ADMINISTRATIVE HEARING STAFF REPORT
SAL Chicago Cellular Tower
Conditional Use Petition PLNPCM2012-00786
1858 South 700 West
Hearing Date: January 10, 2013
Applicant:
Technology Associates
on behalf of Verizon Wireless
Staff:
Nick Britton
801-535-6107
[email protected]
Tax ID:
15-14-476-014
Current Zone:
M-1 (Light Manufacturing)
Master Plan Designation:
West Salt Lake Master Plan
Industrial land use
Council District:
District 2 – Kyle LaMalfa
Community Council:
Glendale Community Council
Lot size:
181,210 square feet (4.16 acres)
Current Use:
Outdoor storage, vehicle storage
Applicable Land Use Regulations:
• 21A.28.020: M-1 Light
Manufacturing
• 21A.40.090: Antenna Regulations
• 21A.54: Conditional Uses
Attachments:
A. Application Information
B. Site Plan
C. Section 21A.54.080.B:
Detrimental Effects
Determination
Planning Division
Department of Community &
Economic Development
Request
Technology Associates, on behalf of Verizon Wireless, is requesting
conditional use approval for a new wireless communications facility at 1858
South 700 West. The facility would include a new 100 foot monopole with
an equipment shelter. The subject property is in the M-1 Light
Manufacturing zoning district.
Staff Recommendation
Based on the findings listed in the staff report, it is the Planning Staff’s
opinion that the project meets the applicable standards for a conditional use
and therefore recommends that the Hearing Officer approve the application
as proposed.
1. The applicant must comply with all review comments and requests
from the city’s department and divisions as outlined in this staff
report.
2. The applicant must comply with all standards for section
21A.40.090.E, “Wireless Telecommunication Facilities”.
Vicinity Map
Background
Project Description
The applicant seeks conditional use approval to construct a wireless communication facility with a 100’
monopole with an approximately 9’ wide antenna structure and a equipment shed. In the M-1 Light
Manufacturing zoning district, conditional use approval is required for new monopoles that exceed 60’ or the
district’s height limit that have antenna structures wider than 2’.
Currently, the subject property is used for outdoor storage and vehicle storage. A 40’ by 40’ area in the
southeast corner of the property will be leased to Verizon Wireless and a 12’ wide access easement will be
provided between 700 West and the lease site. The equipment shed would be 11’-6” by 26’ and located to the
north of the pole.
Public Notice, Meetings, Comments
Public Notice
Notice of the public hearing for the proposal included:
• A public hearing notice was mailed on December 28, 2012;
• Notice was posted on the subject property on January 2, 2013; and
• Public notice was distributed on the City’s listserv and posted on the City and State websites on
December 28, 2012.
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Public Comments
Details of the proposal were provided to the Glendale Community Council but no response was received. No
other comments were received.
City Department Comments
The project was sent out for review to applicable city departments and divisions. The following comments were
received. When the applicant submits plans for building permits, the width of the antenna structure will have to
be explicitly labeled (it can be measured on the current plans, but the width is not labeled on site plans).
Engineering:
No objections.
Public Utilities:
There doesn’t appear to be any conflict with our utility lines. We have no objection to the
proposal.
Zoning:
Plans need to show compliance with maximum 13 feet width as shown in the 21A.62.050
Illustration-F.
Analysis and Findings
Approval Standards for Conditional Uses; Section 21A.54.080
A conditional use shall be approved unless the Planning Commission, or in the case of administrative
conditional uses, the planning director or designee, concludes that the following standards cannot be met:
1. The use complies with applicable provisions of this title;
Analysis: The proposed structure—a 100’ tall monopole in with an antenna structure greater than 2’ in
the M-1 zoning district—requires conditional use approval. The proposal has been reviewed by various
City departments and it has been determined that it complies with the provisions of the zoning
ordinance. The subject conditions are noted with the staff recommendation of this report.
Finding: The proposal satisfies this standard; staff determined the project complies with the provisions
of the zoning ordinance.
2. The use is compatible, or with conditions of approval can be made compatible, with surrounding uses;
Analysis: The proposed use will be accessory to the primary use of the property, which is outdoor and
vehicle storage. The surrounding area is a mix of industrial uses and office buildings. The proposed
monopole and equipment shelter is compatible with the neighborhood and will likely have no impact on
the surrounding area.
Finding: The project satisfies this standard; the proposed monopole and equipment shelter are
compatible with the surrounding uses.
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3. The use is consistent with applicable adopted city planning policies, documents, and master plans; and
Analysis: The future land use for the subject property in the current West Salt Lake Master Plan is
industrial. The requested land use is considered an accessory use and it is permitted as a conditional use
in the M-1 district. There is no evidence that the proposal violates or contradicts any other adopted
policies, documents or master plans.
Finding: The project meets this standard.
4. The anticipated detrimental effects of a proposed use can be mitigated by the imposition of reasonable
conditions.
Analysis: The determinants for detrimental effects are found in Section 21A.54.080.B of the zoning
ordinance (see Attachment D). A majority of the determinants do not apply because of the nature of the
use and because it is ancillary to the primary use of the property. The use is found within an industrial
area and the nearest residential zoning district is approximately 2,500’ from the subject property.
Finding: No detrimental effects are anticipated as part of this proposal; the proposal satisfies this
standard.
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Attachment A
Application Information
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Attachment B
Site Plan
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Attachment C
Section 21A.54.080.B: Detrimental Effects Determination
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B. 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:
1. This title specifically authorizes the use where it is located;
2. The use is consistent with applicable policies set forth in adopted citywide, community, and small area
master plans and future land use maps;
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;
4. The mass, scale, style, design, and architectural detailing of the surrounding structures as they relate to
the proposed have been considered;
5. Access points and driveways are designed to minimize grading of natural topography, direct vehicular
traffic onto major streets, and not impede traffic flows;
6. The internal circulation system is designed to mitigate adverse impacts on adjacent property from
motorized, nonmotorized, and pedestrian traffic;
7. The site is designed to enable access and circulation for pedestrian and bicycles;
8. Access to the site does not unreasonably impact the service level of any abutting or adjacent street;
9. The location and design of off street parking complies with applicable standards of this code;
10. Utility capacity is sufficient to support the use at normal service levels;
11. The use is appropriately screened, buffered, or separated from adjoining dissimilar uses to mitigate
potential use conflicts;
12. The use meets city sustainability 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;
13. The hours of operation and delivery of the use are compatible with surrounding uses;
14. Signs and lighting are compatible with, and do not negatively impact surrounding uses; and
15. The proposed use does not undermine preservation of historic resources and structures.
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