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HomeMy WebLinkAbout11-16-2015 ARC Item 3 - ARCH-1407-2015 (224 Tank Farm Road) ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of the construction of a new Verizon Wireless telecommunications facility disguised as a water tower, with a categorical exemption from environmental review ADDRESS: 224 Tank Farm Road BY: Walter Oetzell, Assistant Planner Phone: (805) 781-7593 e-mail: woetzell@slocity.org FILE NUMBER: ARCH-1407-2015 FROM: Marcus Carloni, Associate Planner RECOMMENDATION: Adopt a draft resolution (Attachment 1) granting final approval to the project, based on findings, and subject to conditions. SITE DATA Applicant Verizon Wireless Representative Aaron M. Anderson, Sequoia Development Services, Inc. Property Owner SLO County Farm Supply Submittal Date May 21, 2015 Complete Date August 6, 2015 General Plan Services and Manufacturing Specific Plan Airport Area Zoning Service Commercial (C-S-SP) Environmental Status Categorically Exempt (CEQA Guidelines §15303 New Construction of Small Structures) SUMMARY Verizon Wireless has filed applications to install and operate a new wireless telecommunications facility on the Farm Supply Company site at 224 Tank Farm Road. An administrative use permit to establish the facility was granted on October 16th (USE-1405-2015). The San Luis Obispo County Airport Land Use Commission reviewed the project on September 16, 2015 and found it consistent with airport operation standards. Construction of the facility is subject to architectural review (Zoning Regulations § 17.16.120 (D) (1)). Staff has reviewed the proposal and has found it to be in compliance with the standards and requirements of § 17.16.120 of the Zoning Regulations (Wireless telecommunications facilities), as discussed in Section 3.0 below Meeting Date: November 16, 2015 Item Number: 3 ARC3 - 1 ARCH-1407-2015 (224 Tank Farm) Page 2 1.0 COMMISSION’S PURVIEW The Commission’s role is to review the proposed project in terms of its consistency with the City’s Zoning Regulations (Section 17.16.120 & specifically Section F), Community Design Guidelines, General Plan, and applicable City standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The site is located on a 4½-acre parcel in a Service-Commercial (C-S-SP) Zone, at the northeast corner of Old Windmill Lane and Tank Farm Road. It is developed with large agrarian style buildings used for the Farm Supply Company store. Natural features on the site are limited to landscape plantings installed with the site development, and the nearest creek is Tank Farm Creek, located about ¼ of a mile east of the site. Table 1: Site Information / Setting Site Size 4 ½ acres Present Use & Development Farm supply and feed store Topography Level Access Tank Farm Road and Old Windmill Lane Surrounding Use/Zoning North, East: C-S-SP; Agriculture West, South: C-S-SP; Service and manufacturing uses 2.2 Project Description The project consists of the construction of an unmanned telecommunications facility within a 750 square-foot lease area at the northwest corner of the site, next to a 40 foot tall accessory storage building. The tower base, associated equipment, and a backup generator will be placed on a new concrete slab and screened by a 7-foot tall wood fence. The tower will rise to 55 feet in height and will be camouflaged as a water tower designed in a rustic agrarian style. The tank structure will house 9 wireless antennas and 12 remote radiohead units. 3.0 PROJECT ANALYSIS 3.1 Site Plan The lease area is within an unpaved but surfaced portion of the site, and is easily accessed from driveways on Tank Farm or on Old Windmill. The tower is located adjacent to fairly tall buildings, and situated more than 500 feet from Tank Farm Road, the main public thoroughfare through the area. 3.2 Facility Design Tower Dimensions. The tank structure is 11 feet in diameter and about 10 feet tall, and sits atop a metal support tower. The antennas within the tank are centered at about 51 feet in height, and the overall height of the tower and tank is 55 feet. The allowable height of telecommunications antennas is determined on a case-by-case basis through the use permit ARC3 - 2 ARCH-1407-2015 (224 Tank Farm) Page 3 process,1 and facilities are to be designed to the minimum necessary functional height. The proposed height of the structure was approved at the October 16th Administrative Hearing. Taller height makes it possible for wireless signals to clear trees and buildings and improves the line-of-sight path necessary for reception by cellular phones. As described in the height justification provided by the project engineer (Attachment 5), the height of the proposed tower is necessary in order for the signal to clear the adjacent building, which is 40 feet tall and has a metal roof. Table 2: Project Statistics Item Proposed Ordinance Standard Setbacks Street Yards ± 20 ft. 15 ft. 1 Other Yards 45’ – 6” None2 Tower Height 55 ft. As Determined by Use Permit3 Lighting No illumination proposed; Lighting limited to ground facilities when personnel are present, emergency lighting, and any lighting required by the Federal Aviation Administration (FAA) Notes: 1. For buildings more than 20 feet in height, per § 17.46.020 (B) 2. § 17.46.020 (B): As provided in the zone of any adjacent lot (adjacent lots also (C-S)) 3. § 17.16.120(F)(2): Height determined with use permit on a case by case basis Aesthetically, the facility fits its site and context. Its camouflage as a water tower is appropriate to the agrarian style of the building on site and to the agricultural activities taking place on neighboring property. The height of this structure is consistent with the height of recently approved wireless communications towers.2 Water towers are typically tall structures (to provide necessary water system pressure), and the combination of the tower and the adjacent building are aesthetically pleasing in proportion and style. Materials and Color. The tank structure itself is fiberglass, which allows radio signals to travel through the walls of the tank. It will be patterned to have the appearance of a wooden tank, and will be “Deep Rose” in color, echoing the color of the Farm Supply store building, the primary structure on the site. The support structure is proposed to be painted the same “Deep Rose” color as the tank. Photo-simulations (Attachment 4) do not clearly convey the appearance of 1 Zoning Regulations § 17.16.120 (F) (2) 2 Recently approved tower heights include 50’ (3825 S. Higuera) and 65’ (620 California) ARC3 - 3 ARCH-1407-2015 (224 Tank Farm) Page 4 the support structure with the same color as the tank. In these simulations the support structure appears as a darker, more neutral color suggesting weathered metal. This provides a more authentically utilitarian appearance to the structure and provides some contrast to the color scheme, which may be absent if the entire structure is colored “Deep Rose.” Staff recommends specifying the use of a “neutral, weathered-metal” coloring for the support structure (see condition of approval #2). 4.0 ENVIRONMENTAL REVIEW This project has been determined to be categorically exempt from the provisions of the California Environmental Quality Act (CEQA), as it involves construction of a small structure, as described in § 15303 of the CEQA Guidelines (Construction of Small Structures). 5.0 REVIEW BY OTHER DEPARTMENTS This project was reviewed by several City departments (Building & Safety, Fire, Utilities, Public Works) for conformance to applicable standards and regulations. Comments from these departments have been incorporated into suggested conditions of project approval. 6.0 ALTERNATIVES 6.1. Continue the project with direction to the applicant and staff on pertinent issues. 6.2. Deny the project based on findings of inconsistency with the City’s General Plan, Zoning Regulations, Community Design Guidelines, or other applicable standards. ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Project Plans 4. Photo-Simulations 5. Justification of Tower Height (Verizon Wireless) 6. Administrative Hearing Agenda Report (Use Permit) Figure 1: Photo-simulations of tower (provided by applicant) ARC3 - 4 RESOLUTION NO. ####-15 A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO APPROVING A NEW WIRELESS TELECOMMUNICATIONS FACILITY LOCATED AT 224 TANK FARM ROAD, INCLUDING A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED NOVEMBER 16, 2015 224 TANK FARM ROAD (C-S-SP ZONE; ARCH-1407-2015) WHEREAS, on November 16, 2015 the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, pursuant to a proceeding instituted under application ARCH-1407-2015, Verizon Wireless, applicant and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law: NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the proposed project (ARCH-1407-2015), based on the following findings: 1. That, as conditioned, the proposed facility complies with the site development and performance standards of the City’s Wireless telecommunications ordinance (Section 17.16.120) because it is creatively designed to minimize visual impact to the greatest extent possible by means of placement, screening, and camouflage. 2. That, as conditioned, the project design is consistent with the City’s Community Design Guidelines Chapters 6.1 (Miscellaneous Design Details) and 6.2 (Landscaping). Associated equipment is accessible but unobtrusive, and screened with wood fencing, which relates well to building architecture. Lighting is limited to emergency lighting and any FAA-required lighting, preserving the night sky and avoiding nuisance to nearby properties. A condition of approval requires landscaping around the facility to enhance the project appearance. 3. That the project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it is limited to the construction of a small structure, as described in § 15303 of the CEQA Guidelines (New Construction of Small Structures). ATTACHMENT 1 ARC3 - 5 Resolution No. ARC ####-15 Page 2 ARCH-1407-2015 (224 Tank Farm) SECTION 2. Action. The Architectural Review Commission hereby grants final approval to the project (ARCH-1407-2015), with incorporation of the following conditions: Planning Division – Community Development Department 1. Plan conformance. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as Sheet 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. Conformance to Use Permit: Plans submitted for construction permits shall be in compliance with Administrative Use Permit USE-1405-2015, granted on October 16, 2015, including all conditions of approval. 3. Appearance of support structure. The tower support structure shall be given a non-reflective neutral coloring suggestive of weathered metal in order to achieve an authentically utilitarian appearance, and to contrast with the color of the tank. 4. Landscaping. Landscaping using a combination of shrubs and ground cover shall be provided around the edges of the facility to improve its appearance and to soften its visual impact. The landscaping shall be carefully designed to be an integral part of the overall site landscaping program, employing the same planter area design and using similar and compatible plantings used throughout the site. 5. Connections and conduits. Connections and conduits shall be undergrounded. Any above- ground connections and conduits on the tower and tank structures shall be fully enclosed by placement within the center pipe or tank, in conformance with Zoning Regulations § 17.16.120 (4) (c). Building – Community Development Department 6. Plans submitted for construction permits to complete this project shall include design calculations to justify the design and anchorage of the equipment and the proposed tank structure. Structural design calculations must be stamped and signed by a licensed architect or engineer in California. ATTACHMENT 1 ARC3 - 6 Resolution No. ARC ####-15 Page 3 ARCH-1407-2015 (224 Tank Farm) Fire Department 7. Plans submitted for construction permits to complete this project shall include details for the generator, including the fuel storage tank and venting. Engineering Division – Public Works / Community Development Department 8. Plans submitted for construction permits to complete this project shall show all frontage improvements, offers of dedication, and easements. 9. Plans submitted for construction permits to complete this project shall show all new electrical lines to be underground. 10. An encroachment permit shall be required for any work or construction staging in Old Windmill Lane, in the public right-of-way or within an offer of dedication for irrevocable easement for street purposes and incidental purposes. Indemnification 11. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 16th day of November, 2015. _____________________________ Marcus Carloni, Liaison Architectural Review Commission ATTACHMENT 1 ARC3 - 7 C-S-SP M-SP C-S-SP M-SP C-S-SP M-SP M-SP C-S-SP C/OS-SP BP-SP C-S-SPC-S C-S-SP-PD BP-SP C-S C/OS-SP C-S TANK FARM LO N G GRANADA HIND SUBURBAN MEISSNER CROSS HIG U E R A S OL D W I N D M I L L SU E L D O EM P L E O HI G U E R A S VICINITY MAP File No.224 TANK FARM RD ¯ ATTACHMENT 2 ARC3 - 8 VI C I N I T Y M A P SH E E T I N D E X CO D E C O M P L I A N C E PR O J E C T D E S C R I P T I O N XJ S F M F T T T- 1 SA N L U I S O B I S P O , C A 9 3 4 0 1 22 4 T A N K F A R M R D 30 9 1 3 6 TN DR I V I N G D I R E C T I O N S PR O J E C T I N F O R M A T I O N XJSFMFTT ATTACHMENT 3 ARC3 - 9 La t i t u d e : N 3 5 ° 1 4 ' 5 4 . 3 7 " ( N A D 8 3 ) Lo n g i t u d e : W 1 2 0 ° 4 0 ' 0 4 . 2 7 " ( N A D 8 3 ) La t i t u d e : N 3 5 ° 1 4 ' 5 4 . 3 7 " ( N A D 8 3 ) Lo n g i t u d e : W 1 2 0 ° 4 0 ' 0 4 . 2 7 " ( N A D 8 3 ) C- 1 Vi c i n i t y M a p Be n c h M a r k Ba s i s o f B e a r i n g s As s e s s o r ' s P a r c e l N o . Pr o p o s e d F a u x W a t e r T o w e r Da t e o f S u r v e y Ac c e s s / U t i l i t y R o u t e & L e a s e A r e a Ea s e m e n t s Ti t l e R e p o r t Le g a l D e s c r i p t i o n Le g e n d Bo u n d a r y D e t a i l Le a s e A r e a D e t a i l Si t e Se e L e a s e A r e a D e t a i l Ge o g r a p h i c C o o r d i n a t e s a t ATTACHMENT 3 ARC3 - 10 TN A- 1 SA N L U I S O B I S P O , C A 9 3 4 0 1 22 4 T A N K F A R M R D 30 9 1 3 6 XJSFMFTT ATTACHMENT 3 ARC3 - 11 TN A- 2 SA N L U I S O B I S P O , C A 9 3 4 0 1 22 4 T A N K F A R M R D 30 9 1 3 6 XJSFMFTT ATTACHMENT 3 ARC3 - 12 TN A- 3 SA N L U I S O B I S P O , C A 9 3 4 0 1 22 4 T A N K F A R M R D 30 9 1 3 6 XJSFMFTT ATTACHMENT 3 ARC3 - 13 TN A- 4 SA N L U I S O B I S P O , C A 9 3 4 0 1 22 4 T A N K F A R M R D 30 9 1 3 6 XJSFMFTT ATTACHMENT 3 ARC3 - 14 A- 5 SA N L U I S O B I S P O , C A 9 3 4 0 1 22 4 T A N K F A R M R D 30 9 1 3 6 XJSFMFTT ATTACHMENT 3 ARC3 - 15 A- 6 SA N L U I S O B I S P O , C A 9 3 4 0 1 22 4 T A N K F A R M R D 30 9 1 3 6 XJSFMFTT ATTACHMENT 3 ARC3 - 16 Ac c u r a c y o f p h o t o s i m u l a t i o n b a s e d u p o n i n f o r m a t i o n p r o v i d e d b y p r o j e c t a p p l i c a n t . pr o p o s e d f a u x w a t e r t o w e r ©2 0 1 4 G o o g l e M a p s So u t h H i g u e r a Lo c a t i o n Ex i s t i n g Lo o k i n g n o r t h e a s t f r o m O l d W i n d m i l l L a n e Pr o p o s e d Vi e w 1 22 4 T a n k F a r m R o a d S a n L u i s O b i s p o C A 9 3 4 0 1 ATTACHMENT 4 ARC3 - 17 Ac c u r a c y o f p h o t o s i m u l a t i o n b a s e d u p o n i n f o r m a t i o n p r o v i d e d b y p r o j e c t a p p l i c a n t . pr o p o s e d f a u x w a t e r t o w e r ©2 0 1 4 G o o g l e M a p s So u t h H i g u e r a Lo c a t i o n Ex i s t i n g Lo o k i n g s o u t h e a s t f r o m a d j a c e n t f i e l d Pr o p o s e d Vi e w 2 22 4 T a n k F a r m R o a d S a n L u i s O b i s p o C A 9 3 4 0 1 ATTACHMENT 4 ARC3 - 18 Ac c u r a c y o f p h o t o s i m u l a t i o n b a s e d u p o n i n f o r m a t i o n p r o v i d e d b y p r o j e c t a p p l i c a n t . pr o p o s e d f a u x w a t e r t o w e r ©2 0 1 4 G o o g l e M a p s So u t h H i g u e r a Lo c a t i o n Ex i s t i n g Lo o k i n g n o r t h w e s t f r o m T a n k F a r m R o a d Pr o p o s e d Vi e w 3 22 4 T a n k F a r m R o a d S a n L u i s O b i s p o C A 9 3 4 0 1 ATTACHMENT 4 ARC3 - 19 ATTACHMENT 5 ARC3 - 20 Meeting Date: October 16, 2015 Item Number: 4 ADMINISTRATIVE HEARING AGENDA REPORT FROM: Walter Oetzell, Assistant Planner MEETING DATE: October 16, 2015 FILE NUMBER: USE-1405-2015 PROJECT ADDRESS: 224 Tank Farm Road SUBJECT: Installation and operation of a new wireless telecommunications facility BACKGROUND Verizon Wireless has filed applications to install and operate a new wireless telecommunications facility at the northwest corner of the Farm Supply Company site, adjacent to an existing materials storage building, at 224 Tank Farm Road. An administrative use permit is required to establish a new wireless telecommunications facility (Zoning Regulations § 17.16.120), and construction of the facility is also subject to architectural review. Address 224 Tank Farm Rd Applicant Verizon Wireless Representative Aaron M. Anderson, Sequoia Development Services, Inc. Property Owner SLO County Farm Supply Filed May 21, 2015 Complete August 6, 2015 General Plan Services and Manufacturing Specific Plan Airport Area Zoning Service-Commercial (C-S) Environmental Status Categorically Exempt (CEQA Guidelines §15303 New Construction of Small Structures) SITE INFORMATION The facility is to be constructed on a flat site within a Service-Commercial (C-S) Zone, on a 4½ parcel at the northeast corner of Old Windmill Lane and Tank Farm Road. It is developed with a large industrial building designed in an agrarian style, used for the Farm Supply Company store. Two large accessory buildings at the north end of the site provide covered materials storage. The wireless facility will be installed at the west side of the storage building along the Old Windmill frontage. Natural features on the site are limited to landscape plantings installed with the Farm Supply Company development. The nearest creek is Tank Farm Creek, located about ¼ of a mile east of the site. ATTACHMENT 6 ARC3 - 21 USE-1405-2015 (224 Tank Farm) Page 2 Adjacent Zoning and Land Use: Service-Commercial (C-S) Zones surround the site. Property to the north and east is currently used for agriculture (though designated for Service and Manufacturing uses). To the south and west, property is used for light industrial activities, including equipment rental, welding products, and vehicle service. Site Dimensions (approx.) Area: 4.4 acre Width: 300 feet Depth: 620 feet Street Frontage: 300 feet Present Use & Development Farm supply and feed store, accessory storage buildings Topography Elevation: Min. 123 feet; Max. 129 ft. Slope: Nearly flat Natural Features: None (installed landscaping) Access From Tank Farm Road via Old Windmill Lane Surrounding Use and Zoning North, East: Agriculture; Service-Commercial (C-S) South, West: Light industrial uses; Service-Commercial (C-S) PROJECT DESCRIPTION This project consists of the construction of an unmanned telecommunications facility within a 750 square lease area at the northwest corner of the site, next to a 40-foot tall accessory storage building. The tower base, associated equipment, and a backup generator will be screened by a 7-foot tall wood fence. The tower will rise to 55 feet in height and will be camouflaged as a water tower designed in a rustic style associated with agrarian settings. The tank structure will house 9 wireless antennas and 12 remote radiohead units. EVALUATION Permit Requirements Installation of a new wireless telecommunications facility requires an administrative use permit and architectural review. In considering a use permit, the Director is concerned with whether the facility could be established and maintained without jeopardy to persons or property within and adjacent to the site, and without damage to resources of the site and surroundings. Conformance with applicable Community Design Guidelines will be addressed during architectural review. Facilities Standards Standards applicable to wireless telecommunications facilities are set forth in the City’s Zoning Ordinance (§ 17.16.120 – Wireless Telecommunications Facilities). They are intended to protect and promote public health, safety, and welfare, to preserve view corridors, and to avoid adverse visual and environmental impacts. ATTACHMENT 6 ARC3 - 22 USE-1405-2015 (224 Tank Farm) Page 3 Site Access Telecommunications facilities should use existing access roads and parking, and these should be improved and surfaced where necessary. This site and Old Windmill Lane are improved and surfaced, and a non-exclusive access easement will be agreed between the property owner and Verizon wireless to provide access to the lease area for operation and maintenance of the facility. Setbacks and Height The facility complies with the setback requirements of the Service-Commercial (C-S) Zone. The tower and equipment are placed more than 15 feet from the westerly property line, in compliance with the minimum street yard depth for the zone (for structures over 20 feet in height). No setback is required along the “other yard” at the northerly property line. The proposed tower is 55 feet tall. The allowable height of telecommunications antennas is determined on a case-by-case basis through the use permit process, and facilities are to be designed to the minimum necessary functional height. Taller height makes it possible for wireless signals to clear trees and buildings and improves the line- of-sight path necessary for reception by cellular phones. Coverage maps are included in the Cell Site Necessity Case prepared by Verizon Wireless (Attachment 5). The document explains that coverage maps depict the extent over which service is provided but cannot meaningfully model the effects of different tower heights. Clearance of buildings and vegetation is assumed in coverage models: Once the antennas fall below the ground clutter the models become inaccurate and cannot tell that specific trees or buildings are blocking the RF signal.1 As described in the height justification provided by the project engineer (Attachment 6), the height of the proposed tower is necessary in order for the signal to clear the adjacent building, which is 40 feet tall and has a metal roof. Aesthetically, staff finds the height of the tower unobjectionable, given its camouflage as a water tower, and its location next to a fairly tall building. Water towers are typically tall structures2 and the height of this structure is within the typical range for wireless communications towers.3 The resulting combination of the tower and the building are aesthetically pleasing in proportion and style. However, tower remains subject to architectural review to ensure conformance to relevant design standards and policies. 1 Cell Site Necessity Case – South Higuera, prepared by Verizon Wireless 2 Tower height provides pressure needed in a water distribution system; however it is noted that this structure will not actually be used as a water tower. 3 Recently approved towers at a similar height include: 50’ tall at 3825 S. Higuera (ARC 146-10) and 65’ tall at 620 California (ARC 164-05) both camouflaged as pine trees. ATTACHMENT 6 ARC3 - 23 USE-1405-2015 (224 Tank Farm) Page 4 Aesthetics and Visibility Visual impact must be minimized to the greatest extent possible by placement, screening, camouflage, and use of the smallest and least visible antennas possible to accomplish coverage objectives. Features that clutter, degrade, intrude on, or obstruct views should be avoided. Views of important scenic resources from public places are to be preserved and improved. This facility is camouflaged as a water tower, designed in an agrarian-themed style, and placed next to a large agrarian-style building. The antennas and remote radiohead units are completely screened from view within the tank structure. Scenic views are not impacted, as the tower has a narrow profile and an open base structure, and is designed in a style that is consistent with the flat, semi-agrarian topography that surrounds it. The ground facilities are screened with wood fencing that is compatible with the buildings on site. The aesthetic characteristics of the facility will be considered in further detail during architectural review of the project. Lighting and Noise Telecommunications facilities are to be unlit except when personnel are actually present, and condition of approval 5 reiterates this requirement. No lighting is proposed, apart from lighting necessary to illuminate the ground facilities during times that personnel are present for maintenance and repair, emergency lighting, and any lighting required by the Federal Aviation Administration for conformance to airport operational standards. Exterior lighting will be more closely examined during architectural review of the project to ensure compliance with Night Sky Preservation regulations (SLOMC Chapter 17.23). The facility is unmanned and the equipment within the equipment shelter does not generate significant amounts of noise. Zoning Regulations prohibit equipment noise from any source in excess of an exterior noise level of 55 dB at the property line (§17.16.120 (F.9)). Backup Generator The standby generator is not used during normal operations. Conditions of approval 12 and 14 require evidence that the generator complies with the Air Pollution Control District’s permitting requirements, and condition 6 requires that evidence be submitted with construction drawings to demonstrate that the generator will comply with the City’s Noise Control regulations (SLOMC Chapter 9.12). Zoning Regulations also limit the operation of the generator to power outages and testing and maintenance activities (§17.16.120 (F.10)). Airport Operations This site lies within the Airport Planning Area described in Airport Land Use Plan (ALUP) for the San Luis Obispo Regional County Airport, and the City’s regulations for wireless facilities call for a determination by County Airport staff that the project is consistent with airport area standards (Zoning § 17.16.120(F)(13)). The SLO County Airport Land Use Commission considered the installation of the proposed tower at a public hearing held ATTACHMENT 6 ARC3 - 24 USE-1405-2015 (224 Tank Farm) Page 5 September 16, 2015, and determined that, subject to certain conditions, the tower would be consistent with those standards (Attachment 3). The Commission’s conditions of approval have been incorporated as conditions of approval of this use permit. Electromagnetic Exposure and Warning Signs This application includes a statement prepared by Hammet & Edison Inc., Consulting Engineers (Attachment 4) evaluating the exposure to radio frequency electromagnetic fields due to the proposed facility (with no other nearby wireless base stations reported). Based on the evaluation, Hammet & Edison concluded that the proposed facility would, in their opinion, comply with standards for limiting public exposure to radio frequency energy. No warning signs were indicated on project plans. Condition of approval 7 will require that explanatory warning signs be posted at all access points to the facility, in compliance with applicable standards and conventions. ENVIRONMENTAL REVIEW This project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA). It involves construction of new small facilities in small structures, as described in §15303 of the CEQA Guidelines. REFERRAL AND COMMENT Project plans were routed to several departments for review and comment. Comments received in response have been incorporated into conditions of approval of this use permit. RECOMMENDATION Based on this evaluation, staff recommends that the Director approve this application granting a use permit for the installation and operation of the proposed wireless telecommunications facility, based on the following findings, and subject to the following conditions: Findings 1. The proposed use will not be detrimental to the health, safety or welfare of persons working or living at the site or within the vicinity. The wireless telecommunications facility complies with standards for limiting public exposure to radio frequency energy, and explanatory radio-frequency energy and current flow warning signs. 2. The project complies with the site development and performance standards of the Zoning Regulations applicable to Wireless Telecommunications Facilities. 3. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA). It involves construction of new small facilities in small structures, as described in §15303 (New Construction of Small Structures) of the CEQA Guidelines. ATTACHMENT 6 ARC3 - 25 USE-1405-2015 (224 Tank Farm) Page 6 Conditions Planning 1. Architectural Review: The new wireless telecommunications facility is subject to architectural review, and architectural review approval is required before construction permits may be issued to construct the facility. 2. Compliance with Standards and Conditions: The facility will at all times be operated in full compliance with applicable standards of the Zoning Regulations (§17.16.120) and with the conditions of approval of this use permit. 3. Access Easement: An easement in favor of the operator of the wireless telecommunications facility providing access across the property from the public right-of-way to the facility will be secured and recorded prior to issuance of construction permits for this facility. 4. Encroachment: No portion of the facility, including support structures or associated equipment, may extend beyond the property line or encroach into any public right-of-way. 5. Lighting: The facility, including the base equipment area, will be unlit, except: a. as required by the Federal Aviation Administration; b. when authorized personnel are present at the facility; c. by emergency lighting during emergency situations; d. as permitted by architectural review approval of the facility. 6. Generator Noise: Plans and drawings prepared for construction permits for this facility will include sufficient information to demonstrate that backup generators will not exceed maximum noise levels established by the City’s Noise Control Regulations (Municipal Code Chapter 9.12). 7. Explanatory Warning Signs: Explanatory warning signs will be posted at all access points to the facility, in compliance with applicable standards and conventions. The location and appearance of these signs will be depicted on plans and drawings submitted for construction permits. 8. Undergrounding: All electrical and telephone service to the support equipment, and all connections and conduits between the base of the tower and support equipment shall be undergrounded, and connections and conduit above ground shall be fully enclosed, in compliance with § 17.16.120(F)(4)(d) of Zoning Regulations, to the satisfaction of the Community Development Director. Undergrounding and enclosure must be clearly depicted on plans submitted for construction permits to complete this project. ATTACHMENT 6 ARC3 - 26 USE-1405-2015 (224 Tank Farm) Page 7 9. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or officers and employees from any claim, action or proceeding against the City or its agents, officers or employees, to attack, set aside, void, or annul, in whole or in part, the City's approval of this project. In the event that the City fails to promptly notify the Owner / Applicant of any such claim, action or proceeding, or that the City fails to cooperate fully in the defense of said claim, this condition shall thereafter be of no further force or effect. Building 10. Plans submitted for construction permits to complete the project will clearly reference all applicable codes under which the project is constructed. Adopted codes are the 2013 California Building Codes and the San Luis Obispo Municipal Code. 11. Structural design calculations that justify the tower, as shown on plans, will be submitted for review along with plans submitted for construction permits to complete the project. Fire 12. An installation permit is usually required from Fire Department to install an emergency or standby generator tank, piping, and associated equipment; A detailed plan shall be submitted through the City Building Department and shall comply with the Fire Code, NFPA 30 and San Luis Obispo Fire Department installation Guidelines. 13. The applicant shall complete Hazardous Material Business Plan for fuel storage in the backup generator and must comply with the conditions of a CUPA permit. 14. The proposed generator shall also be approved and permitted by the San Luis Obispo County Air Pollution Control District (APCD). Contact the APCD at (805) 781-7912 for any permit requirements. San Luis Obispo County Airport Land Use Commission 15. Non-residential density for property is limited to no more than 40 persons per acre. 16. Non-residential density for the proposed operation of the wireless communications facility is limited to 2 persons. 17. The proposed 55-foot tall tower (configured to resemble a water tank) shall be reviewed by the Air Traffic Division of the FAA regional office having jurisdiction over San Luis Obispo County to determine compliance with the provisions of FAR Part 77. In addition, applicable construction activities must be reported via FAA Form 7460-1 at least 30 days before proposed construction or application for building permit. ATTACHMENT 6 ARC3 - 27 USE-1405-2015 (224 Tank Farm) Page 8 18. No structure, landscaping, apparatus, or other feature, whether temporary or permanent in nature shall constitute an obstruction to air navigation or a hazard to air navigation, as defined by the ALUP. 19. Any use is prohibited that may entail characteristics which would potentially interfere with the takeoff, landing, or maneuvering of aircraft at the Airport, including:  creation of electrical interference with navigation signals or radio communication between the aircraft and airport;  lighting which is difficult to distinguish from airport lighting;  glare in the eyes of pilots using the airport;  uses which attract birds and create bird strike hazards;  uses which produce visually significant quantities of smoke; and  uses which entail a risk of physical injury to operators or passengers of aircraft (e.g., exterior laser light demonstrations or shows). 20. Avigation easements will be recorded for each property developed within the area included in the proposed local action prior to the issuance of any building permit or conditional use permit; and 21. All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) will receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any property or properties within the airport area. ATTACHMENTS 1. Vicinity Map 2. Project Plans (reduced size) 3. Staff Report – San Luis Obispo County Airport Land Use Commission (September 16, 2015, Hearing item #3) 4. Radio Frequency Exposure Statement (Hammett & Edison, Inc.) 5. Wireless Cell Site Necessity Case (Verizon Wireless) 6. Justification of Tower Height (Verizon Wireless) ATTACHMENT 6 ARC3 - 28