(Continued from October 26, 2021)
CONDITIONAL USE PERMIT NO. 21-03
CATEGORICAL EXEMPTION
APPLICANT: Jessica Grevin on behalf of AT&T
LOCATION: 3540 E Cameron Avenue
REQUEST: The applicant is requesting the approval of a conditional use permit to install a 60-foot tall freestanding wireless telecommunications facility located within the Valencia Height Water District property. The proposed wireless telecommunications facility will be located adjacent to Heritage Park. The telecommunications facility would be disguised as a eucalyptus tree. Equipment cabinets will be installed within a 817-square foot leased area, which will be screened by an 8-foot high concrete masonry unit block wall enclosure.  

The project was initially reviewed by the Planning Commission on October 26, 2021. During the public hearing, 6 individuals spoke in opposition of the project with concerns regarding a wireless facility being located in residential zoning, clarifying what the applicant meant by "dead zones," the proposed equipment not being vaulted, the potential height increase of the cell tower in the future, and the change of the neighborhood aesthetics. The Planning Commission continued the item to December 14th with direction to the applicant to provide additional photo simulations taken from the backyards of homes along Hillside Drive, the feasibility of vaulting the equipment underground, and providing information on "dropped calls." The Planning Commission also suggested that the applicant voluntarily provide some more community outreach.

To address the Planning Commission requests, the applicant has submitted the following documents:

• Updated LTE Justification Plots (Attachment No. 3) - The graphics have been updated. 
• Updated Photographic Simulations (Attachment No. 7) - The photo simulations have been updated to include two new images: 1) View (F) from the trail at Heritage Park facing Northeast; and 2) View (G) from the trail facing Northwest. According to the applicant, View G was closest they were able to get from the property line of the closest residential lot on Hillside Drive. 
• Engineering Letter (Attachment No. 8) - The letter prepared by the Engineer provides an explanation on why the proposed facility equipment can not be vaulted underground.
• New Radio Frequency Statement and LTE Coverage Plot Plans (Attachment No. 9) -  This document expands the applicant's justification on the necessity of the proposed macro cell tower.

The applicant was not able to provide the number of "dropped calls" and AT&T users in the area as requested by the Planning Commission. AT&T's legal representative stated that the information is proprietary and is not able to be shared. 

Findings necessary for the approval of a CUP are as follows:

a.    That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or community.

The proposed location of the telecommunications facility is both desirable and necessary to meet the demand for telecommunication service within the vicinity of the site. It will reduce the “coverage gap” that currently exists in the vicinity to provide better service. In addition, the additional telecommunication facility will allow private utility service providers to willfully and efficiently serve West Covina’s homes and businesses. It will also reduce the load on existing wireless facilities in order to meet capacity needs, and provide new LTE service to the surrounding area.

The cellular antenna structure is designed as a eucalyptus tree, located in a landscaped area to the southwest side of the Valencia Heights Water District property.  The minimum distance required is 100 feet from any residential property. The proposed tower and equipment structure will be located approximately 176-feet from the nearest residential property, and because of the existing landscaping and the proposed landscaping surrounding the proposed facility, the proposed location is a good location for such a facility.

b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity.

The proposed telecommunication facility will not be detrimental to the health, safety, peace or general welfare of persons residing in the vicinity in that it is located at least 100 feet from the nearest residence in a residentially zoned property, and is less visually obtrusive than it otherwise would be because it is surrounded by landscaping and is in a faux-eucalyptus design. A structure will screen the cabinets and equipment necessary to support the wireless telecommunication facility. The proposed equipment associated with the tower does not emit fumes, smoke, or odors that would be considered offensive and operates virtually noise free.

c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith.

The site is adequate in size and shape to accommodate the proposed project and does not require any adjustments to the land to make it compatible with the surrounding area. The monoeucalytpus wireless telecommunication facility design will limit the visual impacts of the project and help the wireless communication facility installation integrate with the surrounding visual landscape. In addition, conditions of approval have been included requiring the applicant to install vines along the fence adjacent to Heritage Park and two new eucalyptus trees to allow the structure to blend with surrounding landscaping and setting. The project is an unmanned wireless facility which will not result in requiring additional parking or affecting existing onsite parking.

d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and the street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets.

The subject site’s access streets are adequate in width to accommodate the proposed use. The proposed wireless facility is unmanned and therefore is not anticipated to have an increase in the amount of traffic or to alter existing traffic patterns once construction is complete. The subject site gains access from Cameron Avenue onto a private street. A new driveway will be constructed on the site. The unattended facility will require periodic maintenance checks, however, these checks will not substantially alter surrounding traffic levels or circulation patterns on Cameron Avenue and the private street.

e. That the granting of such conditional use permit will not adversely affect the general plan of the city, or any other adopted plan of the city.

The granting of the conditional use permit will not adversely affect the West Covina General Plan since the proposed use is consistent with Policy 2.3a that directs staff to “invest in infrastructure to improve the public realm” and Policy 6.24 "Ensure that new development does not expose surrounding land us to excessive noise." The proposed wireless facility would provide service for residents who are increasingly reliant on their electronic devices for many day-to-day tasks. Additionally, approval of the facility could prevent the loss of life, serious injuries, and facilitate emergency response during an act of God or a catastrophic event. Therefore, the proposed use is consistent with the goal and intent of the City’s General Plan. The proposal does not conflict with any other plans in the city.

Section 26-685.998 of the Municipal Code requires the following additional findings for approval of a wireless telecommunications facility:

f. The facility structures and equipment are located, designed, and screened to blend with the existing natural environment or built surroundings so as to reduce visual impacts to the extent feasible considering the technological requirements of the proposed telecommunications service and the need to be compatible with neighboring residents and the character of the community.

The proposed telecommunication facility will be located, designed and screened to limit the visual impacts and help the wireless facility to integrate with the surrounding visual landscape. The proposed antenna structure will be disguised as a stealth facility, as the antennas will be hidden within the branches of the monoeucalyptus tree. The tree will blend with the surrounding landscape, which includes several mature weeping willow trees, and the required installation of two eucalyptus trees.

g. The facility is designed to blend with any existing supporting structures and does not substantially alter the character of the structure or local area.

The proposed equipment structure will be designed to be consistent with other structures on the grounds of the Valencia Heights Water District property. The enclosure will feature 8-foot high solid concrete masonry block walls. The installation of new climbing vines will surround the west fence adjacent to Heritage Park for additional security and screening. The finished structure, including the tower element, will match the existing buildings in materials and color, and will also provide security by separating the tower from public access. High-quality sock covers will be required as a condition of approval.

The proposed project is consistent with the General Plan. The proposal is consistent with the following General Plan Policies and Actions:

Policy 2.3a Invest in Infrastructure and improve the public realm. 
Policy 6.24 Ensure that new development does not expose surrounding land uses to excessive noise. 

Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt, pursuant to Class 3 (Section 15303 - New Construction or Conversion of Small Structures) in that it consists of the installation a new wireless facility with equipment enclosed within a small structure.

Staff recommends that the Planning Commission adopt Resolution No. 21-6101 approving Conditional Use Permit No. 21-03.