For the Planning Commission Meeting of May 30, 2018
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Robb Steel, Interim City Administrator
REVIEWED BY: Gina M. Gibson-Williams, Planning Manager
FROM: Edgar Gonzalez, Contract Planner
Title
Conditional Development Permit No. 2017-0026: A request to allow the development of an eighty (80) foot tall multi-carrier mono-pine Wireless Telecommunications Facility, located at the northwest corner of Slover Avenue and Riverside Avenue (APN: 0254-241-13) within the Heavy Industrial (H-IND) zone of the Agua Mansa Specific Plan.
Body
APPLICANT:
Parallel Infrastructure, 420 N. Twin Oaks Road, #1475, San Marcos, CA 92079.
LOCATION
The project site is located at the northwest corner of Slover Avenue and Riverside Avenue. (Refer to the Location Map (Exhibit A)).
BACKGROUND:
In March 2010, the City Council approved Ordinance No. 1456 creating Chapter 18.111, (Wireless Telecommunications Facilities) of the Rialto Municipal Code, requiring a Conditional Development Permit for the construction of any new wireless telecommunications facility. The Ordinance requires all new wireless telecommunications facilities to be 'stealth'. A 'stealth' wireless telecommunications facility appears as another object that exists in the surrounding environment or which is architecturally integrated into a building or other structure.
Surrounding Land Use and Zoning
Location
Existing Land Use
Zoning
Site
Southern Pacific Transportation Co.
Heavy Industrial (H-IND)
North
10 Freeway
Not A Part
East
Flyers Service Station
Heavy Industrial (H-IND)
South
Shell Service Station
Heavy Industrial (H-IND)
West
Southern Pacific Transportation Co.
Heavy Industrial (H-IND)
General Plan Designations
Location
General Plan Designation
Site
General Industrial - Specific Plan Overlay
North
10 Freeway
East
General Industrial - Specific Plan Overlay
South
General Industrial - Specific Plan Overlay
West
General Industrial - Specific Plan Overlay
Site Characteristics
The project site encompasses approximately 783 square feet from the overall 45.39 acres owned by the Southern Pacific Transportation Company. The project site bound on the north by the 10 Freeway and on the south by the Shell Service Station. To the east by Flyers Service Station and additional Southern Pacific Company property to the west. The Agua Mansa Specific Plan establishes the zoning for the project site and the surrounding properties as Heavy Industrial (H-IND).
ANALYSIS/DISCUSSION:
General Design
The development will consist of an eighty (80) foot multi-user mono-pine including: backup generator, eight (8) feet high split-face block wall to enclosed equipment cabinets, twelve (12) AT&T panel antennas, collocation for approximately twenty-four (24) panel antennas, twenty (24) AT&T Remote Radio Units, two (2) microwave antennas, three (3) surge suppressors and underground conduit trench (Exhibit B & C). The project site provides two (2) large 24-inch pine trees and a five (5) foot planter with additional landscape fronting Slover Avenue and Riverside Avenue (Exhibit D). The proposed project meets all of the standards for wireless telecommunication facilities, set forth in Section 18.111.040 of the Rialto Municipal Code.
Entitlement Requirements
Per Sections 18.111.040A and 18.111.060 of the Rialto Municipal Code (RMC), only stealth facilities shall be permitted, subject to the approval of a Conditional Development Permit. The applicant complied with this requirement and filed a completed Conditional Development Permit application on July 11, 2017.
In addition to the required findings for a Conditional Development Permit contained in Chapter 18.66 of the RMC, Section 18.111.070 cites the necessary findings for granting a Conditional Development Permit specifically for a wireless telecommunications facility. The following findings must be made in a positive manner for every wireless telecommunications facility:
1. That the proposed facility will provide a benefit to the City by its ability to provide additional communication capabilities, and;
2. That the proposed facility will be a stealth facility and be aesthetically integrated into the design and landscaping of its site and surrounding land uses, and;
3. That the proposed facility has been evaluated in the context of the ultimate anticipated network of facilities of both the applicant and other commercial mobile service providers so as to reduce the number of facilities needed to provide service to the City of Rialto, and;
4. That the proposed facility has been located and designed for co-location to the maximum extent possible, and;
5. That the proposed facility will comply with Federal Communications Commission (FCC) regulations regarding interference with the reception or transmission of other wireless service signals within the City and surrounding community, and;
6. That the proposed facility will operate in compliance with all other applicable federal regulations for such facilities, including safety regulations, and;
7. That the public need for the use of the facility has been documented to the satisfaction of the Director of Development Services.
Staff has reviewed the proposal and determined that all of the findings for the Conditional Development Permit can be made in a positive manner.
Development Review Committee
The Development Review Committee (DRC) reviewed the project on August 2, 2017. The DRC recommended approval of the project subject to the applicant revising the plans to address comments. The Committee's revisions include but are not limited to design modifications, adequate screening of equipment, setback requirements, and landscape requirements. After Planning Commission review, the Applicant will incorporate any revisions into the project plans, and the City will schedule the project for final review by the Development Review Committee.
Land Use Compatibility
The project meets the development criteria of the Heavy Industrial (H-IND) zone and the design criteria contained in Chapter 18.61 (Design Guidelines) of the Rialto Municipal Code. The proposed land use is consistent with the Heavy Industrial (H-IND) zone and the surrounding land uses. There are no sensitive uses near the project site. As such, the project does not negatively impact the surrounding area.
GENERAL PLAN CONSISTENCY:
The project is consistent with the following goals of the Land Use Element and Economic Development Element of the Rialto General Plan:
* Goal 3-6: Require that all developed areas within Rialto are adequately served with essential public services and infrastructure.
* Goal 3-7: Upgrade public infrastructure as an inducement to promote private investment.
ENVIRONMENTAL IMPACT:
The project is exempt under California Environmental Quality Act (CEQA) Section 15303 (c) New Construction of Small Structure. Section 15303 allows for the construction of small new facilities not exceeding 2,500 square feet in floor area and not utilizing a significant amount of hazardous materials (Exhibit E). Furthermore, the proposed project (i) by virtue of its existing location, will not impact a sensitive environmental resource of hazardous or critical concern; (ii) will not have a cumulative impact on the environment through successive projects of the same type, in the same place, over time; (iii) does not have any unusual circumstances that will have a significant effect on the environment; (iv) does not impact a scenic highway; (v) is not located on a hazardous waste site; and (vi) will not adversely impact a historical resource. Accordingly, none of the exceptions to categorical exemptions set forth in the CEQA Guidelines, section 15300.2, apply to this proposed project. The project meets the established CEQA guidelines and a copy of the Notice of Exemption is attached.
PUBLIC NOTICE:
The City mailed public hearing notices for the proposed project to all property owners within 300 feet of the project site, and the public hearing notice published in the San Bernardino Sun newspaper as required by State law.
RECOMMENDATION:
It is recommended that the Planning Commission:
* Adopt the attached Resolution of Approval (Exhibit F) for Conditional Development Permit No. 2017-0026 to allow the development of an eighty (80) foot multi-carrier mono-pine wireless telecommunication facility subject to the findings and conditions therein.
Attachments:
1. Exhibit A Location Map
2. Exhibit B Site Plan
3. Exhibit C Antenna Plan
4. Exhibit D Elevations
5. Exhibit E Notice of Exemption
6. Exhibit F Draft Resolution of Approval for CDP No. 2017-0026