HomeMy WebLinkAbout8.2, Attch 1 Reso DenyingSDRModifyToMonopine
RESOLUTION NO. 10- XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
DENYING A SITE DEVELOPMENT REVIEW FOR A MODIFICATION TO A LEGAL NON-
CONFORMING MONOPINE LOCATED AT 6407 TASSAJARA ROAD
PA 09-036
WHEREAS, the Applicant, T-Mobile, has requested approval of a Site Development
Review to allow for the modification of an existing monopine located at 6407 Tassajara Road;
and
WHEREAS, the proposed modifications include a height extension of 10 feet to allow for
an additional wireless carrier to be installed on the monopine; and
WHEREAS, the existing monopine was approved by Alameda County prior to annexation
of the property into the City of Dublin and the monopine does not meet all of the requirements
of the Zoning Ordinance, General Plan, Eastern Dublin Specific Plan and Eastern Dublin Scenic
Corridor Policy; and
WHEREAS, the Applicant has submitted project plans for the requested entitlement
prepared by Streamline Engineering received by the Planning Division on January 29, 2010 and
enclosed as Exhibit A; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
guidelines and City environmental regulations require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, pursuant to the CEQA, Staff has recommended that the denial of this
Project be found Statutorily Exempt pursuant to Section 15270 of the CEQA Guidelines which
states that Projects which are denied are not subject to the provisions of CEQA; and
WHEREAS, a Staff Report was submitted to the Planning Commission on April 13, 2010
recommending denial of said application; and
WHEREAS, the Planning Commission did hold a public hearing on said application;
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony herein above set forth and used its independent judgment to
evaluate the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding the proposed Site
Development Review:
ATTACHMENT 1
A. The proposed Site Development Review is not consistent with the purposes of Chapter
8.104, Site Development Review, of the Zoning Ordinance, with the General Plan and
with any applicable Specific Plans and design guidelines because: 1) the increase in
height of the antenna does not comply with the intent of Chapter 8.104 because the
increase in height is inconsistent with structures in the vicinity and because the antenna
is located on the top of a hill and therefore the increase in height will result in an antenna
which will be more visible than what currently exists today; 2) although the antennas will
be located inside of a structure designed to appear as a pine tree, the proposed
modification does not enhance the existing site or area, as required by Section
8.104.010, and will make the monopine visible from a greater distance due to the height
increase and because there are no other pine trees in the area to provide a visual buffer;
3) although the existing facility was approved by Alameda County, the facility does not
comply with the provisions of the Zoning Ordinance and the Eastern Dublin Specific Plan
and related Environmental Impact Report and therefore is a legal non-conforming
structure; 4) because modifications are being made to this structure, a Site Development
Review is required and the improvements must comply with the provisions of the Zoning
Ordinance and Eastern Dublin Specific Plan; 5) the proposed modification is not
consistent with the Eastern Dublin Specific Plan or Zoning Ordinance as required by
Section 8.104.0101 of the Zoning Ordinance; 6) the provisions of this Chapter require
that all of the findings in Section 8.104.090 of the Zoning Ordinance be made, and in this
case, the modifications to the monopine are not consistent with all of the findings; and 7)
Guiding Policies D and E of Section 3.3 of the Parks and Open Space Element of the
General Plan aim to protect and enhance views of natural resources and the proposed
modification is not consistent with these policies.
B. The proposal is not consistent with the provisions of Title 8, Zoning Ordinance because:
1) the property is zoned Planned Development and wireless communication facilities are
subject to the provisions of Chapter 8.92 of the Zoning Ordinance; 2) in accordance with
Section 8.140.020 of the Zoning Ordinance, the existing monopine is a`Non-Conforming
Structure' because the monopine was legally constructed in accordance with a valid
permit (in this case issued by Alameda County) and the structure is allowed to remain
and maintenance is allowed pursuant to the requirements of Chapter 8.140. The
proposal violates Section 8.140.030A of the Zoning Ordinance which prohibits expansion
of any non-conformity of the structure with the Zoning Ordinance. The existing height of
the monopine does not conform with the Zoning Ordinance and the proposal to increase
the height would increase that non-conformity; 3) Section 8.92.010.A of the Zoning
Ordinance seeks to ensure that the visual character of the area is maintained and the
increase in height of this structure does not enhance the visual character of the area and
does in fact detract from scenic views; 4) Section 8.92.060.A of the Zoning Ordinance
prohibits wireless facilities located in an area readily visible from Tassajara Road unless
the antenna blends with the surrounding area. The antenna does not blend in with its
surroundings, in accordance with Sections 8.92.070A and E of the Zoning Ordinance,
because although the antenna structure is designed to appear as a pine tree, it is located
on a hill and there are no trees located near the monopine to make the monopine appear
as though it were part of the natural environment. In this case, the monopine sticks out
and is clearly visible and will be more visible if the height of the monopine is increased;
and 5) in accordance with Section 8.92.080.C, the monopine is required to maintain a set
back of 2 horizontal feet for every foot in height. In this case, a 50 foot tall monopine
2
would require a setback of 100 feet and the monopine is only set back 10 feet from the
south and 40 feet from the eastern property lines.
C. The design of the Project is appropriate to the City, the vicinity, surrounding properties
and the lot in which the Project is proposed because: 1) as previously discussed, the
monopine does not blend in with the surrounding natural area which is comprised of
rolling hills with little to no trees and therefore is readily visible; 2) the monopine is
located within an area designated as 'Visually Sensitive Ridgelands' and in accordance
with the Eastern Dublin Specific Plan, EIR and Scenic Corridor Policy special design
consideration and view protection is required, which the proposed monopine extension
does not comply with; 3) because the monopine and the proposed monopine extension
are not consistent with adopted regulations, the monopine is not appropriate for the City
and the vicinity of the Project; 4) the goals of the Resource Management Chapter of the
Eastern Dublin Specific Plan seek to preserve scenic qualities in the Eastern Dublin
Area and ensure that the built form of the area respects and enhances the natural
systems within the Area. In order to achieve these goals, the Eastern Dublin Specific
Plan seeks to limit development which extends above the ridgeline and in areas
designated as `Visually Sensitive Ridgelands.' In this case, the antenna is situated so
that it is near the top of the ridgeline. Any extension of the height of the antenna will
significantly increase the visibility of the antenna and will not preserve or enhance the
surrounding natural environment; 5) the goals of the Resource Management Chapter
also aim to preserve the character of the natural landscape by protecting key visual
elements and maintaining views from major travel corridors and public spaces. In this
case, the existing antenna is visible from Tassajara Road and other public spaces. By
increasing the height of the antenna, the antenna will be visible from a greater distance
than today and the natural open beauty of the ridgeline will be further eroded; 6) the
Eastern Dublin Specific Plan states that structures shall be constructed so that the view
of the back-drop ridge are maintained when viewed from scenic corridors (Policy P-30).
In this case the structure will extend above the back-drop ridge as viewed from Tassajara
Road and in other locations in the City; and 7) the extension in height of the monopine is
inconsistent with mitigation measures in the Eastern Dublin EIR which aim to preserve
the natural environment and views of ridgelines in the Area.
D. The subject site is not physically suitable for the type and intensity of the approved
development because: 1) the height extension of the monopine will significantly extend
above the ridgeline and is located in an area designated as 'Visually Sensitive Ridgeland'
and therefore, the proposed modification is not consistent with the Eastern Dublin
Specific Plan and the Scenic Corridor Policy; 2) the increase in height will make the
antenna visible from a larger distance; and 3) the proposed modification is inconsistent
with the Zoning Ordinance, General Plan and Eastern Dublin Specific Plan.
E. Impacts to existing s/opes and topographic features are not addressed because: 1) as
previously discussed, the site has a sloping topography with the lower elevation occurring
at Tassajara Road and the upper elevation occurring at the western edge of the property;
2) the antenna is not designed to be compatible with the site, instead the antenna is
located close to the top of the property and extends significantly above the ridgeline; 3)
due to the existing natural surrounding, even though the antenna has been hidden within
a structure which is designed to appear as a pine tree, the monopine is readily visible
and appears to be out of character with the surrounding area because there are no other
3
pine trees in the area, there are few trees in the vicinity, most of the ridgelines in the area
do not have trees and due to the height of the structure, there are no trees or other
structures in the vicinity which are close in height to the existing or proposed monopine;;
and 4) Guiding Policy E of Section 3.3 states that the purpose of Site Development
Review in these areas is to ensure that structures in the area enhance views of the
ridgeline. In this case, the structure projects above the ridgeline and is visible from
Tassajara Road (a scenic corridor) and therefore the extension of the monopine will only
make the antenna extend further above the ridgeline and the height will increase the
distance from where the antenna can be seen and therefore the modification will not
enhance views of the ridgeline.
F. Architectural considerations including the character, sca/e and quality of the design, site
layout, the architectural relationship with the Site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements will not result
in a project that is harmonious with its surroundings and compatible with other
development in the vicinity because: as previously discussed, the height extension is not
consistent with City regulations and the structure is located near a hill and is not
surrounded by any trees or other structures to provide a visual buffer between the natural
and built environment and therefore the structure is not harmonious or compatible with
the surrounding area.
G. Landscape considerations, including the location, type, size, color, texture and coverage
of plant materials, and similar elements have been incorporated into the project to ensure
visual relief, adequate screening and an attractive environment for the public because:
no changes to the existing landscaping are proposed.
H. The Site has been adequately designed to ensure proper circulation for bicyclists,
pedestrians and automobiles because: no modifications to the existing circulation are
proposed.
BE IT FURTHER RESOLVED that the Planning Commission does hereby deny said
application, Site Development Review for T-Mobile, to construct a modification to an existing
monopine located at 6407 Tassajara Road as generally depicted in the Project Plans prepared
by Streamline Engineering received by the Planning Division on January 29, 2010, labeled
Exhibit A to this Resolution, stamped approved, and on file with the Community Development
Department, subject to the following conditions:
PASSED AND DENIED this 11th day of May 2010 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
4
Planning Commission Chair
ATTEST:
Planning Manager
G:IPA#120091PA 09-036 6407 Tassajara Monopine modlDenial Reso.DOC
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