Title
Consideration and Approval of applications for a Minor Use Permit and Design Review to install wireless communications facilities at 1333 Veterans Boulevard in the Business Technology Park High (BTP-H) zoning district, in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC) and determination that the project is categorically exempt under California Environmental Quality Act (CEQA) Guidelines, Class 3 section 15303. (Christy Usher, Senior Planner)
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RECOMMENDATION
Recommendation
Staff recommends that the Zoning Administrator conduct a public hearing and take the following actions:
1. Determine that the Project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA), Class 3, Section 15303, New Construction or Conversion of Small Structures.
2. Approve the Minor Use Permit (MUP23-0002) and Design Review (DR23-0011), subject to the attached Findings and Conditions of Approval.
MOTION TO ADOPT STAFF RECOMMENDTION
1. Move to determine the project is exempt from CEQA.
2. Move to approve the Minor Use Permit and Design Review subject to the attached Findings and Conditions of Approval.
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PROJECT DESCRIPTION
The proposed project includes installing and concealing six (6) antennas and associated equipment on the roof and in the roof top signage of the existing AC Hotel located at 1333 Veterans Boulevard adjacent to the multi-lane US 101 freeway and existing biotech campuses.
The proposed (6) six antennas and associated radios and equipment satisfy both the City’s 1) Design and 2) Location preferences outlined in the zoning code because they are not readily visible and are completely concealed from view by structurally and architecturally integrating the antennas and equipment into the signage of the AC Hotel by design and colors. Furthermore, the project is not located in or nearby a residential district.
The applicant T-Mobile described the coverage objectives for the site as the following: This proposed new wireless facility is intended to provide improved coverage of Highway 101 and adjacent buildings northwest of the subject building, as well as providing significant in-building coverage improvements to several office buildings and laboratories to the east and south of the subject building.
The proposed Hotel site is a “replacement site” for another T-Mobile facility that was decommissioned at a different location at 425 Marina Boulevard in South San Francisco.
The Federal Communications Commission (FCC) has established Maximum Permissible Exposure (MPE) limits for human exposure to Radio Frequency - Electromagnetic Energy (RF-EME) fields. To assess and evaluate project Radio Frequency (RF), a RF Report was prepared by Soteria RF Safety Consultants. Soteria’s worst-case predictive modeling indicates there are no calculated RF exposure levels at ground level or nearest occupied structure that exceeds the FCC MPE guidelines for Occupational or General Public limits. To reduce the risk of exposure and/or injury, it is recommended that access to areas immediately adjacent to any active antenna be restricted and secured where possible and signage is recommended to ensure that workers are properly informed about the presence and location of active antennas and their associated RF-EME fields.
ZONING CONSISTENCY ANALYSIS
The project is consistent with the City’s Zoning Ordinance in that the proposed antennas and associated equipment will be screened from view and not visible from the public right of way or surrounding properties, the antennas and equipment will be architecturally integrated into the existing roof top signage for the AC Hotel building and will be painted to match the existing logo colors of the existing AC Hotel building.
GENERAL PLAN CONSISTENCY ANALYSIS
The project is consistent with the City’s General Plan. The Business and Technology Park land use designation provides opportunities for continued evolution of the city’s economy, from manufacturing and warehousing/distribution to high technology and biotechnology. The proposed wireless communications facilities will provide improved coverage and continued support for biotechnology campuses in the vicinity, as well as those travelling on nearby Highway 101.
DESIGN REVIEW BOARD
The Design Review Board (DRB) reviewed the proposal on July 16, 2024 and was in support of the design of the proposed wireless facility. The DRB inquired about the involvement of the AC Hotel administration in the design concept presented. The applicant confirmed the design and plans have been vetted and approved by the AC Hotel management for consent and approval.
ENVIRONMENTAL REVIEW
The proposed project has been determined to be categorically exempt under the provisions of CEQA, Class 3, Section 15303, New Construction or Conversion of Small Structures because the proposed project consists of the location of microcell facilities that are accessory structures on existing building rooftops.
CONCLUSION
The application is consistent with the zoning and design standards for wireless communications facilities. Therefore, staff recommends that the Zoning Administrator make a determination that the project is categorically exempt under CEQA and approve the Minor Use Permit (MUP23-0002) and Design Review (DR23-0011) subject to the attached Findings and Conditions of Approval.
Attachments
1. Draft Findings or Approval and Draft Conditions of Approval, dated September 5, 2024
2. Project Plans, dated May 16, 2024
3. Photo-simulations, dated January 4, 2024
4. Radio Frequency Report dated February 16, 2022
5. Design Review Board Recommendation Letter, dated July 24, 2024