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HomeMy WebLinkAboutHDP 96-07; Marja Acres PCS Facility; Hillside Development Permit (HDP)me City of CARLSBAD Planning Department ’ d%Q A REPORT TO THE PLANNING COMMISSION Item No. @ Application complete date: August 29, 1996 P.C. AGENDA OF: December 4, 1996 Project Engineer: C. Wickham Project Planner: E. Blackbum SUBJECT: CUP 96-05/HDP 96-O7/SUP 96-05 - MARJA ACRES PCS FACILITY - Request for a Mitigated Negative Declaration, Conditional Use Permit, Hillside Development Permit, and Special Use Permit to allow the installation of six (6) PCS panel antennas mounted on individual poles, one (1) global positioning antenna, and six (6) ground-mounted radio equipment cabinets, on property located at 4901 El Camino Real in the C-2 and the R-A-10 Zones, in Local Facilities Management Plan Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4025 APPROVING the Mitigated Negative Declaration issued by the Planning Director, and ADOPT Planning Commission Resolutions No. 4026,4027 and 4028 APPROVING the Conditional Use Permit (CUP 96-05), the Hillside Development Permit (HDP 96-07) and the Special Use Permit (SUP 96-05) based on the findings and subject to the conditions contained therein. 11. INTRODUCTION This application is a request for a conditional use permit (CUP) to allow Personal Communication System (PCS) antennas mounted on individual poles and associated radio equipment cabinets on a site located in the Coastal Zone in the undeveloped slopes behind an existing commercial building (the “Country Store”). The project site is located on the south side of El Camino Real just east of Kelly Drive. The project is to be located on two adjacent parcels zoned C-2 (the commercial building site) and R-A-10 (the undeveloped slope area). Accessory public and quasi-public utility buildings and facilities, such as the proposed use, are permitted in all zones with a CUP. Staff has concluded that all findings required for the approval of this CUP, HDP, and SUP can be made. 111. PROJECT DESCRIPTION AND BACKGROUND Cox California PCS, Inc., is a Personal Communications System (PCS) company and is a public utility licensed to operate in California by the Federal Communications Commission (FCC). Cox California PCS, Inc., is in the process of building a PCS network throughout San Diego County to service its local subscribers. PCS telecommunications technology (digital wireless) is emerging as an important emergency response service and business tool, as well as being convenient for personal and family use. The network is similar to a cellular telephone network with digital technology improving on the sound quality of cellular. CUP 96-05/HDP 96-07/SbP 96-05 - MARJA ACRES PCS FACILII‘Y DECEMBER 4,1996 PAGE 2 The project applicant proposes to lease a small portion of two larger parcels (5.2 acres and 14.6 acres) which currently contain a commercial use (the Country Store) and some undeveloped slopes behind the commercial use. The project site is surrounded by agricultural fields to the south, an existing single-family residential development located approximately 800 feet to the west, and an existing mobile home park approximately 600 feet to the east. El Camino Real is located approximately 300 feet to the north of the site, beyond the Country Store. The northernmost of the two subject parcels has a General Plan designation of N (Neighborhood Commercial) and is zoned C-2 (General Commercial). This parcel contains the Country Store. The second parcel, immediately south of the first, has a General Plan designation of RLM (Residential Low Medium) and is zoned R-A-10 (Residential Agricultural). The portion of the sites to be utilized for the proposed project contains disturbed non-native habitat. In the general vicinity of the project site, the roadway elevation of El Camino Real is at a topographical low point and is surrounded by foothills in the area around Tamarack Avenue, Kelly Drive and the Country Store. In addition, there are no tall industrial or commercial buildings along this portion of the corridor, which is primarily zoned for residential land uses. As a result of these circumstances, and the need to fill a gap in the PCS telecommunications network along this segment of El Camino Real, Cox California PCS, Inc., is requesting approval to install six PCS panel antennas mounted on individual poles, one global positioning antenna, and six ground-mounted radio equipment cabinets. The proposed antenna poles will be placed in the undeveloped slopes behind the Country Store (the parcel zoned R-A-IO). The six poles will range in height from 22’3” to 26’6”. They will be placed in two clusters of three poles each and will be placed at elevations of between 76’ and 81’ above mean sea level. In each cluster, the taller poles will be placed at the lower elevation points, and the shorter poles at the higher elevation points. The top of the nearby ridgeline of the larger site is at an elevation of approximately 103’. Therefore, none of the six poles will be visible above the ridgeline. (Staff has included a condition of approval to ensure that the poles are installed in this manner.) The site where the poles will be placed is approximately 25 feet higher than the roadway elevation of El Camino Real. The poles will be set into the ground in individual concrete piers. (There will be no flat “pad” area.) Each pole will be round and will be a maximum of 6 5/8” in diameter. The poles will be painted a “camouflage” color to blend in with the surrounding vegetation. Each of the two pole clusters (three poles in each cluster) will be enclosed by a 6’ high vinyl- coated chain link fence in a color to match surrounding vegetation. Each of the enclosure areas will be approximately 80 square feet in size (approximately 16’ long by 5’ wide). Staff has conditioned the project to provide landscaping in the form of trees and shrubs around the pole enclosures to further diminish visibility of the project. The project is also conditioned to establish a 30’ wide open space easement around the base of the poles to ensure that no future structures would be damaged should the poles fall due to natural disaster or other unforeseen conditions. CUP 96-05/HDP 96-07/SUr 96-05 - MARJA ACRES PCS FACILIl’Y DECEMBER 4,1996 PAGE 3 The proposed antennas include six panel antennas and one oval global positioning antenna. The panel antennas are each approximately 4’6” high and 6” wide. These six antennas will be mounted on the upper portion of the six poles (one antenna per pole). The antennas will not project above the tops of the poles. The global positioning antenna is an oval shape of approximately 10”. This antenna will be mounted on the top of the vinyl chain link fence adjacent to pole “F”. Electrical power to the facility will be provided by underground electrical lines. The proposed equipment cabinets will be placed in the lower portion of the undeveloped slopes directly behind the Country Store (the parcel zoned C-2). Each cabinet will be approximately 5’ high, 3’ deep, and 3’ wide and will be constructed of an all-weather material. The cabinets will be mounted on a concrete slab platform, and will be fully enclosed. The enclosure will be 8’ high and will be constructed of split-face concrete block on the three exposed sides. (The back side of the enclosure will also be constructed of concrete block, unless it is determined that some other material is necessary to ensure structural stability of the enclosure, In any case, the back wall will be recessed into the slope and, therefore, will not be visible.) The enclosure will be painted a brown color to blend in with the surrounding vegetation. The use of split-face concrete block painted in this manner will ensure that the enclosure blends in with the native vegetation and is compatible with the generally rustic appearance of the site and the appearance of the existing development. A security grill will be placed on the top of the enclosure. The grill will be of aluminum and will not be visible. The total size of the cabinet enclosure area will be approximately 300 square feet. This proposed project is subject to the following regulations: A. C-2 (General Commercial) and R-A-10 (Residential Agricultural) Zones (Chapters 21.28 and 21.08 of the Carlsbad Municipal Code); B. Scenic Preservation Overlay Regulations (Chapter 21.40 of the Carlsbad Municipal Code) and the El Camino Real Corridor Standards; C. Conditional Use Permit Regulations (Chapter 21.42 of the Carlsbad Municipal Code); D. Hillside Development Regulations (Chapter 21.95 of the Carlsbad Municipal Code); E. Mello I1 Segment of the Local Coastal Program; and F. Growth Management. IV. ANALYSIS Staff is recommending approval of this project for the reasons stated in the staff report. This analysis section was developed by analyzing the project’s consistency with the applicable plans, policies, regulations and standards listed above and discussed in detail in the following text. .- - CUP 96-05MDP 96-07/SUr 96-05 - MARJA ACRES PCS FACILITY DECEMBER 4,1996 A. C-2 (General Commercial) and R-A-10 (Residential Agricultural) Zones Chapter 21.42.O10(2)(J)(Conditional Uses - Permitted Uses) allows accessory public and quasi- public buildings and facilities in all zones, including the C-2 commercial and the R-A-10 residential zones, by approval of a Conditional Use Permit. As stated above, the proposed project utilizes portions of two parcels with different zoning designations. The equipment cabinets will be placed on the C-2 zoned portion of the site. The cabinets and enclosure comply with all applicable regulations of the C-2 zone. The proposed pole antennas will be placed on the R-A-10 zoned portion of the site. Again, the proposed project complies with all applicable regulations of the R-A-10 zone, including the maximum height restriction of 30'. B. Scenic Preservation Overlay Regulations (Chapter 21.40 of the Carlsbad Municipal Code) and the El Camino Real Corridor Standards The proposed project (the poles) will be located approximately 300 feet from El Camino Real, which has been designated a Scenic Roadway by the City's General Plan. Consequently, the project is subject to the requirements of the El Camino Real Scenic Corridor Development Standards and requires a Special Use Permit. Based on the project's distance from El Camino Real (poles approximately 300' from the street), and the existing commercial development between the project and the roadway, potential views of the poles from the roadway will be relatively distant and intermittent. The surrounding natural viewshed is not considered significant due to the fact that it has been partially degraded by existing development between the project site and El Camino Real, a mobile home park development to the east, utility poles and lines along El Camino Real, and several very tall SDG&E electrical transmission towers to the west. To reduce the visibility of the pole antennas, the project is conditioned to provide landscaping around the perimeter of the pole enclosures. The landscaping is to consist of a combination of trees and shrubs. The trees are to be hardy evergreen species with full foliage which will reach a height of 25 to 30 feet at maturity. This landscaping will provide screening of the poles when the project is viewed from El Camino Real. Therefore, staff has concluded that the proposal conforms to the requirements of the Scenic Preservation Corridor overlay. C. Conditional Use Permit Conditional land uses such as PCS facilities possess unique and special characteristics which make it impractical to include them as permitted uses "by right" in any of the various zoning classifications, i.e. residential, commercial and industrial. The authority for the location and operation of these uses is subject to Planning Commission review and the issuance of conditional use permits. The following facts are found to exist for this conditional use permit: 1. The requested use is necessary and desirable for the development of the community, in that the community benefits of PCS include, but are not limited to, the following: CUP 96-05/HDP 96-07/SL~ 96-05 - MARJA ACRES PCS FACILI'I Y DECEMBER 4,1996 0 Wireless communication will improve telecommunication service by providing mobile voice and data transmissions; Potentially provide enhanced emergency response for police, fire and paramedic services; 0 Improve voice and data quality through the use of all-digital technology, which will eliminate fading, dropping and crackling that can interrupt regular wireless calls; and 0 Provide one personal portable phone number for voice, voice mail, pager, data and facsimile. 2. The proposed project is consistent with the N (Neighborhood Commercial) and RLM (Residential Low Medium) General Plan designations on the two parcels in that the proposed use will allow continued provision of wireless communication facilities for the community and region as a whole, including communication for public safety entities. Further, the utility land use is permitted in all zones subject to approval of a CUP. 3. The proposed site is adequate in size and shape to accommodate the utility use, in that the open space easement and all features necessary to adjust the use to the existing commercial development and undeveloped future residential area have been provided, and the project meets all applicable City standards and policies without the requirement for a variance from standards. In addition, the project will be screened by landscaping, the electrical line leading to the facility will be placed underground, and the poles will be set into the ground in concrete piers, thus no concrete pad will be created for the pole areas. 4. The accessory utility use is located on two parcels (one commercial and one undeveloped residential) and will not generate significant additional traffic. Therefore, the street system serving the use is adequate to properly handle any traffic generated by the use. The use will require occasional maintenance trips (approximately 1 trip every 3 months), and the proposed facility can be operated from an offsite central facility. D. Hillside Development Regulations The proposed project has been reviewed pursuant to the requirements of the Hillside Development ordinance. Staff has concluded that the necessary findings for approval of the HDP can be made as discussed below. 1. All current hillside conditions have been identified on a constraints map. 2. Undevelopable areas of the project have been properly identified on the constraints map. 3. The project is consistent with the intent, purpose, and requirements of the Hillside Ordinance as the project will not result in significant grading or disturbance of the hillside, is of very low intensity, and will be adequately screened to minimize visibility of the project from surrounding areas and from El Camino Real. CUP 96-05/HDP 96-07/SUr 96-05 - MAMA ACRES PCS FACILIl'Y DECEMBER 4,1996 4. Section 21 ~3.230 of the Municipal Code governs residential development and therefore, does not apply to the subject project. However, Section 21.53.240, which governs non- residential development on open space and environmentally sensitive lands, applies the standards of Section 21.53.230. The proposed project is consistent with Section 21 S3.240 in that the project does not occur on environmentally sensitive lands or slopes of greater than 40%. 5. The project design substantially conforms to the intent of the concepts illustrated in the Hillside Development Guidelines Manual. The Manual is primarily intended to guide the development of buildings (e.g., residential and other types of structures) on hillsides. While the concepts illustrated in the Manual cannot be applied directly to the proposed utility use, the proposed project does comply with the intent of the Manual in the following ways. a. The project minimizes the amount of grading for the project. b. The proposed installation will control any possible erosion by keeping grading to a minimum and by reseeding any disturbed areas as soon as installation is complete. c. The project design minimizes potential visual intrusion by locating the proposed antenna poles such that they will not be visible above the ridgeline and by screening the project through several means, including solid enclosures painted to match surrounding vegetation and required landscaping. 6. The project design and configuration minimizes disturbance. The project will occupy three very small areas (two pole clusters and one cabinet area) in, and at the lower edge of, the slope area. The amount of grading is limited to that required to create a pad for the equipment cabinets and the area in which the necessary electric lines will be placed underground. (The area of the underground lines will be reseeded when the facility installation is complete.) E. Mello I1 Segment of the Local Coastal Program The project site is within the Mello I1 Segment of the Local Coastal Program. However, the proposed project does not involve, and will not be visible from, any coastal waterways, beaches, wetlands, coastal bluffs, or deed restricted open space areas. Therefore, it will not have a significant impact on the scenic character of the Coastal Zone. The project site does not contain any sensitive resources as the site contains only previously disturbed non-native vegetation. The project is consistent with all applicable regulations and policies of the Mello I1 segment of the LCP. All Mello I1 findings required for development of the project in the slope area (25-40% slopes) can be made and will be addressed in the Coastal Development Permit. At the time this application was submitted, the City did not yet have the authority to issue the Coastal Development Permit for the project. Consequently, the Coastal Permit could not be processed concurrently but will need to follow any approvals which may be granted by the Planning Commission. CUP 96-05KDP 96-07/Sbr 96-05 - MARJA ACRES PCS FACILI'I Y DECEMBER 4,1996 F. Growth Management The proposed site is located within Local Facilities Management Plan Zone 1 in the northwestern quadrant of the City. The installation of the communication equipment cabinets and antennas will not result in increased public facilities demands and therefore, the project will not exceed performance standards for public facilities. V. ENVIRONMENTAL REVIEW Cox California PCS, Inc., is licensed by the FCC to transmit in the 1850 - 1990 MHz frequency band. Based on a preliminary engineering PCS Emission Report on file in the Planning Department, the facility would be in compliance with radio frequency power density standards (American National Standards Institute (ANSI)/Institute of Electrical and Electronic Engineers (IEEE) C95.1-1992) for the general public and all requirements of the FCC regarding radio frequency interference, and health, safety and welfare. In addition, there are no residential structures within at least 30 feet of the base of the antenna poles. To protect the safety of future residents and to protect homes from being damaged by a structural failure of the monopole during an unforeseen natural disaster such as an earthquake or high winds, the project is conditioned with mitigation that provides a 30 foot wide open space easement around the poles. The Planning Director has determined that with the added mitigation measure the project will not have a significant effect on the environment and has published a public notice for a Mitigated Negative Declaration per the requirements of the California Environmental Quality Act and Title 19 of the Carlsbad Municipal Code. The Mitigated Negative Declaration was publicly noticed for 30 days, beginning November 1, 1996, and no public comments were received during this public review period. The project also qualifies as a subsequent development to the City's MEIR (MEIR 93-01) under Section 21083.3 of CEQA. The environmental review also relied upon the MEIR for analysis of cumulative air and cumulative air and cumulative impacts. Therefore, the project was also determined to be in prior compliance with MEIR 93-01. The decision to issue a Mitigated Negative Declaration was based on the findings of the Environmental Assessment Part-I1 (Initial Study), the preliminary PCS Emission Report and a field survey by staff. ATTACHMENTS: 1. 2. 3. 4. 5. 6. 7. 8. 9. Planning Commission Resolution No. 4025 Planning Commission Resolution No. 4026 Planning Commission Resolution No. 4027 Planning Commission Resolution No. 4028 Location Map Background Data Sheet Disclosure Statement Reduced Exhibits Exhibits "A"-"I" dated December 4, 1996. EB:bk @ NOKTH MARJA ACRES PCS FACILITY CUP 96-05/HDP 96-O7/SUP 96-05 - BACKGROUND DATA SHEET ” CASE NO: CUP 96-05HDP 96-07/SUP 96-05 CASE NAME: Maria Acres PCS Facilitv APPLICANT: Cox California PCS, Inc. REQUEST AND LOCATION: Conditional Use Permit to allow installation of a Personal Communications System (PCS) facility at 4901 El Camino Real. The facilitv consists of 6 antenna poles, each topped with one panel antenna, and 6 ground-mounted equipment radio cabinets with a global positioning antenna to be enclosed by a 6’ high fence. The heights of the poles with antennas will range in height from 22’3” to 26’6”. The equipment cabinet area will occupy an area of about 300 sf. LEGAL DESCRIPTION: Parcel 1 of Parcel Map 3451. in the Citv of Carlsbad, County of San Diego. State of California filed January 3 1, 1975, in the office of the Countv Recorder of San Dieno Countv. and That portion of Parcels 2 and 3 of Parcel Map 345 1, in the City of Carlsbad. Countv of San Diego, State of California. filed on January 31,1975. APN: 207-101-16 & 19 Acres n/a Proposed No. of LotsNnits n/a (Assessor’s Parcel Number) GENERAL PLAN AND ZONING Land Use Designation N ((Neighborhood Commercial and RLM (Residential Low Medium) Density Allowed n/a Density Proposed n/a Existing Zone C-2 and R-A- 10 Proposed Zone nla Surrounding Zoning and Land Use: (See attached for information on Carlsbad’s Zoning Requirements) Zoning Land Use Site C-2; R-A- 10 North c-2 South R-A- 10 East R-1, RMHP West R-1-10, R-1-8 Undeveloped Country Store Undeveloped; Agricultural Single-family Residential & Mobile Home Park Single-family Residential PUBLIC FACILITIES School District Carlsbad Water District Carlsbad Sewer District Carlsbad Equivalent Dwelling Units (Sewer Capacity) nla Public Facilities Fee Agreement, dated nla ENVIRONMENTAL IMPACT ASSESSMENT X Negative Declaration, issued November 1. 1996 - Certified Environmental Impact Report, dated DISCLOSURE STATEMENT r APPLICANTS STATEMENT OF DISClOSURE OF CEKTAJN oWNE&lP WE3EsTs ON All APwc4TlONS WHCH WIU REQUIRE OlSCRETlONARl ACTK)N ON THE PART OF THE Crry COUNCIL OR ANY APWINTED BOARD. WMMLSSK)CJ OR COMMIITEE (Pleluo Prim The following information must be disclosed: List the names and addresses of all persons having a financial interest in the application. a PCS. Inc. 2381 Morse Avenue Irvine, CA 92714 2. Owner List the names and addresses of all persons Marvon D Hoffman having any ownership interest in the property involved. 4901 El Camino Real Carlsbad, CA YZUUt5 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. .. 4. If any person identiffed pursuant to (1) or (2) above is a non-proftt organization or a trust, list the names and addresses of any person serving as officer or director of the nonprofrt organization or as trustee or benefiaq of the trust FRM0001 12/91 - 2075 Las Palmas Drive - Carisbad, California 92009-1576 - (619) 438-1 161 @ Disclosure Statement 5. Have YO u had more than $250 worth of business transacied with an) Commissions, Committees and Council within the past twelve months? Page 2 t member of City staff, Boards, Yes - No 3( If yes, please indicate person(s) I 1 - Penon ia defined u: 'Any individual. firm. copadnemhip. joint venturo. ~ldoft. UXw club. fraternal organadon, corporabn. ..td.. rwke , syndicat., thir and any othu county, cRy and county. cily municipality, d*bia 01 OW politiul8ubdivirion, 01 any othu group 01 uxnbinatjon acting u unit' i I I (NOTE: Attach additional pages as necassafy.) Stephen M. Laub Print or type name of applicant ~ FRM0001 12/91 C-1 TOPOGRAPHIC MAP A-1 SITE PLAN A-2 CONSTRUCTION PLAN A-3 EXTERIOR ELEVATIONS I """----- ."mI"""-"-Y3 1"" SITE PLAN GE NUMBER -.. -3. 't/ .I .-e.. CONSTR. PLAN kE NUMBER - A-2 "- unw I I /-="-- A-3 COX COMMUNICATIONS IlllY lluxa Site Address unmul.cam QIBOYOU MARJA ACRES 4901 I1 WINO RCU CAW. u 92w(I JOB# SDl54 SLOPE ANLYSK MAP SECT A -A nr~~.r*n.r- JD LXII0.I 1a.r I m SECT E-E """_ "" Y) . " LI1Im.W. C I 1 SECT C-C m, "".. """" "_ - -, ml." I I "- ""- - """ """ m ---- """_ I """ "1 "_ " "_ "" aamnmmtm, "" """ w MARJA ACRES 1901 EL UYIW REU WIISBID. u 92W JOB# SO154 LOPE ANALYS MAP ;LOPE ANLYSIS MAP c SECTION I - 1 mmsu \ \ \ \ \ \ \ \ \ \ \ \ ,-= "" SECTION nr - IIxIomf MTE: 7-16-96- I- MARJA ACRES JOB# SO154 ;LOPE ANALYS MAP c-4 ~o~Tm*