HomeMy WebLinkAboutItem 1 - Staff Report PCC 14-042CHULA VISTA
PLANNING
COMMISSION
AGENDA STATEMENT
Item: 1
Meeting Date: 05/13/15
ITEM TITLE: Public Hearing: PCC -14 -042 Consideration of a Conditional Use Permit
to install, use, and maintain an unmanned Wireless Telecommunications
Facility consisting of twelve (12) panel antennas mounted on a 70 -ft. high
antenna structure designed to resemble a pine tree and associated
equipment located within the existing private golf course at 2375
Clubhouse Drive. Applicant: Trillium Consulting for Verizon Wireless
Resolution of the City of Chula Vista Planning Commission approving
Conditional Use Permit PCC -14 -042, to construct an unmanned wireless
telecommunications facility at 2375 Clubhouse Drive.
SUBMITTED BY: Harold Phelps, AICP, Associate Planner
REVIEWED BY: Kelly Broughton, FASLA, Director of Development Services
INTRODUCTION
The Applicant has submitted a Conditional Use Permit application that consists of an unmanned
Wireless Telecommunications Facility (WTF) consisting of twelve (12) panel antennas mounted
on a 70 -ft. high antenna structure designed to resemble a pine tree (monopine) and associated
equipment (Project). The site is located at 2375 Clubhouse Drive within the Eastlake Greens golf
course property (see Locator Map, Attachment 1).
ENVIRONMENTAL REVIEW
The Development Services Director has reviewed the proposed project for compliance with the
California Environmental Quality Act (CEQA) and has determined that the project qualifies for a
Class 3 Categorical Exemption pursuant to Section 15303, new construction or conversion of
small structures of the State CEQA Guidelines. Thus, no further environmental review is
required.
RECOMMENDATION
That the Planning Commission adopt Resolution PCC -14 -042, approving the proposed
unmanned Wireless Telecommunications Facility, based on the findings and subject to the
conditions listed in the attached Resolution.
Item 1 - PCC 14 -042
May 13, 2015
Page No. 2
DISCUSSION
ect Site Characteristics:
The 157 -acre Eastlake Greens Golf Course is located in eastern Chula Vista within the Eastlake
Greens Planned Community. The project site is adjacent to the private tennis and swim club.
Beyond the golf course to the north and along Clubhouse Drive and Hunte Parkway are
residential homes over 300 -feet away from the project site. The proposed monopine and
equipment enclosure will be adjacent to the golf course service yard area located behind the
private tennis and swim club facility. The existing surrounding land uses are as follows:
Project Description:
Verizon Wireless proposes to construct an unmanned WTF consisting of twelve (12) panel
antennas including a 4 -ft. microwave dish mounted on a 70 -ft. high antenna structure designed to
resemble a pine tree. The monopine, which will support the antennas, will be located within a
landscaped area behind the golf club maintenance yard (see Attachment 4, Project Plans). The
facility also includes a 504 square -foot equipment shelter located adjacent to the monopine along
the southeastern property line. The shelter will consist of a concrete block wall with a chain link
lid over a 72- square foot portion, and a telco board roof over the remaining 432 - square foot
portion. Two doors and one steel gate will provide access to the equipment enclosure. Some
existing landscaping will be removed and relocated along the southeastern property line.
ANALYSIS
In accordance with Chula Vista Municipal Code (CVMC) Chapter 19.89, Wireless
Telecommunications Facilities, wireless telecommunications facilities are allowed in any zone
subject to an administrative Conditional Use Permit (CUP). Facilities that exceed the height
limit within the particular zone require approval of a CUP by the Planning Commission. The
project site is zoned Open Space (OS) as a Special Purpose District facility (golf course), which
has a maximum height limit of 35 feet. The 70 -foot tall monopine exceeds the maximum height
limit by 3 5 feet.
In order to minimize the impact of the equipment enclosure and monopine to the site and
surrounding neighborhood, the enclosure will be built within a landscape berm that buffers the
golf club service maintenance yard from the adjacent tennis and swim club. An equipment
enclosure will house mechanical equipment including a standby power generator. Since the
generator is located more than 300 -ft. from the nearest residential structure, no noise analysis
was required. The block wall on all four sides will provide sound attenuation to reduce noise
levels to comply with the City's noise standards for the nearby recreational facilities (tennis
courts, swimming pool, and golf course driving range). Additional landscaping will also be
provided within an existing landscape berm to minimize the equipment enclosure visual impacts
General Plan:
Zoning:
Current Land Use:
Site:
Residential Low Medium
OS
Eastlake Greens Golf Course
North:
Residential Low Medium
SFD
Single Family Detached (Greens)
South:
Residential Low Medium
OS
Tennis /Swim Club
East:
Residential Low Medium
SFD
Single Family Detached (Trails)
West:
Residential Low Medium
OS
Tennis /Swim Club
Project Description:
Verizon Wireless proposes to construct an unmanned WTF consisting of twelve (12) panel
antennas including a 4 -ft. microwave dish mounted on a 70 -ft. high antenna structure designed to
resemble a pine tree. The monopine, which will support the antennas, will be located within a
landscaped area behind the golf club maintenance yard (see Attachment 4, Project Plans). The
facility also includes a 504 square -foot equipment shelter located adjacent to the monopine along
the southeastern property line. The shelter will consist of a concrete block wall with a chain link
lid over a 72- square foot portion, and a telco board roof over the remaining 432 - square foot
portion. Two doors and one steel gate will provide access to the equipment enclosure. Some
existing landscaping will be removed and relocated along the southeastern property line.
ANALYSIS
In accordance with Chula Vista Municipal Code (CVMC) Chapter 19.89, Wireless
Telecommunications Facilities, wireless telecommunications facilities are allowed in any zone
subject to an administrative Conditional Use Permit (CUP). Facilities that exceed the height
limit within the particular zone require approval of a CUP by the Planning Commission. The
project site is zoned Open Space (OS) as a Special Purpose District facility (golf course), which
has a maximum height limit of 35 feet. The 70 -foot tall monopine exceeds the maximum height
limit by 3 5 feet.
In order to minimize the impact of the equipment enclosure and monopine to the site and
surrounding neighborhood, the enclosure will be built within a landscape berm that buffers the
golf club service maintenance yard from the adjacent tennis and swim club. An equipment
enclosure will house mechanical equipment including a standby power generator. Since the
generator is located more than 300 -ft. from the nearest residential structure, no noise analysis
was required. The block wall on all four sides will provide sound attenuation to reduce noise
levels to comply with the City's noise standards for the nearby recreational facilities (tennis
courts, swimming pool, and golf course driving range). Additional landscaping will also be
provided within an existing landscape berm to minimize the equipment enclosure visual impacts
Item 1 - PCC 14 -042
May 13, 2015
Page No. 3
to the maintenance yard and adjacent tennis and swim club. The 70 -ft. high monopine will be
placed next to existing pine trees within the area with similar heights. The monopine will
incorporate 12 panel antennas near the 70 -ft. height level, and the faux pine tree branches will
extend a minimum of 18- inches beyond the panel antennas all sides of the three panel arrays. At
the 50 -ft. height level, a 4 -ft. diameter microwave dish will be mounted, which will also be
camouflaged by faux pine tree branches.
The proposed monopine and associated equipment will be built to comply with the Wireless
Ordinance's development criteria and all other City zoning and building regulations. Access to
the site shall be kept at a minimum and conducted in a manner that does not negatively impact
residents. There is one driveway on Hunte Parkway which also provides maintenance access to
the golf course and is not located near any residential homes. The unmanned facility is expected
to only require monthly inspections and testing of the backup generator.
Design Criteria for Wireless Facilities
The following provides an analysis of the Development Criteria in accordance with CVMC
Section 19.89.060, the regulations for all wireless telecommunications facilities in terms of
height, design, and co- location of wireless facilities.
Hecht
The proposed facility is designed to provide wireless telephone coverage for customers in the
vicinity of Hunte Parkway, Clubhouse Drive, Eastlake Parkway and surrounding neighborhoods.
Verizon Wireless radio engineers have determined that in order to meet that goal, the proposed
70 -foot tall monopine and 12 antennas are necessary to provide uninterrupted coverage to their
customers. In addition, this taller facility with multiple antennas will reduce the need for
additional cellular facilities in the area. There are already two other WTF in this maintenance
area; one utilizing the driving range structure, and the other providing another monopine.
Design
This facility has been designed and located to meet the current and anticipated needs of the
Verizon Wireless network in the area. The facility includes a monopine that resembles a pine
tree to partially conceal the antennas. This stealth design monopine will be located within the
golf course service maintenance area in a landscaped area that buffers the golf course from the
existing tennis and swim club facility. Along Clubhouse Drive, the monopine will be barely
visible due to the existing landscaping. From Hunte Parkway it will only be visible from a
significant distance along with the driving range netting which is a similar height profile view.
This stealth design facility provides visual compatibility within the context of the existing uses
and landscaped design; therefore, the project design complies with the City's design standards
for requiring stealth facilities. According to Verizon Wireless engineers, this facility uses the
smallest practical devices, and the most efficient technology available.
Additionally, a 144 square -foot equipment building is proposed that will house equipment
including radio cabinets, electrical connections, service generators, and emergency generators.
The size is typical and is average for projects of this magnitude. The Applicant is required to
maintain the equipment in good working order and remove any graffiti from the structures.
Item 1 — PCC 14 -042
May 13, 2015
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Co- location
Verizon Wireless researched the area for other possible locations. Due to challenging
topographical conditions in eastern Chula Vista, Verizon carefully assessed coverage needs in
this area along with suitable co- location opportunities.
The subject site with the use of the monopine was found to be the best option. The additional
height that the monopine will provide is necessary to meet Verizon's coverage objectives to
cover subscribers in all directions.
Verizon Wireless has designed the monopine and equipment enclosure such that the golf course
maintenance area could accommodate future WTF co- locations in the event that another carrier
needs to establish a wireless facility in the vicinity.
DECISION -MAKER CONFLICTS:
Staff has reviewed the property holdings of the Planning Commission and has found that no
Planning Commissioner has property holdings within 500 feet of the boundaries of the property
which is the subject of this action. Staff is not independently aware, nor has staff been informed
by any Planning Commissioner, of any other fact that may constitute a basis for a decision maker
conflict of interest in this matter.
CONCLUSION:
The project is consistent with the goals and policies of the General Plan and associated
documents. Based on the preceding information in this report, the use is desirable to meet the
needs of the residents in the surrounding areas. Staff recommends the Planning Commission
approve Conditional Use Permit, PCC -14 -042, an unmanned Wireless Telecommunications
Facility consisting of twelve (12) panel antennas mounted on a 70 -ft high antenna structure
designed to resemble a pine tree and associated equipment, subject to the conditions listed in the
attached Resolution.
FISCAL IMPACT
The application fees and processing costs are paid for by the Applicant.
ATTACHMENTS
1. Locator Map
2. Planning Commission Resolution PCC -14 -042
3. Disclosure Statement
4. Project Plans
Prepared by: Harold Phelps, AICP, Associate Planner, Planning Division