HomeMy WebLinkAbout31A - CUP - 2624 S HICKORY STREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
JUNE 6, 2011
TITLE:
CONDITIONAL USE PERMIT NO. 2011-06 TO
ALLOW A 57-FOOT HIGH MONOPINE
WIRELESS FACILITY FOR VERIZON
WIRELESS AT 2624 SOUTH HICKORY STREET
- CORE COMMUNICATIONS, APPLICANT
cvr??' &0.-
CITY MANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
? As Recommended
? As Amended
? Ordinance on 1" Reading
? Ordinance on 2nd Reading
? Implementing Resolution
? Set Public Hearing For_
CONTINUED TO
FILE NUMBER
Receive and file the staff report approving Conditional Use Permit No. 2011-06 as conditioned.
PLANNING COMMISSION ACTION
On May 9, 2011, the Planning Commission adopted a resolution approving Conditional Use
Permit No. 2011-06 as conditioned by a vote of 7:0 to allow the construction of a 57-foot high
wireless facility stealthed as a monopine for Verizon Wireless in the Light Industrial (M1) zoning
district at 2624 South Hickory Street. The Planning Commission made no changes to the
recommended conditions of approval outlined in the attached staff report (Exhibit A).
FISCAL IMPACT
There is no fiscal impact associated with this action.
ELY=
Jay M. Trevino
Executive Director
Planning & Building Agency
VF:rb
Areports\CUP\CUP11-06 Verizon.cc
Exhibit: A. Planning Commission Staff Report
31A-1
31A-2
REQU EST FOR
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
MAY 9, 2011
TITLE:
PUBLIC HEARING - FILED BY CORE
COMMUNICATIONS FOR CONDITIONAL USE
PERMIT NO. 2011-06 TO ALLOW A 57-FOOT
HIGH MONOPINE WIRELESS FACILITY FOR
VERIZON WIRELESS AT 2624 SOUTH HICKORY
STREET
Prepared by Vince Fregoso
&LA k luqz
Executive Dire or
RECOMMENDED ACTION
PLANNING COMMISSION SECRETARY
APPROVED
? As Recommended
? As Amended
? Set Public Hearing For
DENIED
? Applicant's Request
? Staff Recommendation
CONTINUED TO
A?
Planning Man er
Adopt a resolution approving Conditional Use Permit No. 2011-06 as conditioned.
DISCUSSION
Request of Applicant
Core Communications, representing Verizon Wireless, is requesting approval of a conditional use
permit to allow the construction of a 57-foot high wireless facility stealthed as a monopine at 2624
South Hickory Street.
Project Location and Site Description
The project is proposed to be constructed on a 0.84-acre (36,590 square foot) parcel of land located
on South Hickory Street, just south of Goetz Street. The site is currently improved with a 10,900
square foot industrial building that is occupied by Minuteman Pumping. Land uses surrounding the
site include industrial and warehouse uses to the north, south, east and west (Exhibits 1 and 2).
Project Description
Verizon is proposing to construct a 57-foot high wireless facility stealthed as a monopine. This facility
is intended to provide increased cellular coverage and call capacity in this area of the City. To give
the monopine the appearance of a natural tree, the facility has been designed to have branches that
will extend three feet above.the antennas to a maximum height of 60 feet. Equipment for the wireless
facility will be installed within a 20-foot by 30-foot yard area at the rear (south) of the existing building.
Further, two 36-inch box Canary Island Pine trees will be installed east of the facility to assist with the
stealthing of the monopine (Exhibits 3, 4 and 5).
Exhibit A
31A-3
1
CUP No. 2011-06
May 9, 2011
Page 2
The proposed wireless facility will contain three arrays with four panel antennas on each side, for a
total of 12 panel antennas. A GPS and parabolic antenna will also be located on the monopine,
which will be camouflaged as a Canary Island Pine Tree. Additionally, a new trash enclosure, built to
City standards, will be installed.
Proiect Background
The site is occupied by Minuteman Pumping, an industrial plumbing business that specializes in
the servicing of septic tanks and restaurant grease collection systems. Minuteman will be leasing
a 600 square foot area at the southeast section of their site to Verizon for the installation of the cell
tower and related equipment.
General Plan and Zoning Consistency
The General Plan land use designation for the site is industrial (IND), which allows for manufacturing
and industrial uses. Uses such as wireless facilities are consistent with this General Plan land use
designation.
The zoning for the site is Light Industrial (M-1).
also allows for manufacturing, industrial and
consistent with the zoning designation.
The Light Industrial zoning district is a zone that
warehouse uses. The proposed use is also
Project Analysis
In July 1998, the City Council adopted Ordinance No. NS-2356, which established regulations for
wireless communication facilities throughout the City. Major wireless facilities, which are ground
mounted facilities such as the one proposed, or roof mounted and higher than 10 feet above the roof
of a building, are required to have a stealth design and be located in an area that provides the
greatest amount of visual screening. Further, these major facilities require the approval of a
conditional use permit. Also, Section 41-198.4 of the Santa Ana Municipal Code (SAMC) identifies
several site improvements that may be required at sites with major wireless facilities. These
improvements include:
1. Landscaping around the base of the facility, including vines, groundcover and a 24-inch box tree;
2. Decorative fencing (wrought iron or block) around the facility;
3. A six-foot high solid wall between the facility and property zoned or used for residential;
4. One parking space, if on-site parking is not available;
5. Repairing, repaving and restriping of a parking lot which is in poor condition;
6. The repainting of buildings on a site; and
7. The construction of a new trash enclosure.
31A-4
CUP No. 2011-06
May 9, 2011
Page 3
Conditional Use Permits are governed by Section 41-638 of the SAMC. Conditional use permits may
be granted when it can be shown that the following can be established:
• That the proposed use will provide a service or facility which will contribute to the general well
being of the neighborhood or community.
• That the proposed use will not, under the circumstances of the particular case, be detrimental to
the health, safety, or general welfare of persons residing or working in the vicinity.
• That the proposed use will not adversely affect the present economic stability or future economic
development of properties surrounding the area.
• That the proposed use will comply with the regulations and conditions specified in Chapter 41 for
such use.
• That the proposed use will not adversely affect the General Plan of the city or any specific plan
applicable to the area of the proposed use.
If these findings can be made, then it is appropriate to grant the conditional use permit. Conversely,
the inability to make these findings would result in a denial. Using this information staff has prepared
the following analysis, which, in turn forms the basis for the recommendation contained in this report.
In analyzing the conditional use permit request, staff believes that the following findings of fact
warrant approval of the conditional use permit.
Section 41-198.5(b) of the SAMC establishes site selection order of preference criteria for wireless
facilities. These provisions require the exploration of various options before proposing a new
monopole. The applicant has explored alternatives to this monopine, including providing a roof
mounted facility on an existing building in the area and co-locating on another facility. The heights of
the buildings (predominantly one story) in the immediate area do not provide the necessary height to
provide adequate service. Also, there are no wireless facilities close enough to provide the necessary
coverage and capacity that Verizon requires.
Site improvements are proposed for the site that will bring the site into compliance with the wireless
communications facility ordinance. First, two 36-inch box Canary Island Pine tree will be planted
near the facility to assist in the stealthing of the monopine. Second, decorative wrought iron fencing
will be used to secure the wireless equipment. Finally, a new trash enclosure will be installed that
complies with the City standards. The remaining items were found to be in compliance with the
requirements of the wireless facilities ordinance.
• The project will provide a service or facility which will contribute to the community. The proposed
monopine will provide a service to Santa Ana residents, businesses and motorists who subscribe
to Verizon's services by reducing the gaps in cellular service and providing additional calling
capacity for its users in the south central sector of Santa Ana.
31A-5
CUP No. 2011-06
May 9, 2011
Page 4
• The proposed wireless facility at this location will not be detrimental to persons residing or working
in the area as the proposed facility will be in compliance with Federal law that govern health
related issues for wireless facilities, including safety regulations from the Federal
Communications Commission (FCC) and Federal Aviation Administration (FAA).
• The proposed monopine, in conjunction with the new live pine trees and site improvements, will
be compatible with the surrounding area and will not adversely affect the economic viability in the
area. The stealth appearance and site enhancements will maintain and increase the economic
stability for this commercial corridor.
• The use will comply with all provisions pertaining to the construction and installation of wireless
facilities identified in Chapter 41 (Zoning Code) of the Santa Ana Municipal Code.
• The proposed monopine will not adversely affect the General Plan as cellular facilities that are
designed to be compatible with the surrounding environment are consistent with the goals and
objectives of the Industrial (IND) General Plan land use designation. Further, Policy 2.2
encourages land uses that accommodate the City's needs for services.
A facility designed as a monopine would provide the best stealth possible for this location. The facility
is located within an industrial district and will be installed on the south side of the building, away from
other industrial buildings. Within the corridor, there is a mixture of pine and broad leaf trees. The
pine tree design will easily blend into the area and will be designed to allow for future co-location by
another provider. Of the various tree designs, the pine tree has been found to be the solution that
best stealth's the equipment needed by additional wireless providers. All associated wiring and
conduit for the facility will be underground or hidden within the interior of the monopine.
This location is also optimum to provide the coverage necessary for existing and expanding service.
The proposed cellular antennas will provide a benefit to Santa Ana residents, businesses and
motorists who subscribe to Verizon by closing service gaps in the area. Equipment for the facility will
be located in a new enclosure at the rear of the building and will be screened by wrought iron fencing.
The proposed wireless facility complies with the City's Wireless Communications Facility Ordinance
and will provide needed service to this area of the City. Further, the project is consistent with the
goals and objectives of the General Plan, including Policy 2.2 of the Land Use Element, which
encourages land uses that accommodate the City's needs for services.
Public Notification
The project site is located within the boundaries of the Delhi Neighborhood Association. The co-
presidents of this Association were notified by mail 10 days prior to this public hearing. In addition,
staff contacted the co-presidents to ensure that they were notified of the project and to see if there
were any areas of concern. No areas of concern were identified by the Neighborhood Association co-
presidents, nor was there a request that the applicant present the project to a meeting of their
members.
31A-6
CUP No. 2011-06
May 9, 2011
Page 5
The project site was posted with a notice advertising this public hearing, a notice was published in
the Orange County Reporter and notices were sent to all property owners within 500 feet of the
project site. At the time of this printing, no correspondence, either written or electronic, had been
received from any members of the public.
CEQA Compliance
This project was reviewed in accordance with the Guidelines for the California Environmental
Quality Act. The recommendation is exempt from further review pursuant to Section 15303. This
Class 3 exemption allows in-fill developments for the construction and location of limited numbers
of new, small facilities or structures. Categorical Exemption Environmental Review No. 2009-85
will be filed for this project.
Conclusion
Based on the analysis provided within this report, staff recommends that the Planning Commission
approve Conditional Use Permit No. 2011-06 as conditioned.
Vince Freg o, At P
Principal Planner
VF:jm
vAreports\CUP\CUP11-06 Verizon.pc
Attachments:
Exhibit 1 -Vicinity Map
Exhibit 2 - Land Use Map
Exhibit 3 - Site Plan
Exhibit 4 - Elevations
Exhibit 5 - Photo Simulation
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31 A-16
31 A-17
ROH - 05/09/11
RESOLUTION NO. 2011-07
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING CONDITIONAL
USE PERMIT NO. 2011-06 TO ALLOW A 57-FOOT HIGH
WIRELESS FACILITY ON THE PROPERTY LOCATED AT
2624 SOUTH HICKORY STREET
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA
AS FOLLOWS:
Section 1. The Planning Commission of the City of Santa Ana hereby finds,
determines and declares as follows:
A. Conditional Use Permit No. 2011-06 came before the Planning
Commission of the City of Santa Ana for a duly noticed public hearing on
May 9, 2011.
B. Conditional Use Permit No. 2011-06 has been filed with the City of Santa
Ana seeking to allow a 57-foot high wireless facility stealthed as a
monopine on the property located at 2624 South Hickory Street.
C. Pursuant to Santa Ana Municipal Code Section 41-198.10, a Conditional
Use Permit is required for major wireless communication facilities
established in the City of Santa Ana.
D. Santa Ana Municipal Code Section 41-638 authorizes the Planning
Commission to grant a conditional use permit upon making certain
findings.
1. Will the proposed use provide a service or facility which will
contribute to the general well being of the neighborhood or the
community?
The proposed 57-foot tall cellular monopine will provide a
service to Santa Ana residents, businesses and motorists
who subscribe to Verizon's services by reducing the gaps in
digital cellular service and providing additional calling capacity
for its users, especially for those users traveling within the
south central sector of Santa Ana.
2. Will the proposed use under the circumstances of the particular case
be detrimental to the health, safety, or general welfare of persons
residing or working in the vicinity?
Resolution No. 2011-07
Page 1 of 7
31 A-18
Federal law exempts local jurisdictions from regulating health
related issues as these issues are covered under Federal
laws. However, the proposed facility will be in compliance
with both the Federal Communications Commission (FCC)
and Federal Aviation Administration (FAA) safety regulations.
3. Will the proposed use adversely affect the present economic stability
or future economic development of properties surrounding the area?
The proposed monopine, in conjunction with the new live pine
trees and required site improvements, will be compatible with
the surrounding area and will not adversely affect the
economic viability in the area. The stealth appearance and
site upgrades will be the major solution to maintaining and
increasing the economic stability for this commercial corridor.
4. Will the proposed use comply with the regulations and conditions
specified in Chapter 41 for such use?
The cellular facility has been designed to comply with the
regulations and conditions identified in Chapter 41 of the
Santa Ana Municipal Code for a major wireless facility.
5. Will the proposed use adversely affect the General Plan or any
specific plan of the City?
The proposed monopine facility will not adversely affect the
General Plan as cellular facilities that are designed to be
compatible with the surrounding environment are consistent
with the goals and objectives of the Industrial (IND) General
Plan land use designation. Policy 2.2 of the Land Use
Element encourages land uses that accommodate the City's
needs for services.
E. This project was reviewed in accordance with the Guidelines for the
California Environmental Quality Act. The recommendation is exempt
from further review pursuant to Section 15303. This Class 3 exemption
allows in-fill developments for the construction and location of limited
numbers of new, small facilities or structures. Categorical Exemption
Environmental Review No. 2009-85 will be filed for this project.
Section 2. The Planning Commission, after conducting the public hearing,
hereby approves Conditional Use Permit No. 2011-06 as conditioned in Exhibit "A"
attached hereto and incorporated herein. This decision is based upon the evidence
submitted at the above said hearing, which includes but is not limited to: the Request for
Planning Commission Action dated May 9, 2011, and exhibits attached thereto; and the
public testimony, all of which are incorporated herein by this reference.
Resolution No. 2011-07
Page 2 of 7
31 A-19
ADOPTED this 9th day of
AYES: Commissioners:
NOES: Commissioners
ABSENT: Commissioners
ABSTENTIONS: Commissioners
May , 2011 by the following vote:
Acosta, Alderete, Gartner, Mill, Nalle,
Yrarrazaval (7)
None (0)
None (0)
None (0)
Eric Alderete
Chairman
APPROVED AS TO FORM:
Joseph A. Straka, City Attorney
By:
Ryan O. Hodge
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
Turner,
I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the
attached Resolution No. 2011-07 to be the original resolution adopted by the Planning
Commission of the City of Santa Ana on May 9, 2011.
Date:
Planning Commission Secretary
City of Santa Ana
Resolution No. 2011-07
Page 3of7
31A-20
Conditions for Approval for Conditional Use Permit No. 2011-06
Conditional Use Permit No. 2011-06 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, with all applicable sections of the Santa Ana
Municipal Code, the California Administrative Code, the California Building Standards
Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this conditional use permit.
The applicant must remain in compliance with all conditions listed below throughout the
life of the conditional use permit. Failure to comply with each and every condition may
result in the revocation of the conditional use permit.
A. Planning Division
1. The applicant must comply with all conditions and requirements of the
Development Review Committee for the development project (DP 2009-34).
2. Any amendment to this conditional use permit must be submitted to the
Planning Division for review. At that time, staff will determine if
administrative relief is available or the conditional use permit must be
amended.
3. The proposed monopine shall be constructed as per approved plans and
any existing landscaping shall be protected in place during the construction
period for the 57-foot monopine facility.
4. Prior to issuance of an electrical meter, construct a new trash enclosure for
the building.
5. The proposed monopine shall be constructed per the following
specifications:
a. The monopine should have 3.1 branches per foot for full density
coverage with limited spacing between the branches; 70 percent of
the branches should be eight feet or longer.
b. Branch disbursement should be random so that longer branches and
shorter branches are intermingled to give a natural appearance.
C. Branches should exceed all antennas by a minimum of 12 inches.
d. Branches should start at 15 feet above the ground.
e. There should be a minimum space of seven feet between the top of
the antenna and the top of the branches.
Resolution No. 2011-07
Page 4 of 7
31A-21
CUP NO. 2011-06
MAY 9, 2011
PAGE 2OF4
f. Branches should have an upward sweep similar to that of actual
Canary Island Pines.
g. Branch foliage color should be an olive green with some brown
"needles" to match an actual Canary Island Pine. A sample should
be submitted for approval prior to fabrication.
h. Full bark cladding with a custom color should be submitted for
approval prior to fabrication.
i. All antennas shall be covered with "pine antenna socks" that match
the approved foliage color.
j. All "stand-off mounts" and support pipe mounts shall be concealed
behind antennas and painted a darker shade or green (or black) with
a "flat" paint finish to reduce reflection and visibility of the mounting.
k. Include the tree specifications (selected manufacturers and models)
with photo simulations (also a site plan review requirement).
1. Show the location of the GPS antenna on all elevations.
M. Provide a "unistrut" detail for the utility cabinet; an "H-frame" is not
acceptable.
n. Provide a note on the plans stating "install underground utilities
sleeving for two carriers during construction of the structure".
Shrouds on the outside of the pole are not acceptable.
o. All exterior conduit and electrical meters shall be installed and
screened in one metal enclosure painted to match the structure.
6. The permit applicant recognizes that the frequencies used by the cellular
facility located at 2624 South Hickory Street are extremely close to the
frequencies used by the City of Santa Ana 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, Incorporated (APCO), and as
endorsed by the Federal Communications Commission (FCC). Prior to the
issuance of any permits to install the facility, (permit applicant) shall meet in
Resolution No. 2011-07
Page 5of7
31A-22
CUP NO. 2011-06
MAY 9, 2011
PAGE 3 OF 4
good faith to coordinate the use of frequencies and equipment with the
Communications Division of the Orange County Sheriff-Coroner
Department to minimize, to the greatest extent possible, any interference
with the Public Safety 800 MHz Countywide Coordinated Communications
System (CCCS). Similar consideration shall be given to any other existing
or proposed wireless communications facility that may be located on the
subject property.
7. At all times, the permit applicant shall not prevent the City of Santa Ana
from having adequate spectrum capacity on the City's 800 MHz radio
frequency.
8. Before activating its facility, the permit applicant will submit to a post-
installation test to confirm that "advanced planning and frequency
coordination" of the facility was successful in not interfering with the City of
Santa Ana Public Safety radio equipment. This test will be conducted by
the Communications Division of the Orange County Sheriff-Coroner
Department or a Division-approved contractor at the expense of the
applicant. This post-installation testing process shall be repeated for every
proposed frequency addition and/or change to confirm the intent of the
"frequency planning" process has been met.
9. The permit applicant shall provide a 24-hour phone number to which
interference problems may be reported. This condition will also apply to all
existing facilities in the City of Santa Ana.
10. The permit applicant will provide a "single point of contact" in its
Engineering and Maintenance Departments to insure continuity on all
interference issues. The name, telephone number, fax number and e-mail
address of that person shall be provided to the City's designated
representative upon activation of the facility.
11. The permit applicant shall insure that lessee or other user(s) shall 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 permit applicant to
comply.
12. The permit applicant shall provide a coverage and cell site location map for
each existing and proposed facility in Santa Ana.
Resolution No. 2011-07
Page 6 of 7
31A-23
CUP NO. 2011-06
MAY 9, 2011
PAGE 4OF4
13. Locate all equipment and related appurtenances (appleton plug and electric
meter) on the inside of the existing equipment enclosure or inside the
building and underground all electrical power from the utility source shown
on the approved site plan.
14. Conditional Use Permit No. 2011-06 expires 10 years from the date of City
Council approval.
Resolution No. 2011-07
Page 7of7
31A-24