HomeMy WebLinkAbout04/02/1996, 3 - PROPOSED AMENDMENT TO LAND USE AND OPEN SPACE ELEMENT POLICIES OF THE GENERAL PLAN TO ALLOW WIRELESS TELECOMMUNICATION FACILITIES TO LOCATE BEYOND THE DEVELOPMENT LIMIT LINE INSIDE THE THREE-ACRE LEASEHOLD ON SOUTH STREET HILLS UNDER CERTA 1l1 "J f P ME4-2 DATE:
c� o san tins OBISPO �+-Z-1%
Wo COUNCIL AGENDA REPORT I NUMBER:
From: Arnold Jonas, Comm Development Director
By: Whitney Mcllvainsociate Planner
SUBJECT: Proposed amendment to Land Use and Open Space Element polices of the General
Plan to allow wireless telecommunication facilities to locate beyond the development limit line
inside the three-acre leasehold on South Street Hills under certain conditions (GP 105-95).
CAO RECOM3ffNDATION
1. By resolution approve the attached negative declaration of environmental impact with
mitigation as outlined in Exhibit B;
2. By resolution approve amendments to Land Use and Open Space Element polices as outlined
in the attached Exhibit A.
3. Introduce an ordinance approving an amendment to the zoning regulations that specifically
distinguishes types of commercial antennas and broadcasting facilities.
DISCUSSION
Situation
SLO Cellular wishes to build a cellular transceiver facility for transmission and reception of cellular
telephone frequencies in a location on South Street hills that is currently developed with a
commercial radio broadcasting antenna and San Luis Obispo municipal radio services. The proposed
project conflicts with hillside protection policies in the 1994 Land Use and Open Space Elements.
Therefore, the applicant is applying for a general plan policy amendment. The amendment to the
zoning regulations is recommended to update a reference to antennas, consistent with current
technology and the proposed General Plan amendment. Analysis of affected policies is provided in
the attached Planning Commission staff report.
Planning Commission Review
The Planning Commission staff report and minutes from the March 13 meeting are attached.
On a vote of 5 to 1, the Commission recommended that City Council approve a mitigated negative
declaration of environmental impact and an amendment to the Land Use and Open Space Elements
of the General Plan along with minor changes to the zoning regulations, to enable cellular telephone
radio facilities to locate on South Street Hills, subject to certain criteria outlined in the amendment
language and in the mitigation measures.
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.6ii% COUNCIL AGENDA REPORT
Planning Commission discussions focused on:
Prsuallmpacts: All fimffe requests for development on this hillside will require architectural review.
The Commission determined that recommended mitigation measures 9, 10, and 11 (Fxhbit B)
provided an adequate means for reducing the visual impacts to a less than significant level.
Radio Interference: The possibility of radio interference with existing on-site facilities (KIID
commercial broadcasting and City radio facilities) is a primary concern. Although a preliminary
study indicates interference should not be a problem, Commissioners stressed the need to require
equipment testing prior to commencing any new radio uses to ensure that there will no radio
interference with existing facilities on site. Mitigation measures 3, 4, and 5 address this issue.
Radio Frequency Radiation: This public health issue is discussed on page 12 of the initial study.
Mitigation measures 7 and 8 are recommended to ensure that cumulative radio frequency radiation
levels do not exceed acceptable safety standards.
Site Access: The site is currently accessed by a road installed and maintained by the City, consistent
with open space management policies which call for minimizing grading and disturbance of hillside
areas. Mitigation measure 2 addresses the need to stipulate road maintenance responsibilities.
Botanic Impacts. The serpentine outcroppping on the South Street Hills site typically supports a
sensitive plant community that includes three species identified as rare, threatened, or endangered.
Since any new facilities would only affect a small part of an already disturbed area, it is not i Kely
there would be a significant impact. However, to be sure that new construction avoids damage to
sensitive plant species,mitigation measure 6 recommends further biological evaluation in conjunction
with any use permit request.
CONCURRENCES
The Fire Chief, who is responsible for all City radio operations, does not object to additional radio
facilities on this site providing adequate controls(mitigation measures 3, 4, & 5) are placed on future
use permits to assure new facilities will not interfere with emergency response radio communications.
FISCAL EWPACTS
No significant fiscal impacts are foreseen as a result of approving the amendment.
ALTERNATIVES
1. Deny the amendment, finding it inconsistent with the General Plan hillside protection
policies. See the attached draft resolution for denial. If this amendment is denied, no
additional radio antennas and support buildings can be constructed on the South Street Hills
site unless necessary to protect public health and safety.
2. Continue action with direction to the applicant and staff.
��►�►�Ni�ulll[Iflp i�Ill city of San Lars OBISPO
COUNCIL ACRE IDA REPORT
Attachments - - -
Draft resolution for approval with.Ezhibits A&B
Draft ordinance
Draft resolution for denial
Planning Commission staff report and minutes March 13
_Initial study
- -
Draft msohition for approval of GP/R 105-95
RESOLUTION NO. (1996 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING AN AMENDMENT TO THE LAND USE AND OPEN SPACE ELEMENTS OF
THE GENERAL PLAN TO ENABLE WIRELESS TELECOMMUNICATION FACILITIES TO
LOCATE INSIDE AN EXISTING THREE-ACRE LEASEHOLD ON TOP OF SOUTH
STREET HILLS (GP/R 105-95)
WHEREAS, the Planning Commission and the City Council have held public hearings
in accordance with the California Government Code and Municipal Code Chapter 17.62 to consider
amending the text of the Land Use and Open Space Elements of the General Plan to enable wireless
telecommunication facilities to locate inside an existing three-acre leasehold on top of South Street
Hills (GP 105-95); and
WHEREAS, the potential environmental impacts of the proposed General Plan amendment
(GP/R 105-95) have been evaluated in accordance with the California Environmental Quality Act and
the City's Environmental Guidelines in initial study ER 43-95;
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. Fjndings, That this Council, after consideration of the proposed text
amendment GP/R 105-95 as set forth in Exhibit A and the Planning Commission's recommendations;
staff recommendations, public testimony, and reports thereof, makes the following findings:
1• The proposed amendments will not have significant adverse environmental impacts provided
the mitigation measures recommended in the initial study (ER 43-95), and outlined in Exhibit
B, are incorporated into future projects involving installation of new radio facilities on the
South Street Hills site.
2. Amendments as outlined in Exhibit A to the Land Use and Open Space Elements are
reasonably necessary to accommodate local wireless telecommunication services.
1
Dze$resolution for approval of GP/R 105-95
SECTION 2. Environmental D t rmina mo,,, The Council finds that the project's initial study and
mitigated Negative Declaration, ER 43-95, hereby incorporated into this resolution by reference,
adequately address the potential significant environmental impacts of the proposed text amendment
to the Land Use and Open Space Elements, and reflect the independent judgement of the City
Council. The Council hereby adopts said Negative Declaration with incorporation of all mitigation
measures outlined in Exhibit B into projects enabled by this General Plan amendment.
SECTION 3. . The request for approval of General Plan amendment GP/R 105-95
is hereby approved.
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this_day of 1996.
>
Mayor
2
�J
Draft resolution for approval of GP/R 105-95
ATTEST:
City Clerk
APPROVED:
City A m
3
JJ
GP 105-95
ER 43-95
EXHIBIT A
Open Space Element Policy II.A.2.C.1.:
(page 14)
Within the city limits require...public or private development to:
Locate structures, accessory structures, paving, and grading at the base of a hill or mountain
(generally the area below 20 percent slope) unless: (A) no practicable alternative is available,
(B)the location on a greater slope or at a greater elevation provides more aesthetic quality,
or (C) the location is
,. x• necessary+ w<tov± protect the public ealthand saf ,"
Open Space Element Policy H.J.i.C.i.:
(page 74)
Require public or private development to protect scenic resources by:
Prohibiting structures along ridgelines, steep slopes, or in other highly visible locations unless
no practical alternative is available " `...`
tdoF:i
a location is necessary to protect public health and safety. or such
Land Use Element Policy 6.2.2 Development Standards:
(Page 65
Development —including buildings, driveways, fences, and graded yard areas— on hilltop parcels
shall:
A. Be entirely within the urban reserve line or development limit line, whichever is
more restrictive (though parcel boundaries may extend beyond these lines when
necessaryto meet minimum cel-size �
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B. Keep a low profile and conform to the natural slopes;
GP 105-95
ER 43-95
EXHIBIT A
continued
C. Avoid large, continuous walls or roof surfaces, or prominent foundation
walls, poles, or columns;
D. Minimize grading of roads;
E. Minimize grading on individual lots; generally, locate houses close to the
street; minimize the grading of visible driveways;
F. Include planting which is compatible with native hillside vegetation and
which provides a visual transition from developed to open areas;
G. Use materials, colors, and textures which blend with the natural landscape
and avoid high contrasts;
H. Minimize exterior lighting.
J"f
GP 105-95
ER 43-95
EXHIBIT B
MITIGATION SUMMARY:
I and Use and Pl anin
1. General Plan amendment language shall include policies to ensure new radio facilities
are restricted to locations where such facilities already exist and provide for use permit
and architectural review.
Tran=rtation/Circulation
2. To ensure that the access road remains passable, any use permit approved for new radio
operators or facilities on the South Street Hills site shall stipulate road maintenance
responsibilities.
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3. To ensure that new radio facilities do not interfere with existing on-site radio facilities,
any application for such a new facility shall include an analysis prepared by an
independent, qualified, radio engineer that analyzes all proposed and existing
equipment and radio frequencies and the resulting potential for radio interference. The
selection of the consultant preparing the study shall be approved by the City. If the
analysis concludes there is a potential for interference, the report shall recommend
methods to reduce or eliminate possible interference, including alternative siting
options. If the project is approved, the use permit shall assign responsibility for testing
and implementing such methods that demonstrate there will be no radio frequency
interference with existing on-site radio facilities prior to the use commencing.
4. Any use permit approving new radio facilities at the South Street Hills site shall
stipulate an action plan for correcting radio interference that occurs subsequent to
installation of such new facilities.
5. Any use permit approving new radio facilities at the South Street Hills site shall be
subject to revocation in the event such facilities result in radio interference with
municipal radio operations necessary for field work and emergency response
coordination.
6. To be sure new construction avoids damage to sensitive plant species, further biological
evaluation shall be performed as part of any use permit for development on the site.
J-9
GP 105-95
ER 43-95
EMMIT B
continued
7. In conjunction with any City approval for new radio facilities on the South Street Hills
site, a radio frequency radiation hazard management program shall be developed to the
satisfaction of the Fire Chief, and shall include a baseline radio frequency field
measurement prior to construction, regular measurements thereafter in and around such
facility, and posting measurement results in a place visible to anyone visiting the site.
8. No use permit shall be approved for a new facility when such new facility will result in
levels of radio frequency radiation that exceed American National Standards Institute
safety standards for the general public.
Aesthetics.
9. Radio facilities, including cellular base stations, proposed for the South Street Hills site
shall be subject to review and approval by the Architectural Review Commission with
the objective of minimizing visual impacts consistent with hillside development
standards outlined in the Land Use and Open Space Elements.
10. Facilities shall be designed to enable collocation with other similar facilities.
11. Any application for architectural review of a new radio facility shall include an
independent visual analysis of the site. The analysis shall provide visual exhibits for
use in public hearings that depict a realistic interpretation of the project superimposed
on the backdrop of the site, as it can be seen from throughout the city. Visual exhibits
shall be subject to the approval of the Community Development Director. The analysis
shall provide alternative design solutions, such as undergrounding support buildings,
collocation, and alternative siting options for the ARC'S consideration.
Draft ordinance for approval
GP/R 105-95
ORDINANCE NO. (1996 Series)
AN ORDINANCE OF THE SAN LUIS OBISPO CITY COUNCIL
AMENDING THE ZONING TEXT TO SPECIFICALLY DISTINGUISH
TYPES OF COMMERCIAL ANTENNAS AND BROADCASTING FACILITIES
GP/R 105-95
WHEREAS, the Planning Commission and the City Council have held public hearings to
consider the proposed zoning text amendment in accordance with the California Government
Code; and
WHEREAS, the potential environmental impacts of the proposed text amendment have
been evaluated in accordance with the California Environmental Quality Act and the City's
Environmental Guidelines;
NOW, THEREFORE, be it ordained by the Council of the City of San Luis Obispo as
follows:
SECTION 1. Findings The proposed amendment to Table 9- Uses allowed by zone in
the zoning regulations is consistent with General Plan amendment GP/R 105-95 enabling the
location of wireless telecommunication facilities inside the three-acre leasehold on South Street
Hills.
SECTION 2. Environmental Determination, The Council finds that the project's initial
study and mitigated Negative Declaration, ER 43-95, hereby incorporated into this ordinance by
reference, adequately address the potential significant environmental impacts of the proposed text
amendment to the Land Use and Open Space Elements and this related text amendment to the zoning
regulations, and reflect the independent judgement of the City Council. The Council hereby adopts
said Negative Declaration.
1
Draft ordinance for approval
GP/R 105-95
SECTION 3. Amender The Council approves the following amendment of
Table 9- Uses Allowed by Zone in the zoning regulations:
1. Change main entry to: Antennas Y commercial,
broadcasting aasa
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2. (W Add Footnote20 ;
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SECTION 4. Publication. A summary of this ordinance, together with the names of
Council members voting for and against, shall be published at least 5 days prior to its final
passage, in the Telegram-Tribune, a newspaper published and circulated in this city. This
ordinance shall go into effect at the expiration of thirty (30) days after its final passage.
INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo
at its meeting held on the day of , 1996, on motion of
seconded by , and on the following roll call vote:
Ayes:
Noes:
Absent:
Mayor
2
i1
Draft ordinance for approval
GP/R 105-95 �.
ATTEST:
.City Clerk
.APPROVED:
wmL:6rd\105=95
3
3=/3
Draft resolution for denial
GP 105-95
RESOLUTION NO. (1996 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING A GENERAL PLAN AMENDMENT TO TO ENABLE WIRELESS
TELECOMMUNICATION FACILITIES TO LOCATE INSIDE AN EXISTING THREE-ACRE
LEASEHOLD ON TOP OF SOUTH STREET HILLS (Gp/R 105-95)
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Fines. The Council, aft consideration of the proposed amendment GP 105-95
and staff recommendations, public testimony, and reports thereof, makes the following findings:
1• The proposed amendment is not consistent with the General Plan hillside protection policies
(specifically, Land Use Element Policy 6.2.2 and Open Space Element Policies 11.A.1.A: and
H.J.1.C.1. and 6.), and will compromise City policies which seek to minimize physical
disturbance and visual intrusion resulting from hillside development.
The Council may specify additional findings.
SECTION 2. penial. The request for approval of the General Plan amendment GP 105-95 is
hereby denied.
On motion of , seconded by
, and on the
following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this_day of 1996.
Mayor
ATTEST: APPROVED:
City Clerk City Attorney
3��
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION STAFF REPORT MEM# 1
BY: Whitney McIlvaine, ociate Planner MEETING DATE: March 13, 1996
FROM: Ron Whisenand, Development Review Manage
FILE NUMBER: GP 105-95
PROJECT ADDRESS: 0 Higuera Street
SUBJECT: Proposed amendment to Land Use and Open Space Element polices of the General Plan
to allow wireless telecommunication facilities to locate inside the three-acre leasehold on South Street
Hills under certain conditions.
SUMMARY RECOMMENDATION: Recommend that City Council approve:
1. The attached negative declaration of environmental impact, providing the applicant agrees to
recommended mitigation;
2. Amendments to Land Use and Open Space Element polices and to the zoning regulations as
outlined in the attached Exhibit A.
BACKGROUND
Situation
SLO Cellular wishes to build a cellular transceiver facility for transmission and reception of cellular
telephone frequencies in a location on South Street hills that is currently developed with a commercial
radio broadcasting antenna and San Luis Obispo municipal radio services.
The proposed project conflicts with hillside protection policies in the 1994 Land Use and Open Space
Elements. Therefore, the applicant is applying for a general plan policy amendment. Two alternative
amendment proposals are suggested by the applicant and attached to this report. Staff's recommended
amendments are attached as Exhibit A.
Previous Review
On February 14, the Commission continued (4-0, Whittlesey refrained from voting) the item to the
February 28, 1996 meeting, because it was unable to obtain four votes (the required "super-majority")
to recommend either approval or denial of the amendments. Discussion focused on the potential for
interference with emergency broadcast signals, radiation, visual impacts, and co-location with similar
facilities. Some suggestions for alternate amendment language were proposed and are reflected in
the text of Exhibit A.
On February 28, the Commission continued the item to this meeting to allow the applicant additional
GP 105-95
Page 2
time to complete an analysis of potential radio frequency interference. See attached letter from
Gerald Moore dated March 6.
Data Summa
Applicant: SLO Cellular, Inc. - a division of Cellular One
Property Owners: Mike Spangler
Representative: Adrianne Patnaud, Tynan Group
Zoning: Open Space (C/OS -40)
General Plan: Open Space
Environmental Status: The Director made an initial determination to prepare a mitigated negative
declaration on February 8, 1996.
Project Action Deadline: Legislative actions are not subject to processing deadlines.
Site Description
SLO Cellular is interested in locating inside a 3-acre leasehold on top of South Street hills, accessed
by a graded dirt road leading up the hill from Calle Jazmin. The leasehold is on a knoll just below
and to the west of the main ridge line. The remainder of the 40-acre parcel outside the leasehold is
vacant.
Project Description
The applicant is proposing to change Land Use Element Policy 6.2.2 or Policy 6.2.6 F. Both
proposals are attached. The underlined language would be added to existing policy. Both proposals
were drafted with the goal of establishing a policy that would allow Cellular One to locate new radio
facilities on the South Street Hills site.
EVALUATION
Given that the amendment only affects a hillside site that is already developed with radio facilities,
and that mitigation can be incorporated into future installations to address all the concerns that have
been raised regarding additional development on the South Street Hills site (aesthetics, access,
botanic impacts, interference with municipal radio services, and radio frequency radiation), staff
supports amending the General Plan to enable cellular telephone facilities to locate on the South
Street Hills site.
Policy Issues
Land Use Element Policy 6.2.2 was recently adopted (August 1994) and uses very specific language
in its prohibition of development beyond the development limit and urban services line. The site SLO
-3 JAW
GP 105-95
Page 3
Cellular is interested in is outside the development limit line. The policy states that development on
hillside parcels shall avoid poles. Antennas are supported by poles and similar to poles in their
appearance. Without an amendment to the this policy, there is no way to find the location of cellular
transceiver facilities on this site - or on any similar sites - in conformance with the General Plan.
Open Space Element Policy II.A.2.C.1 (p. 14) states that to preserve mountain and hillside views,
the City should require development to locate near the base of a hillside unless no practical alternative
exists or unless a different location is necessary for aesthetic or public health and safety reasons.
None of the exceptions provided for in this policy apply to developing a cellular base station on the
ridge of South Street Hills. There = alternative siting options within and outside city limits.
Locating a base station structure and antenna(s) on the ridge line of the hill has no aesthetic
advantage, nor is this location necessary for public health and safety.
Open Space Element Policies II.JA.C.1 and 6 (p 74) provide design guidelines for development
in scenic resource areas. They state that the City should require development in scenic resource areas
to avoid visually prominent locations or locating structures so that they silhouette against ridge lines,
mountaintops or hilltops, unless no practical alternative exists or unless necessary for public health
and safety reasons. As noted above, the exceptions do not apply in this case. Providing an additional
exception to Open Space policies cited is, therefore, necessary before the proposed project could be
found consistent with the General Plan.
Table 9 - Uses Allowed by Zone in the zoning regulations indicate that commercial broadcasting
antennas are allowed in the Open space zone subject to approval of a Planning Commission use
permit. Staff recommends the use description be expanded to include municipal and public utility
radio antennas, and that a footnote be added that references governing Land Use and Open Space
Element policies.
Public Health and Safety Considerations are included in the amendment language proposed by staff
to. address concerns regarding potential interference with municipal radio operations critical to
emergency response coordination and a separate health concern related to radio frequency radiation
exposure. (Both issues are discussed in detail in the initial study.)
Alternative Sitine
The site is attractive to cellular service providers because of the large, unobstructed range of
transmission and reception it allows. According to SLO Cellular representatives, this is the only
single-site option available that can serve the entire South Higuera, Madonna, Stoneridge area. If
a transceiver facility can not be established at this site, multiple facilities will be necessary to cover
the same area. If the City Council denies the proposed amendment, SLO Cellular and other public
utility companies that provide cellular phone services will need to seek alternate locations in the
City's Service-Commercial and Manufacturing zones, on hillsides in the County and/or on top of
j-17
GP 105-95
Page 4
strategically located buildings within or beyond City limits.
Antennas and More Antennas
An article in the February 1996 issue of Governing magazine notes that, "Today there are roughly
20,000 transmission facilities for mobile phones. By the year 2000. the industry estimates, there will
be 115,000. That means close to six antennas for every one now standing, not counting the ones that
handle paging and data-transmission services." Also, "The two cellular companies (GTE and Cellular
One in SLO) in each market will soon be joined by half a dozen new competitors, all of them needing
to install antennas." That's because the Federal Government recently auctioned off licenses in the
1.8 to 2.3 GHz frequency band for "personal communications services" (PCS) which are essentially
the same thing as cellular telephones except that they operate on a different frequency and utilize
digital rather than analog technology. Approval of an amendment to the General Plan to allow
additional radio facilities on the South Street Hills site is likely to be followed by applications from
several mobile phone service providers.
Aesthetic Solutions
Discussions with industry analysts and planners in other jurisdictions and review of various articles
on the wireless telecommunication phenomenon indicate there are viable methods for minimizing the
aesthetic impacts base stations and antennas. They include landscaping and berming around
structures, undergrounding structures, use of exterior finish materials that blend into the surrounding
hillside and/or sky, collocation (shared facilities), and antennas designed to look like trees. Staff
hopes to have some examples of aesthetic mitigation available at the meeting.
Environmental Review
Amendments to the General Plan and to zoning regulations require environmental review. The
attached initial study discusses potential impacts of amending the General Plan and zoning regulations
to allow cellular and similar wireless telephone services to install facilities inside the South Street
Hills leasehold. Mitigation is recommended to minimize potential impacts related to the access road,
a sensitive plant community, emergency response coordination, radio frequency radiation exposure,
and aesthetics. The City has not yet received a signed mitigation agreement from the applicant.
ALTERNATIVES
1. Recommend that the City Council deny the proposed amendment. If the Commission wishes to
recommend denial, staff suggests the following findings:
GP 105-95
Page 5
a. The proposed amendment is not consistent with the General Plan hillside protection policies
(specifically, Land Use Element Policy 6.2.2 and Open Space Element Policies II.A.LA. and
II.I.1.C.1. and 6.), and will compromise City policies which seek to minimize physical
disturbance and visual intrusion resulting from hillside development.
b. Denial of the proposed amendment does not preclude installation of cellular base stations at other
technically suitable locations in the City.
2. Continue action with specific direction to the applicant and/or staff.
OTHER DEPARTMENT COMMENTS
The Fire, Police, Utilities, and the Public Works Departments all rely on radio operations at the
South Street Hills site for daily field work as well as emergency response coordination. Staff in these
departments are very concerned about any change in policy language that would accommodate
additional radio facilities on the South Street Hills site because of the potential for radio interference
and impacts on the unpaved hillside access road. The Fire Chief, who is responsible for all City
radio operations, is willing to support an amendment to allow additional radio operators on South
Street Hills, providing the City reserves adequate use permit control to ensure that new operators will
not interfere with municipal radio services.
RECOMMENDATION
Recommend that the City Council approve the negative declaration, providing the applicant submit
a signed mitigation agreement, and approve amendments to the Land Use and Open Space Elements
as outlined in Exhibit A, based on the following finding:
1. The proposed amendments will not have significant adverse environmental impacts provided the
mitigation measures recommended in the initial study (ER 43-95) are incorporated into future
projects involving installation of new radio facilities on the South Street Hills site.
2. Amendments as outlined in Exhibit A to the Land Use and Open Space Elements and the zoning
regulations are reasonably necessary to accommodate local wireless telecommunication services.
Attached:
initial study
vicinity map
applicant's proposed amendments
staff proposed amendments (C-461f A 1f WLKIeN
frequency analysis dated March 6, 1996
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city osAn tuis oBispo
990 Palm Street, San Luis Obispo, CA 93401-3249
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
1. Project Title: SLO Cellular General Plan Amendment (ER 43-95, GP 105-95)
2. Lead Agency Name and Address: City of San Luis Obispo, 990 Palm Street, San Luis Obispo, CA
93401
3. Contact Person and Phone Number: Whitney McIlvaine, (805) 781-7175
4. Project Location: Inside a three-acre leasehold on the South Street Hills ridge line above South
Higuera Street. APN: 053-021-031
5. Project Sponsor's Name and Address: SLO Cellular, Inc., 733 Marsh Street, San Luis Obispo, CA
93401.
Representative: Adrianne Patnaud, Tynan Group, Inc., 1008 Palm Street, San Luis Obispo, CA
93401
6. General Plan Designation: Open Space
7. Zoning: Conservation/Open Space, 40-acre minimum
8. Description of the Project and Surrounding Land Uses: SLO Cellular wishes to build a cellular
transceiver facility for transmission and reception of cellular telephone frequencies in a location on
South Street Hills that is currently developed with a commercial radio broadcasting antenna and San
Luis Obispo municipal radio services. The proposed project conflicts with hillside and open space
protection policies in the Land Use and Open Space Elements. Therefore, the applicant is applying
for a general plan policy amendment which would allow cellular phone companies, and possibly
other personal communication service providers, to construct base stations and antennas on the
South Street Hills site. The three-acre leasehold site is within an otherwise vacant 40-acre parcel
of open space in the South Street Hills area.
9. Other public agencies whose approval is required (e.g. permits, financing approval, or participation
agreement):
Federal Communications Commission
Federal Aviation Commission
California Public Utilities Commission
// The City of San Luis Obispo is committed to include the disabled in all of.its services, programs and activities.
V� Telecommunications Device for the Deaf(805)781-7410.
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
X Land Use and Planning Biological Resources X Aesthetics
Population and Housing Energy and Mineral Cultural Resources
Resources
Geological Problems X Hazards Recreation
Water Noise X Mandatory Findings of
Significance
......................................... ... .......... ........ ....
. ._ ....... ...... . . ........ .. .....
Air Quality Public Services
X Transportation and Utilities and Service
Circulation Systems
DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,and a NEGATIVE
DECLARATION will be prepared
I find that although the proposed project could have a significant effect on the environment,there will not be a x
significant effect in this case because the mitigation measures described on an attached sheet have been added
to the project A MITIGATIVE NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment,and an ENVIRONMENTAL
RVIPACT REPORT is required
I find that the proposed project MAY have a significant effect(s)on the environment,but at least one effect(1)
has been adequately analyzed in an earlier document pursuant to applicable legal standards,and(2)has been
addressed by mitigation measures based on the earlier analysis as described on attached sheets,if the effect is a
'Potentially Significant Impact" or "Potentially Significant Unless Mitigated." An ENVIRONMENTAL
IMPACT REPORT is required,but it must analyze only the effects that remain to be addressed
I find that although the proposed project could have a significant effect on the environment,there WILL NOT
be a significant effect in this case because all potentially significant effects(1)have been analyzed in an earlier
EIR pursuant to applicable standards and(2) have been avoided or mitigated pursuant to that earlier EIR,
including revisions or mitigation measures that are imposed upon the proposed project-
2
roject2
February 13, 1996
Si Date
Ronald V4usenand,Development Review Manager Arnold Jonas,Community Development Dir.
Printed Name For
EVALUATION OF ENVIRONMENTAL IMPACTS:
I) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the
information sources a lead agency cites in the parentheses following each question. A"No Impact"answer is adequately
supported if the referenced information sources show that the impact simply does not apply to projects like the one
irr ohred(e.g.the project falls outside a fault rupture zone). A"No Impact"answer should be explained where it is based
on project-specific factors as well as general standards(e.g.the project will not expose sensitive receptors to pollutants,
based on a project-specific screening analysis).
2) All answers must take account of the whole action involved,including off-site as well as on-site,cumulative as well as
project-level,indirect as well as direct,and construction as well as operational impacts.
3) "Potentially Significant Impact'is appropriate if there is substantial evidence that an effect is significant. If there are one
or more"Potentially Significant Impact"entries when the determination is made,an EIR is required
4) "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has
reduced an effect from"Potentially Significant Impact"to a"Less than Significant Impact." The lead agency must describe
the mitigation measures,and briefly explain how they reduce the effect to a less than significant level(mitigation measures
from Section 17,"Earlier Analysis,"may be cross-referenced).
5) Earlier analysis may be used where,pursuant to the tiering,program EIR,or other CEQA process,an effect has been
adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed
in Section 17 at the end of the checklist.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts(e.g.
general plans,zoning ordinances). Reference to a previously prepared or outside document should,where appropriate,
include a reference to the page or pages where the statement is substantiated. A source list should be attached,and other
sources used or individuals contacted should be cited in the discussion.
3
Issues and Supporting Information Sources Sources Potentially Potentially Less Than No
Significant Significant Significant hnpact
Issues Unless Impact
Mitigation
Incorporated
1. LAND USE AND PLANNING. Would the proposal:
a) Conflict with general plan designation or zoning? 12 2 X
The general plan amendment is being requested because locating cellular base stations or any development above
a hillside development limit line, and on the ridge line of South Street Hills in particular, is inconsistent with
Land Use Element Policy 6.2.2 and Open Space Element policies in Chapter R. - A.2.C.1. on page 14, and
J.1.C.1 and 6 on page 74.
These policies were adopted to protect hillsides in and around the City from visual degradation and to provide a
greenbelt around the City free from urban development. However, if new radio facilities are limited to locations
where such facilities already exist, the impacts will not be significant provided aesthetic concerns are addressed
through the use permit and architectural review process.
Mitigation:
General Plan amendment language shall include policies to ensure new radio facilities are restricted to locations
where such facilities already exist and provide for use permit and architectural review.
X
b) Conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project?
c) Be incompatible with existing land use in the vicinity? X
The main issue of compatibility in this case relates to radio interference. Locating additional radio facilities such
as cellular base stations and other broadcasting antennas on South Street Hulls will increase the potential for
radio interference with existing and future City radio services, which are critical to field communication among
City Police, Public Works, Fire, and Utilities personnel and to emergency response coordination. Any new
radio facility at this location should not be approved without adequate assurance that there will be no radio
interference with City emergency services, and an action plan in the event interference does occur.
See discussion and recommended mitigation under 9.b.
d) Affect agricultural resources or operations(e.g. impact X
to soils or farmlands, or impacts from incompatible
land uses)?
4
�-.�3
sues and Supporting Information Sources Sources Potentially Potentially Less Than No
Significant Significant Significant Irnpact
Issues Unless trapact
Mitigation
Incorporated
e) Disrupt or divide the physical arrangement of an X
established community(including a low-income or
minority community)?
2. POPULATION AND HOUSING. Would the proposal:
X
a) Cumulatively exceed official regional or local
population projections?
b) Induce substantial growth in an area either directly or X
indirectly(e.g. through projects in an undeveloped area
or major infrastructure?
X
Displace existing housing, especially affordable
housing?
3. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts
involving:
a) Fault rupture? X
b) Seismic ground shaldng? X
c) Seismic ground failure, including liquefaction? X
d) Seiche, tsunami, or volcanic hazard? X
e) Landslides or mudflows? X
5
Issues and Supporting Information Sources Sources Potentially Potentially Less Than No
Significant Significant Significant Impact
Issues Unless Impact
Mitigation
Incorporated
f) Erosion, changes in topography or unstable soil X
conditions from excavation, grading or fill?
g) Subsidence of the land? X
h) Expansive soils? X-
i) Unique geologic or physical features? X
4. WATER Would the proposal result in:
a) Changes in absorption rates, drainage patterns, or the X
rate and amount of surface runoff?
b) Exposure of people or property to water related X
hazards such as flooding?
c) Discharge into surface waters or other alteration of X
surface water quality(e.g. temperature, dissolved
oxygen or turbidity?
d) Changes in the amount of surface water in any water X
body?
e) Changes in currents, or the course or direction of X
water movements?
6 9
..7
sues and Supporting Information Sources Sources Potentially Potentially Less Than No
Significant Significant Significant Impact
Issues Unless Impact
Mitigation
Incorporated
fl Change in the quantity of ground waters, either X
through direct additions or withdrawals, or through
interception of an aquifer by cuts or excavations or
through substantial loss of groundwater recharge
capability?
g) Altered direction or rate of flow of groundwater? X
h) Impacts to groundwater quality? X
i) Substantial reduction in the amount of groundwater X
otherwise available for public water supplies?
5. AIR QUALITY. Would the proposal:
a) Violate any air quality standard or contribute to an X
exiting or projected air quality violation?
b) Expose sensitive receptors to pollutants X
c) Alter air movement, moisture, or temperature, or cause X
any change in climate?
d) Create objectionable odors? X
7
Issues and Supporting Information Sources Sources Potentially Potentially Less Than No
Significant Significant Significant Impact
Issues Unless Impact
Mitigation
Incorporated
6. TRANSPORTATION/CIRCULATION. Would the proposal result in:
a) Increased vehicle trips or traffic congestion? X
Cellular base stations are unmanned and once construction is complete only require routine service trips.
However, multiple facilities requiring regular maintenance and service trips could have a negative impact on
the unpaved access road. See discussion and recommended mitigation under 6.c. below.
b) Hazards to safety from design features (e.g. sharp X
curves or dangerous intersections) or incompatible
uses (e.g. farm equipment))?
c) Inadequate emergency access or access to nearby X
uses?
Access to the South Street Hills leasehold site is via a rough-graded, narrow, and steep road that was
installed and is currently maintained by the City. The rudimentary nature of the road is in keeping with
general plan policies that call for minimizing grading on hillsides. However, it was designed only for traffic
generated by the existing commercial broadcasting antenna and municipal radio facilities. Because the road
is not paved and is very steep in certain areas, it requires a high level of maintenance and is very susceptible
to erosion as a result of any increase in traffic.
Mitigation:
To ensure that the access road remains passable, any use permit approved for new radio operators or
facilities on the South Street Hills site shall stipulate road maintenance responsibilities.
d) Insufficient parking capacity on-site or off-site? X
e) Hazards or barriers for pedestrians or bicyclists? X
fl Conflicts with adopted policies supporting alternative X
transportation (e.g. bus turnouts, bicycle racks)?
8
:sues and Supporting Information Sources Sources Potentially Potentially Less Than No
Significant Significant Significant Impact
Issues Unless Impact
Mitigation
Incorporated
7. BIOLOGICAL RESOURCES. Would the proposal impact:
a) Endangered, threatened or rare species or their habitats X
(including but not limited to plants, fish, insects,
animals or birds)? T-1
The serpentine outcropping on the South Street Hills typically supports a sensitive plant community that includes
three species identified as rare, threatened, or endangered in California by the California Native Plant Society:
the San Luis Mariposa Lily, Brewer's Spineflower, and San Luis Surpentine Dudleya. The project site has not
been surveyed by a qualified botanist. However, since this project would only affect a small part of an already
disturbed area, its impact on the plant community will probably not be significant.
Mitigation:
To be sure new construction avoids damage to sensitive plant species, further biological evaluation shall be
performed as part of any use permit for development on the site.
Locally designated species (e.g. heritage trees)? X
c) Locally designated natural communities (e.g. oak X
forest, coastal habitat, etc.)?
d) Wetland habitat (e.g. marsh, riparian and vernal pool? X
e) Wildlife dispersal or migration corridors? X
8. ENERGY AND MINERAL RESOURCES. Would the proposal:
a) Conflict with adopted energy conservation plans? X
b) Use non-renewable resources in a wasteful and X
inefficient manner?
9
Issues and Supporting Information Sources Sources Potentially Potentially Less Than No
Significant Significant Significant Impact
Issues Unless Impact
Mitigation
Incorporated
c) Result in the loss of availability of a known mineral X
resource that would be of future value to the region
and the residents of the State?
9. HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of hazardous X
substances (including, but not limited to: oil, pesticides,
chemicals or radiation)?
10
_ 3�9
,sues and Supporting Information Sources Sources Potentially Potentially Less Than No
Significant Significant Significant Impact
Issues Unless Impact
Mitigation
Incorporated
b) Possible interference with an emergency response plan 5 X
or emergency evacuation plan?
Preliminary analysis of potential radio frequency interference prepared on behalf of the applicant by AT&T
Wireless Services(an affiliate) and Cecil Lynch, Radio Engineering Consultant, indicates that radio transmissions
for cellular phone service are not likely to interfere with existing radio operations on the site - including City
radio facilities critical to emergency response coordination. This conclusion is primarily based on the fact that
different operators will be using different radio frequencies. Both the City and County of Santa Barbara have
successfully collocated facilities with Cellular One.
However, other services, such as radio paging, apparently are notorious for bleeding across frequencies and
disrupting radio communication, according to staff conversations with communications managers at Santa
Barbara City and County and San Luis Obispo County. Furthermore, interference is not only a matter of
frequency compatibility. The amount of energy being radiated as a result of single-source high-power
transmissions and/or multiple-source transmissions in close proximity to one another can interfere with reception
by increasing the"noise floor" (ambient radio noise that can't be filtered out)to a level that makes it difficult for
ceivers to pick up selected signals.
The issue of interference requires specific analysis of all existing and proposed equipment, and is therefore best
addressed in the course of use permit review, since a specific facility description is not part of this project.
Mitigation:
To ensure that new radio facilities do not interfere with existing on-site radio facilities, any application for such a
new facility shall include an analysis prepared by an independent, qualified, radio engineer that analyzes all
proposed and existing equipment and radio frequencies and the resulting potential for radio interference. The
selection of the consultant preparing the study shall be approved by the City. If the analysis concludes there is a
potential for interference, the report shall recommend methods to reduce or eliminate possible interference,
including alternative siting options. If the project is approved, the use permit shall assign responsibility for
implementing such methods.
Any use permit approving new radio facilities at the South Street Hills site shall stipulate an action plan for
correcting radio interference that occurs subsequent to installation of such new facilities.
Any use permit approving new radio facilities at the South Street Hills site shall be subject to revocation in the
event such facilities result in radio interference with municipal radio operations necessary for field work and
emergency response coordination.
11
Issues and Supporting Information Sources Sources Potentially Potentially Less Than No
Significant Significant Significard Impact
Issues Unless Impact
Mitigation
Incorporated
c) The creation of any health hazard or potential health 4, 51 X
hazard? 6, 7
To protect the public and workers, various government agencies and private bodies have adopted standards
establishing permissible exposure levels to the magnetic and electric fields that make up radio waves. Very
strong fields have been linked to health risks. Measurements of radio frequency fields from cellular radio
transmitters have typically been far lower than established safety standards. At a frequency of 869 MHz (a
cellular frequency)the radio frequency protection guidelines of the American National Standards Institute, which
are used by the Federal Communications Commission, recommend that human exposure should be limited to a
power density(way of measuring field strength) of about 2900 microwatts per square centimeter averaged over
any 6 minute period for on-site workers and 580 microwatts per square centimeter for the general public.
Ground level exposures near the typical cellular tower are generally between .05 and 10 microwatts per square
centimeter. Since field strength diminishes quickly as the distance from the source of the field increases, the
general public is usually not subject to any level of exposure that would constitute a public health threat.
Individuals working at a cellular base station may be subject to unacceptable levels of radio frequency radiation
if, for example, they are working in the main transmitting beam of the antenna, very close to the antenna, and/or
on a site that has multiple radio facilities. Providing on-site workers are informed of acceptable exposure limits
and able to take necessary precautions to keep their exposure within safe limits, the health threat can be
minimized. All radio broadcasting sites should be monitored for radio frequency radiation levels and posted to
alert visitors and technicians to the potential danger of unsafe exposure.
Mitigation:
In conjunction with any City approval for new radio facilities on the South Street Hills site, a radiation hazard
management program shall be developed to the satisfaction of the Fire Chief and shall include a baseline radio
frequency field measurement prior to construction, regular measurements thereafter in and around such facility,
and posting measurement results in a place visible to anyone visiting the site.
No use permit shall be approved for a new facility when such new facility will result in levels of radio frequency
radiation that exceed American National Standards Institute safety standards for the general public.
d) Exposure of people to existing sources of potential X
health hazards?
e) Increased fire hazard in areas with flammable brush, X
grass of trees?
12 h
1
•sues and Supporting Information Sources sources Potentially Potentially Less Than No
Significant Significant Significant Impact
Issues Unless Impact
Mitigation
Incorporated
10. NOISE. Would the proposal result in:
a) Increase in existing noise levels? X
b) Exposure of people to severe noise levels? X
11. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered
government services in any of the following areas:
a) Fire protection? X
Police protection? X
c) Schools? X
d) Maintenance of public facilities, including roads? X
e) Other governmental services? X
12. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or
supplies, or substantial alterations to the following utilities:
a) Power or natural gas? X
b) Communications systems? X
Local or regional water treatment or distribution X
facilities?
13
Issues and Supporting Information Sources Sources Potential y Potentially Less Than No
Significant Significant Significant Impact
Issues Unless Impact
Mitigation
Incorporated
d) Sewer or septic tanks? X
e) Storm water drainage? X
Solid waste disposal? X
g) Local or regional water supplies? X
14
x-33
:sues and Supporting Information Sources Sources Potentially Potentially Less Than No
Significant Significant Significant Impact
Issues Unless Impact
Mitigation
Incorporated
13. AESTHETICS. Would the proposal:
a) Affect a scenic vista or scenic highway? X
Locating radio facilities on prominent hillsides detracts from their natural aesthetic. To minimize the visual
impacts, the following mitigation should apply to any cellular base station or other radio facility projects
proposed for hillside locations in the event the proposed general plan amendment is approved:
Mitigation:
Radio facilities, including cellular base stations, proposed for the South Street Hills site shall be subject to review
and approval by the Architectural Review Commission with the objective of minimizing visual impacts consistent
with hillside development standards outlined in the Land Use and Open Space Elements.
Facilities shall be designed to enable collocation with other similar facilities.
Any application for architectural review of a new radio facility shall include an independent visual analysis of the
.e. The analysis shall provide visual exhibits for use in public hearings that depict a realistic interpretation of
the project superimposed on the backdrop of the site, as it can be seen from throughout the city. Visual exhibits
shall be subject to the approval of the Community Development Director. The analysis shall provide alternative
design solutions, such as undergrounding support buildings, collocation, and alternative siting options for the
ARC'S consideration.
b) Have a demonstrable negative aesthetic effect? X
See discussion under 13.a) above.
c) Create light or glare? X
See discussion under 13.a) above.
14. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? X
b) Disturb archaeological resources? X
Affect historical resources? X
15
J-3l/
d) Have the potential to cause a physical change which X
would affect unique ethnic cultural values?
e) Restrict existing religious or sacred uses within the X
potential impact area?
15. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional X
parks or other recreational facilities?
b) Affect existing recreational opportunities? X
16
i. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the X
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
The project has the potential to degrade the visual quality of hillside views. Mitigation is recommended to
reduce the impact to a level less than significant.
b) Does the project have the potential to achieve short- X
term, to the disadvantage of long-term, environmental
goals?
c) Does the project have impacts that are individually X
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection
with the effects of the past projects, the effects of other
current projects, and the effects of probable future
projects)
Yes. Adding one more facility to a site with two existing radio facilities has a limited impact. Adding more
radio facilities to the South Street Hills Site and/or to other open space hillside sites would be cumulatively
considerable from a visual standpoint and from a health and safety standpoint if people, particularly facility
technicians, are exposed to significant levels of radio frequency radiation. Mitigation is recommended to reduce
the impact to a level less than significant.
d) Does the project have environmental effects which will X
cause substantial adverse effects on human beings,
either directly or indirectly?
The general public is not likely to be exposed to significant radio frequency exposure levels as a result of this
project because of the project's relatively remote location. Mitigation in the form of a radiation hazard
management program, which would include monitoring radio frequency radiation levels and posted warnings, is
recommended so that people visiting the site will not inadvertently be exposed to unsafe levels of radio
frequency radiation.
EARLIER.R ANALYSES: Not Applicable.
17
-3M6
18. SOURCE REFERENCES
1 band Use Element, 1994
2 Open Space Element, 1994
3 Phone Conversation with Gregory Sweet, Owner of Acquire Telecom Services in San Francisco,
January 1996
4 Health and Safety: A Cellular Telecommunications Perspective. McCaw Communications, September
1993.
5 Federal Focus National Symposium on Transmission Base Facilities: A Tutorial. Federal Focus, Inc.
1994.
7 Micro Wave News: A Report on Non-Ionizing Radiation. Vol. XV No. 6;Nov/Dec 1995.
8 Trott, Raymond. C. "RF Radiation Guidelines for Communications Sites." Mobile Radio Technoloev
October 1993: p.10.
9 Kupfer, Andrew. "The Trouble with Cellular." Fortune November 13, 1995: p.179.
19. MITIGATION SUMMARY
Land Use and Planning
1. General Plan amendment language shall include policies to ensure new radio facilities are restricted to locations
where such facilities already exist and provide for use permit and architectural review.
Transportation/Circulation
2. To ensure that the access road remains passable, any use permit approved for new radio operators or facilities on
the South Street Dills site shall stipulate road maintenance responsibilities.
Hazards
3. To ensure that new radio facilities do not interfere with existing on-site radio facilities, any application for such
a new facility shall include an analysis prepared by an independent, qualified, radio engineer that analyzes all
proposed and existing equipment and radio frequencies and the resulting potential for radio interference. The
selection of the consultant preparing the study shall be approved by the City. If the analysis concludes there is
a potential for interference, the report shall recommend methods to reduce or eliminate possible interference,
including alternative siting options. If the project is approved, the use permit shall assign responsibility for
implementing such methods.
4. Any use permit approving new radio facilities at the South Street Hills site shall stipulate an action plan fu.
18
correcting radio interference that occurs subsequent to installation of such new facilities.
5. Any use permit approving new radio facilities at the South Street Hills site shall be subject to revocation in
the event such facilities result in radio interference with municipal radio operations necessary for field work
and emergency response coordination.
6. To be sure new construction avoids damage to sensitive plant species, further biological evaluation shall be
performed as part of any use permit for development on the site.
7. In conjunction with any City approval for new radio facilities on the South Street Hills site, a radio frequency
radiation hazard management program shall be developed to the satisfaction of the Fire Chief, and shall
include a baseline radio frequency field measurement prior to construction, regular measurements thereafter
in and around such facility, and posting measurement results in a place visible to anyone visiting the site.
8. No use permit shall be approved for a new facility when such new facility will result in levels of radio
frequency radiation that exceed American National Standards Institute safety standards for the general public.
Aesthetics
9. Radio facilities, including cellular base stations, proposed for the South Street Hills site shall be subject to review
and approval by the Architectural Review Commission with the objective of minimizing visual impacts consistent
with hillside development standards outlined in the Land Use and Open Space Elements.
W. Facilities shall be designed to enable collocation with other similar facilities.
11. Any application for architectural review of a new radio facility shall include an independent visual analysis of the
site. The analysis shall provide visual exhibits for use in public hearings that depict a realistic interpretation of the
project superimposed on the backdrop of the site, as it can be seen from throughout the city. Visual exhibits shall
be subject to the approval of the Community Development Director. The analysis shall provide alternative design
solutions, such as undergrounding support buildings, collocation, and alternative siting options for the ARC'S
consideration.
Attachments:
vicinity map
applicant proposed amendment language
staff recommended general plan and zoning amendments
19
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CITY OF SAN LUIS OBISPO
GENERAL PLAN LAND USE ELEMENT AMENDMENT
POLICY 6.2.2
61.2 Development Standards Development —including buildings, driveways,
fences and graded yard areas— on hillside parcels shall:
A. Be entirely within the urban reserve line or development limit line,
whichever is more restrictive (though parcel boundaries may extend
beyond these lines when necessary to meet parcel-size standards);
(1) Development outside of the urban reserve line or development
limit line may be appropriate if all of the following conditions
can be met.
a. Development is similar to existing uses on the subject
site.
b. Necessary services for the development (Le. power,
water, etc) exist on the subject site.
C. Access exists to the subject site-
d. Development is subject to Architectural Review.
e. Development is subject to review by the Community
Development Director and requires the issuance of a
Use Permit.
L Development complies with all other provisions of this
section.
, 1-7-W
--------------
SAN LUIS OBISPO
GENERAL PLAN LAND USE ELEMENT AMENDMENT- POLICY 62-6
HILLSIDE PLANNING AREAS POLICIES
6-26 Hillside Planning Areas
F. The Stoneridge area includes land on the northern slopes of South Street Hills.
Development west of the end of Lawrence Drive should be subject to architectural
review and to measures assuring that building sites will be stable-
Within the Stoneridoe area there is an exus: leasehold site of aporwdmatehr 3 acres
{described on Figure ' '1 cornonsed of an exsstino rads antennae and emergency
services transmission and opower station- Installation. repair. renovation, exr ansion
and upgrades of such telecommunications and support equipment maybe permitted
within this site subject to ARC approval- iso sats abould be r'imited to areas w?thin
the defined 3 acre leasehold interest: support facilities should fit into the character of
the hillside. following the natural terrain to the extent practical: limit the overall height
y of antenna nd sup=fagft installations to a level necessary to provide
communications service: and all uses of this site yrtll be (united to use of the existing
access road.
7,x1-9s
V wooaws
e4l
.,2-06-96 10= 37 FROM=TYMAN G' �UP INC ID_EMSeS99897 PACE 1/3
Gerald L Moore
was Penne 571.0449(Area 209)
1101 NOM Roseanore Avenue
MODESTO, CALIFORMA
�B
Mark 6, 1996
Ms.Adrbmc Painaud
Tynan Grcap
1008 Street
Sam Lass Obispo,CA 93401
Subject City ofSan Labs Obispo Iaterfeat nm Sb,dy Addiaoad htform=on
Dear Ms Patnaad-
Per ymw acqued we have maskWed the addition of a cownrawcafiam cbalmf witlmt the 902 to
922 bad atiliz the Rzead spacti may,and sen anal finest 45110 458 MHa to the
original ioterfatoe study for the common broadcast site at Radio St%ion K ID-AM daled
Feiraaty 14 19%. This is in adcMon to ffie Cky of San Luis Obispo facies at Ibis sites
ideaffW in yaw fa of Feb. 5, 1996 on the hollowing fivgaemaes:
155 MHz
Traoamit 153-9200, 1543100, 155-025(, 155.1450
Receive 154-9650, 155-9550
460 MHz
Trannut 4603750
Receive 465.3750
2213 GHz(all assmaed to be t amimia mg is the mine)
22175.0000,22325.0000,23375-MM,23525.0000
The eonaan is km floe from the firml proposed for cellaiar mon in the band f-am
869 MH Z ID 894 MHz As previously domed Haeme are two possa&ways for iateslpreum tb
near 3t cMMM 1ranMmifrer sites. ItAnfeaeace can be cause by one of the services tra umoitbmg
an umwmsed(oma ofband)signal an*r-receive or t o it frequency ofamodwr save-.or by
m ertion ofhq;b levels of Radio Fxegmency(Rb)SMMI +mto the elecboum of any o41ar
operatioll-
TraasmzUers cam produce bow levd outofband trammissiaas an t uar own Tmrmo i.5aqu
or ober fraqueacies due to the mhdw oftwo RF signals Imown as muamodolatiom pacts_
HaI are tmwMbd signals at malty of thea aet6 Ori wd operaliog frequet y(i.e_2,3, 4, 5,
A� 6,eta- ---tmmra tine carrier frequea cy)L lutamodulation is seated at f equenc.ies which ate dw
sum as di$amce of two or mrome anent fiequencies ttioag snnubmmeoasly Cie,f,+f
z as fi
Fu -fA The FCC rates requime either of these oat of bmd tansmissicas t,be at very law levels(at
TV
03/06/96 10:41 TX/RX N0.0464 P.001
142
MAR-06-96 30.39 FROM=TYMAN GF'UP INC ID.90SB999997 PAGE 2/3
least 80 d8 below[1110,000)of the aidiorized power)from nay+service operating with an FCC
Haeuse-
Thae will be no has>a>onic fiegnencies wig&--unficamsed band in the 9W to 928 MHz ar 451
to 45811giz>anges of&equeaey_hmmmoduMm products could be produced in the 902 to 928
h iz range6 but as Table I shows diam are no a tizzoodulation products in the 450 to 460 MH2
Table 1
Mu Frequency Phial MmWWk Frequisicy = Prvdad commelaft
Nffrm
5 154 - 1 869 = 99 Below 155 band
5 154 - 1 894 124 Below I55 baud
3 154 - 1 869 = 407 Below 460 band
2 I54 - 1 869 = 56I Above 460 band
3 154 - 1 894 = 432 : Below 460 band
2 154 - 1 894 = 586 Above 464 band
1 869 - 2 460 = 51 Below 155 band
1 869 - 3 460 511 Abme,460 band
1 894 - 2 460 = 25 Below 155 band
1 1 9% - 1 3 1 4.60 = 4S6 Above 460 band
hft modnlstioa Products wits Cellular Freque»cies
The 902 to 928 AdHa band is used by many people with a transmission matsodoloa cid spud
spectrum. Our sic espetsmae is with iit rue far twa way data for I iH
caaaol systems. This technology is less susceptible to umrOmmm because the frequency used to
transunt data changes coney_ Theref m%ice m some parts of the band does not
pteveat the data fiam getting 9noogk m other pars. Also most appliesons use an
aclmowledgment pro x*l wiTh error desecton tQ ensue that the transmitted data is properly
received
Frarn The previous study,and aw caperieooe with The spread spectrum iechmology in the 902 to
928 NOU band, it can be concluded that The additi®.of&-.cellular service does not materially
amt the possbffiLy of fi- coca bWm=services at this site.
03/06/96 10:41 TX/RX N0.0464 P.002 ,/,
MAR-06-96 30:38 FROM:TYNAN GP"IUP INC ID=0066999897 PAGE 3/3
T hft-efam it is my coochmm that none of the City cf Sm Luis Obispo facr&tics at dbe ijQ-AM
sift will be a$eMd by lbe addition of the oeE service
The unrlersigued Gmald L.Moaae lms a BSEE firm the iumvvmxty of the Pmafie, Stoclw%
Califoua aad an MBA from the Univarsay of Samoa.Claw,Sanuo Clara,Cahfo=a aad 20 yews
eapmcom in lA ckbeed Ceapo ahm viudmg wdh RF UTmm=smom and Flecho Magic
lntteaeaoe. I also have to years of pawl awrienm wi&higb aad low power bro®d—st
mchdwg msMUsU n and opeaabm of=ltiple user facalities
R RxxtmQy sobmiited by,
Gmald 1�Moore
03/06/96 10:41 TX/RX N0.0464 P.003