PC Res 4297RESOLUTION NO. 4297
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT (PLN2016-107) FOR A NEW ROOFTOP WIRELESS
FACILITY (VERIZON) CONCEALED IN FOUR NEW ROOFTOP
DORMERS AFFIXED TO THE ROOF OF AN EXISTING
CUPOLA AT 1600 W. CAMPBELL AVENUE.
FILE NO. PLN2016-107
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to file number(s) PLN2016-107:
1. The project site located in the Kirkwood Plaza Shopping Center located on the south
side of Campbell Avenue, west of San Tomas Aquino Road and east of Fulton Street
2. The project site is zoned C-1 (Neighborhood Commercial).
3. The General Plan land use designation for this property is Neighborhood Commercial
and the proposed wireless telecommunications facility, as conditioned, is in
compliance with the following policies of the General Plan:
Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of
residential, industrial and commercial neighborhoods, each with its
own individual character; and allow change consistent with
reinforcing positive neighborhood values, while protecting the
integrity of the city's neighborhoods.
Policy LUT-9.31: Wireless Telecommunication Facilities: Minimize the visual
impact of wireless telecommunication facilities by designing them as
an integral architectural feature to a structure.
Policy LUT-13.1: Variety of Uses: Attract and maintain a variety of uses that
create an economic balance within the City while maintaining a
balance with other community land use needs, such as housing and
open space, and while providing high quality services to the
community.
4. Non-stealth wireless telecommunication facilities are permitted in the C-1
(Neighborhood Commercial) zoning district subject to the approval of a Conditional Use
Permit.
5. The proposed wireless facility would be concealed in four new rooftop dormers affixed
to the roof of an existing cupola.
6. The purpose of discretionary review of wireless telecommunications facilities is to
minimize the adverse visual impacts and operational effects of these facilities using
Planning Commission Resolution No. 4297
PLN2016-107 -1600 W. Campbell Avenue -Conditional Use Permit
Page 2 of 3
appropriate design, siting and screening techniques while providing for the personal
communications needs of residents, local business and government of the city and the
region.
7. The proposed wireless facility is consistent with the standards set forth within the City's
Wireless Telecommunication Ordinance regarding the height, placement and design of
wireless facilities.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed use is allowed within the applicable zoning district with the approval
of a Conditional Use Permit and complies, as conditioned, with all other applicable
provisions of this Zoning Code and the Campbell Municipal Code.
2. The proposed use is consistent with the General Plan.
3. The proposed development would be consistent and compatible with the General
Plan and will aid in the harmonious development of the immediate area.
4. The proposed site is adequate in terms of size and shape to accommodate the
fences and walls, landscaping, parking and loading facilities, yards, and other
development features required in order to integrate the use with uses in the
surrounding area.
5. The proposed site is adequately served by streets of sufficient capacity to carry the
kind and quantity of traffic the use would be expected to generate.
6. The design, location, size, and operating characteristics of the proposed use, as
conditioned, are compatible with the existing and future land uses on-site and in the
vicinity of the subject property.
7. The establishment, maintenance, or operation of the proposed use, as conditioned, at
the location proposed will not be detrimental to the comfort, health, morals, peace,
safety, or general welfare of persons residing or working in the neighborhood of the
proposed use, or be detrimental or injurious to property and improvements in the
neighborhood or to the general welfare of the city.
8. The project will aid in the harmonious development of the immediate area.
9. The project is consistent with applicable adopted design guidelines.
10. The project is Categorically Exempt under Section 15303 Class 3 of the California
Environment Quality Act (CEQA), pertaining to the construction of new small
facilities and structures.
Planning Commission Resolution No. 4297
PLN2016-107 -1600 W. Campbell Avenue -Conditional Use Permit
Pa4e 3 of 3
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit (PLN2016-107) for a new rooftop wireless facility (Verizon) concealed in four
new rooftop dormers affixed to the roof of an existing cupola at 1600 W. Campbell
Avenue, subject to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 14th day of June, 2016, by the following roll call vote:
AYES: Commissioners: Dodd, Reynolds, Rich and Young
NOES: Commissioners: None
ABSENT: Commissioners Kendall, Bonhagen, and Finch
ABSTAIN: Commissioners: None ,~--~,
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APPROVED: 4
Cynt a Dodd, Chair
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ATTEST: '
Paul Ker yan, Secretary
EXHIBIT A
Page 1 of 5
CONDITIONS OF APPROVAL
Conditional Use Permit (PLN2016-107)
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance
with all applicable conditions of approval, adopted policies and guidelines, ordinances,
laws and regulations and accepted engineering practices for the item under review.
Additionally, the applicant is hereby notified that he/she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that
pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
Approved Proiect: Approval is granted for Conditional Use Permit to allow for a new
rooftop wireless facility (Verizon) concealed in four new rooftop dormers affixed to the
roof of an existing cupola on property located at 1600 W. Campbell Avenue. The
project shall substantially conform to the Project Plans dated as received on March 23,
2016, and revised photo simulations submitted on June 8, 2016 and as provided as a
desk item, except as modified by the Conditions of Approval contained herein.
2. Length of Permit Term: The Conditional Use Permit approved herein shall be valid for
a period of ten (10) years from the effective date of the Planning Commission
resolution, expiring June 24, 2026.
3. Revision to Plans: The building permit submittal construction plans shall incorporate
the following revisions:
a. Conditions of Approval: The conditions of approval shall be stated in full in the
construction plans.
b. Safety Requirements: The building permit plans shall reflect the incorporation of
all safety recommendations and requirements outlined by the in the Radio
Frequency (RF) Compliance Assessment.
c. Dormers & Louver Design: The building permit plans shall include vertical
seams on the sides of the dormers (to better match the appearance of the
existing metal roof), and use heavier/wider gage louvers. Compliance with this
requirement shall be to the satisfaction of the Director of Community
Development.
4. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or
any standards, codes, or ordinances of the City of Campbell shall be grounds for
consideration of revocation of the Conditional Use Permit by the Planning Commission.
EXHIBIT A
Page 2 of 5
5. Cessation of Operations: The service provider shall provide written notification to the
Director upon cessation of operations on the site exceeding a 90-day period. The
service provider shall remove all obsolete or unused facilities from the site within 180
days of termination of its lease with the property owner or cessation of operations,
whichever comes earlier.
6. New Permit Required: If a consecutive period of 180 days has lapsed since cessation
of operations, a new Conditional Use Permit shall be required prior to use or reuse of
the site.
7. Upgrading of Facility Required: If technological improvements or developments occur
which allow the use of materially smaller or less visually obtrusive equipment, the
service provider will be required to replace or upgrade the approved facility upon
application of a new Use Permit application to minimize adverse effects related to land
use compatibility, visual resources, public safety or other environmental factors.
8. Business License Required: Each service provider with a wireless telecommunications
facility in the City shall obtain and maintain a valid city business license.
9. No Advertising: No advertising signage or identifying logos shall be displayed on
wireless telecommunications facilities, except for small identification plates used for
emergency notification or hazardous or toxic materials warning.
10. Maintenance: All maintenance on the antennas is to be performed between the hours of
7 a.m. and 9 p.m. with the exception of emergency repairs.
11. Maintenance of Finish: It is an ongoing obligation of the applicant, assignees and
successors in interest to maintain all components of the antennas and the exterior finish
of the structures and equipment approved by this permit in good order. Graffiti shall be
removed by repainting the surface of the structure or equipment with a matching color
as soon as practical.
12. Impact on Parking: The installation of wireless telecommunication facilities shall not
reduce required parking on the site.
13. Safety:
a. Public Access Restricted: Antennas are to be sited in such a way so that barriers
and signage prevent a person from passing through areas that exceed the safety
limits established by the FCC, in compliance with the adopted standards for
controlled access.
b. Warning Signs: signage shall be maintained at the facility identifying all wireless
telecommunication facility equipment and safety precautions for people nearing the
equipment as may be required by any applicable FCC-adopted standards, including
the RF radiation hazard warning symbol identified in ANSI C95.2-1982, to notify
persons that the facility could cause exposure to RF emissions.
EXHIBIT A
Page 3 of 5
c. Emissions Conditions: It is a continuing condition of this authorization that the
facilities be operated in such a manner so as not to contribute to ambient RF/EMF
emissions in excess of the current FCC adopted RF/EMF emission standards;
violation of this condition shall be grounds for revocation.
d. Hazardous Materials: If the contents of the equipment cabinet/building or base
transceiver station contain toxic or hazardous materials, a sign shall be placed on
or around the exterior of the base transceiver station or equipment cabinets and
building warning the public.
e. Periodic Safety Monitoring: The wireless telecommunications service provider shall
submit to the Director, 10 days after installation of the facilities and every two years
thereafter, a certification attested to by a licensed engineer expert in the field of
EMR/RF emissions that the facilities are and have been operated within the then
current applicable FCC standards for RF/EMF emissions.
f. Compatibility with City Emergency Services: The facility shall not be operated or
caused to transmit on or adjacent to any radio frequencies licensed to the City for
emergency telecommunication services such that the City's emergency
telecommunications system experiences interference.
g. Emergency Contact: The service provider shall provide signage as required,
including phone numbers of the utility provider, for use in case of an emergency.
The signs shall be visibly posted at the communications equipment cabinet.
14. Lighting: The use of lighting shall not be allowed on telecommunication facilities unless
required as a public safety measure. Where lighting is used, it shall be shielded from
public view and operated only during times of necessity by a maintenance operator.
15. Noise: The wireless telecommunication facility, including power source, ventilation and
cooling facility, shall not generate noise discernible beyond the property lines.
16. Heat Generation: The wireless telecommunication facility, including power source and
cooling facility, shall not be operated so as to cause the generation of heat that
adversely affects other uses or structures.
] 7. Implementation and monitoring costs: The wireless telecommunications service
provider or its successor shall be responsible for the payment of all reasonable costs
associated with the monitoring of the conditions of approval contained in this
authorization, including costs incurred by this department, the office of the City Attorney
or any other appropriate City department or agency. The Community Development
Department shall collect costs on behalf of the City.
18. Transfer of Operation: Any carrier/service provider authorized by the community
development director or by the planning commission to operate a specific wireless
telecommunications facility may assign the operation of the facility to another carrier
licensed by the FCC for that radio frequency provided that the transfer is made known
to the community development director in advance of the operation and all conditions of
approval for the subject installation are carried out by the new carrier/service provider.
However, the carrier/service provider may, without advance notification, transfer
EXHIBIT A
Page 4 of 5
operations of the facility to its general partner or any party controlling, controlled by or
under common control with the carrier/service provider.
19. Complaints and Proceedings: Should any party complain to the wireless
telecommunications service provider about the installation or operation of the facilities,
which complaints are not resolved by the wireless telecommunications service provider,
the wireless telecommunications service provider (or its appointed agent) shall advise
the Community Development Director of the complaint and the failure to satisfactorily
resolve such complaint. If the director determines that a violation of a condition of
approval has occurred, the Community Development Director may refer the matter to
the Planning Commission for consideration of modification or revocation of the permit.
20. Landscaping: The area around the praposed generator shall be landscaped and
continuously maintained in accordance with City Landscaping Requirements (CMC
21.26). Landscaped areas shall be watered on a regular basis so as to maintain healthy
plants. Landscaped areas shall be kept free of weeds, trash, and litter. Dead or
unhealthy plants shall be replaced with healthy plants of the same or similar type.
21. Severability: If any clause, sentence, section or any part of these Conditions of
Approval is for any reason held to be invalid, such invalidity shall not affect or impair
other of the remaining provisions, clauses, sentences, or sections of these conditions. It
is hereby declared to be the intent of the City that these Conditions of Approval would
have been adopted had such invalid sentence, clause or section or part thereof not
been included herein.
Building Division:
22. Permits Required: A building permit application shall be required for the proposed
antenna structure, and associated standard voltage wiring. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
23. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
24. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. by 36 in.
25. Plan Preparation: This project requires plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be "wet stamped" and signed by the qualifying professional person.
26. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate.
27. Construction Activities: The applicant shall abide by the following requirements during
construction:
EXHIBIT A
Page5of5
a. The project site shall be posted with the name and contact number of the
lead contractor in a location visible from the public street prior to the
issuance of building permits.
b. Construction activities shall be limited to weekdays between 8:00 a.m. and
5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction
shall take place on Sundays or holidays unless an exception is granted by
the Building Official.
c. All construction equipment with internal combustion engines used on the
project site shall be properly muffled and maintained in good working
condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction equipment, such as air
compressors and portable power generators, shall be located as far as
possible from noise-sensitive receptors such as existing residences and
businesses.
f. Use standard dust and erosion control measures that comply with the
adopted Best Management Practices for the City of Campbell.
28. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, the
architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permits,
in accordance with C.B.C Appendix Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
29. Non-point Pollution Control Program: The City of Campbell, standard Santa Clara
Valley Non-point Source Pollution Control Program specification sheet shall be part of
plan submittal. The specification sheet (size 24" X 36") is available at the Building
Division service counter.
30. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. Santa Clara County Fire Department (378-4010)