THE CITY OF SAN DIEGO REPORT TO THE PLANNING COMMISSION DATE ISSUED: July 3,2013 REPORT NO. PC-13-078 ATTENTION: Planning Commission, Agenda of July 11, 2013 SUBJECT: AT&T - Gold CoastIWangenheim Middle School PROJECT NO. 290602. PROCESS 4. OWNER! SAN DIEGO UNIFIED SCHOOL DISTRICTI APPLICANT: AT&T MOBILITY SUMMARY Issue: Should the Plmming Commission approve a Wireless Communication Facility (WCF) at 9230 Gold Coast Drive, within the Mira Mesa connnunity plan m'ea? Staff Recommendation: APPROVE Conditional Use Pennit (CUP) No. 1145092 and Planned Development Pemlit (PDP) No. 1145093. Communitv Planning Group Recommendation: At the December 17, 2012 meeting of the Mira Mesa Community Planning Group, the gropp voted 13-1-0 to recOlmnend approval of this project. In the motion to approve the project, the group made a request that the proposed live eucalyptus trees be changed to a different species due to concems about tree instability. In response, AT&T changed the proposed live species to Brisbane Box. The group also requested that the equipment room be ADA accessible for use by the school if AT&T leaves the property. AT&T did not make this change as the equipment room would be removed if AT&T vacated the property. Environmental Review: This project was evaluated pursuant to the Califomia Enviromnental Quality Act (CEQA) and detennined to be categorically exempt from CEQA, per State Guidelines, Section 15303 (New Construction). The enviromnental exemption detennination was made on June 7,2013, and the opportunity to appeal that detennination ended June 21, 2013. Fiscal Impact Statement: AT&T Mobility is the Financially Responsible Party responsible for costs associated with the processing of this application. Code Enforcement Impact: Not applicable. "\ ,I<, ,~ ~, ,t.,. -. ,. ~¥ ,J DI"'F~SIIY >- Housing Impact Statement: Not applicable. BACKGROUND This project is an application for a Conditional Use Permit (CUP) and Planned Development Permit (PDP) for a Wireless Communication Facility (WCF). The project is located at 9230 Gold Coast Drive on the east side of the Wangenheim Middle School campus, near Black Mountain Road. The project is located in the AR-I-2 zone, within the Mira Mesa community plan area (Attachments 1, 2, 3 and 4). WCF's are permitted in agricultural zones with a non-residential use with the processing of a CUP, Process 3, when the antennas are less than 100 feet ofthe property line of a residential use, day care, elementary school, or middle school. In thi s case, since a middle school is located on the subject property, a CUP Process 3 is required. The project also proposes to deviate from the zone height and setback requirements, which requires the processing of a PDP, Process 4, to deviate from these regulations. DISCUSSION Project Description: This WCF proposes to install a 65 -foot high faux eucalyptus tree, or "monoeucalyptus," supporting twelve (1 2) panel antennas. The monoeucalyptus would also provide space to collocate another carrier's antennas. Equipment associated with the antennas would be located in an equipment room proposed adj acent to the monoeucalyptus. The San Diego Municipal Code Section 141.0420(g)(6) allows WCF designed as faux landscape when there are existing trees present or proposed trees similar in size and species to the proposed faux tree. In this case, existing eucalyptus trees are present, reaching a height of around 50 feet. Additional Brisbane Box trees I are proposed adjacent to the faux tree to help to further screen and integrate the monoeucalyptus. Two deviations are requested for this project: 1. Height: The monoeucalyptus, proposed at 65 feet tall, exceeds the AR-1 -2 zone 30 foot height limit. 2. Setback: Portions of the project are located within the 20 foo t side yard setback. A PDP, Process 4, is being processed along with the CUP to allow these deviations. The proposed height allows AT&T to meet its coverage objective and is acceptable at this location due to the existing mature trees and proposed additional trees. The setback deviation allows AT&T to locate the faux h'ee within a section of the campus containing a line oflandscape along Black Mountain Road in order to integrate the faux tree and avoid disrupting the school campus. 1 Additional eucalyptus trees were requested lo help screen and integrate the proposed monoeucalyptus tree. At the request of the Mira Mesa Community Planning Group, whic h had concerns about the stability of eucalyptus trees, the proposed species was changed to Brisbane Box. - 2 - Community Plan Analysis: While the Mira Mesa Community Plan does not specifically address WCFs, the City's General Plan addresses WCFs in UD-A.15 as follows: Minimize the visual impact of wireless facilities. a) Conceal wireless facilities in existing structures when possible, otherwise use camouflage and screening techniques to hide or blend them into the surrounding area. b) Design facilities to be aesthetically pleasing and respectful of the neighborhood context. c) Conceal mechanical equipment and devices associated with wireless facilities in underground vaults or unobtrusive structures. In this case, the project complies with the requirements of the General Plan by camouflaging the proposed antelmas on a new faux eucalyptus tree and by locating the equipment in an area screened with landscape. The proposed design allows the WCF to be aesthetically pleasing and respectful of the neighborhood context. Conclusion: This project complies with the applicable regulations of the Land Development Code and the City's General Plan and draft findings (Attachment 5) have been made in the affirmative. Therefo re, staff recommends approval of CUP No. 11 45092 and PDP No. 11 45093. ALTERN A TIVES 1. Approve CUP No. 1145092 and PDP No. 1145093, with modifications. 2. Deny CUP No. 1145092 and PDP No. 1145093, if the Planning Commission makes written findings based on substantial evidence that the approval is not authorized by state or local zoning law. Respectfully submitted, Mike Westlake Alex Hempton, AICP Assistant Deputy Director Development Project Manager Development Services Department Development Services Department TOMLINSON! AFH - 3 - Attachments: I. Aerial Photo 2. Community Plan Land Use Map 3. Project Location Map 4. Project Data Sheet 5. Draft Permit Resolution with Findings 6. Draft Permit with Conditions 7. Notice of (Environmental) Exemption 8. Photo Simulations 9. Site Justification and Coverage Maps 10. Photographic Survey 11. Project Plans 12. Community Planning Group Recommendation 13. Ownership Disclosure Statement 14. Project Chronology 15. Notice of Planning Commission Hearing - 4 - r~ M;; p T-ra ffic .. •~ j -' t-\ 1;'1 p,. " l:J "'U (J)., I:- \ L<P 1' \ OJ --t: I \""--.;..ICI co r 17 CD..... r. ~,1' .. ,-----/ Ir \11:- . ,,, o 1; -..... 1- ! i J ,,- 1:'"" r- •••• p; ~ Q) i f\~ r:-­ ,f ~ t-, ' ,; '- C) .. R~o c rl a orobl-!:rr " I s: m z Aerial Photo -I ~ AT&T - Gold Coast/Wangenheim Middle School- Project Number 290602 ..... ¥ 9230 Gold Coast Drive ATTACHMENT 2 N ...,<:> <:> C'> N 0 .. .....= .J:J'" ...... S ~ = :z.... ell .....= "'" rI.l ..= ~ ~ ~ I "0 ~ = rI.l -= ~ '"" ::a'" "0 "0 ~ ~ = S ~ '!il -== ~= ='" -~ ...'" '"~ ;;;... ~ ';: I ...... '"~ '"c ..... = ~.... ii:" U u '"~ 0; ;;;" "0 ;; :§ = = ., ~ 'i5. 0 "0 u :; ..:2 :3 1;; !!! \ 8= c..? 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