Planning Commission
MEETING DATE: 10/4/2017
Title
CASE NO. Conditional Use Permit No. 16-046
APPLICANT: Verizon Wireless/Smartlink LLC, James Rogers
LOCATION: Northwest corner of Ramon Road and San Eljay Avenue (APN: 670-212-003)
REQUEST: A Conditional Use Permit Application for the installation of an unmanned wireless telecommunication facility (65-foot monopalm) and ground mounted equipment on a vacant lot located in the PCC (Planned Community Commercial) Zoning District and Specific Plan No. 93-51 located at the northwest corner of Ramon Road and San Eljay Avenue.
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STAFF PLANNER:
Salvador Quintanilla, Associate Planner
RECOMMENDATION:
Recommendation
APPROVE An exemption to the California Environmental Quality Act (CEQA) pursuant to Section No. 15332, Class No. 32 (In-Fill Development Projects).
APPROVE Conditional Use Permit No. 16-046 subject to the attached Conditions of Approval and based on the findings contained in the staff report.
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FINDINGS:
APPROVAL OF AN EXEMPTION TO CEQA based on the finding that the project qualifies as Categorically Exempt under Section No. 15332, Class No. 32 (In-Fill Development Projects) of the State CEQA Guidelines.
APPROVAL OF CONDITIONAL USE PERMIT NO. 16-046, subject to the attached conditions of approval and based on the following findings:
1. An unmanned wireless telecommunication facility, which is located at the northwest corner of Ramon Road and San Eljay Avenue in the PCC (Planned Community Commercial) Zoning District and Specific Plan (SP) No. 93-51, is authorized as conditional use per the City of Cathedral City Zoning Ordinance, Chapters 9.30 and 9.72;
2. The unmanned wireless telecommunication facility is desirable for the development of the community in that it provides a needed service for local residents and businesses, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the PCC Zoning District and SP No. 93-51 in which the wireless facility is to be located;
3. The site is adequate in size and shape to accommodate the unmanned wireless telecommunication facility and has been reviewed, and has specific conditions added, to ensure that the facility is compatible with the existing or permitted future uses in the neighborhood;
4. The site for the unmanned wireless telecommunication facility relates properly to Ramon Road which is designed and improved to carry the type and quantity of traffic generated or to be generated by the facility.
5. The applicant agrees to comply with any and all the conditions imposed by the Planning Commission or be subject to a revocation hearing.
BACKGROUND/PROJECT SUMMARY:
The Applicant (James Rogers representing Verizon Wireless/Smartlink LLC) submitted a Conditional Use Permit application on November 28, 2016 for the installation of a 65-foot unmanned wireless telecommunication facility (monopalm) and ground equipment on an approximately 7,500 square foot vacant commercial lot at the northwest corner of Ramon Road and San Eljay Avenue. The site is within the PCC Zoning District and SP No. 93-51. This type of project requires Conditional Use Permit approval by the Planning Commission.
The monopalm antenna structure and ground equipment will be enclosed by a 6’ high split face block wall. The enclosure will be located at the rear of the property. Along the east side of the enclosure will be a 12’ wide vehicular steel gate for maintenance access to the site, and a driveway leading to the gate along San Eljay Avenue. The site frontages along Ramon Road and San Eljay Avenue will be generously landscaped in a desertscape scheme.
Within the enclosed area, there will be six live palms trees of various heights, the 65-foot high monopalm, three cabinets, one emergency generator, a power panel, a GPS antenna, and a six-foot high pull box. The antenna structure will be painted with an earth tone color to enhance the character of the palm tree design. The monopalm will have green palm fronds at the top and dead palm fronds below the antennas. The site will have one parking space for the maintenance crew that will visit the site once a month.
The Architectural Review Committee (ARC) reviewed the project on July 19, 2017. The project was approved with the following changes:
1. Show the correct heights of the equipment cabinets and generators.
2. The split face block wall shall be tan or brown.
3. The landscape plan needs to be approved by the Coachella Valley Water District.
4. The Crape Mrytle needs to be multi-trunk.
5. The Ocotillos should be specified in “number of canes and height” and not in gallons.
6. The Lantana plant need to be changed from one gallon to five gallon.
7. The Creeping Germander needs to be replaced with another ground cover and reduce the quantity of the ground cover.
8. Call out the type of boulders. Desert Select Boulders and Sierra Boulders can be use.
9. Call out the type of gravel as Copper Canyon Crushed ¾” or Southwest Blonde Crushed ¾” can used.
10. Call out the type of decompose granite as Palm Springs Gold.
11. Create pockets of open space or design a river with rocks.
12. Relocate the Crape Myrtle, canopy trees and other landscaping to be 3’-4’ from the sidewalk.
13. Remove the note for soil preparation.
The changes were incorporated into the site, architectural, and landscape plans prior to the Planning Commission meeting.
ANALYSIS:
Under Section 9.96.100B (Antennas) of the Cathedral City Municipal Code (CCMC), commercial antennas are permitted in all zoning districts by Conditional Use Permit. Development standards are to be determined by the Planning Commission upon review of the use proposed for the antenna, the needs for proper orientation, and the impacts to the area and to the City in general. The project is located within the PCC zoning district, which allows office, service and commercial uses, and is a preferred zone for an unmanned wireless telecommunication facility.
The project is within the boundaries of SP No. 93-51. The Specific Plan sets forth supplemental development standards particularly related to new development and prohibits specific uses such as automotive repair and service stations. The Specific Plan allows any permitted or conditionally permitted use prescribed in the PCC zone. Therefore, the use as proposed is consistent with the development standards and requirements of the Specific Plan.
The City has an informal policy regarding unmanned wireless telecommunication facilities that encourages the following:
1. Minimum 300-foot separation between an unmanned wireless telecommunication facility and single-family residential zone property.
2. Maximum height of 65 feet.
3. A stealth design such as a palm tree.
4. If a monopalm design, live trees should be planted around the structure to help mask the artificial monopalm.
5. Ancillary equipment enclosed within a solid wall, with the wall perimeter landscaped.
The applicant has worked together with staff to meet all of the requirements of the policy. However, the project does not meet the separation requirement from a single family residential zone. The project site and the two adjacent homes to the north are within the PCC zoning district. Therefore, the nearest single family residential zone is approximately 165 feet north of the project site, across San Eljay Avenue.
The 7,500-square foot site, before required road dedications, is not ideal for a commercial development. The existing adjacent single family homes are legal, non-conforming but are permitted to continue the residential use of the property. The applicant has received a letter of support for the proposed project from the adjoining property owner. The project will have minimal traffic or noise impact on the neighborhood and has been designed in a manner that will enhance the area. Therefore, staff is supportive of the proposed use for this site.
ENVIRONMENTAL ANALYSIS:
This project is Categorical Exempt under Section No. 15332, (Class No. 32, In-Fill Development Projects) of the State CEQA Guidelines, which allows the construction of block walls for an unmanned wireless telecommunication facility is to be exempt. Since the site less than five acres, surrounded by urban development, and having access to utilities, and no outside expansion, this project qualifies for a Class No. 32 Exemption.
NOTE: The City of Cathedral City Planning Department is custodian of the documents or other material, which constitute the record of proceedings upon which this decision is based.
PUBLIC NOTIFICATION:
This project and the environmental determination were noticed in accordance with the City Municipal Code and CEQA.
ATTACHMENTS:
Attachment No. 1 - Conditions of Approval
Attachment No. 2 - Site Plan
Attachment No. 3 - Color Elevation along Ramon Road
Attachment No. 4 - Color Elevation along San Eljay Avenue
Attachment No. 5 - Landscape Plan
Attachment No. 6 - Public Hearing Notice
Attachment No. 7 - Airport Land Use Commission (ALUC) Development Review Letter