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HomeMy WebLinkAboutExhibit B - Review CriteriaExhibit B Review Criteria and Staff Findings 26.575.130.F Review standards. The following standards are designed to foster the City's safety and aesthetic interests without imposing unreasonable limitations on wireless telecommunication services facilities and equipment: 1. Setbacks. At a minimum, all wireless telecommunication services facilities and equipment shall comply with the minimum setback requirements of the underlying zone district; if the following requirements are more restrictive than those of the underlying zone district, the more restrictive standard shall apply. a) All facilities shall be located at least fifty (50) feet from any property lines, except when roof- mounted (above the eave line of a building). Flat-roof mounted facilities visible from ground level within one-hundred (100) feet of said property shall be concealed to the extent possible within a compatible architectural element, such as a chimney or ventilation pipe or behind architectural skirting of the type generally used to conceal HVAC equipment. Pitched-roof- mounted facilities shall always be concealed within a compatible architectural element, such as chimneys or ventilation pipes. Staff Finding: The proposed antennas are replacement equipment will be mounted to the top of the existing penthouse and painted to match the existing equipment and building color. The location is currently used to house existing antenna and various equipment and the new equipment will not exceed the height of the existing penthouse and will not significantly increase the visual impact of the structure. Staff finds this criterion to be met. b) Monopole towers shall be set back from any residentially zoned properties a distance of at least three (3) times the monopole's height (i.e., a sixty (60) foot setback would be required for a twenty (20) foot monopole) and the setback from any public road, as measured from the right-of-way line, shall be at least equal to the height of the monopole. Staff Finding: No monopole towers are included in the request. Staff finds this criterion to be not applicable. c) No wireless communication facility may be established within one-hundred (100) feet of any existing, legally established wireless communication facility except when located on the same building or structure. Staff Finding: No new wireless communication facilities are established as part of the application. The application only proposes upgrades to existing facilities. Staff Finds this criterion to be met. d) No portion of any antenna array shall extend beyond the property lines or into any front yard area. Guy wires shall not be anchored within any front yard area but may be attached to the building. Staff Finding: No portion of the antenna array extends beyond the property lines or any front yard area. No guy wires are used. Staff finds this criterion to be met. 2. Height. The following restrictions shall apply: a) Wireless telecommunication services facilities and/or equipment not attached to a building shall not exceed thirty-five (35) feet in height or the maximum permissible height of the given Zone District, whichever is more restrictive. Staff Finding: Equipment is attached to a building, staff finds this criterion to be not applicable. b) Whenever a wireless telecommunication services antenna is attached to a building roof, the antenna and support system for panel antennas shall not exceed five (5) feet above the highest portion of that roof, including parapet walls and the antenna and support system for whip antennas shall not exceed ten (10) feet above the highest portion of that roof, including parapet walls. Staff response: The new wireless telecommunication equipment is wall mounted to a “penthouse” and does not extend beyond the top of the roof above that enclosure. The proposed antennas are shown to be no more than five (5) feet above the parapet wall. Staff finds this criterion to be met. c) The Community Development Director may approve a taller antenna height than stipulated in b. above if it is his or her determination that it is suitably camouflaged, in which case an administrative approval may be granted. Staff Finding: The application does not require a variation. Staff finds this criterion to be not applicable. d) If the Community Development Director determines that an antenna taller than stipulated in b. above cannot be suitably camouflaged, then the additional height of the antenna shall be reviewed pursuant to the process and standards (in addition to the standards of this Section) of Chapter 26.430 (Special review). Staff Finding: The proposed antenna is not taller than allowed, staff finds this criterion to be not applicable. e) Support and/or switching equipment shall be located inside the building, unless it can be fully screened from view as provided in the "Screening" standards (26.475.130 and 26.575.130.F.5) below. Staff response: The application only proposes to replace and install antenna and radios to be mounted to the wall of the roof top penthouse, no support or switching equipment is proposed. Staff finds this criterion to be not applicable. 3. Architectural compatibility. Whether manned or unmanned, wireless telecommunication services facilities shall be consistent with the architectural style of the surrounding architectural environment (planned or existing) considering exterior materials, roof form, scale, mass, color, texture and character. In addition: a) If such facility is accessory to an existing use, the facility shall be constructed out of materials that are equal to or of better quality than the materials of the principal use. Staff response: The proposed equipment is to be installed in a location already used for wireless telecommunication equipment. The equipment will also be painted to match the color of the existing building and other equipment in order to blend in and have a limited visual impact. The materials will satisfy the material requirement of this section. Staff finds this criterion to be met. b) Wireless telecommunication services equipment shall be of the same color as the building or structure to which or on which such equipment is mounted or as required by the appropriate decision-making authority (Community Development Director, Historic Preservation Commission, Planning and Zoning Commission or City Council, as applicable). Staff response: The Applicant has committed to painting the antennas and radios the same color as the surrounding building. Staff finds this criterion to be met. c) Whenever wireless telecommunication services equipment is mounted to the wall of a building or structure, the equipment shall be mounted in a configuration designed to blend with and be architecturally integrated into a building or other concealing structure, be as flush to the wall as technically possible and shall not project above the wall on which it is mounted. Staff Finding: The wireless telecommunication equipment to be installed is mounted close to the wall. The proposed equipment does not project above the top of the wall, is located in an area already used for wireless telecommunication equipment and is consistent with the use of that portion of the room. Adequate measures are being taken to have the equipment blend in with the building. Staff finds this criterion to be met. d) Monopole support buildings, which house cellular switching devices and/or other equipment related to the use, operation or maintenance of the subject monopole, must be designed to match the architecture of adjacent buildings. If no recent and/or reasonable architectural theme is present, the Community Development Director may require a particular design that is deemed to be suitable to the subject location. Staff Finding: A monopole support building is not included in the proposal. Staff finds this criterion to be not applicable. e) All utilities associated with wireless communication facilities or equipment shall be underground (also see "Screening" below). Staff Finding: No new utility work is proposed. Staff finds this criterion to be not applicable. 4. Compatibility with the natural environment. Wireless telecommunication services facilities and equipment shall be compatible with the surrounding natural environment considering land forms, topography and other natural features and shall not dominate the landscape or present a dominant silhouette on a ridge line. In addition: Staff Finding: The proposed antennas are consistent with what the existing use of this portion of the roof. Relative to the rest of the building, the equipment will have an insignificant visual impact. Staff finds this criterion to be met. a) If a location at or near a mountain ridge line is selected, the applicant shall provide computerized, three-dimensional, visual simulations of the facility or equipment and other appropriate graphics to demonstrate the visual impact on the view of the affected ridges or ridge lines; an 8040 Greenline Review, pursuant to the provisions of Section 26.435.030, may also be required. Staff Finding: The facility is not located on or near a ridgeline and does not require 8040 Greenline Review. Staff finds this criterion to be not applicable. b) Site disturbances shall be minimized and existing vegetation shall be preserved or improved to the extent possible, unless it can be demonstrated that such disturbance to vegetation and topography results in less visual impact to the surrounding area. Staff Finding: No site disturbance is proposed. Staff finds this criterion to be not applicable. c) Surrounding view planes shall be preserved to the extent possible. Staff Finding: The proposed alterations meet the exemption criteria in Section 26.435.050 Mountain View Plane. The proposed equipment does not increase the infringement of the equipment or penthouse more than currently exists. Staff finds this criterion to be met. d) All wireless telecommunication services facilities and equipment shall comply with the Federal Communication Commission's regulations concerning maximum radio frequency and electromagnetic frequency emissions. Staff Finding: The applicant indicates on their application that all facilities and equipment will be compliant with FCC Guidelines. Staff finds this criterion to be met. 5. Screening. Roof-and-ground-mounted wireless telecommunication services facilities and equipment, including accessory equipment, shall be screened from adjacent and nearby public rights-of-way and public or private properties by paint color selection, parapet walls, screen walls, fencing, landscaping and/or berming in a manner compatible with the building's and/or surrounding environment's design, color, materials, texture, land forms and/or topography, as appropriate or applicable. In addition: Staff Finding: All proposed equipment visible from the ground will be painted a similar color to the building or is screened from view. Staff finds this criterion to be met. a) Whenever possible, if monopoles are necessary for the support of antennas, they shall be located near existing utility poles, trees or other similar objects; consist of colors and materials that best blend with their background; and, have no individual antennas or climbing spikes on the pole other than those approved by the appropriate decision-making authority (Community Development Director, Historic Preservation Commission, Planning and Zoning Commission or City Council, as applicable). Staff Finding: No monopoles exist or are proposed. Staff finds this criterion to be not applicable. b) For ground-mounted facilities, landscaping may be required to achieve a total screening effect at the base of such facilities or equipment in order to screen the mechanical characteristics; a heavy emphasis on coniferous plants for year-round screening may be required. Landscaping shall be of a type and variety capable of growing within one (1) year to a landscape screen which satisfactorily obscures the visibility of the facility. Staff Finding: No equipment exists or is proposed on the ground. Staff finds this criterion to be not applicable. c) Unless otherwise expressly approved, all cables for a facility shall be fully concealed from view underground or inside of the screening or monopole structure supporting the antennas; any cables that cannot be buried or otherwise hidden from view shall be painted to match the color of the building or other existing structure. Staff Finding: The applicant has indicated all equipment will be painted to match the color of the building. Some of the equipment proposed is below a parapet wall and shielded from view, any conduit above the parapet wall will be painted to reduce the visual impact. Staff finds this criterion to be met. d) Chain link fencing shall be unacceptable to screen facilities, support structures or accessory and related equipment (including HVAC or mechanical equipment present on support buildings); fencing material, if used, shall be six (6) feet in height or less and shall consist of wood, masonry, stucco, stone or other acceptable materials that are opaque. Staff Finding: No chain link fencing is used. Staff finds this criterion to be met. e) Notwithstanding the foregoing, the facility shall comply with all additional measures deemed necessary to mitigate the visual impact of the facility. Also, in lieu of these screening standards, the Community Development Director may allow use of an alternate detailed plan and specifications for landscape and screening, including plantings, fences, walls, sign and structural applications, manufactured devices and other features designed to screen, camouflage and buffer antennas, poles and accessory uses. For example, the antenna and supporting structure or monopole may be of such design and treated with an architectural material so that it is camouflaged to resemble a tree with a single trunk and branches on its upper part. The plan should accomplish the same degree of screening achieved by meeting the standards outlined above. Staff Finding: The location of the proposed equipment and painting of the equipment will sufficiently limit the visual impact of the proposed equipment. Staff finds this criterion to be met. 6. Lighting and signage. In addition to other applicable sections of the code regulating signage or outdoor lighting, the following standards shall apply to wireless telecommunication services facilities and equipment: a) The light source for security lighting shall feature down-directional, sharp cut-off luminaries to direct, control, screen or shade in such a manner as to ensure that there is no spillage of illumination off-site. Staff Finding: No lighting is proposed in scope. Staff finds this criterion to be not applicable. b) Light fixtures, whether free standing or tower-mounted, shall not exceed twelve (12) feet in height as measured from finished grade. Staff Finding: No lighting is proposed in scope. Staff finds this criterion to be not applicable. c) The display of any sign or advertising device other than public safety warnings, certifications or other required seals on any wireless communication device or structure is prohibited. Staff finding: No new signage is proposed. Staff finds this criterion to be met. d) The telephone numbers to contact in an emergency shall be posted on each facility in conformance with the provisions of Chapter 26.510, Signs, of this Title. Staff Finding: No signage is proposed. Existing site will have signage with contact information. Staff finds this criterion to be met. 7. Access ways. In addition to ingress and egress requirements of the Building Code, access to and from wireless telecommunication services facilities and equipment shall be regulated as follows: a) No wireless communication device or facility shall be located in a required parking, maneuvering or vehicle/pedestrian circulation area such that it interferes with or in any way impairs, the intent or functionality of the original design. Staff Finding: The facility does not interfere with any vehicle or pedestrian circulation area. Staff finds this criterion to be met. b) The facility must be secured from access by the general public but access for emergency services must be ensured. Access roads must be capable of supporting all potential emergency response vehicles and equipment. Staff Finding: The facility is secured from access by the general public. Staff finds this criterion to be met. c) The proposed easements for ingress and egress and for electrical and telephone shall be recorded at the County Clerk and Recorder's Office prior to the issuance of building permits. Staff Finding: No changes are proposed for any easements or ingress or egress. Staff finds this criterion to be met. (Ord. No. 1-2002 § 18; Ord. No. 52-2003, §§ 14, 15)