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HomeMy WebLinkAboutVerizon Cell Site (PA2002-075)CITY OF NEWPORT BEACH Hearing Date: June 20, 2002 o PLANNING DEPARTMENT Agenda Item: 5 r 3300 NEWPORT BOULEVARD Staff Person: Robert Kam �aMOaa`� NEWPORT BEACH, CA 92658 (949) 644 -3231 (949) 644 -3200; FAX (949) 644 -3229 Appeal Period: 14 days after final action REPORT TO THE PLANNING COMMISSION PROJECT: Verizon Wireless (PA2002 -075) 1155 Camelback Street SUMMARY: Request for a Use Permit to allow the installation and operation of an unmanned wireless telecommunications facility on an existing Southern California Edison sub - station site. The proposed new monopole tower will be 50 feet in height which exceeds the base height limitation by 18 -feet. Zoning Code Section 20.65 permits structures up to 50 feet in height upon approval of a Use Permit. I� 1 U U1 ►11 1 ACTION: Approve Use Permit No 2002 -015 (PA2002 -075) by adopting Resolution No. _ entitled "A Resolution of the Planning Commission of the City of Newport Beach Approving Use Permit No. 2002 -007 for Property Located at 1155 Camelback Street. (PA2002- 047)" APPLICANT: Verizon Wireless 15505 Sand Canyon Irvine, CA 92618 PROPERTY OWNER: Southern California Edison (SCE) 2244 Walnut Grove Avenue P.O. Box 800 Rosemead, CA 91770 LOCATION: Northeast corner of Bison Avenue and Country Club Road LEGAL DESCRIPTION: Lot 7 of Tract No. 6680 GENERAL PLAN: Governmental, Educational & Institutional Facilities ZONING DISTRICT: North Ford Planned Community (PC) Verizon Wireless (PA2002 -075) June 20, 2002 Page 1 of 6 �w X Subject R a3' N o 100 say 300 siiiii Feet 'VICINITY MAP W E S Use Permit No. 2002 -015 (PA2002 -075) 1155 Camelback Street Current Development: Southern California Edison (SCE) Sub - station To the north: United States Post Office To the east: Mini-storage Facility To the south: Attached single-family residential across Bison Avenue To the west: Libertv Baptist Church Verizon Wireless (PA2002 -075) June 20, 2002 Page 2 of 6 Introduction & Background The applicant, Verizon Wireless, as representative of the property owner, Southern California Edison (SCE), is seeking approval of a Use Permit to allow the construction of a 50 -foot monopole cellular telephone antenna. The new structure will exceed the 32 -foot base height limit and will be 50 feet in height. Code Section 20.65 permits structures up to 50 feet in height subject to approval of a Use Permit. The applicant has indicated that the height of the proposed facility is necessary to facilitate the proper functioning of the cellular antennas. Site Overview The property is located in the North Ford Planned Community Area 2 and is designated for General Industry and Governmental, Educational and Institutional Facilities. The site is currently developed with a SCE sub - station which is a permitted use. The site is predominately undeveloped with approximately 10% of the site comprised of mechanical/electrical equipment associated with SCE sub - station infrastructure. The site sits approximately 28 feet below Bison Avenue, which is directly adjacent to the southern property boundary. There is an existing line of trees varying in height from approximately 15 -20 feet between the site and Bison Avenue. Project Overview The proposed monopole will be a new slim line installation painted to match the existing environment. The pole will be approximately 2' -0" in diameter and a maximum of 50 feet in height. The tower is proposed to house two arrays of antennas (two antennas in each array). Verizon is proposing to locate (5) equipment cabinets on the ground near the base of the tower in a 12' -0 "x 20' -0" prefabricated equipment enclosure. The new tower will be located on the southwest side of the property adjacent to an existing line of trees that separates the proposed facility form Bison Avenue. Analysis General Plan The City's General Plan designates the site as Governmental, Educational & Institutional Facilities. The applicant's request is consistent with this designation, as utility infrastructure is permitted within this designation. Building Height The property is located within the 32/50 Foot Height Limitation Zone. The base height limit within that zone is 32 feet; however, Section 20.65.040 of the Zoning Code provides that structures can exceed the 32 -foot height limit up to a maximum of 50 feet with the approval of a Use Permit. Verizon Wireless (PA2002 -075) June 20, 2002 Page 3 of 6 Required Findings Zoning Code Section 20.65.055 requires that the Planning Commission make the following findings in granting any use permit for structures in excess of the basic height limit: The increased building height would result in more public visual open space and views than is required by the basic height limit in any zone. Particular attention shall be given to the location of the structure on the lot, the percentage of ground cover, and the treatment of all setback and open areas. The project site is not in an area to either affect or achieve public view benefits. Therefore, the first part of this finding is not applicable to this project. The structure will not occupy any additional square footage than an identical cellular tower that conforms to the height limitations. The increase in height will not have an affect on the percentage of ground cover, nor encroach into any setbacks. 2. The increased building height would result in a more desirable architectural treatment of the building and a stronger and more appealing visual character of the area that is required by the basic height limit in any zone. The increase in height is a result of the technical requirements of the telecommunications facility. Service area, geographical elevations, alignment with neighboring sites and customer demands are all factors taken into consideration. To accomplish the needs of the applicant, the antenna must be at the height proposed. This increase in height makes the installation more effective and therefore more valuable to the cellular network. This value affords the applicant the ability to propose a less visually obtrusive slim line design consistent with the intent of this finding. 3. The increased building height would not result in any undesirable or abrupt scale relationships being created between the structure and existing developments or public spaces. Particular attention shall be given to the total bulk of the structure including both horizontal and vertical dimensions. This proposal does not introduce an element to the site that is out of scale. Currently there is a SCE power line tower on the site, which currently exceeds the base height limitation. The new cellular tower will be much shorter, and its monopole configuration will be much less bulkier than the existing SCE tower. Furthermore a much bulkier "tree like" array that conformed to the height limitation could be installed at this location without the approval of a Use Permit. Therefore it could be argued by approving a mono -pole tower that exceeds the height limit preserves the open -space by trading lower bulkier horizontal mass with less obtrusive vertical mass. The existing trees located on the slope between the proposed installation and Bison are Verizon Wireless (PA2002 -075) June 20, 2002 Page 4 of 6 sufficiently tall to effectively screen the pole. Only the top 5 -7 feet of the proposed pole will be visible from Bison Avenue. 4. The structure shall have no more floor area than could have been achieved without the Use Permit. The proposed structure does not contain any floor area, and therefore this finding is not applicable to this project. Parking and Traffic The additional parking and traffic demand associated with the project will be an occasional site visits by maintenance personnel. The site will remain predominately open affording ample area for maintenance vehicle parking. Therefore, it is unlikely that the proposed project will result in additional parking or adverse traffic- related demands on the site or surrounding streets and intersections. Environmental Review This project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 3 (New Construction or Conversion of Small Structures). Summary Section 20.91.035 of the Newport Beach Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. It is the opinion of staff that the proposed project is consistent with the objectives of the North Ford Planned Community District, which designates a utility substation as a permitted use on the subject property. The site is currently utilized as a utility substation and the proposed project would not introduce any new elements to the site that do not appear to be detrimental to the public health safety and welfare. Additionally, staff does not believe that the project will create a detriment to the neighborhood due to the uniquely unobtrusive design of the facility. The Planning Commission must find that project is consistent with the intent of Chapter 20.65 which states in part that height regulations are established to insure the unique character and scale of Newport Beach, additionally the height limitations where established to enable design flexibility with city review. The project is consistent with this intent, as the slim line monopole design does not create a feature that is out of scale with its surroundings. The structure will be Verizon Wireless (PA2002 -075) June 20, 2002 Page 5 of 6 located on the south portion of the property, which is 28 feet below the existing grade at Bison Avenue, and effectively screened from public view by the existing trees located between the project and Bison Avenue. The equipment associated with the facility is at ground level out of public view. The proposed structure is much less bulkier than a "tree- like" cellular antenna that could be approved administratively at the 32 -foot height limit. The applicant has chosen to go with a slim line monopole configuration to minimize visual impact while still enabling them to install the tower at the height necessary to enable proper function. Currently there are no guidelines in the Municipal Code that sets requirement for the installation of telecommunication antenna and its related equipment. The installation of these antennas is handled on a case -by -case basis. The applicant's proposal will accomplish both the desire of the city to ensure unobtrusive cellular installations and enable the Verizon Wireless to provide a level of service that the community desires. Conclusion Staff believes that the findings supporting a 50 -foot height limit for the new monopole can be made. The Commission has the option to approve the request as proposed. Should the Commission wish to do this, Resolution No 2002 -_ has been prepared for adoption and is included as Exhibit No. 2. The Commission could approve a modified project. The Commission would adopt the resolution with revised conditions identified at the meeting. Submitted by: PATRICIA L. TEMPLE Planning Director �iuI-Ad" Jam Exhibits Prepared by: ROBERT KAIN Assistant Planner tP 1 / 1. Letter and project description from applicant 2. Resolution No. 2002 -; findings and conditions of approval 3. Project plans 4. Photo simulation for the project Verizon Wireless (PA2002 -075) June 20, 2002 Page 6 of 6 IV MERICOM' C O R P ❑ R A T 1 O N VERIZON WIRELESS PROPOSAL FOR AN UNMANNED WIRELESS TELECOMMUICATIONS FACILITY PROPOSED AT 1155 CAMELBACK STREET NEWPORT BEACH, CA DATE: April 30, 2002 FROM: Michael Blackwell, Mericom Corporation SUBJECT: Proposal for an unmanned telecommunications facility to be located at 1155 Camelback Street in the City of Newport Beach, CA. PROPOSAL: Verizon Wireless requests approval of the installation of unmanned; wireless telecommunication antenna design to appear and function as a flag pole that will extend to a height of 50'-0 "above grade. The proposed vertical element will immediately adjoin a 12' -0 "x 20' -0" prefabricated equipment enclosure that will be screened from public view. The proposed antennas will be located inside the proposed pole. LOCATION: In the North Ford Planned Community (NFPC) at 1155 Camelback Street. APPLICANT: Verizon Wireless, applicant Southern California Edison, property owner Meticom Corporation, agent REQUEST: The City of Newport Beach approve the subject proposal as it conforms to requirements set forth in the City of Newport Beach Zoning Ordinance. CONTACT: Mike Blackwell, Project Planner Phone: (949) 265 -4266, FAX: (949) 265 -4392 E -Mail: michael.blackw;U( ericom.com BACKGROUND: The proposed project is classified as a telecommunication facility and would be permitted subject to approval of a Conditional Use Permit per the City's' Zoning Ordinance as it pertains to the NFPC Plan. The District building height is three hundred seventy -five (375) feet, however the NFPC allows structures up to fifty (50) feet. Exhibit No. 1 167 TECHNOLOGY DRIVE, IRVINE, CA 92618 U.S.A. PHONE: (949) 265 -4200 / FAX: (949) 265.4201 I April 30, 2002 Verizon Wireless Telecommunication Facility Page 2 of 2 SITE ZONING AND SURROUNDING LAND USE As noted in the North Ford Planned Community Plan, the zone contains designated commercial and professional uses. Found within this district are retail, commercial, light industrial and residential uses. The SCE substation, subject of this application, is an 2.3 acres property used for receiving and transmitting electrical power to surrounding properties. Surrounding land uses include Residential Single Family to the south, retail and commercial to the east, commercial to the west, and Public /Quasi public to the north. CEOA COMPLIANCE: The proposed project was should be found to be Categorically Exempt from the provisions of CEQA as the installation of small new equipment enclosure adjacent to an existing structure. Prior to project approval, the decision -maker must could, at his or her discretion, make a finding supporting this for the proposed project. PUBLIC NOTICES DISTRIBUTION FOR REVIEW AND COMMENTS RECEIVED: Public Noticing is required for owners and occupants within three hundred feet of the proposed use. REVIEW AND ANALYSIS: This proposal is a request for the approval of the addition of an unmanned, wireless telecommunication facility that will extend to a height of 50' 0" above grade and an immediately adjoining 12' -0 "x 20' -0" prefabricated equipment enclosure that will be largely hidden from public view. As mentioned previously, the district building height limit of fifty (50) feet would allow for a freestanding communications antennae at fifty (50) feet, by reference to Zoning Code Section 20.65.040 However, the applicant's decision to enclose the proposed antennae out of public view, as encouraged in the NFPC (Planned Community) guidelines, renders the proposal within substantial conformance to the City Code. Thus, the proposed vertical element will conform the standard district building height limit as it is proposed at 50'. As a result, the proposed facility will serve as an effective communication facility. Reviewing all of this evidence, the City Case Planner, is therefore requested to make a determination as to whether: the location, size, design and operating characteristics of the proposed use will or will not create unusual noise, traffic or other conditions or situations that may be objectionable, detrimental, or incompatible with other permitted uses in the vicinity; and whether the application will or will not result in conditions or circumstances contrary to the public health and safety and the general welfare. Providing this determination should be made in favor of the project, as Verizon Wireless if hopeful that Staff will believe that the communications public service being provided to the unincorporated area will be entirely consistent with the Planned Community Guidelines as the antennae which will themselves not be visible, and a ground- mounted equipment enclosure that should be less visually obtrusive with the existing topography and landscape screening that will surround it. Therefore Verizon Wireless requests, in the context of a needed public service facility being provided, that must be placed at heights above grade in this vicinity coincident with the allowable height for the district, that the City of Newport Beach support the proposed unmanned wireless telecommunications facility at 1155 Camelback Street. RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NO. 2002 -0015 (PA2002 -075) FOR PROPERTY LOCATED AT 1155 CAMELBACK STREET THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS, RESOLVES AND ORDERS AS FOLLOWS: Section 1. An application was filed by Verizon Wireless, with respect to property located at 1155 Camelback Street and described as Lot 7 of Tract No. 6680, requesting approval of Use Permit No. 2002 -015 to allow construction of a cellular monopole to exceed the 32 -foot height limit. . Section 2. A public hearing was held on June 20, 2002 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Municipal Code. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting. Section 3. The Planning Commission finds as follows: 1. The proposed location for the monopole is consistent with the General Plan and the purpose of the Government, Education & Institution Facilities (GEIF) District in which the site is located. The monopole will be located in an existing Southern California Edison (SCE) substation. The plans, as conditioned, meet all of the remaining design and development standards of the Government, Education & Institution Facilities (GEIF) District and the application for the height increase is appropriate. 2. The increased height of 50 feet for the monopole is needed for technological reasons to provide proper service and no other modifications to the applicable development standards are sought for the project. The design of slim line monopole is narrow (2 feet in diameter) and less obtrusive than other tree or flower -like design monopoles. The location and the elevation characteristics of the site are such that public views are not affected. The monopole and accompanying equipment will not occupy any more ground area than a similar facility that conforms to the 32 -foot height limit. The increased height of 50 feet is in scale with the existing development on the site. The slim line design for the monopole is narrower, shorter in height, and overall less obtrusive than an existing power -line tower that has cellular antenna arrays co- located on the tower. Views of the monopole will be partially screened by the existing vegetation surrounding the project site. 3. The project will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the City. The monopole, which will be 50 feet in height, has been designed and conditioned in such a manner to minimize the impacts associated with the proposed height. The use is located within an existing utility substation and the addition of the project to the site does not result in an increase in intensity of the existing use such that the operational characteristics of the site l would change or result in a demand for additional parking. The design for the monopole is l Exhibit No. 2 City of Newport Beach Planning Commission Resolution No. _ Pace 2 of 3 narrow and the finished appearance will be less obtrusive than other existing improvements at and surrounding the project site. 4. The project has been reviewed, and it qualifies for a categorical exemption pursuant to the California Environmental Quality Act under Class 3 (New Construction or Conversion of Small Structures). Section 4. Based on the aforementioned findings, the Planning Commission hereby approves Use Permit No. 2002 -015, subject to the Conditions set forth in Exhibit "A." Section 5. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk or this action is called for review by the City Council in accordance with the provisions of Title 20, Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 20`h DAY OF JUNE, 2002. IM IM Larry Tucker, Chairman Earl McDaniel, Secretary AYES: NOES: �b City of Newport Beach Planning Commission Resolution No. Page 3 of 3 EXHIBIT "A" CONDITIONS OF APPROVAL USE PERMIT NO. 2002-015 1. The development shall be in substantial conformance with the approved plot plan, floor plan, and elevations dated April 23, 2002. 2. Use Permit No. 2002 -015 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The applicant is required to obtain all applicable permits from the City Building and Fire Departments. The construction plans must comply with the most recent City- adopted version of the Uniform Building Code. 5. That any change in operational characteristics of the use, expansion in area, or other modification to the site plan or elevations, shall require amendment to this Use Permit or the processing of a new Use Permit. 6. Should this business be sold or otherwise come under different ownership or a change in operators, any future owners, operators, or tenants shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 7. The Planning Commission may add to or modify conditions of approval to this use permit, or revoke this permit upon a determination that the operation which is the subject of this approval causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 8. The materials and colors used in conjunction with the slim line monopole installation shall match the colors and materials of the existing environment subject to the approval by the Planning Director. °p W. lit- MRA Z Q ❑ � ED E— ._ Z „ PIE 3 w asp. F gg8 kpp�s U 3^ id i �nk�a 11111 "m w �a gill t T gF H � 7y 8 z 9 YSk N ji V) 21111 P"Is vVq 1--e3 sst$ Sto-zooucl aw SLo-zoozvj w a 11 s $F$ § ➢ 1 a 9 z j H U N N N N gill 111i lit, 'Im a m I� •. N0 or•0t'•9 a — i d � L z E�g � §li f -4 1w i 8§P$y e�4e�,a Yk Fri, iT � asF FB6P °. 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E. r. r' r` 4? 0 6 a o:�s v5i 1041.5j; T �o 0 a J W Z F O Z S' o� 1 at 1�p ��� �oop•oL°•°� O Q w W �l VERIZON WIRELESS PROPOSED TELECOMMUNICATION FACILITY 1155 CAMELBACK STREET NEWPORT BEACH, CA VIEW FROM THE NORTH - BEFORE VIEW FROM THE NORTH - AFTER Exhibit No. 4 Vahym Plmlur -1155 Cawelbmk Sheet Prepared by: iLfubaelBla & SWSDV11584 MtR1O1' �°"'t10X VERIZON WIRELESS, PROPOSED TELECOMMUNICATION FACILITY 1155 CAMELBACI{ STREET NEWPORT BEACH, CA . VIEW FROM THE SOUTH (RESIDENTIAL.) - BEFORE VIEW FROM THE SOUTH (RESIDENTIAL) - AFTER Il Vem�a lVmleui155 CamlbmkSG. - PeeQi+ Y. Aldliatl BGnkae!! SIVSDVII584 .,, Alum Cmoorafm i x ♦� �.. (1 h r t � .Y VIEW FROM i BEFORE r j h 1 f 1 .' ggd�s Y v � � Si..iII#lP4Y POLF -' y't,; f f _l