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HomeMy WebLinkAboutPC Resolution _6375- Case 5.1295 CUP 6.528 VARRESOLUTION NO. 6375 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT, CASE NO. 5.1295, TO THE CITY COUNCIL FOR THE INSTALLATION OF A FORTY-EIGHT FOOT HIGH COMMERCIAL COMMUNICATIONS ANTENNA STRUCTURE AND OF A VARIANCE APPLICATION, CASE NO. 6.528, TO EXCEED THE MAXIMUM ANTENNA HEIGHT FOR THE PROPERTY LOCATED AT 4185 EAST PALM CANYON DRIVE. WHEREAS, AT&T Mobility, ("Applicant") has filed an application on behalf of Sharon Dean (property owner) with the City pursuant to Sections 94.02.00, 93.08.00 and 94.06.00 of the Palm Springs Zoning Code (PSZC) for the installation of a telecommunications facility, including a forty-eight foot tall monopalm and equipment shelter located at 4185 East Palm Canyon Drive, APN: 681-170-067, C-2 Zone, Section 30; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider the application for Conditional Use Permit, Case No. 5.1295 and Variance, Case No. 6.528 was given in accordance with applicable law; and WHEREAS, on January 8, 2014, a public hearing on the application for Conditional Use Permit, Case No. 5.1295 and Variance, Case No. 6.528 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed Conditional Use Permit is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA).; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented. THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: The Planning Commission finds that this Conditional Use Permit is Categorically Exempt from environmental review pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act. Section 2: Architectural Review: Pursuant to Section 94.04.00 of the Zoning Code, the Planning Commission has evaluated the project and architectural review guidelines as folflows: Planning Commsssion Resolution No. 6375 January 8, 2014 Case 5.1295 CUP!" 6.528 VAR — AT&T Facility 4185 E. Palm Canyon Drive Page 2 of 5 Item Guideline: Conforms? Evaluation: 1 Does the proposed development provide a Nla Communication tower desirable environment for its occupants? 2 Is the proposed development compatible Nla with the character of adjacent and surrounding developments? 3 Is the proposed development of good Nla composition, materials, textures, and colors? 4 Site layout, orientation, location of structures Nla and relationship to one another and to open spaces and topography. Definition of pedestrian and vehicular areas; i.e., sidewalks as distinct from parking lot areas 5 Harmonious relationship with existing and Nla proposed adjoining developments and in the context of the immediate neighborhood/community, avoiding both excessive variety and monotonous repetition, but allowing similarity of style, if warranted 6 Maximum height, area, setbacks and overall Yes Facility will be designed to mass, as well as parts of any structure mimic palm tree. (buildings, walls, screens, towers or signs) and effective concealment of all mechanical equipment 7 Building design, materials and colors to be Yes Proposed structure will use a sympathetic with desert surroundings stealth design. 8 Harmony of materials, colors and Nla composition of those elements of a structure, including overhangs, roofs, and substructures which are visible simultaneous) 9 Consistency of composition and treatment Nla 10 Location and type of planting, with regard for Yes As conditioned, the project desert climate conditions. Preservation of will include the addition of specimen and landmark trees upon a site, five palm trees within 100 with proper irrigation to insure maintenance feet of wireless facility. of all plant materials Trees will range in height between twenty-five feet and forty-five feet. Section 3: State law requires four (4) findings be made for the granting of a variance. The Planning Commission finds as follows: W71 1. Because of the special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application 0 Planning Commission Resolution No. 6375 January 8, 2014 Case 5.1295 CUP 16.528 VAR — AT&T Facility 4185 E. Palm Canyon Drive Page 3 of 5 of the Zoning Code would deprive subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. The subject property has properties in the vicinity that contain buildings and landscaping which inhibit cellular frequency at a height of fifteen feet. The applicant has provided radio frequency maps that display coverage of an antenna at fifteen feet in height and forty-eight feet in height. These maps show that a fifteen foot high antenna will not satisfy the necessary coverage due to inhibiting factors such as terrain variations, foliage and man-made structures enjoyed by other properties, or in this case cellular providers, in the vicinity and under identical zone classification. 2. Any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and zone in which subject property is situated. The subject property will be conditioned similar to other properties that have received height variances for antennas. These conditions include removal of the structure upon abandonment of the use, compliance with Federal Aviation Administration (FAA) requirements and restriction to limit the antenna structure to no more than forty-eight feet in height. Therefore, the approval of this Variance would not constitute a grant of special privilege that is inconsistent with the limitations placed upon other providers in the vicinity and zoning designation. 3. The granting of the variance will not be materially detrimental to the pubic health, safety, convenience, or welfare or injurious to property and improvements in the same vicinity and zone in which subject property is situated. The monopalm will be structurally engineered in accordance with all applicable codes for the proposed height and location. Therefore, the project is unlikely to be materially detrimental to the public health, safety, convenience, or welfare or injurious to property and improvements in the area. 4. The granting of such variance will not adversely affect the general plan of the city. The proposed project has been analyzed against the policies of the General Plan and no inconsistencies have been found. Pursuant to Section 93.08.03(B) of the PSZC, in cases involving applications for height limit variances, no such variance shall be granted unless the director makes make the following finding in addition to those required above. The Planning Commission finds as follows: Planning Commission Resolution No. 6375 January 8, 2014 Case 5.1295 CUP 16.528 VAR — AT&T Facility 4185 E. Palm Canyon Drive Page 4 of 5 5. That in the area involved, transmission or reception is adversely affected by obstructions and, as verified by at least one (1) person holding a valid radio- telephone first-class operator's license issued by the Federal Communications Commission, it is not feasible to achieve and maintain satisfactory communications within the specified height limitations. The applicant provided a study which shows that the height limit of fifteen feet will not provide the coverage necessary to compete with other wireless communication carriers. Diagrams have been provided that show the top of the antenna at a height of fifteen feet compared to forty-eight feet, and the maximum height of fifteen feet does not appear to achieve and maintain satisfactory coverage within the specified height limitations. Section 3: Pursuant to Zoning Ordinance Section 94.02.00, the Planning Commission finds that: a. The use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by the City Zoning Ordinance. Pursuant to Section 94.02.00(A)(2)(f) of the Palm Springs Zoning Code, a commercial communications antenna is authorized within the C-2 zone with the approval of a Conditional Use Permit. b. The use applied for is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The General Plan designation of the subject site is Regional Commercial. The General Plan does not specifically regulate the installation and operation of wireless communication facilities; however, the use as proposed is compatible with this designation as it supports cellular needs of the surrounding commercial and residential uses and the development of adequate cellular phone levels of services serves the ultimate benefit of the community. Other telecommunication facilities are located to the east of the proposed facility and are similar in height and design. Further, live palm trees exist and will be planted to soften the visual impact. Therefore, the proposal is unlikely to be detrimental to existing or future uses permitted in the zone, since it will be located in a similar environment. c. The site for the intended use is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust said use to those existing or permitted future uses of the land in the neighborhood. 0 Planning Commission Resolution No. 6375 January 8, 2014 Case 5.1295 CUP 16.528 VAR — AT&T Facility 4185 E. Palm Canyon Drive Page 5 of 5 The proposal includes a variance to the antenna height requirement; the equipment will be placed on an unused portion of the site. Existing parking in the complex will adequately serve the proposed facility and existing commercial businesses. The use will occupy only a small portion of the site. Therefore, the site for the intended use will accommodate the proposed facility. d. The site for the proposed use related to streets and highways is properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. The only traffic generated from the said use to and from the site will be for maintenance, and the existing infrastructure is anticipated to accommodate the traffic necessary for the maintenance of the facility. e. The conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare, including any minor modifications of the zone's property development standards. The project is unlikely to have a significant impact on the proposed project site or its immediate surroundings. Conditions to ensure the protection of public health, safety and general welfare are required to be fulfilled by the applicant for approval and include, but are not limited to, installation of additional palm trees, removal of antenna upon use -change or abandonment of the subject property and compliance with all Federal Airport Administration requirements among others. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby recommends approval of Conditional Use Permit Case No. 5.1295 and Variance Case No. 6.528 to the City Council, subject to those conditions set forth in Exhibit A, which are to be satisfied unless otherwise specified. ADOPTED this 8t' day of January, 2014. AYES: 4, Commissioner Calerdine, Commissione~ Klatchko, Commissioner Roberts and Chair Donenfeld NOES: None ABSENT: 3, Commissioner Lowe, Commissioner Weremiuk and Vice -Chair Hudson ABSTAIN: None ATTEST: M. Margo Wheeler, AICP- Director of Planning Services CITY OF PALM SPRINGS, CALIFORNIA RESOLUTION NO. 6375 EXHIBIT A Case 5.1295 CUP and Case 6.528 VAR AT&T Mobility on behalf of Sharon Dean 4185 East Racquet Club Road APN: 681-170-067 January 8, 2014 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Director of Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. ADMINISTRATIVE CONDITIONS ADM 1. Proiect Description. This approval is for the project described per Case 5.1295 CUP and Case 6.528 VAR, except as modified by the conditions below. ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, date stamped August 14, 2013, including site plans, architectural elevations and colors on file in the Planning Division except as modified by the approved by conditions below. ADM 3. Conform to all Codes and Regulations. The project shall conform to the conditions contained herein, all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, and any other City, County, State and Federal Codes, ordinances, resolutions and laws that may apply. ADM 4. Minor Deviations. The Director of Planning or designee may approve minor deviations to the project description and approved plans in accordance with the provisions of the Palm Springs Zoning Code. ADM 5. indemnification. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of K Resolution No. 6375 Draft Conditions of Approval Cases 5.1295 CUP & 6.628 VAR Page 2 of 4 January 8, 2014 Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.1295 CUP and Case 6.528 VAR. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 6. Maintenance and Repair. The property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation all structures, sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. ADM 7. Time Limit on Approval. Approval of this Conditional Use Permit shall be valid for a period of two (2) years from the effective date of the approval. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. Once constructed, the Conditional Use Permit, provided the project has remained in compliance with all conditions of approval, does not have a time limit. ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of Palm Springs may be appealed in accordance with Municipal Code Chapter 2.05.00. Permits will not be issued until the appeal period has concluded. ADM 9. Comply with City Noise Ordinance. This use shall comply with the provisions of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code. Violations may result in revocation of this Conditional Use Permit. ADM 10. Conditional Use Permit Availability. The applicant shall provide a copy of this Conditional Use Permit to all buyers and potential buyers. Resolution No. 6375 Draft Conditions of Approval Page 3 of 4 Cases 5.1295 CUP & 6.528 VAR January 8, 2014 PLANNING DEPARTMENT CONDITIONS 0 PLN 1. Signage. Signage is prohibited on the exterior of the monopole structure. PLN 2. Landscape. Prior to final inspection, the applicant shall plant five palm trees on -site within one hundred feet of the facility. The species shall be a Date Palm consistent with the appearance of the appearance of the monopole structure. The location of the palm trees shall be approved by the Director of Planning Services or his 1 her designee. PLN 3. _Off-street Parking Areas. Prior to final inspection, the applicant or property owner shall restripe all parking areas to the satisfaction of the Director of Planning Services or his 1 her designee. PLN 4. Outdoor Lighting Conformance. Exterior lighting shall conform to Section 93.21.00, Outdoor Lighting Standards, of the Palm Springs Zoning Code. Manufacturer's cut sheets of all exterior lighting shall be submitted to the Planning Department for approval prior to the issuance of building permits. No lighting of hillsides is permitted. PLN 5. Conditions Imposed from AAC Review. The applicant shall incorporate the following comments from the review of the project by the City's Architectural Advisory Committee: a. Bollards to be painted more neutral color and allowed no closer than 7' on center. PLN 6. Outside Storage Prohibited. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. PLN 7. Outdoor_ Display of Merchandise. Unless specifically permitted by Land Use Permit, all driveways and parking areas shall remain clear of merchandise display at all times. Violations to this condition may result in fines, CUP revocation proceedings or other actions as deemed appropriate by the City. PLN 8. Modification or Addition. If the communication antenna(s), monopole or equipment cabinets are ever proposed to be modified in any manner such as the inclusion of other antennas, satellite dishes and 1 or other support equipment, the proposed modifications shall be submitted to the Director of Planning Services for review and approval prior to installation. PLN 9. Obsolete Technology. If the technology regarding the communications antenna(s) changes in where the antenna(s) and I or equipment cabinets as approved become obsolete, then the antenna shall be removed. PLN 10. Property Use and CUP. If the use of the subject property is ever changed, the City reserves the right to modify or revoke this Conditional Use Permit application pursuant to Section 94.02.00(l) of the Zoning Code. 0 Resolution No. 6375 Draft Conditions of Approval Cases 5.1295 CUP & 6.528 VAR Page 4 of 4 January 8, 2014 PLN 11. Antenna Structure Height. The maximum height of the commercial communications antenna structure shall be forty-eight feet, as measured from finished grade to the highest point of the structure. PLN 12. Valid Lease Agreement Required. If the lease agreement between the property owner and the applicant expires and is not renewed, the CUP will become null and void, and the applicant shall remove the antenna and equipment to the satisfaction of the Director of Planning Services. PLN 13. Use Abandonment. If the antenna(s) and/or monopole are ever abandoned or if this Conditional Use Permit ever expires, the monopole and antenna(s) shall be removed within 30 days. PLN 14. FAA & FCC Compliance. The applicant shall comply with the requirements of the Federal Aviation Administration (FAA) and Federal Communications Commission (FCC). PLN 15. Antenna Visibility and Safety. The City reserves the right to require, at any time in the future, one obstruction light on the tallest point of the structure extending 12" - 24" above the highest point of the pole / fronds if deemed necessary by the Director of Planning Services. PLN 16. Co -location. The applicant / operator of the facility shall agree to allow the co - location of equipment of other wireless communications providers at this site when applications are received by the City and it is considered feasible, subject to an agreement between the applicant / operator, the other proposed wireless communications provider and the property owner. POLICE DEPARTMENT CONDITIONS POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security Codes" of the Palm Springs Municipal Code. BUILDING DEPARTMENT CONDITIONS BLD 1. Prior to any construction on -site, all appropriate permits must be secured. END OF CONDITIONS W K