Verizon Cell Tower CONDITIONAL USE PLNPCM2014-00010 603 … · Based on the analysis in the staff report, it is the Planning Staff’s finding ... tall wireless communication tower

PLNPCM2014-00010 603 South 4050 West Verizon Monopole 1

Applicant

: Verizon Wireless, Nefi Garcia representative

Staff

: Doug Dansie, 801-535-6182, [email protected]

Tax ID

: 15-06-476-048

Current Zone

: M-1, Light Manufacturing

Master Plan DesignationWest Salt Lake Master Plan, Light Industrial

:

Council DistrictCouncil District 2, Kyle LaMalfa

:

Community CouncilPoplar Grove Community Council

:

Lot Size1.65 acres

:

Current UseLight industrial

:

Applicable Land Use Regulations: 21A.54.080 – Conditional Use 21A.28.020 – M-1 Light Industrial 21A.40.090 – Antenna Regulation AttachmentsA. Site Plan and Elevation

Drawings

:

B. Applicant Narrative C. Department Comments D. Photographs of Area

REQUEST The applicant Verizon Wireless, represented by Nefi Garcia of Technology Associates, is requesting conditional use approval of a 60 foot tall cell tower and its associated mechanical equipment at 603 South 4050 West, in the M-1, Light Manufacturing zoning district. STAFF RECOMMENDATION Based on the analysis in the staff report, it is the Planning Staff’s finding that the project generally meets the applicable standards for Conditional Use approval and therefore recommends that the Administrative Hearing Officer approve the proposed 60 foot tall cellular tower and its associated mechanical equipment at approximately 603 South 4050 West. Conditions of Approval

1. Any modifications to the approved plans after the issuance of a building permit must be specifically requested and approved by the Planning Division prior to execution.

2. Vesting of all permits and approvals terminates upon the expiration of the approval as defined in the Zoning Ordinance, or upon termination of the permit.

3. Applicant shall comply will all other department/division requirements.

4. The existing pole be removed.

ADMINISTRATIVE HEARING STAFF REPORT

Planning Division

Department of Community and Economic Development

Verizon Cell Tower CONDITIONAL USE PLNPCM2014-00010

603 S 4050 West March 13, 2014


Vicinity Map

BACKGROUND Verizon Wireless, represented by Nefi Garcia, is requesting conditional use approval to install a 60 foot tall wireless communication tower (monopole) and its associated equipment in the northeast corner of the lot at 603 South 4050 West in the M-1, Light Manufacturing zoning district. There is an existing industrial building on the site that is not directly associated with the proposed cellular tower. To accommodate the use, the applicant has negotiated an easement for the tower, equipment, utilities and access with the property owner. The petition consists of the tower (monopole) and a mechanical building. It is a conditional use because the projection of the antenna is for a 13 feet total diameter, including the pole width, which exceed the permitted 2 foot extension. If approved, the proposal will provide communication service to Verizon Wireless customers in the surrounding area. There is an existing pole on the site that is not in use.


Project Details Regulation Zone Regulation Proposal In Compliance

Use Monopole with Antenna and Antenna Support Structures Greater than 2 Feet Wide Permitted Accessory Use in M-1 Zone

Allowed Accessory Use

No, Conditional Use Required

Height 60’ Maximum Monopole Height 60’ Monopole Yes

Public Notice, Meetings and Comments The following is a list of public meetings that have been held related to the proposed project:

• The Poplar Grove Community Council chairperson was notified of the proposal. The chairperson responded that the council was aware of the proposal and had no issues.

Notice of the public hearing for the proposal includes:

• Public hearing notice mailed on February 27. • Public hearing notice posted on property on March 3. • Public hearing notice posted on City and State websites on February 27. • Public hearing notice emailed to the Planning Division list serve on February 27.

City Department Comments The comments received from pertinent City Departments / Divisions are attached to this staff report in Attachment C. The Planning Division has not received comments from the applicable City Departments / Divisions that cannot reasonably be fulfilled or that warrant denial of the petition. ANALYSIS Section 21A.40.090.E states that wireless telecommunication facilities with a monopole, antennas and antenna support structures greater than 2 feet wide that exceed 60 feet or the maximum height of the zone are a conditional use subject to the General Standards for Approval in Section 21A.54.080 of the Zoning Ordinance. 21A.54.080A. Specific Standards: A conditional use permit shall be approved unless the evidence presented shows that one (1) or more of the standards set forth in this subsection cannot be met. The Planning Commission, or, in the case of administrative conditional uses, the Planning Director or the Director's designee, may request additional information as may be reasonably needed to determine whether the standards of this subsection can be met. Staff has applied these standards to the proposed use, and made the following findings: Standard 1: The use complies with applicable provisions of this title;

Analysis: The property is located in the M-1, Light Manufacturing zoning district. A 60’ monopole is a permitted use in this district. The applicant is requesting approval for an additional extension of the antenna projection from the pole. This exceeds the antenna extension limit of 2 feet and must be reviewed as a conditional use in accordance with section 21A.36.020C of the


Salt Lake City Zoning Ordinance. The two feet projection is in addition to the width of the pole, so a conforming diameter would be greater than merely 4 feet, depending on the pole width. The total diameter of the proposed antenna array is 13 foot total, including the width of the pole. The project is currently being reviewed for a building permit by the zoning department. The proposal will need to meet the additional zoning requirements as noted by that department, including ensuring that the final antenna arrangement meets the dimensional maximum established by 21A.62.050F. The zoning comments are located in attachment C. Finding: The proposal complies with the applicable provisions of the Salt Lake City Zoning Ordinance, conditional upon meeting the requirements noted by the zoning department.

Standard 2: The use is compatible, or with conditions of approval can be made compatible, with surrounding uses;

Analysis: The uses surrounding the monopole location are generally industrial in nature. Bangerter Highway is located directly east of the proposal. Generally, the buildings adjacent to the proposal are metal clad, concrete, or block structures with little to no architectural details.

The proposed use is a tall metal pole, with a series of antennas attached at the top, and a mechanical building. The proposed cellular tower will be compatible with the utilitarian uses and buildings in the immediate area. There is an abandoned cell tower pole on the site that should be removed with the construction of a new tower. Finding: Staff finds that due to the general utilitarian nature of these uses and the structures that go along with them, the proposed tower and mechanical equipment will be compatible with the use of the property, and will have little to no negative impact on the surrounding uses. The existing pole should be removed.

Standard 3: The use is consistent with applicable adopted City planning policies, documents, and master plans; and

Analysis: The West Salt Lake Master Plan designates this area for a “Light Industrial” use. The use of a tall cellular monopole is compatible with the intensity of uses allowed in a light industrial area. Cellular towers are not directly addressed in the West Salt Lake Master Plan. The proposed tower is located well over a mile from any residential uses. This separation mitigates any negatively impact by a large communication tower. The compatibility of the tower with the adjacent industrial uses and buildings reduces the need for any additional visual screening that would otherwise be appropriate when adjacent to a lower intensity residential use. The location on a highway corridor raise issues of visual clutter, however this is an industrial area and other items such as open storage are also allowed. There are not numerous poles along the Bangerter Highway.


Finding: Staff finds that the proposed use is compliant with applicable City planning policies documents and master plans.

Standard 4: The anticipated detrimental effects of a proposed use can be mitigated by the imposition of reasonable conditions.

Analysis: See below.

Detrimental Effects Determination In analyzing the anticipated detrimental effects of a proposed use, the Planning Commission, or in the case of administrative conditional uses, the Planning Director or designee, shall determine compliance with each of the following:

Criteria Finding Rationale 1. This title specifically authorizes the use where it is located

Complies The cellular tower is a conditional use in the M-1 zone

2. The use is consistent with applicable policies set forth in adopted citywide, community, and small area master plans and future land use maps

Complies The use is located in an area zoned and designed by the associated master plan as “light industrial,” see analysis from standard 3 above.

3. The use is well-suited to the character of the site, and adjacent uses as shown by an analysis of the intensity, size, and scale of the use compared to existing uses in the surrounding area

Complies The utilitarian use is surrounded by utilitarian buildings that support light and heavy industrial uses.

4. The mass, scale, style, design, and architectural detailing of the surrounding structures as they relate to the proposed have been considered

Complies The proposed tower is of a utilitarian design, similar in nature to the adjacent utilitarian buildings.

5. Access points and driveways are designed to minimize grading of natural topography, direct vehicular traffic onto major streets, and not impede traffic flows

Complies The proposal will have no traffic impact and is accessed from existing driveways.

6. The internal circulation system is designed to mitigate adverse impacts on adjacent property from motorized, non-motorized, and pedestrian traffic

Complies Internal circulation has been designed to accommodate proposed use.

7. The site is designed to enable access and circulation for pedestrian and bicycles

Complies The site is not be used on a regular basis and does not require regular access or circulation for pedestrians or bicycles.

8. Access to the site does not unreasonably impact the service level of any abutting or adjacent street

Complies Transportation did not indicate any issues with street level of service.

9. The location and design of off-street parking complies with applicable standards of this code

Complies No parking spaces are required for the site.

10. Utility capacity is sufficient to support the use at normal service levels

Complies Use has access to all necessary utilities.

11. The use is appropriately screened, buffered, or separated from adjoining dissimilar uses to mitigate potential use conflicts

Complies The use will be required to meet all landscaping and screening requirements for the M-1 zone prior to the issue of a building permit.

12. The use meets City sustainability Complies Use does not significantly impact


plans, does not significantly impact the quality of surrounding air and water, encroach into a river or stream, or introduce any hazard or environmental damage to any adjacent property, including cigarette smoke

sustainability plans nor does it encroach onto a stream or water way.

13. The hours of operation and delivery of the use are compatible with surrounding uses

Complies Once the installation is complete, the tower will only have sporadic visits from maintenance crews.

14. Signs and lighting are compatible with, and do not negatively impact surrounding uses

Complies Signs and lighting will meet all applicable Zoning Ordinance Requirements

15. The proposed use does not undermine preservation of historic resources and structures

Complies There are no historic sites or features on property.

Finding: Based on the analysis and rationale above staff finds that the anticipated detrimental effects of the proposed cellular tower can be mitigated by the imposition of the proposed conditions of approval in this staff report.

Conditions Imposed The Planning Commission, or planning director or designee in the case of administrative conditional uses, may impose any condition upon a proposed conditional use in order to address any of the factors listed in section 21A.54.080 of the zoning ordinance. The conditions may include: 1. Conditions on the scope of the use; its character, location, hours and methods of operation,

architecture, signage, construction, landscaping, access, loading and parking, sanitation, drainage and utilities, fencing and screening, and setbacks; and

2. Conditions needed to mitigate any natural hazards; assure public safety; address environmental impacts; and mitigate dust, fumes, smoke, odor, noise, vibrations; chemicals, toxins, pathogens, gases, heat, light, and radiation.

Analysis: Due to the limited mass of the monopole, as well as the limited impacts a wider array on a monopole would have on the industrial type development that is permitted in the area, Planning Staff does not expect any detrimental effects from the proposal that require additional conditions. Finding: The proposal meets this standard.

Additional Conditional Use Requirements for Antennae 21A.40.090.E.9

Additional Conditional Use Requirements: In addition to conditional use standards outlined in chapter 21A.54 of this title, the following shall be considered by the Planning Commission:

a) Compatibility of the proposed structure with the height and mass of existing buildings

and utility structures; b) Whether collocation of the antenna on the other existing structures in the same vicinity

such as other towers, buildings, water towers, utility poles, etc., is possible without significantly impacting antenna transmission or reception;

http://www.sterlingcodifiers.com/codebook/?ft=2&find=21A.54�


c) The location of the antenna in relation to existing vegetation, topography and buildings to obtain the best visual screening;

d) Whether the spacing between monopoles and lattice towers creates detrimental impacts to adjoining properties.

Analysis: The surrounding development is commercial and industrial in nature. There are no nearby utility structures or tall buildings with the height necessary to provide adequate cellular coverage from the proposed cellular equipment to the surrounding area. The uses in the adjacent area are of a generally industrial and light commercial intensity and would not be negatively impacted by the construction of a cell tower. There is not a significant concentration of monopoles or lattice towers in the area. The existing abandoned pole should be removed.

Finding: The standards specific to antennas are generally met for this proposal. The installation of the proposed monopole and associated equipment will not create significant negative impacts or be detrimental to adjoining properties. The existing abandoned pole should be removed.


Attachment A Site Plan and Elevations

ASAC INFORMATION SHEET 9l:003

INFORMATION REGARDING SURVEY DATA SUBMITTED TO THE FAA

FAA Order 8260.19c requires proponents ofcertain proposed construction (located beneath instrument procedures) providethe FAA with a site survey and/or letter, from a licensed land suweyor, which certifies the site coordinates and the surfaceelevation at the site. On October 15, 1992, the FAA started using the North American Datum of I 983 (NAD-83), andtherefore all site coordinates should be based on NAD-83. The FAA requires that the survey letter contain an accuracystatement that mests accuracy tolerances required by the FAA. The most requested tolerances are +/- 50 feet in the horizontaland +/- 20 feet in the vertical (2-C). When the site coordinates and/or site elevation can be certified to a greater accuracy thanrequested by the FAA, please do so.

In order to avoid FAA processing delays, the original site survey or certifring letter should be atiached to the 7460 when it isfiled at the FAA's regional office. It must be signed and sealed by the licensed land surveyor having performed or supervisedthe survey.

The FAA accuracy codes and a sample accuracy statement are listed below.

ACCURACY CODES:

HORIZONTAL VERTICALCodeI)3

45

67

8

9

To_lerance+/- 15 ft+/- 50 ft+/- 100 ft+/- 250 ft.

+l- 500 ft+/- 1000 ft+/- 1/2NM+/- I NMUnknown

+l- 3 ft.+410ft+l- 20 ft.+/- 50 ft+/- 125 ft.

+t- 250 ft+/- 500 ft+/- 1000 ftUnknown

CodeABCDEF

GHI

Tolerance

Date: OCTOBER 8,2013

Re: SAL ALUMASTEELSE I/4 OF SECTION 6, TOWNSHIP I SOUTH, RANGE I WEST, SALT LAKE MERIDIAN603 SOUTH 4O5O WEST, SALT LAKE CITY, UTAH 84104

I certify that the latitude of N 40'45'28.31", and the longitude of W I I lo59'16.44", are accurate to within 15 feet horizontallyand the site elevation of 4227.15 feet, AMSL (American Mean Sea Level), is accurate to within +/- 3 feet vertically. The

overall height would be 4227.15 feet AMSL. The horizontal datum (coordinates) are in terms of the North American Datumof 1 983 OfAD-S3) and are expressed as degrees, minutes and seconds, to the nearest (tenthArundredth) of a second. The

vertical datum (heights) are in terms ofthe (NAVD88) and are determined to the nearest foot.

Professional Licensed Land Surveyor:l-A FAA Letter Jerry Fletcher. Utah LS no.6436064


Attachment B Applicant Narrative


Attachment C Department Comments


Department Comments PLNPCM2014-00010 Engineering (Scott Weiler) No objections. Zoning (Alan Michelsen) Provide a note on sheet C200 stating that the climbing pegs shall be removed from the lower twenty feet (20') of the monopole. Transportation (Barry Walsh) In reviewing the site plan and proposed location of the Mono Pole facility it indicate no impact the the required parking, circulation and staging for this site. ( the existing paving extends beyond the minimum 50' from the public way as a clean wheel issues) Public Utilities (Justin Stoker)


Attachment D Photographs


Existing pole


Existing pole base


View of property


Documents

Verizon Cell Tower CONDITIONAL USE PLNPCM2014-00010 603 … · Based on the analysis in the staff report, it is the Planning Staff’s finding ... tall wireless communication tower