Typically, the City requires wireless facilities be collocated; however, collocating facilities on one pole would result in a significantly taller pole. Deputy Community Development Director Campbell explained that the carriers usually design the facility. Poles are not typically 43 feet tall because of City height limits. In this area, the sight plane ordinance limits height at 44 feet. As facilities become smaller, the trend is to place them on light poles. The primary benefit for the community is better wireless coverage. Requiring a lower height could affect coverage in the desired area and render the project infeasible. Senior Planner Murillo stated the proposed height in 2014 was 43 feet. The height limit in the area is 32 feet. In reply to Secretary Weigand's queries, Deputy Community Development Director Campbell advised that the landscape plan proposes 36-inch box trees, which are fairly large. The Commission could consider larger specimens. In answer to Commissioner Kleiman's inquiries, Senior Planner Murillo agreed that fully mature trees that were not maintained at a 25-foot height would impact the view corridor. In response to Commissioner Dunlap's question, Senior Planner Murillo reported staff did not believe the two monopoles and landscaping would impact the view sufficiently enough to be a concern. Peter Blied, applicant's representative, reported the two poles will be as near each other as possible without creating interference between the two. In addition, the two carriers utilize different frequencies, which will limit interference. The design is unusual; the design was utilized in the City of Irvine with a pole height of 65 feet The color and existing landscaping screen the poles well. The lowest height pole that will provide good function is 42 feet, and the height limit in the location is 43 feet. Transplanting a larger tree species is an option, but it may not result in a well -rooted, mature, healthy tree. The proposed trees work well in the area and tie into the existing landscape palette. Maintaining the trees at a height of 25 feet will maximize signal propagation. In response to public comment, Mr. Blied stated the design works well for the context. Irvine Company preferred a freestanding facility that was as tall as needed, as narrow as possible, and within height limits. Coverage is a problem in Corona del Mar, and carriers are working on other solutions. The carriers are prepared to accept the conditions of approval as written. Commissioner Kleiman reported she spoke with Mr. Blied. Secretary Weigand contacted an AT&T representative with whom he is acquainted, but he did not hear from the representative. Remaining Commissioners reported no ex parte communications. Chair Koetting opened the public hearing. Jim Mosher commented on issues with noticing the meeting and posting notices at the project site. The proposed design is not desirable because the poles do not blend into the context of the surroundings. The applicant seemed not to have considered other designs. If trees are maintained at 25 feet, the poles will extend 18 feet above the trees. He hoped conditions of the original Coastal Commission approval are part of the present application. 5of9 40 NEWPORT BEACH PLANNING COMMISSION 5/17/2018 Peggy Palmer questioned whether poles could be removed in the future and whether the poles will obstruct public views from any park in the area. Sandra Ayres opposed the idea that impacts to a protected view are insubstantial simply because it is a view from a road. She questioned the application being presented when the City is studying other options. Chair Koetting closed the public hearing. Mr. Blied explained that Coastal Commission conditions' were not implemented because of a lack of coordination between the two carriers. He began working with staff on the project in Fall 2017. While technology has improved over the past few years, carriers are asking for larger antennas on full-size sites. Smaller sites are used to augment larger sites, and the smaller sites will be the subject of a City Council study session the following week. The function of the subject site is to reduce the burden on other sites, which will enhance the efficiency and capacity of the system. With respect to views, the proposed site is not problematic and is supported by Irvine Company. In response to Commissioners' questions, Mr. Blied explained that wireless facilities are located on the new high-rise towers. The proposed site will support those sites. The proposed facility focuses on Newport Center office buildings and traffic along Coast Highway. Importantly, the proposed facility will offload some volume from surrounding sites, which will allow all the nearby sites to function better and improve quality for users in the area and those passing through the area. In reply to Commissioner Dunlap's questions, Senior Planner Murillo explained the existing and proposed coverage maps. The green area has the best service coverage. The hatched area will continue to have some service gaps during high -demand periods. The purple area has service gaps during all demand periods. The after map depicts better service in the green and hatched areas and a reduced purple area. Commissioner Dunlap remarked that few residents in Newport Beach would have better coverage with this project. Fashion Island would have some better coverage. Commissioner Kleiman noted public comment from various parts of the City and expressed concern that the project is not a comprehensive plan to improve coverage. She believed the carriers conducted a comprehensive cost/benefit evaluation of the project. In reply to Commissioner Kleiman's queries, Mr. Blied advised that several carriers are beta testing 5G technology in various markets. Carriers could probably provide the quantified benefit of the project; however, that information is proprietary. These projects are quite expensive to develop. The coverage objective for this project is focused on capacity. In contrast to the proposed project, small cell projects are placed hundreds of feet apart and focus on specific locations with high volumes. Carriers are aware of coverage issues in Newport Beach and are working with staff to find locations and facilities that can improve coverage. All areas on the coverage map have service, not great service, but service. The project is an attempt to strengthen the footprint of the network. There has to be a clean overlap of service between towers or complete service drops occur. Users on primary roadways do not have complete service drops. In residential areas, service weakens and interference increases. Wireless technology requires an increasing number of towers as the number of system users increases. Demand for wireless service far outpaces carriers' ability to build facilities. A number of small cell sites are needed to match the function of one macro site. He is working with staff to develop standards and designs for small cell sites in Newport Beach. He could reevaluate alternative designs if the Commission wanted it, but the Irvine Company will not agree to a different design. Neither the golf course nor the Tennis Club was interested in a facility on their properties. Community Development Director Jurjis clarified that Public Safety utilizes a different frequency than commercial wireless service. The City Council approved a small cell agreement for the Police Department. Commissioner Lowrey agreed that the project seems to provide the most benefit to users in Newport Center, which generates a great deal of sales tax for the City. Irvine Company did not appear to want a better project design even though the project primarily benefited Newport Center. In answer to Commissioner Lowrey's question, Mr. Blied reported many design options are available. However, the landowner can restrict options. This one site will not solve all the coverage problems. 6of9 41 NEWPORT BEACH PLANNING COMMISSION !All irL[7 Deputy Community Development Director Campbell reported notice of the meeting was provided in accordance with Municipal Code requirements. Staff has an affidavit stating notice was posted at the project site, but he cannot guarantee the notice remained posted for the entire 10-day period. The Municipal Code states a lack of notice does not hamper the Commission's efforts. Chair Koetting had not found a notice posted at the project site. He was not comfortable with the design or the location of the project. He questioned whether the proposed design, if approved, would be implemented across the City. The project does not look right in the proposed location. Motion made by Commissioner Kleiman and seconded by Commissioner Lowrey to continue the application to a date uncertain. AYES: Koetting, Dunlap, Kleiman, Lowrey NOES: Weigand ABSTAIN: None ABSENT: Zak, Kramer ITEM NO.4 ACCESSORY DWELLING UNIT ORDINANCE (PA2018-099) Site Location: Citywide Summary: Initiation of amendments to the Zoning Code and Local Coastal Program revising t City's regulations pertaining to Accessory Dwelling Units (ADU) to conform with Government Co Section 65852.2, as effective January 1, 2018. Specifically, the proposed amendments would up ,,Odte regulations related to the development of ADUs as new construction in single-family resi tial zoning districts, or as conversions of existing floor area within single-family residences in 9,Kesidential zoning districts. Recommended Actions: 1. Take public comment; 2. Determine this action exempt from the Cali to Section 15262 (Feasibility and Planning of Regulations, Title 14, Chapter 3; and 3. Initiate an amendment to Section 20.4 01 Municipal Code to appropriately flect Accessory Dwelling Units. vironmental Quality Act (CEQA) pursuant of the CEQA Guidelines, California Code and other affected section's of the Newport Beach recent legislation affecting the development of Senior Planner Jaime Murillo requested th anning Commission initiate amendments to the City's Zoning Code and Local Coastal Program to reflect r t legislation pertaining to accessory dwelling units (ADU). If approved, staff will provide a more -detailed s report and presentation for the Planning Commission's and City Council's consideration. In response to Xedpublic gand's question, Senior Planner Murillo indicated the recent changes limit the City's ability to regulat Chair Koetting iomments on the agenda item. Jim Moshprunderstoocl State regulations for ADUs have precedence over local regulations whether or not the City epofts changes to regulations. The only provision where local regulations would override State regulations pe,rWrns to prohibiting ADUs as new construction in two -unit and multiunit zoning districts. no additional speakers, Chair Koetting closed public comments. In reply to Chair Koetting's queries, Senior Planner Murillo reported recent legislation eliminates a city's ability to regulate ADUs. Any ordinance in effect at the time the legislation was enacted is deemed null and void. If a city had not enacted an ordinance compliant with legislation, then it has to regulate ADUs with State standards. ADUs can be created through conversion of existing floor area within an existing single-family home or through new construction. The City has little control over conversion ADUs. The City can regulate the location, lot size, parking, 7of9 42 Attachment No. PC 4 Applicant's Description and Justification RE ME PLAN cow Telecommunications Project Management June 25, 2019 Peter J. Blied PlanCom, Inc. 250 El Camino Real, Ste 117 Tustin, CA 92780 Sent Via Email City of Newport Beach, Planning Dept. Attn: Jaime Murillo 100 Civic Center Drive P.O. Box 1768 Newport Beach, CA 92658-8915 RE: Revised Project Submittal — Verizon Wireless Only Site Name: Verizon Wireless Site "Coast Highway" — Newport Beach APN: 442-011-66 — Address: 1600 Newport Center Drive Dear Mr. Murillo: This letter is our formal resubmittal of long -delayed and discussed new wireless communications facility proposed at the address listed above. We are providing the application materials requested in order to work with staff to facilitate the approval process and not belabor the issues at hand. Please expedite the processing of our application to the maximum extent possible as Verizon Wireless and the Irvine Company all wish to see this project finally move forward after several years of delays caused by many factors. It is also important to note that A.T.& T. is no longer a party to this application or project. This will be a standalone Verizon Wireless project. I am enclosing the requested drawings, photo -simulations, this letter of project proposal and clarification. We are now requesting a "new" CUP to be processed with our requested CDP under the City's recently enacted LCP. Please review the attachments and confirm they are complete and satisfactory in order for your staff to review and hasten the project forward to the Planning Commission for their approval of the requested wireless facility. The items included for your review are as follows: 1. Updated Letter of Authorization from the underlying landowner, the Irvine Company. 2. Updated photo -simulations from various views with photo map key. 250 EL CAMINo REAL, SurrE 117 TUSTIN, CA 92780 714-262-0651 714-731-2166 FAX 45 PLANCOW Telecommunications Project Management 3. The site has been designed at the lowest functional height, designed to visually fade into the many buildings and trees around the site, and is meets the Site Plane Ordinance as we have discussed. 4. Fully developed drawings with site plan, elevations, and landscape plan. The plans reflect direction from the Planning Commission which suggested they would greatly prefer a faux tree concealment design. As part of its ongoing dedication to system -wide maintenance and improvements, Verizon Wireless is proposing to add a new WCF to be located on the east side of Newport Center Drive and north of Macarthur Boulevard, in the City of Newport Beach. This site is located within Corporate Plaza West and is bordered by the corporate plaza uses in all directions. The site proposed is a facility comprised of (1) slim -line mono -eucalyptus, with (6) concealed panel antennas, with outdoor equipment cabinets and support equipment located within a single adjacent equipment shelter. There will also be a DC generator for emergency back-up power and connections as required for power and telco services. The design of the facility is integrated into the existing corporate plaza and surroundings with a well -developed landscape plan. Please review the drawings, landscape plan, and photo -simulations included in this application package and contact me directly if you need any additional information. This proposed WCF will benefit the community of Newport Beach by enhancing existing area coverage in the fully developed business parks and community - serving regional roadways in the immediate area surrounding this site. This targeted geographic area has moderate coverage and this new WCF will strengthen coverage and provide a much -needed capacity increase to the voice and data system already in use for residential, business, and mobile users alike. As the volume of users on the Verizon Wireless system steadily increase, the system needs support to properly handle the demands. This site is one of a number of sites currently under the planning and development process and this particular site will specifically off-load call volume from our sites within a quarter mile. The proposed WCF will not be detrimental in any way to the health, safety, and welfare of the general public. It actually will serve to strengthen the ability of the public to access E-911 services in addition to providing better wireless access to data and voice services that have become a normal part of business and personal transactions and conversations on a weekly, daily, and hourly basis. The benefit of wireless telecommunications has been a tremendous asset to nearly every person in one way or another as our society advances towards new and diverse forms of communication and technology. 250 EL CAMiNo REAL, SUITE 117 TuMN, CA 92780 714-262-0651 714-731-2166 FAX 40 PLANCON Telecommunications Project Management The proposed WCF (and all others to my knowledge) have proven to be materially benign to both property and improvements in the immediate vicinity of established WCF's. Site construction is conducted in a professional and workman -like manner and suffers no ill-effects different than.typical commercial or industrial construction projects due to natural hazards such as wind, rain, and sun exposure. In summary, the proposed site will not result in any negative impacts to their surroundings or be a detriment to the community. Coastal Permit Analysis: The proposed facility conforms to the general standards outlined in both the prior State -level coastal plan and the current City Local Coastal Plan. In short, the site does not impede visual or physical access to the coastline, beaches or public pathways related to these community and regional assets. More specifically, the project is in the COG-B area of the adopted Coastal Land Use Plan which is focused on Commercial and General Office land use. With a location on the inland side of East Coast Highway, this project location could qualify as a De Minimis development due to its small footprint, relatively low elevation of 4Y-7", and location amidst existing commercial office buildings of equal and greater heights. In closing, the project scope has been previously reviewed and approved by the Newport Beach City Council. Due to the nature of unavoidable project delays and Coastal Commission processes, we are now processing this request with the City of Newport Beach and requesting your expedited review of the required Conditional Use Permit and Coastal Development Permit required under the City's Local Coastal Plan which took effect between our original Land Use approvals in December 2014 and now. If you should have any questions, please call me at (714) 262-0651 or e-mail at peter.blied@plancominc.com. As always, thank you for your time and consideration. Warmest Regards, l Peter]. Blied Sr. Project Manager PlanCom, Inc. For Verizon Wireless 250 Ec CAMINo REAL, SUITE 117 TusTIN, CA 92780 714-262-0651 714-731-2166 FAX 47 42 Attachment No. PC 5 Standard View Simulations 49 50 LOCAL VIEW SIMULATIONS verizonk' 51 PHOTO MAP KEY � N, lm.4n ^li..1019 52 Local View 41 —At Plantin Coale Highway 1,;CO Naxp,m Cerra, C, ve Nenryvrt Dnech• CA 92000 53 Local View #1— Mature Plantin Coaft HIGhWsy i of.0 Neslurt Garter Drive Ne vlort Dexh, CA 92060 54 Local View 42 — At Planting 515 Local View #2 — Mature Planting 15, Attachment No. PC 6 Coastal View Simulations 5g COASTAL VIEW SIMULATIONS verizonk' 159 PHOTO MAP KEY � N, lm.4n ^li..1019 00 #3 — Coastal View — from Sea Lane, looking past City Hall to Site C.as "Ighw.y 16C0 Nenport CPrte, Or ve Ned Fort Beath, CA 97600 Verfzon ME #4 — Coastal View — from Newport Center Drive southwesterly to Site Coest Highway 16f.0 Nen'pat Center Or ve Nvarywt Ud,h, CA 92M "M 02 Attachment No. PC 7 RF Coverage Maps O3 Coast Highway Propagation Maps June 19, 2019 verizonvI 05 °rr s i i' °ary °4r p/ e,01 TtlA d<,a / S Q r3 �C � pQ 7 24 O i 9 o 1'1, -rY' '� NmPWT �0h�` Hay`✓nw Cehter °ri/s Or a`�°a 'ryo r ory/ Sa Pa cti' e oryn_. 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V�J J/e r O a/6 I r°eVo b°iV �q Or o A. o'Q to`cyG Ba ryen a 4e94 po gLO4 al YAr rc�0 WhiteVr y e O A e °C? 4� _ e1U08 FQnt ` Y - O P Cep ce Pe M,,atl 6pae Siller Way PaU Dre h �dlb4 G O4a° Tp� m ° �,1 JeejC`rve )oAseryO QO 2 `'''' q� 1I eR e�Ixan yy E Bag Ave oaa n ERa16oa Hlvn s P Qa Jrb 00/ /�O Pr �r �i q4 S rOv, r/ r na q� o�ggye F Oce v °Arc u y 4, ° P4 be e. ,y c 0 0.1 0.2 0.3ni ary 81v0 Miramar Dr .^ .� oQ y` P p4 y TP p¢ 10 Coast Highway -General Map n tlave /^ ,1,ParA � Back Bay 5 a. rtoya 4 g, de 0r d`EtUpe r lY k" 2 ° � Aspl hnr a 81g Cany On `9e 4,F J Pori ey Pl Farh Poq O C F °YA, S/ ^ 1- PorlSbrllnp ~ N i e San 6lemevfe `8e Rd i prR ''ro op h _ T C J°c °^ ✓� 0�/ h y m O GjiO F c N.Yo .p6 ecJrr �G u0i ,wIff..SANTA BARBARA elope, a� WIT "EWPORTCTR ma �O 0 5a^N'a Nd''o° • verizon Confidential and proprietary materials for authorized unauthorized personnel and outside agencies only Use, disclosure tor distribution of this material is not permitted to any unauthorized persons or third parties except by written agreement 00 2 "COAST HIGHWAY" PROPAGATION MAP NARRATIVE: The areas shown in GREEN are considered well -covered and users will generally experience good coverage and high -quality voice and data services in building, in car, or outside. Areas shown in YELLOW are considered moderately well -covered with service in car and outside generally being better than in -building service, with a connection usually available, but not always a strong or fast connection. Areas shown in BLUE -GRAY are the weakest with partial or intermittent coverage largely depending on system user volume (i.e. number of users on the same tower location). Outside of these three colored areas shown on the maps, very weak and highly unreliable service is expected. The volume of users on any given site, or cluster of sites, has a net effect of reducing the coverage area and slowing network speeds available. Verizon Wireless is constantly striving to improve system metrics by making use of continuously improving technology and expanding the number of sites. The proposed site is considered an infill site, meaning that it will support the network by offloading user volume from the surrounding nearest sites (Balboa Island, Newporter, Santa Barbara, and Newport Center) as shown on the maps provided with this narrative. More specifically, the target coverage area is served by the two cell sites at Fashion Island (Santa Barbara and Newport Center). These 2 sites are overloaded by mall, hotel resort and Newport Beach Civic Center traffic and this will be alleviated by the introduction of our new site. While there is nominal coverage in the area now, the volume of users and data demands indicate that this new site is needed to support the network and provide the high -quality user experience that our customers expect. 0 Verizon Coverage without Coast Highway 5 ■ ^ P i� icla 0 0.1 0.2 0.3mi any4tl , -7 , . MANTA BAABARA Hn ^ c ■ U S�nla 94 ^c � �8■EI I a` EBaY ,ern a I� E S. Lca Blv y • F 4 dS„ rCan Aq,n an °'Dr'b e a,_ x. r ■ rC r f ■, ■ i 1 9 D Harbor View Glamuan Ur • n� O GS; r` FGL � o w `D, Arse e/ nhy/ on 75 9Sf, Spn IN .{o o' L "G. � •�p a G .11 •._: a.Y. yr i �■�6 - L%-RSRP- COVERAGE Good Fair ■ ■+ Poor ■ verizon Confidential and proprietary materials for authorized unauthorized personnel and outside agencies only Use, disclosure tor distribution of this material is not permitted to any unauthorized persons or third parties except 6y written agreement 02 3 Verizon Coverage with Coast Highway • ■ e aYaitle �� v�r f f n D, hD' L C'2c-olLl tiny r r R cll �•�[ Ir � nB ` p e 4�° P v, per!■ '.� p° .v r. Balh wig-.m B Ct- G P Island a4Q ,_ Stla}na Y Avp y 5 T Q C G atboa 4 P I'vmlr �Ll � 0 0.1 0.2 0,3m1 E Bn b-e b, 1 L _ i S n �Or 1 . r tl va Or n J-116 f is ■ ■ . ■ lH � 1 L' ' ■ ■ Harbor Vim C°rafnarnn Llr Frye P V. Inlet Dr N BIY x pri bra i oD nr Spy c. a "G. P'O �dr Y/OIYCr+ O D 11 �rF vr, �4.. i nUr Pr LTE- RSRP- COVERAGE Good Fair b'` • aw Poor r. verizon Confidential and proprietary materials for authorized Verizon personnel and outside agencies only. Use, disclosure or distribution of this material is not permitted to any unauthorized persons or third parties except by written agreement. 09 4 Coast Highway Coverage Only ti Pon A° Ur. 0 Bip Canyon �90 �,A J hI eY PI Pa,A Port n Paver O'eam tarp evz ParA 4, P F oYaI S,C I h.,I Sllrbng f ti A SPo San Uemenf � e� � arBc Rd � p Back Bay y °Ord n aF u Ek0 sP0 AeC rtD No, 9 a. ate4a A1slae Dr „ e Wo c P,l �s od ,Oq S` v wP e rel i W O STSANTA BARBARA Laryo ,PoQ la ryq 2c �,,A�IJEWPORT CTR 1 'Y In t.. San Nr ai'ae° d �b�a 8°ysitla 'oa�o.,, BncF i Oo9 os Or JC Mc�U, m � Ze }a cb` �fu RafvaaYd , a /y v Ins Pvwoypapt °3 wi `%aP ,34 �! 6fjy .0 B yDr `SPP Dr m ♦ O '.r - . o Cot - LS aaer^ rdeaae a Senn as "D5-s.0 i° - '�en1 yr. 'rl e1 '1 P roan c Balboa Island Channel 4 '.�1. 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Use, disclosure tor . distribution of this material is not permitted to any unauthorizetl persons or third parties except by written agreement 70 5 Attachment No. PC 8 Project Plans 71 72 PA2018-010 OVERALL HEIGHT: 43'-]" RK-1,1K below. Call metro you dig. eE e.ouau�.E MAP I DRIVING DIRECTIONS STARTING FROM VERSON FARE OFFICE: 1. DEPART SAND CANYON AVE TOWARD BARRANCA EXACT2. LANE RAMP RIGHT AND FOLLOW SIGNS FOR 1-405 NORTH 3. AT EXIT ], TAKE RAMP RIGHT AND FOLLOW SIGNS FOR JAMBOREE RD 4, TORN LEFT ONTO JAMBOREE RD 5. DEAR LEFT ONTO MACARTHUR BLVD 6. TURN RIGHT 0NTO CAN MIGUEL OR J. TURN LEFT ONTO AVOCADO AVE A. TURN RIGHT ONTO FARALLON OR 9. TURN LEFT ONTO NEWPORT CENTER DR 10. ARRIVE AT 1600 NEWPORT CENTER DR, NEWPORT BEACH, CA R2660 Is erizon✓ COAST HIGHWAY 1600 NEWPORT CENTER DRIVE NEWPORT BEACH, CA 92660 ALL WORK AND MATERIALS SHALL BE PERFORMED AND INSTALLED IN ACCORDANCE ATIN THE CURRENT EDITIONS OF THE CODES AS ADOPTED BY THE LOCAL GOVERNING AUTHORITIES, NOTHING IN THESE PLANS IS i0 BE CONSTRUED TO PERMIT WORK NOT CONFORMING i0 THE LOCAL CODES, PROJECT TEAM ARCHITECT SURVEYOR FULSANG ARCHITECTURE INC. BET! HAZE k ASSOCIATES 3A71 VN LIDO, SUITE 202 DIED AIRWAY AVE BUT NEWPORT BEACH. CA 92663 COCEN MESA. CA 92626 CONTACT: ERIC FULSANG CONTACT: BEST HAVE PHONE: (949) $38-4139 PHONE I (714) 55]-156] PROJECT REPRESENTATIVE PIANCOM INC. 250 EL CAMINO REAL, SUITE 117 NSTIN. CA X27W CONTACT: ERIC DROPS PHONE: (949) 370-59M APPROVAL GENERAL CONTRACTOR NOTES LANo1.oe0: PROJECT MANAGER: CONTRACTOR SHALL VERIFY ALL PLANS WITH EXISTING CONSTRUCTION MANAGER: TIM ENSIONE AND CONDITIONS ON THE JOB SIZE AND SHALL IMMEDIATELY NOTIFY THE ARCHITECT IN WRITING OF ANY RF ENGINEER: DISCREPANCIES BEFORE PROCEEDING WITH THE WORK OR SITE ACOUISTION: BE RESPONSIBLE FAIR SAME. ZONING MANAGER: UTILITY COORDINATOR: NETWORK OPERATIONS: CONSTRUCTION OF AN UNMANNED WIRELESS CELL SITE FOR EVERMORE EQUIPMENT WITHIN A NEW CMU ENCLOSURE AND ANTENNAS MOUNTED TO A NEW MONOEUCALYPTUS, PROJECT CONSISTS OF: (12) PANEL ANTENNAS. (12) RADIO UNITS 4 (3) RAYCAF (3 OUTDOOR EQUIPMENT CABINETS W/ (1) CPS ANT. (1 ON DIESEL GENERATOR (2) -RH US IANCEA" TREES. (8) EUCALYPTUS TREES A, SHRUBS AT EQUIPMENT ENCLOSURE. W/ REQUIRED IRRIGATION CONNECTIONS AS REQUIRED FOR POWER AND TELLS SERVICES. PROJECT INFORMATION APPLICANT/LESSEE VERMON 15505 SAND CANYON AVE. BUILDING 'D' isl FLOOR POINT, CA 92618 24 HE EMERGENCY CONTACT PHONE: (949) 266-7000 PROPERTY OWNER: ISSUE COMPANY CONTACT PERSON: DAVID THOMPSON CONTACT NUMBER: (714) 928-1597 PROPERTY OWNER ADDRESS: 550 NEWPORT CENTER BRINE NEWPORT BEACH. CA 92660 A.P.N.: 442-011-66 JURISDICTION: CITY OF NEWPORT SUCH CURRENT ZONING'. PC-40 OCCUPANCY TYPE: TIED TYPE OF CONSTRUCTION: BEEF ADA REQUIREMENTS: FACILITY IS UNMANNED AND N0i FOR HUMAN HABITATION, DISABLED ACCESS Net REQUIRED PER EXEMPTION IN 2013 OFF CHAPTER 118 SECTION 2034 UMITEQ ACCESS SPACES. LEASE AREA IAREA OF CONSTRUCTION AT GROUND: 15'-0' R 15'-0" CMU ENCLOSURE - 225 AERIAL 20'-0" BRANCH DIAMETER = 3115 SO 7 Attachment No. PC 8 - Project Plans SHEETINDEX SHEET DESCRIPTION i-1 TITLE SHEET LS-1 TOPOGRAPHIC SURVEY IS-2 TOPOGRAPHIC SURVEY IS_3 TOPOGRAPHIC SURVEY A-1 OVERALL SITE PLAN A ENLARGED SITE PLAN A-3 LEASE AREA CAERE ANTENNA PLAN & SECTION A-4 ELEVATIONS L-1 IRRIOA➢ON PLAN L-2 PLANTING PLAN L-3 DETAILS COAXIANTENNA SCHEDULE ANTENNA SECTOR AZIMUTH ANTENNA MAKE/MODEL COAX LENGTH CABLE SIZE ALPHA — TEA 55' ] e" BETA 271 TBD W GAMMA 30' TBD 55' ]/8" DEC N/A TRUE DEC 1/1" vedz(oice 15505 SAND CANYON AYE. BUILDING 'D151 FLOOR NINE. CA 92618 U LSANG R CHI T TooECTURE Ewt suL ISSUED FOR: ZONING REVIEW ISSUE PAUL G3/l9/2019 PROJECT No. FA140101 DRAWN BY: MP CHECKED BY: EF SUBMITTALS REV. DATE OESCRI PHI ON BY 4 03/01/1B FUTURE CARRIER NW 5 03/12/1B TIC COMMENTS No 6 07/12/18 TIC COMMENTS NW T 06/27/10 TIC COMMENTS NW B 10/08/I8 TIC COMMENTS NW 9 11/06/I8 CLIENT COMMENTS TRY 10 12/06/I8 CITY COMMENTS NON II 01/16/19 TO COMMENTS NW 12 03/19/19 TIC COMMENTS NW COAST HIGHWAY 1600 NEWPORT CENTER DRNE NEWPORT BEACH, CA 92560 SHEET TITLE TITLE SHEET SHEET NUMBER T-1 7S PA2018-010 LEGEND & ASWNI BE RUIN[ A ON fN M M 111. OBE MAMC AT EF REAT . "UOR[ MIEFTEEN NFWU M ME ITS R OIWJN GI ER ERE, wwEs IF qM BE µ x1R A RC PVG PV IF /a EFINE A M EW 6 � BE C 9EE fl FW U TAN REENOW F ENMS P W R` M. Ecc B IS W OF M M n 'A. In I ME pIERWE — CRAIN DOE ONCE o E D RAN7 • 1. uplNu[x] IT AR I111.1M UNMOL SOLVE AT U ATEN IT R 1. ® NA VALVE A o � O RA51S OF ERR INGE: wE xMMI1M61ENLT .1 OF .11 J &IW HORHI M]xb' F/51 PER PARR Na, NSA -HEW. SICE. J10/J-e. IYttNM OF gD BC PARCEL MAP W. 04- PI31B / 3-8 `EgSTxG BNI ToIC I rs'x E m EASE COAST HKiHWAY BooPE RATES: 0 .w of I'll wv'w HID Ma CECOENC 4DOFbIMfEe MAM SESSIONSE�I A'.AN GRANT BOH BORN FNR Attachment No. PC 8 - Project Plans BENCH MARE REFERENCE: ,a... III LLNE 9N FOR' CARED SIAIES YNE 9N BB' 6 SWIMH OH MEBMEVM1'ORI GCN']3NYWNE gYnAXLIE WP. SL (W.WL) OMEN VEPIUM IS BEEF E BEMxNxN III -A M,MAW, S1. .a) .. .._ __._. _....__. EASEMENT NOTES: OWJpE NUNix AP.x, wR-wl-00 E/AEuprt(0) BxMH xE16CN AY PfR KuuolMFµM LAA AREA ARAM E= ..f PETRUNWAY THUS . NO. WESIME, w]FD IO.Mxi IO]EE PER gUY4E IXYNTE A46EM Nx EAVNEIII OR.AVIED E VNIMA EfK.N WEN WAIFF B61PiST N ECW A PPREAS PER VACER, RENROFp MhMBEA ]0. RfLE flEPOfti IOErvTFlCA]IOrv: DOCUMENT �En. L14 955 w �N OPEI,FlTER I III] wm IRE muPun. a aEmN. IecMOs. (re]Ie P ncmc ewer ea) wrcuuiwRl BEER wPoRE x0. MaRllm. N! EEsfmR f p MS HPESB( RAM (ATTEURR /4]e wTm NO OF ceaRam Ie..1x Ra. \ ( IN 8 TIFAC PPC. DRINFICES. PEMROS.ON. 21. DRE OERI PEPSI o VSEUOrt E0R5 WdIC MYOQ l2PMBE0 RAW 1 1. IJIBOATENTE �PME Iexi CiFICW 16WNM�.1%DEtD A �Q-NDESRESUMENT W. BCNEISEESEM FOR... ICNRE®'ANNAN IR. 1. Ine]. 1. 41B. CiAWEE PI EXPERTS, w. Pf-REW16tD IN , i�BJ. MW4CES. Al OMENT,... MAS FARENFHRM' 4NROE0ISUCTIL . B. ERT hy\ � H 9SA9`dNESRNMUINED T DOFF Ca'BAB ORILW EASEx cQe�. OFF MR L. R.I. .\ AS BSmiofWEESER 21 THE FOR MET AS I AND Nva-muM"�D`N' O. USESTR `✓ / �I ] %w�RM. uI. w MEAN PERFORM "a"'T.. / / N ,\ x5N . EE M. xro]MNEB10& NE amroE ♦♦qq'A EST RfCOF 0. ;IREE. tI1M1`WB AST II5MNIXI]p.IM"B9�%BNB. OFFER 1 / �1 %A\I !i3 A RpIT. O ]CCEss EASENEM ]DR¢NE]m AWE. BE `i.\�/ XSNIS . AS INSENTIENT ASS, 1OC�N51.7. OE Oma.L ASSOCIATE. . a STEP SUP QS sxoxN ON P.. wP NB FIND T 1 P.N.e. JieiJ MIc IXCRfs Aw EBIsa Ew Elmiuxcr 1 xR EASE0. F ENE wmlc , Ta-i N. AM ADDED PRNABE N, D. 1 nsuuSxEriri aEum. �1�Pre, z1e/J-R. fxD 11jj'qq P MANER .1 AN ... RECORE� NNE ON �O1 WE EE 51�E. NO. / ,q IH FASENfM OG4Em E �RMBE ... BISON IrMsmuN '�'uExriONo aBB]oawMiwn�amcwB AIN.MP zDa, zoB].vs A.-.Mr.21.1,EO MTNYI] AS IXSERIIUCFLFBW D ]q. j\ EBEx15l,. OR1Ll,L IrtWRM. TIM, A O ME I I / I LEAD MICROTECH / PARCEL 'A, P— ]. IN ME BOF OF xEWFMI BUM1.1. 0.W1M OF pW14E. I MNYIZ I I A FBIwH, AS MUSTS m P— NIP NH. w-IBx. RATE TA. x A S"N" a OE PARE. NATO IN / EM EE NUKE OF TIRE WJM/ IFWRE. ER YID IXllM/. ] r DATE OF SURVEY: ANRMMw A14 � ]mmxHi icPD:.wnwry w. xOI] WINC F. SfAiEMEM: °IAax"ac.wH MI3vTATTITN :o .MEN °N IFEExSONTEMI BTHERTHEa �'"EETATE wE B MMOgwBE (.%-)MW axlr VWO Efl xxI MBE OF IS MO0�, MMET ME PMIIHED K A UNERV. PF� . MO III SE wED Ew PATCH "Na"NES EOS-WAF _T UM SM SHEEM LB-2 AND L S-3 FOR WM DETAALS veazow 14 15505 SAND CANYON AVE. BUILDING 'DTIE FLOOR IRNNE, CA 92618 ULSANG RCHITECTURE -1 211 w19491 b REAL ANu Rr" OAF` EHt� i MIT OF 111-A CIl\A FIRE-ARED By BT KA38 ARM ASS-I'T' LAND 111W`BINGA& MAPPING COSTA ME 1. EMOTIONS ACEPS CI SO U, —TUTS ON III ME SUBMITTALS IRS UATE DESCRIPTION BY 1 12/6/14 ISSUED FOR REVIEW DR z 04/06/14 ADDED DEED INFO. DR J 05/06/17 ADDITIONAL TOPIC MEL COAST HIGHWAY 1600 NEWPORT CENTER BRNE NEWPORT BEACH. CA 92560 SHEET TITLE TOPOGRAPHIC SURVEY SHEET NUMBER LS-1 74 PA2018-010 Attachment No. PC 8 - Project Plans / nsPH.o TRIrE. LEGEND AM .NDRUNT�UNwLR iDPMN D aR aANo a k DF MAIN MI �N MEE LED ED VR2a ore o EEA EMEN a MAD cE MAN EIX£ a IF REARE (APA."' DOm PERS. M, wraxmslmN TH ME UMLAUT NUnLR UP I ARGARM MURREE VAIK IN I 11 Ln MR, PIPS MAD ,TALK, A. R6 AS I ATER rvc PARARMED NeW AL DEPEND WP 5/W 5ME AND WASUP PIP RM�. TC TPANRR EPA `MAKE e5 R a ` TE TER MU RLCD wu eox r TER RON ussNRw mrz TR 1. APER K TaMre w WA:UP Ck1 M PALM nANR AM FELT FAR IL ME — �ENTE AR LINK iqC ME ENTRANT NNI MNNIVINT MIR wwonna Mama. VIDEO ® 11. RLW RNA DARN cm g DARN VALVE FALL uwr � IW�amfl / uFFarAENN, (eJ, t D \ k\ %— — -- n f a; RD.AA A, NO: PR � ME SHEET LS-1 FOR BOUYmARY AND TRLE W-0. SEE SHEET LS-3 FOR ADDRKKJAL 8RE DETA68 14 Issas SAND CANNON AVE. 6mmwc 'D1,t FLOOR NOUNS. CA 9]PUS ULSANG R CH ITE CTU RE wlsuL bD g`%P Wff i rvE nu Em. rT�m BT adaff LAND 111VE4NGA& MAPPING SUBMITTALS REM. DAZE EPSOM PT ON ev 1 "/06/14 ISSUED FOR REVIEW DR ] D2/06/14 ADDED TITLE INFO. DR 3 03/06/17 ADDITIONAL TOPS WOL COAST HIGHWAY 1600 NBE A CENTER pRNE NEWPORT BEACH. LA 92660 SHEET TITLE TOPOGRAPHIC SURVEY SHEET NUMBER LS-2 715 PA2018-010 Attachment No. PC 8 - Project Plans O �O DETAIL'A° n LEGEND: PO 'B' .,Gcwwrz G;GTCALL. DT EAIL� oa BR< BN91NW SCALE: I'. A9.IE, PC CHAIN LINK TRUE EN 9 CETI I RP PER FIOR Bcur fm m¢ GE I m m¢ a eAWMENE y.. DUE F6tlAC WHEN, wwslenM PIT LK fp%W vMN FILLED M R FEE NCNEANT ITTR NE DONNf ELEVEN UP AaT� }'4e INv I21G^MX CpI1RM vA41ti IP ITT IRUN6PIPf LEAD PGR em 46 I <A, I I I I I-1p—I I I I AANHALT PARKING, I I I CHAIN LINK EDECE 1Z DETAIL'C' / 1ENx15 CWRR, GEGEiI,n[u1 I \ T WALL ca __ I .,G� n . .' ,.m„ T DRIVE, 'ASPHALT DI HE ow �PAvux m% e qo m 1 \ K "\ P "� / PG6 NAF 6KCPR vEmAn G I,1 ' i ' 9Aa .4N8 _ t4 / w m II P KC PIPE J X+ %/ EPaf I- AIR CA ALS CICE EL AEN 2awaf T ` R m FAR TGP mw FIR E. Tµ 6 ©� � o PREE "' . R mm ARE RE �r TW IF wW WC WATm G1, W wAEFIL IAEuTw BKE D —o—c RANNNNPENCE n CT DIE R�,ANT EWND uWUNENT — 1 1 ® IRRmena forma. PRICE m IEI. ACTED CW CE IA.N.I a //y COI OWE I 'PLACE, BNImIxG. / I / SEE SHEET I S-1 FOR L — SOUNDAfiI AND TffLE P1F0. SEE SFEfE=T LS-2 FOR ADDITIONAL SITE DETARS issss SAND CANYON AYE. B.IEDwC 'DUP FLOOR IRNNE. CA 9OCT. ULSANG R CHIT'ECE CTU RE n clung".eI 3% �.R1 6VE �$ N EWxR-E I-YJ E0� \o DER L' "M LAND SURW4NGA& MAPPING SUBMITTALS REV. DATE DESCRIPTION BY 1 K2/06/14 ISSUED FOR REVIEW CR 2 02/06/11 ADDED nnE INFO DR a "/06/Li AoDTONAI. TOPIC NFL COAST HIGHWAY 1000 NEWPORT CENTER PRIDE EWPORT FORCE, CA 92660 SHEE1 CITED TOPOGRAPHIC SURVEY SBEET NUMBER LS-3 70 PA2018-010 Attachment No. PC 8 - Project Plans �\ ^ �' A AtOPO(£D VHfI}ON IS'O'WEE AN AFMOVED BYPOP41MBnverbow K'.V4EXLWSIVE IEGMILIPII PPRCIMS Yk/ / PERMIT IS Rvt I7 fLA ALL YbM h'ID gGGE55 PATN pF 1RAV$ 15505 SW O GNYON RVR 4j NNGHT TES WITNIN 1NE P,,.JD PI6HiOFIUY/FI . LBBE AREA. 1 � E%IzntK PPLwnEs ne. 1 BUILDING O' l9 FLOOR IRYINE� G 9Rfi16 / / � \ \4p / / / e yN/ wQ`� / / /r � 5TORM DGINq WiTER MAINS, Nm _ PRAM® VHt1SAN 1 SFY6R LINEN SH4LL �` PROIEGn✓ rauur �n nnEA "ear's. U L S A N G A / "N •'ey ,(� SEE OILI%m SITE RAN 3� / Rv2 RCHITECTURE 'HIR, TRIG 9GL v / / Fix°" \\ \\ • ' /�R\ \ ws Lar \'�" __�--}Iti�_ _� `\\ �� /j L I 0 SASEMEi x10 _ b T _ _@ / C (gxNSE PpE57A4 W J` LO%TO RERALE WIiB \\ rp, \ \ PPOPJKB IBSCES FE@ wiNYER. c. REVIEW / YHtIZgi Fl93t �L \ / PD4.1 nET-tE-PDINr, /_ _ ISSUEDGFOE: 003/19 /t9/2019 E A7\u\ / / ✓ / 'Y'1lK�. i' �' REC WT un. / I L (E)&11LDIN5 DMR C01 DRAWN BY'. MP CHECKED W. EF SUBMITTALS T I9CD NRYPGRT / , i' 11v OnTE OESCRwnON BY `O \\ / ///// \ �s `. \\ / \ ' � ' ' 4 03/01/18 FUTURE CARRIER NW s 03/12/18 nC COMMENTS NW 6 08/27/18 TIC COMMENTS NW ] OB/2]/18 TC COMMENTS NN 6 10/08/18 TIC COMMENTS NW r 9 11/06/18 CLIENT COMMENTS NW P 10 12/06/10 CITY COMMENTS NW 11 01/16/19 TIC COMMENTS .. / 12 03/19/19 TIC COMMENTS NW / COAST HIGHWAY `•� ' `/7/ 1NEWPORTCENTER ERNEMPS. BEACH, G 92560 SHEET ITLE OVERALL SITE PLAN SHEET NUMBER �i M / ` A-1 OVERALL SITE PLAN 7 717' PA2018-010 Attachment No. PC 8 - Project Plans a—. \ '�y EwIPA I T LEASE ArsEA Iz-O•%Izq 1 1 ssas snxo cnNvory 0 BUILDING 'O' UA RCOR IRNNE, G4 92618 ORS. R. ULSANG maA DIN. ,- ® \ \p \ !Z ELD,YPNi Tales \ \ `\ BE 11 iRIMITD ro"DID ANTENNA INIERPERBYE RCBITECTURE (FJ'RHUS LA1iGEA" \ y �' GsAW 1WA \ PRpTfTPD IN PJ4E � I � 4f A* 'HA' I) I. srnLU L � \ v A vEE /,',y W EMUALA aerlTnus m¢s PRI HON'JPKKTPNS, IGLATGN GF PPNF1 MTENNAS � \ \ _ �PRAPoem VBRISGX I ME�`TE\R PIDB/TWE lii/ iDS 1RHLE LUNGES. ITS IARAUME \a 13AIDE USIVE tb 1 \ ` FlID AGGE55 PATH AP TRAVa `j ISSUED FOR, ZONING REVIEW ISSUE DATE: 03/19/2019 03/19 /A IENT o A `✓ / WN BY MP CHECKED V. EF DRAWN J SUBMITTALS I y� PRArosm vEr6wN REV. DATE DEscawnoN Br a 03/01/18 EONRE CPRRIEA NW 503/12/18 nc COMMENTS NW (FEEASEMFyT 51 �[ / / ® ABED VER TZ9EroAFEA / 6 07/12/18 TIC COMMENTS NW ] OB/2]/18 nC COMMENTS ANY WC 4CHE"IT / I -� MEN IT %80" VPLLT LIO 8 10/08/18 nC COMMENTS NW lEI TRPNSF'oRMER dP599aH41, / / / 9W1 BECRIENIED PAaN1EL PPLPAS®KCROCH PANBW PAL. Pi4R0%. II F1. / I , / "7H THE EA51MR, VNLKYNr. -B THE E%159M NE WE AAIKRIT TO THE NEIN VALLT 911/06/18 CLIENT COMMENTS NW 1012/06/16 CIIT COMMENTS NW / L105H4LBEWOTELTEO IN PLAAE. 11 01/i6/19 TIC COMMENTS NW MUPoEEG VeR20H 1203/19/19 TIC COMMENTS NW E[J"HIENE LEAF AREA / W VIFEa LgW11T RC.. TITER PEAE5T/ TO REPLALE WITH MfROSED ITti'O' FER VN.tT NI 6REEK \ LTA, wAro6EA KB Iza+PIER COAST HIGHWAY 160D NEWPORT CENTER DRIVE Afl�Ox'2C6 FT'M NEWPORT BEACH, CA R2560 SHEET TITLE ENLARGED SITE PLAN SHEET NUMBER _ ENLARGED SITE PLAN° ® 7 w PA2018-010 Attachment No. PC 8 - Project Plans NOTE OCLD VERIZON LA1moLAPw6 HIDDEN POP cLPRIx. w'-o• o / BRXnc JEwdYl / � X'x\ 2� \ i E t � / PROPOSED VERIZON / (IS)RADID uNlrE � / PROPoseO vEwioN / DNDEKALYP,VS lj � 1 BErA EECOR np AnnurH PROFPP5EV VERIZON HE COOP LIDS PANrEp To PATCH THE wLOR OF E%1ERIOR V(ALL PROPOSED V�12ON ELECTRICAL /// PRGP05ED VERIIDN AE6MlED EWE V l8 NILIR LI6Nr RcESO \ PROPOSED VEWZON Ty� FROP05ED VERIZON MASTER \ MEMAYGAPS FpppOgEp yERIZON GROUND BJ'S BARI�LOI'V ANTENNA W (I) 6P5 \ PROPOSED VE3TZON EWE-IZ)PANEL ANiENNARE FAC'Ep ON V HODFIR E OPT T ROUNM 92 N (OnCONANEE RA "�. Mp1Nni{5 ar AT MouNrs N] t N3 16P5 ANTENNA TO \ �g9 FROriNALL)E VLOP Cl cua rvuU ANTENNA PLAN ® 3 s Q x T EmIP o I \ a5® VERI2ON STEP nNNEFORMER PL O W VERIZON OPP ENLLO'}URE TO MATLx THE _ FROPOEEO VERIEON wLOij FINISH, REVEAL PARERN. AND CORNICE OF MONOEULALTP115, LOCATION THE E%15TIN5 ENLLavI1RE IN THE PARKINS LOT PROAR,.EO V "CH OAF PANEL ANTENNAS, EETYEEN 1I PND INEWPORT OBE TER DRIVE. B'TALE 6ED ENCOPWR1RE ENWE '1 •NOL MPoRMATON• SIGNS PROPOSED REP. MONITED AT BASE 3A..KOEL S LB, ^ PRGPOSEp vERlzox FRd05Ep VERIZON FRd05ED VERIZON FIRE EMINWISHER STPND-BY WC SEGMx LID STAND-BY DO PPOP05Ev VERISS % DIESEL SENERATOR DIEM SENERATIX2 RIEDELD ON wIKREIE PAD FIBER HAHDHOLE A.{• q• p'-2^ MWNMR ON OCAWMTE PAp PRGPOEEO YEE'. 1E'-O" SM '1!'J 6'-6' OKIN6'S16N LEASE AREA PROPOSED RERIZON �L �) POE EMITHEM CABINETS W (I) 6P5 ANTENNA, N-0MRED p C AP L LA _ ON CONCRETE AND 5 TCn RYE ,�� o PI CRUNALL) 0 f OR SECTION 3 LEASE AREA PLAN ' ® 1 ALT® vedz(ow 15505 SAND CANYON AVE. BUILDING 'DIMI FLOOR NONE. CA 92618 ULSANG R CH ITECTURE 3471 Ewt.s>Hau..... suL ISSUED FOR: ZONING REVIEW II D TE: 03/1e/201B PRD]ECT PA. 11a0101 DRAWN BY: MP CHECKED BY: EF SUBMITTALS REV. DATE DESCRIPTION BY A 03/01/18 PORTER CARRIER NW s 03/12/16 TC COMMENTS NW 6 07/12/18 TIC COMMENTS NW T 06/27/10 TIC COMMENTS NW B 10/08/18 TIC COMMENTS NW 9 11/06/I8 CLIENT COMMENTS EW 10 12/06/18 CITY COMMENTS NW I1 O1/16/19 TIC COMMENS NW 12 IN 03/19/19 TIC COMMENTS NW COAST HIGHWAY 1600 NEWPORT CENTER DENT NEWPORT BEACH, CA 92560 SHEET BILE LEASE AREA PLAN, ANTENNA PLAN SECTION SxEET NUMBER r& A-3 �J PA2018-010 Attachment No. PC 8 - Project Plans NOTES - PFOP05E0 VERI20N L ENLLOYJRE M ERIZ. E TO MATCH FINISµ REVEAL vedz®w PA ANO E OF i E%ISTINb ELOIA RE IN ENE"LCT 15505 SANE, CANON AVE. 1456' AMSL 14i.6' AMSL BNSTAEB1CANDNEM FRILLING 'D IN FLOOR CENTER MI IRNNE. G192618 MOPOWCO VARIZON -1. OSAO VSRIZON TREES NOWBKIITPNS .. S,RROl1IDIN6 ENOLOSLRE NIOOEN FOR r Qy FOR'B"GALYPTUB RUN, 6RUH AUEC ULSANG a \ AND FOLIAGE FINIEXES AND COLORS - } a >r �' sxuL wvw ICORS AFFeOVm STANOAROS. R C H I T E C T U R E MON FROP05ED YERIZON • 1 µ xE (ws) aX �s1 A1Ni ArviENNnS FROP05VERI20N PANEL ANN TENNAS FROP05EO VERRI NANOEIICALYPNS O O m ]•-10". FROPOSZVERIZON wj p SIR 'PANEL METER FEOESIAL 'PANEL PROPOSEO VERIZIXI o � METER FEOESTAL ^no d P di m?F — TOY AMSL TOY AMSL SOUTH ELEVATION _ p ® 3 NORTH ELEVATION _ 6 ® 1 ISSUED FOR: ZONING REVIEW ISSUE MiEt G3/l9/2019 PRmECT A. 114.1.1 DRAWN BY: MP CHECKED BY: EF SUBMITTALS IASW AR. ME6'AM5L REV. DATE DESCRIPTION BY PFOP05ED VERIZON i� ll} FFOPOSEDYERIZON A 03/01/18 FUTURE CARRIER NW N-0MEWALTPP6 � �� g p nbN OKPLYPNS 5 0]/12/I8 TIC COMMENTS NW OF 6 07/12/18 TIC COMMENTS NW T OB/]]/10 TIC COMMENTS NW `^ Y a MOO J PM.VECOMMENTSSON 8 10/08/18 TIC COMMENTS NW PROPoSEO VERIZON FANEL ARTS. P PAN5. ANTENNAS 911/06/I8 CLIENT COMMENTS N 10 12/06/18 CITY COMMENTS NW t II 01/18/19 TIC COMMENS NW - Z 12 03/19/19 TIC COMMENTS NUP pk' UP I 9 L n, ml R O COAST HIGHWAY 'Nm2O m 1600 NEWPORT CENTER DRNE NEWPORT BEACH, CA 92560 m� PROPOEEO VBRIZO METER F£DE5TPL qJ� s _ SHEET TrtLE PANEL Ji >' SIR PANEL ELEVATIONS o J n0n0 ry0 I �o 0 mik SHI NUMBER 102'PMSL J J 102'PMSL — A- 4 WEST ELEVATION w ® 4 EAST ELEVATION ® 2 20 PA2018-010 Attachment No. PC 8 - Project Plans IRRIGATION SCHEDULEverbav satm3 ffi m �U \.. �© %� 111 . �\ \ �� 1ffi SYr �NNol pE wen eva b•�W.rwMm o b \ WIYDPMT IY FlDtIIt G GRl1! 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G 92EW DETAILS L-3 2S Planning Commission - September 19, 2019 Item No. 4a Additional Materials Presented At Meeting - Staff Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Pllanning Commission Public Hearing September-1g, 2039 Planning Commission - September 19. 2019 Item No. 4a Additional Materials Presented At Meeting - Staff Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Initial PC Hearing Conducted on May 17, 2o18 AT&T /Verizon Joint Application Monopole Design Hearing Indefinitely Continued Revised Application Second Hearing Single Carrier (Verizon) Mono -Eucalyptus Design Community Development Department- Planning Division 2 Planning Commission - September 19, 2019 Item No. 4a Additional Materials Presented At Meeting - Staff Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Conditional Use Permit • For Class 4 Facility — Freestanding • Increase in height above 32-foot height limit Coastal Development Permit • For project development in the Coastal Zone Community Development Department- Planning Division 3 Vicinity Map Proposed MonoEucalyptus location J^to- as � L � b Subject Property w 1600 Newport Center Drive 1 Planning Commission - September 19, 2019 Item No. 4a Additional Materials Presented At Meeting - Staff Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Overall height 43'-7" 1i�31�/i47f�R 1,197155, - PRjPoew YMIzoN GMt: tFYLOYRt to MATCH THE [GLOB. FINIGN, REVEAL PAnvzm. AMR 4 Of ICE OF ire EASTM5 MIL" Att M-nt PARKINS, _07' BEThEEN 1400 MP 1600 FEWORT C041:1Z PRl'rt. - rl�LYTTM TRIAIK DRANCtE6. Alp FOLIAGE FINI5IE: ANP C-01-pR5 SkkW MATcN Ie v, AP vW 5TANDARM PROP09tv vYRIZON fAREL ANTBINAS PRORDSW vtRIION *kA4_1e1C4%-YPtl5 Community Development Department - Planning Division Planning Commission - September 19, 2019 Item No. 4a Additional Materials Presented At Meeting - Staff Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Red Ironbark (8) Community Development Department - Planning Division Item No. 4a won Mono -Fuca PHOTO MAP K T 1� r €I � _ ����� nF♦ � 1 • w , i �.. r Y f Cl f4-:. ptember 19, 2019 At Meeting - Staff ility (PA2018-010) Community Development Department - Planning Division Local View #1— Mature Planning Commission - September 19, 2019 ry l 'et �1f,Wditional Materials Presented At Meeting - Staff �I--��'ii,9lr c��u tus Telecommunications Facility (PA2018-010) Community Development Department - Planning Division Local View #2 — MatarenFn Planning Commission - September 19, 2019 Wle al Materials Presented At Meeting - Staff communications Facility (PA2018-010) Community Development Department - Planning Division Q Planning Commission - September 19, 2019 Item No. 4a Additional Materials Presented At Meeting - Staff Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) #3 — Coastal View —from Sea Lane, looking past City HaIIto Site arm;r,rt rxMt,, (A nxAs x�r�oli nlF+�xaarZ t�barcmar:a�rh wFlix:a .it. Vrrr� t:i dxklny Mw .Nam 4r.� ��na Community Development Department - Planning Division 10 Planning Commission - September 19, 2019 Item No. 4a Additional Materials Presented At Meeting - Staff Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) #4 — Coastal View — fr-orn Newport Center Drive southwesterly to Site C� MQRWW :4l Nrwp117 T G 9Mk0 Community Development Department - Planning Division Rips Planning Commission - September 19, 2019 Item No. 4a Additional Materials Presented At Meeting - Staff Key: Green = Well -covered Yellow = Moderate \Gae,yror=ELWW akferrtemrraittenity(PA2018-010) `� Bi3 Yon o9a %, _ S.n UemMla Ur m` �O9 aA° o'9e rye C!a o a �• e ANTA BARBARA rf...SARTA BARBARA ��ur . jdLhNEWPORTCTR V V f.f EWPORTQR NCWPcv[ ri"PU r 'J_l. Center Canter _ ? v = Ys way �C , l a gh". .. i. . BALBDA ISLAND BALBOAISLAND � - v EWPORTER ._ �,NE�VPORTER FF I it .. Current FProposed Community Development Department - Planning Division 12 Planning Commission - September 19, 2019 Item No. 4a Additional Materials Presented At Meeting - Staff Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Condition #6: The mono -eucalyptus approved by this permit shall not exceed the maximum elevation height of 145.6 feet above mean sea level using North American Vertical Datum of 1988 (NAND 88). A Height Certification Inspection shall be required prior to final of building permits. Community Development Department- Planning Division 13 Planning Commission - September 19, 2019 Item No. 4a Additional Materials Presented At Meeting - Staff Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) • Conduct a Public Hearing Find Project exempt from Class (New Construction of Small Structures) CEQA under or Conversion • Adopt Resolution No. PC2019-028 approving project Community Development Department- Planning Division 14 Planning Commission - September 19, 2019 Item No. 4a Additional Materials Presented At Meeting - Staff Verizon Mono -Eucalyptus Telecommunications Facility (PA2018-010) Questions? Community Development Department- Planning Division 15 'L Example ter: r S 2652 McGaw Irvine i�. op MMMk