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HomeMy WebLinkAbout31A - CUP - 711 S. GRAND AVEREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: MAY 20, 2014 TITLE: CONDITIONAL USE PERMIT NO, 2014 -07 TO ALLOW A 68 -FOOT HIGH WIRELESS FACILITY FOR VERIZON AT 711 SOUTH GRAND AVENUE — CORE DEVELOPMENT SERVICES, ---- AN CITY MANAGW RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: r_19900M 0 As Recommended 0 As Amended 0 Ordinance on 1 sf Reading 0 Ordinance on 2n' Reading 0 1mplementing Resolution 0 Set Public Hearing For CONTINUED TO FILE NUMBER Receive and file the staff report approving Conditional Use Permit No. 2014 -07 as conditioned. PLANNING COMMISSION ACTION On April 28, 2014, the Planning Commission adopted a resolution approving Conditional Use Permit No. 2014 -07 as conditioned by a vote of 7:0 to allow the installation of a 58 -foot high major wireless communication facility disguised as a monopine for Verizon Wireless at 711 South Grand Avenue located in the Light Industrial (M1) zoning district. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). DISCUSSION Core Development Services, representing Verizon Wireless, requests. approval of a 58 -foot high wireless facility disguised as a pine tree. Verizon also proposes to construct an ancillary equipment enclosure while carrying out various improvements to the site, which is currently occupied by a warehouse building. Improvements include landscape enhancements on the project site and along Grand Avenue and construction of a new block wall at the rear of the project site to assist with the screening of warehouse and storage operations on the project site. Full sized site plans are available for public viewing in the Clerk of the Council Office. FISCAL IMPACT There is no fiscal impact associated with this action. Karen Haluza Interim Executiv irector Planning & Building Agency AP: rb apVeports \Staff Reports for COMPI4 -07 Verizon Wakeham.w Exhibit: A. Planning Commission Staff Report 31A-1 31A-2 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: APRIL 28, 2014 TITLE: PUBLIC HEARING - FILED BY CORE DEVELOPMENT SERVICES FOR CONDITIONAL USE PERMIT NO. 2014-07 TO ALLOW A 58 -FOOT HIGH WIRELESS FACILITY FOR VERIZON AT 711 SOUTH GRAND AVENUE Prepared by Ali Pezeshkpour Interim Execuff Director PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended • As Amended • Set Public Hearing For DENIED • Applicant's Request • Staff Recommendation CONTINUED TO /r Actin g6, nrnng Manager RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2014 -07 as conditioned. Reguest of Applicant Core Development Services, representing Verizon Wireless, is requesting approval of a 58 -foot high wireless facility disguised as a pine tree at 711 South Grand Avenue. Major wireless communication facilities require approval of a conditional use permit pursuant to Section 41 -198.3 (b) of the Santa Ana Municipal Code (SAMC). Project Location and Site Description The project is proposed to be constructed on a 1.70 -acre (74,052 square foot) triangular parcel of land located on Grand Avenue directly east of the intersection of Hunter Avenue, adjacent to the LOSSAN Corridor railroad tracks. The site is currently improved with a 17,500 square foot industrial building that is occupied by Parkhouse Tire, Inc. Land uses surrounding the site Include multiple- family residences to the north and east, and industrial uses to the south and west (Exhibits 1, 2 and 3). Project Description Verizon is proposing to construct a 58 -foot high wireless facility disguised as a pine tree. This facility is intended to provide increased cellular coverage and call capacity in this area of the City. To give the facility the appearance of a natural tree, the tower has been designed to have branches that will extend seven feet above the antennas to a maximum height of 58 feet. Equipment for the wireless facility will be installed within an enclosure that measures approximately 20 -feet by 46 -feet for a total of 920 square feet. This enclosure will be located at the rear (east) of the existing building, while the monopole itself will be freestanding within equipment enclosure. Two 36 -inch box Afghan pine trees will be installed to the sides (northwest and southeast) of the facility to assist with the stealthing of the monopole, with vines planted along the block walls of the equipment enclosure (Exhibits 4, 5 and 6). EXHIBIT A 31A-3 CUP No. 2014 -07 April 28, 2014 Page 2 The proposed wireless facility will contain three arrays with four panel antennas on each side, for a total of 12 panel antennas. A GPS and parabolic antenna will also be located on the monopole. In addition to the monopole and equipment enclosure, the applicant also proposes to construct a new eight -foot tall block wall to run parallel with the existing wrought -iron fence along the 'LOSSAN Corridor railroad tracks. The new wall will run 200 feet from the proposed equipment enclosure in a southeasterly direction towards the southeast corner of the property. The wall is intended to provide additional screening for outdoor materials that are currently stored in the rear -yard area as part of Parkhouse Tire's operations, blocking the view of materials from nearby residential uses and from Grand Avenue, The applicant does not anticipate removal of existing plant materials along the wrought -iron fence as part of the block wall's construction and has committed to replacing any missing landscaping along the LOSSAN Corridor tracks and in planters along Grand Avenue. Project Background In May 2013, Core Development Services submitted plans to install a new wireless facility at this location. After a review of the proposal, staff recommended relocating the monopole and equipment area to the rear (east) of the property to assist with the stealthing of the facility and to assist with screening outdoor materials stored on the property as part of Parkhouse Tire's operations. The screening and the proposed landscape improvements are designed to comply with the City's standards. The site is owned and occupied by Parkhouse Tire, a warehousing operation that has been at this location since 1992. Parkhouse Tire will be leasing a 920 square foot area at the east section of the site to Venzon for the installation of the equipment enclosure and monopole within. General Plan and Zoning Consistency The General Plan land use designation for the site is Industrial (IND), which allows for manufacturing and industrial uses. Uses such as wireless facilities are consistent with this General Plan land use designation. The zoning for the site is Light Industrial (M -1). The Light industrial zoning district is a zone that also allows for manufacturing, industrial and warehouse uses. The proposed use is also consistent with the zoning designation. Protect Analysis In July 1998, the City Council adopted Ordinance No. NS -2356, which established regulations for wireless communication facilities throughout the City. Major wireless communication facilities such as the proposed Verizon facility are required to have a stealth design and be located in an area that provides the greatest amount of visual screening. Further, these major facilities require the approval of a conditional use permit. Also, Section 41 -198.4 of the Santa Ana Municipal Code (SAMC) identifies several site improvements that may be required at sites with major wireless facilities. 31A-4 CUP No. 2014 -07 April 28, 2014 Page 3 These improvements include: 1. Landscaping around the base of the facility, including vines, groundcover and a 24 -inch box tree; 2. Decorative fencing (wrought iron or block) around the facility; 3. A six -foot high solid wall between the facility and property zoned or used for residential; 4. One parking space, if on -site parking is not available; 5. Repairing, repaving and restriping of a parking lot which is in poor condition; 6. The repainting of buildings on a site; and 7. The construction of a new trash enclosure. As part of the development project review portion of the project, staff worked with the applicant to Identify improvements to be required in tandem with the proposed monopole and equipment enclosure. These improvements reflect the requirement to screen the facility from view, to provide enhanced landscaping through the planting of new trees and vines, to deter graffiti through the planting and maintenance of landscaping materials, to provide screening for outdoor storage of materials, and to minimize the project's overall impacts on the surrounding community. Conditional Use Permits are governed by Section 41 -638 of the SAMC. Conditional use permits may be granted when it can be shown that the following can be established: • That the proposed use will provide a service or facility which will contribute to the general well being of the neighborhood or community. • That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. • That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. • That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. • That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. If these findings can be made, then it is appropriate to grant the conditional use permit. Conversely, the inability to make these findings would result in a denial. Using this information staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the conditional use permit request, staff believes that the following findings of fact warrant approval of the conditional use permit. 31A-5 CUP No. 2014 -07 April 28, 2014 Page 4 Section 41-198.5(b) of the SAMC establishes site selection order of preference criteria for wireless facilities. These provisions require the exploration of various options before proposing a new monopole, The applicant has explored alternatives to this monopole, including providing a roof mounted facility on an existing building in the area and co- locating on another facility. The heights of the buildings (predominantly one -story) in the immediate area do not provide the necessary height to provide adequate service. Also; there are no wireless facilities close enough to provide the necessary coverage and capacity that Verizon requires. The project will provide a service or facility which will contribute to the community. The proposed monopole will provide a service to Santa Ana residents, businesses and motorists who subscribe to Verizon's services by reducing the gaps in cellular service and providing additional calling capacity for its users in the southeast sector of Santa Ana. • The proposed wireless facility at this location will not be detrimental to persons residing or working In the area as the proposed facility will be in compliance with Federal law that govern health related issues for wireless facilities, including safety regulations from the Federal Communications Commission (FCC) and Federal Aviation Administration (FAA). The proposed monopole, in conjunction with the new live pine trees and site improvements, will be compatible with the surrounding area and will not adversely affect the economic viability in the area, The stealth appearance and site enhancements will maintain and increase the economic stability for this industrial corridor by providing an additional service for business owners, workers, and residents in the area. The use will comply with all provisions pertaining to the construction and installation of wireless facilities identified in Chapter 41 (Zoning Code) of the Santa Ana Municipal Code. The proposed facility will be stealthed as a pine tree, will feature new and enhanced landscaping, will provide additional screening for the current use's warehousing operations, and will comply with other standards outlined in the SAMC, The proposed monopole will not adversely affect the General Plan as cellular facilities that are designed to be compatible with the surrounding environment are consistent with the goals and objectives of the Land Use Element. Goal 1 promotes a balance of land uses to address community needs, which includes means of communication that will be served by the proposed monopole. In addition, Goals 3 and 5 require preservation of neighborhood character and integrity as well as mitigation of developments' impacts. The proposed monopole is designed to minimize visual Impact on the area and to assist with the stealthing of industrial operations at the project site, Father, Policy 2.2 encourages land uses that accommodate the City's needs for services. Enhancing a cell phone provider's coverage in the area enhances services that are readily available for business owners, workers, and residents in the immediate vicinity. 31A-6 CUP No. 2014 -07 April 28, 2014 Page 5 A facility disguised as a pine tree would provide the best stealth possible for this location. The facility is located within an industrial district and will be installed toward the east side of the site, away from other Industrial buildings. Within the South Grand Avenue corridor, there is a mixture of tree species. The pine tree design will easily blend into the area and will be designed to allow for future co- location by another provider. Of the various tree designs, the pine tree is a design that can stealth the equipment needed by additional wireless providers. All associated wiring and conduit for the facility will be underground or hidden within the interior of the monopole. This location is also optimal to provide the coverage necessary for existing and expanding service. The proposed cellular antennas will provide a benefit to Santa Ana residents, businesses and motorists who subscribe to Verizon by closing service gaps and providing enhanced cellular service in the area. Equipment for the facility will be located within a new enclosure behind the building, with vines planted on the block walls to assist in screening the wireless facility and the warehouse operations on the site. The proposed wireless facility complies with the City's Wireless Communications Facility Ordinance and will provide needed service to this area of the City. Further, the project is consistent with the goals and objectives of the General Plan that safeguard residents and workers in the area while encouraging land uses that accommodate the City's needs for services. Public Notification The project site is located within the boundaries of the Lyon Street Neighborhood Association. Staff contacted the president of this Neighborhood Association to ensure that they were notified of this project and to identify any areas of concern. The president did not Identify any concerns with the project. The project site was posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter and notices were sent to all property owners and occupants within 500 feet of the project site. At the time of this printing, no correspondence, either written or electronic, had been received from any members of the public. CEQA Compliance This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The project is exempt from further review pursuant to Section 15303. This Class 3 exemption allows in -fill developments for the construction and location of limited numbers of new, small facilities or structures; the installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another. The wireless facility is a new, small facility that has been found by the City's development review agencies to not create any adverse impacts such as noise, traffic, or safety concerns. As a result, categorical Exemption Environmental Review No. 2013 -39 will be filed for this project. 31A-7 CUP No. 2014 -07 April 28, 2014 Page 6 Conclusion Based on the analysis provided within this report, staff recommends that the Planning Commission approve Conditional Use Permit No. 2014 -07 as conditioned. Ali Pezeshkpour Assistant Planner I AP:jm aptrepptls\Stafi Reports for MCUPI4 -07 Verizon W akaham.pc Attachments: Exhibit 1 —Vicinity Map Exhibit 2 — Location Map Exhibit 3 — Site Photo Exhibit 4 — Site Plan Exhibit 5 — Elevations Exhibit 6 — Photo Simulations 31A-8 +I II FIRST I �� Cxxcn czaow cz.� ce,�P� Mi Mi Ally M2 Mi i MI x C2 cs C2 . P2 R2 lit -' 133 P3 R3 R3 M1 Ml - R3 R3 P3 R3 M1 M1 f Mi y M2 M7 p R3 R3 R3 1t3 113 M1 MI M1 d R3 I R1 R3 R3 R1 R3 R3 MI Mx rm 1 R3 R3 R3 ffRi RI 01 r, Rl M2 M1 RI P t M1 0 !n 1 cx R1 Rl Rl q SD-i6 Ri R1 R1 k1 Al R4 M2 Ri Rl q P��EH M2 R1 R1 n3 M1 � ~ -� R4 p ft1 � R1 111. 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CUP 2014 -7 k VERIZON WAKEHAM MONOPINE Q9y, 711 SOUTH GRAND AVENUE - -500 F&7 1" =1000 FEET P L A N N I N G A N D B U I L D I N G A G E N C Y EXHIBIT 1 VICINITY MAP 31A-9 CUP 2014 -7 VERIZON WAKEHAM MONOPINEP 711 SOUTH GRAND AVENUE P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 31A -10 ..aa r •� ak'"_t _ {� t IWa wr" 3 �, s,R • , Q.,v Igr ly � _ � , f r t � � � F �, {'�e`� mid r1 �pr �.•'r '. 7 � ��-.. '•.� VR9 4 � er y }s QClI 1 art E 11 I �� na ,iFCf'1",w.. ►11 e�_rsll' t �'� a ar?R 1 �0 tl ►aA 13 :—AIM l ail EF +�� ° � -•tl 0.lS�nl 11 • ., Zf Ai�� t c 1, 3� / U \ -- — — �nNAAV CNVH w w EXHIBIT A 31A -12 1 w y �aasssss. z =n ANA aim ➢�e..�eN Sg 3� / U \ -- — — �nNAAV CNVH w w EXHIBIT A 31A -12 1 w y ¢�d 44F- ME Q d W F N Q SW F d N Z O F 4 > w d W F �N1 F a 0 Z CJ e c.» W 3 W a z z a rc ❑ N f nZ/1 V EXHIBIT 6 3 1Pi LT4 3 a 9 0 co u1 Pa e2of2 3YA -15 ROH — 04/28/14 RESOLUTION NO. 2014 -12 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2014 -07 TO ALLOW A 58 -FOOT HIGH WIRELESS FACILITY ON THE PROPERTY LOCATED AT 711 SOUTH GRAND AVENUE BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Conditional Use Permit No. 2014 -07 was filed with the City of Santa Ana seeking to allow a 58 -foot high wireless facility disguised as a pine tree on the property located at 711 South Grand Avenue. B. Pursuant to Santa Ana Municipal Code Section 41- 198.10, a Conditional Use Permit is required for major wireless communication facilities established in the City of Santa Ana. C. Conditional Use Permit No. 2014 -07 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on April 28, 2014. D. Santa Ana Municipal Code Section 41 -638 authorizes the Planning Commission to grant a conditional use permit upon making certain findings. 1. Will the proposed use provide a service or facility which will contribute to the general well being of the neighborhood or the community? The project will provide a service or facility which will contribute to the community. The proposed monopole will provide a service to Santa Ana residents, businesses and motorists who subscribe to Verizon's services by reducing the gaps in cellular service and providing additional calling capacity for its users in the southeast sector of Santa Ana. Resolution No. 2014 -12 Page 1 of 7 31A -16 2. Will the proposed use under the circumstances of the particular case be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity? The proposed wireless facility at this location will not be detrimental to persons residing or working in the area as the proposed facility will be in compliance with Federal law that govern health related issues for wireless facilities, including safety regulations from the Federal Communications Commission (FCC) and Federal Aviation Administration (FAA). 3. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The proposed monopole, in conjunction with the new live pine trees and site improvements, will be compatible with the surrounding area and will not adversely affect the economic viability in the area. The stealth appearance and site enhancements will maintain and increase the economic stability for this industrial corridor by providing an additional service for business owners, workers, and residents in the area. 4. Will the proposed use comply with the regulations and conditions specified in Chapter 41 for such use? The use will comply with all provisions pertaining to the construction and installation of wireless facilities identified in Chapter 41 (Zoning Code) of the Santa Ana Municipal Code. The proposed facility will be stealthed as a pine tree, will feature new and enhanced landscaping, will provide additional screening for the current use's warehousing operations, and will comply with other standards outlined in the SAMC. 5. Will the proposed use adversely affect the General Plan or any specific plan of the City? Resolution No. 2014 -12 Page 2 of 7 The proposed monopole will not adversely affect the General Plan as cellular facilities that are designed to be compatible with the surrounding environment are consistent with the goals and objectives of the Land Use Element. Goal 1 promotes a balance of land uses to address community needs, which includes means of communication that will be served by the proposed monopole. In addition, Goals 3 and 5 31A -17 require preservation of neighborhood character and integrity as well as mitigation of developments' impacts. The proposed monopole is designed to minimize visual impact on the area and to assist with the stealthing of industrial operations at the project site. Further, Policy 2.2 encourages land uses that accommodate the City's needs for services. Enhancing a cell phone provider's coverage in the area enhances services that are readily available for business owners, workers, and residents in the immediate vicinity. E. This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The project is exempt from further review pursuant to Section 15303. This Class 3 exemption allows in -fill developments for the construction and location of limited numbers of new, small facilities or structures; the installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another. The wireless facility is a new, small facility that has been found by the City's development review agencies to not create any adverse impacts such as noise, traffic, or safety concerns. As a result, categorical Exemption Environmental Review No. 2013 -39 will be filed for this project. Section 2. The Planning Commission, after conducting the public hearing, hereby approves Conditional Use Permit No. 2014 -07 as conditioned in Exhibit "A" attached hereto and incorporated herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated April 28, 2014, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 28th day of April , 2014 by the following vote: AYES: Commissioners: Alderete, Bacerra, Bauer, Gartner, Mill, Nalle, Yrarrazaval (7) NOES: Commissioners: None (0) ABSENT: Commissioners: None (0) ABSTENTIONS: Commissioners: None (0) Resolution No. 2014 -12 Page 3 of 7 31A -18 Eric Alderete Chairman APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Ryan O. Hodge Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2014 -12 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on April 28, 2014. Date: Resolution No. 2014 -12 Page 4 of 7 Planning Commission Secretary City of Santa Ana 31A -19 Conditions for Approval for Conditional Use Permit No. 2014 -07 Conditional Use Permit No. 2014 -07 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below rip or to exercising the rights conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division 1. The applicant must comply with all conditions and requirements of the Development Review Committee for the development project (DP No. 2013 -19). 2. Any amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 3. The proposed monopole shall be constructed as per approved plans and any existing landscaping shall be protected in place during the construction period for the 58 -foot wireless facility. 4. The proposed monopole shall be constructed per the following specifications: a. The monopine facility should have 3.1 branches per foot for full density coverage with limited spacing between the branches; 70 percent of the branches should be eight feet or longer. b. Branch disbursement should be random so that longer branches and shorter branches are intermingled to give a natural appearance. C. Branches should exceed all antennas by a minimum of 12 inches. d. Branches should start at 15 feet above the ground. e. There should be a minimum space of seven feet between the top of the antenna and the top of the branches. Resolution No. 2014 -12 Page 5 of 7 31A-20 APRIL 28, 2014 PAGE 2 OF 3 f. Branches should have a sweep similar to that of an actual Pine Tree. g. Branch foliage color should be an olive or forest green with some other appropriate coloring to match an actual Pine Tree. A sample shall be submitted for approval prior to fabrication. h. Full bark cladding with a custom color should be submitted for approval prior to fabrication. i. All antennas shall be covered with "antenna socks" that match the approved foliage color. j. All "stand -off mounts" and support pipe mounts shall be concealed behind antennas and painted a darker shade or green (or black) with a "flat" paint finish to reduce reflection and visibility of the mounting. k. Include the tree specifications (selected manufacturers and models) with photo simulations (also a site plan review requirement). I. Show the location of the GPS antenna on all elevations. M. Provide a "unistrut" detail for the utility cabinet; an "H- frame" is not acceptable. n. Provide a note on the plans stating "install underground utilities sleeving for two carriers during construction of the structure ". Shrouds on the outside of the pole are not acceptable. o. All exterior conduit and electrical meters shall be installed and screened in one metal enclosure painted to match the structure. 5. The permit applicant shall provide a 24 -hour phone number to which interference problems may be reported. This condition will also apply to all existing facilities in the City of Santa Ana. 6. The permit applicant will provide a "single point of contact" in its Engineering and Maintenance Departments to insure continuity on all interference issues. The name, telephone number, fax number and e-mail address of that person shall be provided to the City's designated representative upon activation of the facility. Resolution No. 2014 -12 Page 6 of 7 31A-21 APRIL 28, 2014 PAGE 3 OF 3 7. The permit applicant shall insure that lessee or other user(s) shall comply with the terms and conditions of this permit, and shall be responsible for the failure of any lessee or other users under the control of permit applicant to comply. 8. The permit applicant shall provide a coverage and cell site location map for each existing and proposed facility in Santa Ana. 9. Locate all equipment and related appurtenances (Appleton plug and electric meter) on the inside of the existing equipment enclosure or inside the building and underground all electrical power from the utility source shown on the approved site plan. 10. Conditional Use Permit No. 2014 -07 expires 10 years from the date of City Council approval. Resolution No. 2014 -12 Page 7 of 7 31A-22 Item 31A A blueprint is on file in the Office of the Clerk of the Council and is available for public inspection during regular business hours, 8:00 a.m. — 5:00 p.m., Monday through Thursday. 31A-23 31A-24