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HomeMy WebLinkAboutMCUP 14-15; Verizon Wireless Marron Road; Conditional Use Permit (CUP)'' ·~ . ~CARLSBAD Community & Economic Development October 30, 2014 Margie Sullivan PlanCom, Inc 302 State Place Escondido, CA 92029 www.carlsbadca.gov SUBJECT: MINOR CONDITIONAL USE PERMIT/COASTAL DEVELOPMENT PERMIT NOS. MCUP 14· 15/CDP 14-24 -VERIZON WIRELESS MARRON ROAD -Request for approval of a Minor Conditional Use Permit (MCUP 14-15) and a Minor Coastal Development Permit (CDP 14· 24) to allow for the installation and operation of a new wireless communication facility (WCF) at 1846 Marron Road, in the General Commercial, Qualified Development Overlay Zone (C-2-Q) and Local Facilities Management Zone 1. Dear Ms. Sullivan, The City Planner has completed a review of your application for a Minor Conditional Use Permit (MCUP 14·15) and Minor Coastal Development Permit (COP 14·24) for a new wireless communication facility consisting of 12 panel antennas and associated equipment inside a proposed tower element behind radio frequency (RF) transparent screening material and a new emergency generator in an enclosure adjacent to the existing building located at 1846 Marron Road. A notice was sent to property owners within a 300' radius of the subject property and occupants within 100' of the subject property requesting comments regarding the above request. No comments were received within the ten day notice period (ending on October 10, 2014). After careful consideration of the circumstances surrounding this request, the City Planner has determined that the findings required for granting a Minor Conditional Use Permit and Minor Coastal Development Permit can be made and therefore, APPROVES this request based on the following findings and conditions. Findings: 1. That the requested use is necessary or desirable for the development of the community, and is in harmony with the various elements and objectives of the general plan, including, if applicable, the certified local coastal program, specific plan .or master plan in that (a) the use is necessary and desirable for the development of the community because of the benefit and demand for digital communications and data transmissions for businesses, individuals, public agencies and emergency service systems in this part of the City; (b) the proposed use is consistent with the General Plan in that the Regional Commercial (R) Land Use designation does not preclude wireless communication facility (WCF) uses; and (c) the proposed WCF is consistent with City Council Policy No. 64, Wireless Communication Facilities, in that the twelve (12) panel antennas will be located in a proposed tower element and behind walls made of Radio Frequency (RF) transparent material that will be textured and painted to match the existing building fa~ade. In addition, the equipment will be located inside the proposed tower element and a new emergency generator · · . Planning Division ~~--------------------------------------------------------------------' 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 MCUP 14-15/CDP 14-24-VERI20N WIRELESS MARRON ROAD October 30, 2014 Pa e 2 will be located in an exterior ground level enclosure and painted and textured to match the existing, adjacent building. The project's location and stealth design comply with General Plan objectives that seek to maintain and enhance Carlsbad's appearance. 2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located in that the proposed WCF is located within a preferred non-residential location (Commercial Zone) as listed in Location Guideline A.l.b. of City Council Policy Statement No. 64, and all aspects of the WCF exhibit stealth design and will be completely hidden inside a proposed tower element and behind walls constructed of radio frequency (RF) transparent screen material that is textured and painted to match the existing building, as well as the equipment cabinets located within the proposed tower element and an emergency generator located in a ground level enclosure that is painted to match the existing, adjacent enclosure. The WCF use is a conditionally permitted use within the General Commercial with a Qualified Development Overlay (C-2-Q) zone. Furthermore, the placement of the antennas behind RF transparent screens in a new tower element blends in with the building architecture and does not visually impact the existing site or building design and does not interfere with nor are readily visible to other surrounding uses, and will not result in any additional building coverage. The project has been conditioned to comply with FCC RF Exposure Guidelines. 3. That the site for the proposed conditional use is adequate in size and shape to accommodate the yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other development features prescribed in this code and required by the City Planner in order to integrate the use with other uses in the neighborhood in that the proposed antennas are located inside a proposed tower element that blends with the building's architecture and the antennas and equipment are mounted behind RF transparent screen walls that will be painted and textured to match the existing building. In addition, the emergency generator enclosure will be located on the ground floor behind a screen wall that will be painted and textured to match the existing, adjacent building and thereby exhibits stealth design techniques. 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use in that the proposed unmanned WCF can be accessed by Marron Road and the WCF use requires, on average, only monthly maintenance visits and occasional visits in response to operational problems. 5. That the proposed WCF is consistent with City Council Policy No. 64 in that the WCF is located in a preferred location (at an existing commercial shopping center) as listed in Location Guideline A.l.b. of City Council Policy Statement No. 64 and exhibits stealth design, as the panel antennas and equipment are mounted behind RF transparent screen walls in a proposed tower element that will be painted and textured to match the existing building and the emergency generator enclosure will be located on the ground floor behind a screen wall that will be painted and textured to match the existing, adjacent building. 6. That the development is in conformity with the public access and public recreation policies of Chapter 3 of the Coastal Act, in that no opportunities for coastal access are available from the subject site, nor are public recreation areas required of the project. ( MCUP 14-15/CDP 14-24-VERIZON WIRELESS MARRON ROAD October 30, 2014 Pa e 3 7. The proposed development will have no adverse effect on coastal resources, in that the location of the property is not immediately adjacent to any body of water and the lot is already disturbed and developed with a commercial shopping center. 8. That the proposed development is in conformance with the Certified Local Coastal Program and all applicable policies in that the project is consistent with the Mello II Segment of the Certified Local Coastal Program in that the proposed WCF use is not precluded in the General Commercial (GC) land use designation identified on the Local Coastal Plan land use plan; no agricultural activities, sensitive resources, geological instability, flood hazard or vertical coastal access opportunities exist onsite and the proposed WCF will not obstruct views of the coastline as seen from public lands or public right-of-way or otherwise damage the beauty of the coastal zone. 9. That the City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the state CEQA Guidelines. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. 10. The City Planner has reviewed each of the exactions imposed on th~ Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: 1. Approval is granted for MCUP 14-15/CDP 14-24 as shown on Exhibits "A"-"J" dated October 30, 2014 on file in the Planning Division and incorporated herein by reference. Development shall occur substantially as shown unless otherwise noted in these conditions. 2. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Minor Conditional Use Permit/Minor Coastal Development Permit. 3. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the MCUP 14-15/CDP 14-24 documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development different from this approval shall require an amendment to this approval. 4. The Developer/Operator shall and does hereby agree to indemnify, protect, defend and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, MCUP 14-15/CDP 14-24-VERIZON WIRELESS MARRON ROAD October 30, 2014 Pa e4 including court costs and attorney's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this Minor Conditional Use Permit/Minor Coastal Development Permit, (b) City's approval or issuance of any permit or action, whether discretionary or non- discretionary, i~ connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. 5. The Developer shall comply with all applicable provisions of federal, state, and local ordinances in effect at the time of building permit issuance. 6. This project shall comply with all conditions and mitigation measures, which are required as part of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 7. MCUP 14-15 shall be reviewed by the City Planner on a yearly basis to determine if all conditions of this permit have been met and that the use does not have a substantial negative effect on surrounding properties or the public health, safety and general welfare. If the City Planner determines that: 1) the minor conditional use permit was obtained by fraud or misrepresentation; or 2) the use for which such approval is granted is not being exercised; or 3) the conditions of approval have not been met; or 4) the minor conditional use permit is being or recently has been exercised contrary to any of the terms or conditions of approval; or 5) the use for which such approval was granted has ceased to exist or has been suspended for one year or more; or 6) the use is in violation of any statute, ordinance, law or regulation; or 7) the use permitted by the minor conditional use permit is being or has been so exercised as to be detrimental to the public health, safety or welfare or so as to constitute a nuisance, the City Planner shall hold an informal public hearing and after providing the permittee the opportunity to be heard, the City Planner may revoke and terminate the minor conditional use permit in whole or in part, reaffirm the minor conditional use permit, modify the conditions or impose new conditions. 8. This Conditional Use Permit is granted for a period of ten (10} years from October 30, 2014 through October 29, 2024. This permit may be revoked at any time after a public hearing, if it is found that the use has a substantial detrimental effect on surrounding land uses and the public's health and welfare, or the conditions imposed herein have not been met. This permit may be extended for a reasonable period of time not to exceed ten (10} years upon written application of the permittee made no less than 90 days prior to the expiration date. The Planning Commission may not grant such extension, unless it finds that there are no substantial negative effects on surrounding land uses or the public's health and welfare. If a substantial negative effect on surrounding land uses or the public's health and welfare is found, the extension shall be denied or granted with conditions which will eliminate or substantially reduce such effects. There is no limit to the number of extensions the Planning Commission may grant. 9. Prior to the issuance of a building permit, owner/applicant shall submit to the City a Notice of Restriction to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Minor Conditional Use Permit/Minor Coastal Development Permit on the real property owned by the owner/applicant. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any \ I MCUP 14-15/CDP 14-24-VERIZON WIRELESS MARRON ROAD October 30, 2014 Pa e 5 conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice, which modifies or terminates said notice upon a showing of good cause by the owner/applicant or successor in interest. 10. Developer/Operator shall comply with the Federal Communication Commission's guidelines on limits for human exposure to radio frequency (RF) electromagnetic fields. Within six {6) months after the issuance of occupancy, and with any time extension or amendment request, the Developer/Operator shall submit to the City Planner either (1) verification that the project is categorically excluded from having to determine compliance with the RF exposure guidelines per 47 CFR §1.1307(b)(1); or (2) a project implementation report which provides cumulative field measurements of RF emissions of all antennas installed at the subject site. The report shall quantify the RF emissions and compare the results with the exposure limits established by the FCC guidelines. Said report shall be subject to review and approval by the City Planner for consistency with the Project's preliminary report on RF exposure submitted with the initial project application and for consistency with the FCC guidelines. If, on review, the City finds that the Project does not meet the FCC guidelines, the City may revoke or modify this conditional use permit. 11. This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. 12. Developer shall report, in writing, to the City Planner within 30 days, any address change from that which is shown on the permit application. Engineering: 13. Developer shall comply with the City's Stormwater Regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution treatment practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. 14. Developer shall complete and submit to the city engineer a Project Threat Assessment Form (PTAF) pursuant to City Engineering Standards. Concurrent with the PTAF, developer shall also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier level Storm Water Pollution Prevention Plan (SWPPP) as determined by the completed PTAF all to the satisfaction of the city engineer. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule. Code Reminders: 15. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provided herein. 16. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320.