08.b. CUP 15-008 and VAR 16-002 459 Puesta Del SolTO:
FROM:
BY:
SUBJECT:
DATE:
MEMORANDUM
PLANNING COMMISSION
TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
KELLY HEFFERNON, ASSOCIATE PLANNER
CONSIDERATION OF CONDITIONAL USE PERMIT NO. 15-008
AND VARIANCE NO. 16-002; INSTALLATION OF A WIRELESS
TELECOMMUNICATION FACILITY; LOCATION - 459 PUESTA
DEL SOL (RESERVOIR NO. 5); APPLICANT - VERIZON
WIRELESS; REPRESENTATIVE - TRlClA KNIGHT
JULY 5,2016
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving
Conditional Use Permit No. 15-008 and Variance No. 16-002.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
The City is currently negotiating a lease agreement with Verizon Wireless, which will
include monthly compensation to the City, a one-time administrative fee to cover the
City's transactional costs associated with the preparation and process of the lease, and
a one-time premises preparation fee as a contribution towards the painting of the water
tank.
BACKGROUND:
I Subject Property I
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-008 AND VARIANCE 16-002
(VERIZON WIRELESS)
JULY 5,2016
PAGE 2
The project site is located off of Puesta Del Sol and is zoned Planned Development
(PD-1.2) with a Land Use Designation of Community Facility. The City-owned property
is developed with a water tank (City Reservoir No. 5). Surrounding the site is open
space to the north and west, and residential development to the south and east.
Project Description
The applicant proposes to install 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. Specifically, the applicant proposes to install the following:
Nine (9) panel antennas flush mounted on the tank using the "Magnamount"
system (attached magnetically instead of permanently to the tank);
Nine (9) Remote Radio Units (RRUs) on the tank;
One (1) new equipment shelter;
Five (5) raycaps (3 on the tank and 2 within the equipment shelter);
One (1) electrical meter;
Two (2) wireless GPS antennas; and
Conduit.
The applicant proposes to construct a 15' x 24' (360 square foot) equipment shelter to
house the communication equipment. Additionally, three (3) new wireless antenna
areas that include three (3) panel antennas, three (3) RRUs, and one (1) raycap each
will be located on the City water tank. This equipment will be mounted to the tank with
new Magnemounts, which prevents drilling into the tank. No tree removal is necessary
to construct the project as proposed. The applicant is also requesting a Variance in
order to construct a new ten foot (10') high retaining wall around the equipment shelter
lease area. The ten foot (10') high wall is being requested due to the steep eastern
slope of the project site.
Staff Advisory Committee
The Staff Advisory Committee (SAC) reviewed the proposed project on May 25, 2016.
Comments from the SAC were made regarding the Magnemount mounting system,
backup generator noise, and general site plan orientation. Members of the SAC were in
support of the project. The generator has subsequently been removed from the project
description.
Architectural Review Committee
The Architectural Review Committee (ARC) considered the project on June 6, 2016 and
recommended approval as submitted.
ANALYSIS OF ISSUES:
The purpose of this facility is to provide greater capacity within the Verizon Network in
Arroyo Grande, which will allow greater capacity for Verizon to better handle voice calls,
data mega bytes and total number of active users in the area (Attachment I). The
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-008 AND VARIANCE 16-002
(VERIZON WIRELESS)
JULY 5,2016
PAGE 3
primary objective of this site is to support the rapid growth of 4G (fourth generation of
data technology for cellular networks) data use within the City. The 4G network also
carries 91 1 calls and is used in support of police and fire emergency response. The
future operation of this facility will comply with the Federal Communications
Commission ("FCC") guidelines limiting public exposure to radio frequency (RF) energy
(Attachment 2).
The project as proposed will have minimal visual impact to the surrounding area due to
the site location, which is set back from the frontage road, and side mounting of the
antennas (Attachment 3). The ten foot (10') retaining wall is located on the eastern
portion of the site and would not be in direct line of sight from surrounding properties.
However, the conditions below are intended to ensure that the project blends with the
existing area with little to no visual impact:
All equipment placed on the water tank shall be painted to match the color of the
tank (New Mushroom);
The facilities shall have subdued colors and non-reflective materials, which blend
with the materials and colors of the surrounding area;
The facilities shall not bear any signs or advertising devices other than certification,
warning, or other required seals or signage; and
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.
The lease agreement will include language and notification of future antennae removal
and reinstallation in order to facilitate painting and maintenance of the tank. Per the
agreement, Verizon will be required to pay the City for any added costs of maintenance
at the site attributable to Verizonls equipment, including any costs associated with the
removal and replacement of Verizon's equipment should that be necessary to perform
the maintenance. It is expected that routine maintenance and inspection of the facility
will occur on a monthly basis during normal working hours. The project is consistent
with the City's Telecommunication Facilities Siting and Permit Submittal Requirements
(Attachment 4).
Variance
The proposed project would allow construction of a ten foot (10') tall retaining wall for
the purpose of installing an equipment shelter on the east side of the property. This
location was selected because of the limited space available at the project site. The
wall height is necessary to retain the existing hillside (Attachment 5). Visual impacts of
the wall are expected to be negligible since 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.
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-008 AND VARIANCE 16-002
(VERIZON WIRELESS)
JULY 5,2016
PAGE 4
increase capacity for the Verizon network, thereby providing improved service to
existing Verizon customers and the ability to meet future demand.
DISADVANTAGES:
There will be temporary impacts related to noise and truck traffic during installation of
the facility. As conditioned, the limited hours of construction (8:OO AM to 5:00 PM
Monday through Friday) should help reduce these impacts. Staff has not identified any
other disadvantages associated with the recommended action.
ENVIRONMENTAL REVIEW:
Staff has reviewed this project in compliance with the California Environmental Quality
Act (CEQA) and the CEQA Guidelines, and has determined that the project is exempt
pursuant to Section 1531 1 of the CEQA guidelines regarding construction or placement
of minor structures accessory to existing facilities.
PUBLIC NOTICE AND COMMENT:
A notice of public hearing was mailed to all property owners within 300' of the project
site, was published in The Tribune on Friday June 24, 2016, and posted at City Hall and
on the City's website on Thursday, June 30, 2016. The project site was also posted on
June 24, 2016. Staff has received a couple of inquiries from neighboring residents
about the project but no specific objections or comments were voiced or submitted once
the project was explained and questions answered.
Attachments:
1. Verizon Wireless Cell Site Necessity Case
2. Radio Frequency Study
3. Photo Simulations
4. Telecommunication Facilities Siting and Permit Submittal Requirements
5. Pictures of Site Justifying Variance for Retaining Wall Height
RESOLUTION NO.
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 1531 1 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 16.1 6.050 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.
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.
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.
RESOLUTION NO.
PAGE 2
There are adequate provisions for water, sanitation, and public utilities and services
to ensure the public health and safety.
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 (63 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 (103 wall height is necessary to propedy 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. It is 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 (103 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 (63 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 (103 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.
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 thitty-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 fi-om
the strict application of development standards when special circumstances
pertaining to the property, such as topography, deprives such propetty 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 , seconded by Commissioner ,
and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 5th day of July 2016.
RESOLUTION NO.
PAGE 4
ATTEST:
DEBBIE WElCHlNGER
SECRETARY TO THE COMMISSION
AS TO CONTENT:
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
--
LAN GEORGE
CHAIR
RESOLUTION NO.
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 (1 0') 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, 201 8, 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.
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.
The applicant shall agree to defend at hislher 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 hislher obligations under this condition.
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
The facility shall not bear any signs or advertising devices other than certification, warning, or
other FCC required seals or signage.
All equipment placed on the water tank shall be painted to match the color of the tank.
The slats incorporated into the chain link fence around the ground lease area shall match the
color of the tank.
RESOLUTION NO.
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.
ENGINEERING DIVISION
GENERAL IMPROVEMENT REQUIREMENTS
16. 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
17. The applicant shall obtain an encroachment permit prior to any work done in the public right-
of way.
18. 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
City's radio system. If the proposed system does interfere with the operation of the City's
communication system, the proposed system shall remain inactive until such time that the
proposed system can be made to cause zero interference.
RESOLUTION NO.
PAGE 7
BUILDING DIVISION
19. The project shall comply with the most recent editions of all California Building and Fire
Codes, as adopted by the City of Arroyo Grande.
20. Any review costs generated by outside consultants shall be paid by the applicant.
21. Building Permit fees shall be based on codes and rates in effect-at the time of building
permit issuance.
22. Building permit shall be obtained prior to installation.
EXHIBIT B
PSL # 295265
2785 MITCHEUDWE. BLDG 9
WALNUTCREEK CA 94598
AVN: 007-890-043
PO. mm OF mm~o SEE SITE PLAN
ME ~*~uorn (IF AN? MAT WEAR cu MIS HIP HAM BEEN PLO~ BAS^ SOLELY ON PO^ ramor ocum-7 ON SHEET C-2
;~~;7-~,;7~~Lb" DT&P;,"";:Z,;X;FCJoB;CR"EPZ,"g",","E C&Mg6$30ER
EXCEPTIONS USTED. TK) (2) OF HIM ARE EASDAENTS ANU XXXYY (X) Of WHIM CAN NOT BE PLOTTEO.
eE UNDER~WND unun- (IF ANVJ MAT APPW ON MIS MAP HAM BEEN LOCATE BY nao
OQSERVATON. ME SURKWR MAKES NO MIARANTEE MAT ME UNDERGROUND ununEs MOW COMPRISE
ALL SUM UllUnES IN ME AREA. OMER IN WVICE OR MANDONED. ME SURKWR NRlHER DOES NOT
WARRANT MAT THE UNDEROROUNO ununEs sHom ARE IN ME EUCT LocAnoN INDICATED WWOH HE
OOES STATE MAT MEI *RE UIEATEO AS ACCURATELY AS POSSIBLE FRCN ME INFORMATION AVAILABLE.
E ~EFo'~%ER1M'HMg~AI?%~2,ASE %%D~~Y2ZG"oF""MI"EU"d2 l'%?i%%p!,"E x.
WHICH *RE OmRUlNED TO BE OUElDE THE 0.2% ANNUAL CHANCE ROODPWN.
ME UTNDE AND LONOINOE AT THE LOCATION AS MOW WAS OETERHINW BY GPS OBSERVAnONI.
LONO. 120'35'20.41' W. NM 83
ma bformatlon .hwn bow mwts or axcaeds the n~lnrn~nts nt ID* ln FAA order B~~o.I(~D far I-A
accuracy ( * 20' ho~ront~lly I 3' v~N~\I~. me horlz~nt~l datum npr.ued
d.gn.0, minuts. and ..cad.. C th. ns.n.1 hundredth d . -nd m. vvt1c.1 d.tum (hlI#hl.) .re
exprensed In hst nnd desimals !hem1 ond qr. dolermbod to the namn.1 0.1 1.6
REAL PROPERPI IN ME cm OF mom ~ANOE, ~UNT a SAN LUIS os~s~o, STATE OF CAUFORNIA,
DESCRIBE0 AS FOLLOWS;
MROUM A CMlRAL ANUE tf 11'18 211" AN *RC OISTWCE OF 3O.ll Fm MMCE LEAWNG SAID
~RK~ tgv.%~ig;7 jpsrr zy;;lR&cd y;Mg~~og ,y; p;~~igt7UpO~1:D~o~~
!?gs: $',","Eg:",g;;y $.~;.'&~,w~~~y(:~:,": :g~y,~J?~5."eR,"s:"'I~;I
mr) m mE volm w BEMNNINO.
EXCEPT MEREFROM 50% Of ALL ML 04% MINERALS WO HIDROCARBON SUBSTANCES IN WD UNOER SAID
UND. PROVIDED. HOWEMR. MAT ME GRANTORS THEWN. MOR HEIRS OR ASSIGNS OR 9JCCESMS IN $FTRS,"THN,"JTYks EoEgr $Y$~~$L&AS;H"d~A~E~DH~gREA~&ONCN ,
SUCCESSORS, IN INEREST REZERKD IN ME DEO FROM ANXW DWO, Ei UX.. REmROED APRIL 15, lDl8
2785 MITCHELL DUNE, BLOG 9
A A WALNUT CRW. GI 94598 A PYPPPPPV A Ln
T
G 2: - * -w-"u-
S
GI I
z r
333
I
> "-
/
-. -. _I_--.-
- z 23 ? ;? ".. -- $4: & ---- - -
-- L --
. --"*mu .- r I-*-
_-* _ - __ . ---- -- _*.m'".**-- _i_I*-_ - ---- --- --
- -
-. "m." E - ---- - -
--------?
++",.'--.. .------ - - --- -- - __7__---- ---v -
-- _.I". -
-- --
-
_ ** "_" -_ -. "I - --A. Ak_. .-A_- __- ..----
-- =.-. -- --
---~"AwzwAM3N-~ 2 g **a ,<
--3-
-__ ; $
I; ____-_ -.- - -. -- - -
&' ' b -. - -*- - .-. _", -- _1-)--
_ ._*--I - - A u ________---.-- --- : g
r r RANCHO & 7
JAMES
PSL # 295265 7 459 PUESTA DEL SOL ! 5 ' ARROYO GRANDE, CA 93421 m- 2785 MITCHELL DRIM. BOG 9
COMMONLY KNOWN L WALNUTCREEK. CA9451 A 0
AS RESERVOIR#5 A A pprr?
2785 MITCHELL DRIVE. BLLlG 9
COMMONLY KNOWN WALNUTCREEK CA 94598
PSL # 295265
459 PUESTA DEL SOL
2785 MITCHELL DRIVE BUG 9
COMMONLY KNOWN WALNUT CREEK CA 94598
AS RESERVOIR #5
.II*. _. L___
----
459 PUESTA DEL SOL
2785 MITCHW. DRNE BLDG 9
COMMONLY KNOWN WALNUTCREEK CA 94598
AS RESERVOIR #5
ATTACHMENT 1
Q
QJ 0. E=r3 rn2;~n
cn rz$j g *E - Q) fjm&2
bl$r #38 .* * -43 0 Q
G LII= CEI Q-
g e.~
8@, es5?!J
i;Se
g a, -;as
@z=>
U)J= 0 .-mE QEm 8 'F g
Lxi3 42- Wlr *% c
03 3 a, ";ij BPf- @E%
450 5
g P.C
i? rn mLC @<'a $ a- iq & @
fxtl!
szrna z$.ey
a,, 2.- = 0 a,jj k- L) fli)*
ATTACHMENT 2
Verizon Wireless Proposed Base Station (Site No. 295265 "Rancho & James")
459 Puesta Del Sol Arroyo Grande, California
Statement of Hammett & Edison, Inc., Consulting Engineers
The firm of Harnmett & Edison, Inc., Consulting Engineers, has been retained on behalf of Verizon
Wireless, a personal wireless telecommunications carrier, to evaluate the base station (Site No. 295265
"Rancho & James") proposed to be located near 459 Puesta Del Sol in Arroyo Grande, California, for
compliance with appropriate guidelines limiting human exposure to radio frequency ("RF")
electromagnetic fields.
Executive Summary
Verizon proposes to install directional panel antennas on the sides of the water tank located
near 459 Puesta Del Sol in Arroyo Grande. The proposed operation will comply with the
FCC guidelines limiting public exposure to RF energy.
Prevailing Exposure Standards
The U.S. Congress requires that the Federal Communications Commission ("FCC") evaluate its
actions for possible significant impact on the environment. A summary of the FCC's exposure limits
is shown in Figure 1. These limits apply for continuous exposures and are intended to provide a
prudent margin of safety for all persons, regardless of age, gender, size, or health. The most restrictive
FCC limit for exposures of unlimited duration to radio flequency energy for several personal wireless
services are as follows:
Wireless Service
Microwave (Point-to-Point)
WiFi (and unlicensed uses)
BRS (Broadband Radio)
WCS (Wireless Communication)
A WS (Advanced Wireless)
PCS (Personal Communication)
Cellular
SMR (Specialized Mobile Radio)
700 MHz
[most restrictive frequei~cy range]
Freauencv Band
5-80 GHz
2-6
2,600 MHz
2,300
2,100
1,950
870
855
700
30-300
Occnpatio~~al Limit
5.00 mW/cm2
5.00
5.00
5.00
5.00
5 .OO
2.90
2.85
2.40
1 .oo
General Facility Requirements
Public Limit
1 .OO m W/cm2
1 .oo
1 .oo
1 .oo
1 .OO
1 .oo
0.58
0.57
0.48
0.20
Base stations typically consist of two distinct parts: the electronic transceivers (also called ''radios" or
"channels") that are connected to the traditional wired telephone lines, an& the passive antennas that .
send the wi~.eless signals created by the radios out to be received by individual subscriber units. The
transceivers are often located at ground level and are connected to the antennas by coaxial cables. A
small antenna for reception of GPS signals is also required, mounted with a clear view of the slq.
HAMMETT & EDISON, INC.
CONSULTING ENGINEERS
SAN FRANCISCO
D2R4
Page I of 4
Verizon Wireless * Proposed Base Station (Site No. 295265 "Rancho & James")
459 Puesta Del Sol * Arroyo Grande, California
Because of the short wavelength of the frequencies assigned by the FCC for wireless services, the
antennas require line-of-sight paths for their signals to propagate well and so are installed at some
height above ground. The antennas are designed to concentrate their energy toward the horizon, with
very little energy wasted toward the sky or the ground. This means that it is generally not possible for
exposure conditions to approach the maximum permissible exposure limits without being physically,
very near the antennas.
Computer Modeling Method
The FCC provides direction for determining compliance in its Office of Engineering and Technology
Bulletin No. 65, "Evaluating Compliance with FCC-Specified Guidelines for Human Exposure to
Radio Frequency Radiation," dated August 1997. Figure 2 describes the calculation methodologies,
reflecting the facts that a directional antenna's radiation pattern is not fully formed at locations very
close by (the "near-field" effect) and that at greater distances the power level from an energy source
decreases with the square of the distance from it (the "inverse square law"). The coi~servative nature
of this method for evaluating exposure conditions has been verified by numerous field tests.
Site and Facility Description
Based upon Information provided by Verizon, including zoning drawings by SAC Wireless, LLC,
dated April 15, 2015, it is proposed to install nine Andrew directional panel antennas - three Model
LNX-65 14DS and six Model HBXX-6517DS - on the side of the water tank located near 459 Puesta
Del Sol in Arroyo Grande. The antennas would employ up .to loQ downtilt, would be mounted at an
effective height of about 29% feet above ground, and would be oriented in identical groups of three
toward 30°T, 1 70°T, and 290°T. The maximum effective sadiated power in any direction would be
1 1,990 watts, representing simultaneous operation at 5,060 watts for AWS, 4,5 10 watts for PCS, and
2,420 watts for 700 MHz service; no operation on cellular frequencies is presently proposed from this
site. There are reported no other wireless telecommunications base stations at the site or nearby.
Study Results
For a person anywhere at ground, the maximum RF exposure level due to the proposed Verizon
operation is calculated to be 0.69 mW/cm2, which is 91% of the applicable public exposure limit.*
The maximum calculated level for a person at ground outside of the fenced area surrounding the water
tank is 12% of the public exposure limit. The maximum calculated level at any nearby residencet is
20% of the public exposure limit. Tt should be noted that these results include several "worst-case"
* This occurs on the steep hillside iu front of the antennas oriented toward 30°T, within tile f~nced area surrounding
the water tank.
I Located at least 150 feet away, based on pl~otograpl~s from Google Maps.
HAMMETT & EDISON, INC,
CONSULTING ENGINEERS
SAN FRANCISCO
D2H4
Page 2 of 4
Verizon Wireless Proposed Base Station (Site No. 295265 "Rancho & James")
459 Puesta Del Sol Arroyo Grande, California
assumptions and therefore are expected to overstate actual power density levels from the proposed
operation.
Recommended Mitigation Measures
Due to their mounting locations and height, the Verizon antennas would not be accessible to
unauthorized persons, and so no mitigation measures are necessary to comply wit11 the FCC public
exposure guidelines. To prevent occupational exposures in excess of the FCC guidelines, it is
recom~nended that appropriate RF safety training, to include review of personal monitor use and
lockour/tagout procedures, be provided to all authorized personnel who have access to the antennas,
including employees and contractors of Verizon and of the property owner. No access within 13 feet
directly in front of the antennas themselves, such as might occur during certain maintenance activities,
should be allowed while the base station is in operation, unless otlw measures can be demonstrated to
ensure that occupational protection requirements are met. It is recommended that explanatory signsf
be posted at the antennas, readily visible from any angle of approach to persons who might need to .
work within that distance.
Conclusion
Based on the information and analysis above, it is the undersigned's professional opinion that
operation of the base station proposed by Verizon Wireless at 459 Puesta Del Sol in Arroyo Grande,
California, will comply with the prevailing standards for limiting public exposure to radio frequency
energy and, therefore, will not for this reason cause a significant impact on the environment. The
highest calculated level in publicly accessible areas is much less than the prevailing standards allow
for exposures of unlimited duration, This finding is consistent with measurements of actual exposure
conditions taken at other operating base stations. Training authorized personnel and posting
explanatory signs is recommended to establish compliance with occupational exposure limits,
$ Signs should coinply with OET-65 color, symbol, and content recommendations. Contact infonllation should be
provided (e.g., a telepllone number) to arrange for access to restricted areas. The selection of language(s) is not an
engineering matter, and guidance from the landlord, local zoning or health authority, or appropriate professionals
niay be required.
HAMMETT & EDISON, INC.
CONSULTING ENGINEERS
SAN FRANCISCO
D2H4
Page 3 of 4
Verizon Wireless Proposed Base Station (Site No. 295265 "Rancho & James")
459 Puesta Del Sol Arroyo Grande, California
Authorship
The undersigned author of this statement is a qualified Professional Engineer, holding California
Registration No. E-20309, which expires on March 3 1, 2017. This work has been carried out under
her direction, and all statements are true and c~mct of her own knowledge except, where noted, when
data has been supplied by others, which data she believes to be correcl.
HAMMETT & EDISON, INC.
CONSULTING ENGINEERS
SAN FRANCISCO
D2H4
Page rt of 4
RFR.CALC~~ Calculation Methodology
Assessment by Calculation of Compliance with FCC Exposure Guidelines
The U.S. Congress required (1996 Telecom Act) the Federal Communications Commission ("FCC") to
adopt a nationwide human exposure standard to ensure that its licensees do not, cumulatively, have a
significant impact on the environment. The maximum permissible exposure limits adopted by the FCC
(see Figure 1) apply for continuous exposures from all sources and are intended to provide a prudent
margin of safety for all persons, regardless of age, gender, size, or health. Higher levels are allowed far
short periods of time, such that total exposure levels averaged over six or thirty minutes, for
occupational or public settings, respectively, do not exceed the limits.
Near Field.
Prediction methods have been developed for the near field zone of panel (directional) and whip
(omnidirectional) antennas, typical at wireless telecouvnunications base stations, as well as dish
(aperture) antennas, typically used for microwave links. The antenna patterns are not fully formed in
the near field at ~ese antennas, and the FCC Office of Engineering and Technology Bulletin No. 65
(August 1997) gives suitable formulas for calculating power density within such zones.
180 O.lxP,,, For a panel or whip antenna, power density S = - x , in mWlcm2,
%,, nxD xh
0.1~16~ ~xP,,~~ and for an aperture antenna, maximum power density S,, = , in mWlcm2, nxh2
where 0~w = half-power beamwidth of the antenna, in degrees, and
Pnet = net power input to the antenna, in watts,
D = distance from antenna, in meters,
h = aperture height of the antenna, in meters, aid
q = aperture efficiency (unitless, typically 0.5 -0.8).
The factor of 0.1 in the numerators converts to tlie desired units of power density.
Far Field,
OET-65 gives this formula for calculating power density in the far field of an individual aF source:
2.56~1.64~100 XRFF' xERP % power density s = 4xnx~~
where ERP = total ERP (all polarizatiotls), in kilowatts,
RFF = relative iield factor at the direction to the actual point of calculation, and
D = distance from the center of radiation to the point of calculation, in meters.
The f%ctor of 2.56 accounts for
reflection coefficient of 1.6 (1.6
relative to an isotropic radiator.
the increase in power density due to ground reflection, assuming a
x 1.6 = 2.56). The factor of 1.64 is the gain of a half-wave dipole
The factor of 100 in the numerator converts to the desired units of
power density. his formula has been built into a proprietary program that calculates, at each location
on an arbitrary rectangular grid, the total expected power density from any number of individual
radiation sources. T?ie program also allows for the description of uneven terrain in the vicinity, to
obtain more accurate projections.
2; ti~.i$:=;$*: HAMMETT & EDTSON, TNC.
hcd CON$ULT1l\[G ENGfJJEIin$
-3 5AN FRANCISCO
Methodology
Figure 2
VICINITY MAP
PHOTOSIMULATION VlRNPOlNTS
I RECEIVED I
I THIS PHOTOSIMUU\TlON IS INTENDED AS A GRAPHICAL WPRESENTATlON
OF EXISTING AND PROPOSED SITE CONDITIONS BASED ON THE PROJECT/
DRAWING PLANS. IT IS NOT INTENDED FOR CONSTRUCTION. ACTUAL. FINAL -. I CONSTRUCTION MAY VARY
RANCHO EL JAMES
PSL # 295265
459 PESTA DEL SOL
ARROYO GRANDE. CA93421
CITY OF ARROYO GRANDE
mr!mmwireless COMMONLY KNOWN AS RESERVOIR #5
WIRELESS
EllGllEERlNG GPOUP
W-SUI
PHOTOSIMULATION VIEW 2
NEW
RANCHO 6 JAMES
PSL # 2952b5
vw ARROYO 459 PESTA GRANDE. DEL CA SOL 93421 VirITnwire/ess COMMONLY KNOW AS RESERVOIR ,E
WIRELESS
€1*6lRSLRiW& mu#?
NOTE:
NEW VERRON Wl-S ECUPMW CA861ETS. I GENERATOR. (a RAY- (2j GPS NlEtUAS, MElER
WEWED WXXXiNECT. NERSECT AND TWO
CABNET WITHIN NEW t JV x WOO ETMNIHG WALL wEmw LWK ON TOP PEASE AREA)
NOT SHOWN WTHEVEW
ATTACHMENT 4
City of ADOPTED BY CITY COUNCIL
Arroyo Gmde NOVEMBER 2001
Resolution No. 3569
TELECOMMUNICATION FACILITIES
SITING and PERMIT SUBMITTAL
REQUIREMENTS
SITING REQUIREMENTS
The following requirements are intended to assist telecommunication service
providers and the community in understanding the City's standards and permit
process for such facilities. The goal is to balance the needs of wireless
communication providers, the regulatory functions of the City, the rights
guaranteed by the federal government, and the potential impacts upon the
community and neighboring property owners in the design and siting of
telecommunication facilities.
A. General Requirements:
Telecommunication facilities shall avoid any unreasonable interference
with views from neighboring properties.
No monopoles or towers shall be installed on top of an exposed
ridgeline or prominent slope when alternative sites are available.
Telecommunication facilities shall be painted color(s) that are most
compatible with their surroundings.
Innovative design shall be used whenever the screening potential for
the site is low. For example, designing structures that are compatible
with surrounding architecture, or appear as a natural environmental
feature, could help mitigate the visual impact of a facility.
Te'lecommunication facilities are discouraged on any property with a
Residential land use designation.
The City lists the placement of facilities in the following preferential
order:
relecommunication Facilities Siting Requirements and Checklist, November 2001
Page I
a. Side-mount antenna on existing structures (buildings, water tanks,
etc.) when integrated into the existing structure, completely
hidden from public view or painted and blended to match existing
structures;
b. Within or on existing signs to be completely hidden from public
view;
c. Atop existing structures (buildings, water tanks, etc.) with
appropriate visual/architecturaI screening to be completely hidden
from public view;
d. Alternative tower structures (or stealth structures), such as man-
made trees, clock towers, flagpoles, steeples, false chimneys,
etc., that camouflage or conceal the presence of antennas.
e. Existing monopoles, existing electric transmission towers, and
existing lattice towers;
,'. New locations.
The City encourages co-location of telecommunication facilities, but
only if it results in a lesser visual impact.
B. Requirements for Buildinw Mounted Antennas:
Building mounted antennas and all other equipment shall be in scale
and architecturally integrated with the building design in such a manner
as to be visually unobtrusive.
Colors and materials shall match the existing building.
All equipment shall be screened from public view.
Building mounted antennas and all other equipment shall avoid any
unreasonable interference with views from neighboring properties.
C. Requirements for Monopoles and Towers:
Monopoles and towers may be considered only when the applicant
reasonably demonstrates that the proposed facility cannot be placed
on an existing building or structure.
Monopoles and towers shall only be allowed on properties zoned
Public Facility.
Substantial landscaping or other screening should be provided to
visually buffer any adjoining residential uses from the potential visual
impacts of the facility. Landscape screening should be designed to
achieve its desired appearance in a reasonable period of time.
Telecommunication Facilities Siting Requirements and Checklist, November 2001
Page 2
For monopoles or towers proposed within 300 feet of residentially
zoned property, the facility should be set back at least 50 feet or the
height of the facility, whichever is greater. Otherwise, the standard
setback for the applicable zoning district shall apply.
PERMIT SUBMITTAL REQUIREMENTS
Any new telecommunication facility proposed within the City of Arroyo Grande is
subject to review and approval -through the Conditional Use Permit (CUP)
process. _ The applicant shall submit the following additional items and
information (unless waived by the Community Development Director based on
written justification provided by the applicant) along with the standard CUP
application materials. The following list of requirements will be used to check
your application for completeness after it is submitted. If your application is not
complete, a copy of this list, and/or the CUP checklist, will be returned to you with
additional requirements noted.
A. Site Information:
Submit a site plan, Assessor's Parcel Map(s), or a recent aerial photo that clearly
illustrates the following information:
The lease area of the proposed project.
The lease areas of all other facilities on the parcel where the proposed
facility is located.
Property boundaries of the site and the legal lot.
Location of all habitable structures within 500 feet of the proposed facility
with the distance from the proposed antenna facility to the closest
structure clearly marked.
B. Technology Information:
A written description of the type of technology and type of consumer
services the carrier will provide to its customers.
An explanation of site selection (reason the site was chosen over
alternative sites).
An explanation of the need for the proposed height, strength and direction
of signal, and type of antenna proposed (i.e., panel, whip, dish). Also
include a description of all accessory structures/equipment requested as a
part of the proposed antenna facility.
Detailed engineering calculations for foundation wind loads.
C. RF Exposure Information:
The Citv of Arroyo Grande requires the same information submitted to the FCC
regarding radio f;equency (RF) emissions with any application to establish a new
or expand an existing communication facility. If the application pertains to co-
location, or to an additional facility on a parcel, a cumulative emissions report for
the site is required. The City of Arroyo Grande requires the information pursuant
to its responsibility, under the California Environmental Quality Act (CEQA), to
determine cumulative environmental impacts for all permitted projects.
Telecommunication Facilifies Siting Requirements and Checklist, November 2001
Page 3
Provide copies of documents submitted to the FCC, including
environmental impact information, showing that the proposed facility, both
individually and cumulatively (if appropriate), is in compliance with FCC
adopted standards for RF emissions for the facility type (i.e., PCS,
Cellular, Earth Satellite Facilities). Include a one-page summary in simple,
easy to read terms, demonstrating said compliance.
D. Co-Location Information:
Co-location is defined as the coincident placement of telecommunication carriers1
antennas on the same tower or antenna-mounting structure. The principal
benefit from co-location is that fewer towers are needed to serve a given area,
thereby reducing the overall visual impact of towers on a community.
The City encourages the co-location between carriers, or the use of existing
towers wherever possible to discourage the unnecessary proliferation of towers.
The City also encourages the design of new towers which allow for future co-
location whenever feasible. Applicants proposing to site the antenna(s) must
demonstrate that reasonable efforts have been made to locate the antennas(s)
on existing structures.
If not co-located, provide information pertaining to the feasibility of joint-
use antenna facilities, and discuss the reasons why such joint use is not a
viable option or alternative to a new facility site. This includes written
notification of refusal of the existing structure owner to lease space on the
structure. Include information on lack of existing towers in the area,
topography, frequency or signal interference, line of site problems, and
available land zoning restrictions as applicable.
E. Visual Impact Information:
The following information provides staff with criteria for determining the
significance of project visual impacts for CEQA purposes.
Submit a preliminary environmental review with special emphasis placed
upon the nature and extent of visual and aesthetic impacts.
Submit photo mock-ups or digital computer representations of the project
site "before" and "after" installation. Physical samples of facility materials
andlor a three-dimensional model may also be required. Show the
proposed tower, antenna(s), equipment shelters, and any landscaping or
screening proposed to lessen the visual impact of the project.
Submit information regarding the location of existing towers of the same,
or similar design as the proposal facility, located within 10 miles of Arroyo
Grande for viewing purposes.
If the project site is located within M mile of a public road, residence,
public park, public hiking trail, or private easement open to the public, or if
visible from such areas, show the proposed project site from multiple
vantage points. Multiple viewpoints will require an index map and key for
identification.
Telecomrnunicafion Facilities Siting Requirements and Checklist, November 2001
Page 4
Provide a sample of the proposed color of the tower in the form of a
minimum one square foot paint sample, and explain the reasons why that
color is best for the location proposed.
Describe the type of landscaping proposed to screen the facility to the
maximum extent feasible, or the reasons why landscaping is not
necessary or feasible.
Proposed communication facilities should not be sited on ridgelines or
hilltops when alternative sites are available. If a ridgeline location is
proposed, submit written justification to the Community Development
Director. If no alternative site exists, the communications facility must be
located to minimize silhouetting on the ridgeline and must blend with the
surrounding environment to decrease visibility from off site.
At the time of permit renewal, any major modification to the existing
permit, or change-out of major equipment, the permit site and existing
equipment shall be reviewed for consistency with changes in technology
that could substantially lessen visual impacts. If the Community
Development Director determines that a change in technology would
substantially lessen the visual impacts of the facility, or if they would result
in a substantial benefit to the public, the permitee may be required to
make those changes.
If there is a change of lessee, information regarding the type of technology
that will be used by the new lessee shall be submitted to the Community
Development Department within ten (10) days of that change. If the
transfer would require any changes to the facilities approved in the original
CUP, an Amended Conditional Use Permit application must be submitted.
The new lessee shall use the most current technology available if it would
substantially lessen visual impacts of the site, and if it would result in a
substantial benefit to the public.
Describe if the proposed facility is intended to be a "Coverage" or
"CapacityJ' site.
F. AntennaISite Capacity Information:
Submit information on the total antenna capacity for the proposed
antenna tower and any other structures for the proposed project. This
information may be used for future co-location of antennas from other
companies.
There shall be a maximum of two towers per assessor's parcel or
developed site.
Telecommunication Facilities Siting Requirements and Checklist, November 2001
Page 5
Piires of pmjea site to justify wall height variance of IU'retainimg wall dm to
IocstiDn akrtting a hill
VWlZMf project located at 459 Del-1