PC R 16-2258RESOLUTION 'NO. 16-2258
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING CONDITIONAL USE
PERMIT NO. 15-008 AND VARIANCE NO. 16-002, APPLIED
FOR BY VERIZON WIRELESS, LOCATED AT 459 PUESTA
DEL SOL
WHEREAS, the Planning Commission of the City of Arroyo Grande considered
Conditional Use Permit Case No. 15-008 and Variance Case No. 16-002 on July 5, 2016,
filed by Verizon Wireless, to 1) install telecommunication antennas and related equipment
on an existing City water tank (Reservoir No. 5) and within an existing equipment cabinet
located on the east side of the water tank; and 2) deviate from the six foot (6') maximum
wall height up to allow a wall height of ten feet (10'); and
WHEREAS, the Planning Commission has held a public hearing on these applications in
accordance with the Arroyo Grande Municipal Code; and
WHEREAS, the Planning Commission has found that this project is consistent with the
General Plan and the environmental documents associated therewith; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and has determined that the
project is exempt pursuant to CEQA Guidelines Section 15311 regarding construction or
placement of minor structures accessory to existing facilities; and
WHEREAS, the Planning Commission finds after due study, deliberation and public
hearing, the following circumstances exist:
Conditional Use Permit Findings:
1. The proposed use is conditionally permitted within the subject district pursuant to
the provisions of Section 16.16.050 of the Development Code, and complies with all
applicable provisions of the Development Code, the goals and objectives of the
Arroyo Grande General Plan, and the development policies and standards of the
City. In addition, the facility will operate in full compliance with all state and federal
regulations including the Telecommunications Act of 1996.
2. The proposed use will not impair the integrity and character of the district in which it
is to be established or located. The installation of the facility will not result in any
material changes to the character of the immediate neighborhood or local
community.
3. The site is suitable for the type and intensity of use or development that is
proposed. The proposed telecommunication facility is consistent with the current
public facility use of the project site as a municipal water storage facility.
c
RESOLUTION NO. 16-2258
PAGE 2
4. There are adequate provisions for water, sanitation, and public utilities and services
to ensure the public health and safety.
5. The proposed use will not be detrimental to the public health, safety, or welfare, or
materially injurious to properties and improvements in the vicinity. The
telecommunication facility will be unstaffed, have no impact on`circulation systems,
and will generate no odor, noise, smoke or any other adverse impacts to adjacent
land uses.
Variance Findings:
1. The strict or literal interpretation and enforcement of the specified regulation would
result in practical difficulty or unnecessary hardship not otherwise shared by others
within the surrounding area;
Strict interpretation of the maximum six foot (6) tall wall requirement would result in
a practical difficulty given that the site has limited available space to site an
equipment shelter and the most practical area is on the east side adjacent to a
hillside. A ten foot (10) wall height is necessary to properly retain the hillside.
2. There are exceptional or extraordinary circumstances or conditions applicable to
the property involved or to the intended use of the property that do not apply
generally to other properties classified in the same zone;
The subject property is unique in that it is located at a relatively high elevation,
which is necessary for water storage and distribution. Itis also an ideal location for
telecommunication facilities to adequately receive and send signals. There are
limited opportunities within the City that meet this line of site requirement. Because
the subject property is located on a hillside, it poses design constraints for installing
ground equipment. The proposed ten foot (10) wall is necessary to retain the
hillside and install the equipment shelter.
3. Strict or literal interpretation and enforcement of the specified regulation would
deprive the applicant of privileges enjoyed by the owners of other properties
classified in the same zone;
The strict interpretation of a maximum six foot (6) tall wall would deprive the
applicant an. opportunity to place a telecommunication facility at the subject site.
since the facility cannot operate without proper ground equipment, which is
contingent on a ten foot (10) tall wall to retain the abutting hillside. The lack of
added cellular capacity will also deprive Verizon customers of enhanced cellular
service.
4. The "granting of the variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties classified in the same zone;
The granting of the Variance will not constitute a grant of special privilege due to
the unique topography at the subject property.
RESOLUTION NO. 16-2258
,PAGE 3
5. The granting of the variance will not be detrimental to the public health, safety or
welfare, or materially injurious to properties or improvements in the vicinity;
The granting of the Variance will not be detrimental to the public health, safety or
welfare, or materially injurious to properties or improvements in the vicinity since the
site is not open to the public and the wall will not create a negative visual impact.
The wall and equipment shelter will be set into the hillside which will not be visible
from the public right of way due to existing vegetation, and will be negligible next to
the existing thirty-two foot (32) tall water tank.
6. That the granting of a variance is consistent with the objectives and policies of the
General Plan and the intent of the Development Code;
The objectives and policies of the General Plan are implemented through the
Municipal Code and the proposed project is consistent with the purpose and intent
of the Variance provisions in the Municipal Code, which is to provide flexibility from
the strict application of development standards when special circumstances
pertaining to the property, such as topography, deprives such property of privileges
enjoyed by other property in the vicinity and in the same district.
7. The granting of the requested variance will not result in the parking of vehicles on
public streets in such a manner as to interfere with the free flow of traffic;
The granting of the proposed Variance does not relate to in any way to parking and
therefore will not result in the parking of vehicles on public streets in such a manner
as to interfere with the free flow of traffic.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of, the City of
Arroyo Grande hereby approves Conditional Use Permit Case No. 15-008 and Variance
Case No. 16-002, with the above findings and subject to the conditions set forth in Exhibit
"A", attached hereto and incorporated herein by this reference.
On motion by Commissioner Mack, seconded by Commissioner Matin, and by the
following roll call vote, to wit:
AYES: Mack, Martin, Fowler -Payne, Keen
NOES: None
ABSENT: George
the foregoing Resolution was adopted this 5th day of July 2016.
RESOLUTION NO. 16-2258
PAGE 4
ATTEST:
DEBBIE WEICHINGER
SECRETARY TO THE COMMISSION
AS TO CONTENT:
TEAESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
LAN,GE R E
CHAIR--
RESOLUTION NO. 16-2258
PAGE 5
EXHIBIT "A"
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT CASE NO. 15-008 AND
'VARIANCE CASE NO. 16-002
VERIZON WIRELESS
459 PUESTA DEL'SOL (RESERVOIR NO. 5)
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
This approval authorizes the installation of an unmanned wireless communication facility at the City's
Reservoir No. 5 site with equipment placed on the north, west and south sides of the water tank, and
construction of a ten foot (10') tall retaining wall to enclose the ground equipment.
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
2. The applicant shall comply with all conditions of approval for Conditional use Permit Case
No. 15-008 and Variance No. 16-002.
3. This application shall automatically expire on July 5, 2018, unless a building permit is issued.
Thirty (30) days prior to the expiration of the approval, the applicant may apply for an
extension of one (1) year from the original date of expiration.
4. Development shall occur in substantial conformance with the plans presented to the
Planning Commission at the meeting of July 5, 2016 and marked Exhibit B.
5. The applicant shall agree to defend at his/her sole expense any action brought against the
City, its present or former agents, officers, or employees because of the issuance of said
approval, or in anyway relating to the implementation thereof, or in the alternative, to
relinquish such approval. The applicant shall reimburse the City, its ^agents, officers, or
employees, for any court costs and attorney's fee's which the City, its agents, officers or
employees may be required by a court to pay as a result of such action. The City may, at its
sole discretion, participate at its own expense in the defense of any such action but such
participation shall not relieve applicant of his/her obligations under this condition.
6. To limit noise impacts to adjacent property owners, construction shall be limited to the hours
of 8 a.m. to 5 p.m. Monday through Friday. No construction shall occur on Saturday or
Sunday.
SPECIAL CONDITIONS
7. The facility shall not bear any signs or advertising devices other than certification, warning, or
other FCC required seals or signage.
8. All equipment placed on the water tank shall be painted to match the color of the tank.
_ 9. The slats incorporated into the chain link fence around the ground lease area shall match the
color of the tank.
RESOLUTION NO. 16-2258
PAGE 6
10. The facilities shall have subdued colors and non -reflective materials, which blend with the
materials and colors of the surrounding area.
11. The facilities shall not bear any signs or advertising devices other than certification, warning,
or other required seals or signage.
12. All accessory equipment associated with the operation of the wireless facility shall be located
within a building, enclosure, or underground vault that complies with the development
standards of the PF zoning district.
13. Pursuant to the recommendations contained in the Radio Frequency (RF) Study prepared by
Hammett & Edison, Inc. for the project, Verizon shall provide RF safety training for City
employees who will be within thirteen feet (13') of the antennas while performing any
maintenance work on the water tank. This training shall occur prior to issuance of final
building permit. Explanatory signs regarding radio frequency exposure shall also be installed
at the access ladder on the tank and at the antennas.
14. Construction documents for the project shall incorporate the recommendations contained in
the Geotechnical Engineering Investigation report prepared by Salem Engineering Group,
Inc. dated November 4, _2015.
15. The project does not include a backup generator. If the applicant determines that a
generator is needed in the future, an amendment to the Conditional Use Permit will be
required.
16. -A second RF Study shall be prepared and submitted to the Community Development --
Department within sixty (60) days after the facility is operational.
17. A visible "No Smoking" sign shall be posted within the project site.
ENGINEERING DIVISION
GENERAL IMPROVEMENT REQUIREMENTS
18. Site Maintenance - The developer shall be responsible during construction for cleaning
city streets, curbs, gutters, and sidewalks of dirt tracked from the project site. The flushing
of dirt' or debris to storm drain or sanitary sewer facilities shall not be permitted. The
cleaning shall be done after each day's work or as directed by the Public Works Director.
SPECIAL CONDITIONS
19. The applicant shall obtain an encroachment permit prior to any work done in the public right -
of way.
20. Zero Conflict with City's Communication, Prior to, issuance of building permit, the
applicant shall perform a radio frequency study to determine possible conflicts with the
City's communication system, and to develop alternatives to eliminate any such conflicts.
Prior to activation of the proposed Verizon Wireless system, the applicant shall
perform a live radio test to ensure that there is no unanticipated interference with the
ti City's radio system. If the proposed system does interfere with the operation of the City's
RESOLUTION NO. 16-2258
PAGE 7
communication system, the proposed system shall remain inactive until such time that the
proposed system can be made to cause zero interference.
BUILDING DIVISION
21. The project shall comply with the most recent editions of all California Building and Fire
Codes, as adopted by the City of Arroyo Grande.
22. Any review costs generated by outside consultants shall be paid by the applicant.
23. Building Permit fees shall be based on codes and rates in effect at the time of building
permit issuance. ,
24. Building permit shall be obtained prior to installation.
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NOTES
OnNER(S) CITY OF ARROYO GRANDE
APN D07-890-043
IN DRAWING DOES NOT REPRESENT A DO HOARY SURVEY OF ANY PARCEL OF LINO NOR DOES IT IMPLY
OR INFER MAT A BOUNDARY SURVEY WAS PERFORMED THIS IS A SPECIALIZED TOPOGRAPHIC MAP WITH
PROPERTY AND EASEMENTS BEING A GRAPHIC DEPICTION BASED ON INFORMATION GATHERED FROM VARIOUS
SOURCES OF RECORD AND AVAILABLE MONUMENTATION PROPERTY LINES AND UNES OF TITLE WERE
NEITHER INVESTIGATED NOR SURVEYED AND SHALL BE CONSIDERED APPROXIMATE ONLY NO P.OPm TY
MONUMENTS WERE SET
THE EASEMENTS (ff ANN) TUT APPEAR ON T09 NM HAVE BEEN PLDI.TED BASED SOIFLY (IN
INFORMATION CIX4TAINED IN THE PRELMINARY TIRE REPORT Br MST AMERICAN TITLE COMPANY, ORDER
NO 4201-4757513. DATED DECEMBER 24 2014 WITHIN SAID TITLE REPORT THERE AAE ELEVEN(11)
EXCEPTIONS LISTED. TWO (2) OF WNHIH ME EASEMENTS AND XIGOUX (E) OF TMICH CAN NOT BE PLOTTED
ME UNDERGROUND UMYES (IF ANY) MAT APPEAR ON THIS NAP HAVE BEEN LOCATED BY FIEND
OBSERVATION. No SURVEYOR 4MES NO GUARANTEE THAT ME UNDERGROUND UTIUTIES SHOWN COMPRISE
ALL SUCH UIUTES M ME AREA EITHER IN SERVICE OR AD DONED ME SURVEYOR FURTHER DOES NOT
WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ME IN ME EXACT LOMION INDICATED ALTHOUGH HE
DOES STATE MAT THEY ME LOCATED M ACCURATELY AS POSSIBLE FROM THE INFORMATION AVAILABLE
ME FEDERAL EMERGENCY MMAGEAIENT AGENCY FLOOD RATE MM FOR COMMUNITY NO 080]05, PANEL
NO 1384E DATED NOVEMBER 18, 2012, SHOWS THAT ME LOCATION OF THIS SITE FALLS W1MIN ZONE X
WHICH ME DETERMINED TO BE OUTSIDE ME D= ANNUAL CHANCE FLOODPLAIN
ME LATITUDE AND LONGITUDE AT ME LOCATION AS SHOWN WAS DETERMINED BY GPS OBSERVATIONS.
.I TTo� LATA�mT03
LAT. ]50828 DY N NAD M LAT 3508']7 J4' N HAD 63
L.G. 120]5'2029' W HAD M LONG 412M'20 ITAW W NM N
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LMSOR'S PROPERTY IMAl DESCRIPTION (PER Yor REPORT)
REAL PROPERTY IN THE CITY or MROYO GRANDE, COUNTY OF SM LUIS OBISPO. STATE OF CALIFORMA
DESCRIBED M FOLLOWS.
THAT PORTION OF PARCEL 9, OF PARCEL MM NIM 77-103. IN THE CITY OF ARROYO GRANDE, COUNTY OF
SM LUIS OBISPO. STATE OF CMMMA. ACCORDING TO MAP RECORDED NOVEMBER 30, 1979, IN BOON 28,
PACE 85 OF PARCEL MAPS. IN ME OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS
FOLLOWS.
BECNNNO AT ME MOST NORTMLY COMER OF SAID PARCEL 9, THENCE ALONG THE NORTHEASTERLY
LINE OF SAID PARCEL P. SOUTH 30' 38' 19' WEST (RECORD SOUTH 30' 36 13' WEST) 221 01 FEET,
THENCE LEAVING ME NORTHEASTERLY LINE OF SAID PMCFL 9, SOUTH 41 27 Ir WEST. 277 So FEET. TO
A PONT ALONG A NON TANGENT CURVE CONCAVE TO THE WEST, HAVING A RAOUS OF 15500 FEET,
RADIAL TO SAID PONT BEARING NORM 55 SS' 18' EAST, THENCE NORTHWESTERLY ALONG SAID CURVE
TR
THROUGH A CENTRAL ANGLE OF 11 IC 28', M MC DISTANCE or 3041 FEET, THENCE LEAVING SAD
CURVE, NORTH 41 27' 17' EAST, 15410 FEET, THENCE NORM 48 3T 43' WEST. 19190 FEET TO A PONT
ON ME NORTHWESTERLY LINE OF SAID PARCEL 9. THENCE ALONG THE NORTHWESTERLY LINE OF SAID
PARCEL 9 THENCE NORMFASEEALY ALONG THE NORM-11MLY LINE OF SAID PARCEL 9, NORM 80' OG'
DO' EAST, 1]4 ]0 FEET, NORM 74 N' 42' EAST, 25184 FEET (RECORD NORM 7/' ]Y 56 EAST,BEGINN 25£81
IX�roTI1FAER0Y SOX N
o.
OF ALL OL GAS, MINERALS AND HYDROCARBON SUBSTANCES IN AND UNDER SAN
LAND, PRONGED, HDWEVEP, MAT THE GRANTORS THEREIN, THEIR HDRS OR ASSONS 0R SUCCESSORS IN
NTEREST SHALL NOT DRILL FOR OS DEVELOP ANY SUCM OIL, OAS, MINERALS AND HYDROCARBON
SUBSTANCES WITHOUT THE WRITTEN CONSENT OF ME GRANTEES TH N. THEIR HERS OR ASSIGN.
OR
SUCCESSORS, IN INTEREST RESERVED IN ME DEED FROM ANft1N ODXO. ET UX. RECORDED APRIL 15, 1958
IN BOOK 936 AT PAGE 211 OF OFFICIAL RECORDS.
A, EXCEPT THEREFROM 50% OF ALL GTI. CAS.MINERALS AND HYDROCARBON SUBSTANCES IN AND
UNDER SAID LAND. PROVIDED, HOWEVER, MAT ME GRANTORS THEREIN. THEIR HEIRS OR ASSIGNS. DR
SUCCESSOpS IN IN1FliE5T, SHALL NOT DRILL FOR OR DEVELOP MY OF SUCH OIL, GAS. WNERALS AND
NYOftOCARBON SlIBSTANCEB IWMOUT ME WRITTEN CONSENT OF ME GRANTEES THEREIN, THEIR HERS OR
ASSIGNS, DR SUCCESSORS, IN INTEREST RESERVED IN ME DEED MGM MANX E BOSCI ET UX. TO
ANION 00X0 ET UX, DATED APRIL 2. IPS. AND RECORDED APRIL 15 1958 IN BOOK 936 AT PACE 208
ISOR SUCCESSOMS IN INTEREST, M RESERVED N THE DEED F
15, 1953 IN BOOK 938 AT PACE 211 OF OFFICIAL RECORDS AI
of MAP OF PROPERTY BELONGING TO or HILUM AND F I
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RANCHO &
JAMES
459 PUESTA DEL SOL
ARROYO GRANDE, CA
93421
COMMONLY KNOWN AS
RESEVOIR 115
SAN LUIS OBISPO
COUNTY
SHEET TITLE.
SITE SURVEY
FoR ETAMMTIoN mar
C-1
•+'NEN9S1 PER n
4 AN OFFER OF DEDICATION IN FEE FOR A WATER RESERVOIR STE TO ME CITY OF ARROYO GRANDE,
RECORDED NOVEMBER 14, 1988 AS NSTRUMENT NO 75895 IN BOOK 2911 PAGE 935 OF OFFICIAL RECORDS
O
SAID COUNTY
• PLOTTED AS SHOW HEREON •"
5 AN OFFER OF DEDICATION N FEE FOR A WATIUI RESERVOIR STE TO ME QTY OF ARROYO GRANDE,
RECORDED DECEMBER 4, 1986 AS INSTRUMENT NO 78109 IN BOON 2817 PACE 143 OF OFFICIAL RECORDS
OF SAD COUNTY AND RE-RECORDED DECEMBER 4, 19M M INSTRUMENT NO 8042O IN BOOK 2920 PAGE
980 OF OFFIOAL RECORDS OF SAID COUNTY
LO— AS SHOWN HEREON •
PROPOSED VFRIlDN MRFl cee pFMISEn pRFMICF OFSCRIPNm
ALL THAT PORTON OF ME HEREON RESCINDED LESSOR 6 PROPERTY, MORE PARRCuLARLY DESCRIBED AS
FOILDWS
COMMENCING AT ME NORTHERLY MOST CCRNER OF SAID 1PSSDR'S PROPERTY, THENCE S 472515' W, A
DISTANCE OF 1410 FEET TO ME TRUE PONT OF BEGINNING,
COURSE 1) THENCE 5 OODC00' W. A DISTANCE OF ]1 89 FEET,
COURSE Z THENCE N 90M'CO' W. A DISTANCE OF IB ]3 FEET
COURSE ] THENCE N OOM'CO' E A DISTANCE OF 1 00 FOOT,
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COURSE 6) THENCE CONTINUING N 0090'00' E, A DISTANCE OF 2479 FEET
COURSE 7 THENCE N 9OW CO' W. A DISTANCE
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COURSE 5) THENCE N 00-00-F A DISTANCE OF 1 CO FOOT,
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COURSE ] THENCE S 2ll]'41' W. A OSINRa OF MET FEET,
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COARSE 5 THENCE 5 4217'45' W A DISTANCE OF 5257 FEET TO PONT 'C,
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