Site and Architectural Review Committee

SITE AND ARCHITECTURAL REVIEW COMMITTEE City of Campbell, California Register in advance for this Zoom webinar: September 28, 2021 Tuesday https://bit.ly/Sept28-SARC 6:30 PM Zoom After registering, you will receive a confirmation email containing information about joining the webinar. SARC AGENDA Remote ZOOM Meeting CALL TO ORDER / INTRODUCTIONS STAFF COMMUNICATIONS AGENDA MODIFICATIONS OR POSTPONEMENTS MEETING MANAGEMENT The Site and Architectural Review Committee (SARC) is a subcommittee of the Planning Commission authorized by the Campbell Municipal Code to review the architectural design and site layout of proposed development projects. The SARC makes reports and recommendations to the Planning Commission, however, the SARC has no decision-making authority, and its recommendations are not binding on the Planning Commission. SARC meetings are scheduled immediately preceding the 7:30 PM Planning Commission public hearings. As such, the time allotted for each application is limited and must be reserved for review and discussion by the SARC, staff, and applicants. Any time remaining during the scheduled review time may be utilized for public comment at the discretion of the Chair. SCHEDULED ITEMS 1. PLN-2021-90 1630 W. Campbell Avenue 6:30 PM Carl Jones To consider the application (PLN-2021-90) of Carl Jones for a Conditional Use Permit with Site and Architectural Review to allow for the removal and replacement of an existing rooftop cupola to facilitate the installation of a new concealed (rooftop) wireless communications facility on property located at 1630 W. Campbell Avenue. Project Planner: Stephen Rose, Senior Planner ADJOURNMENT Adjourn to the next remote Site and Architectural Review Committee meeting on October 12, 2021, to be held on Zoom. Americans with Disabilities Act (ADA) In compliance with the Americans with Disabilities Act, listening assistance devices are available for meetings held in the Council Chambers. If you require accommodation to participate in the meeting, please contact Corinne Shinn at the Community Development Department, at corinnes@campbellca.gov or (408) 866-2140.  ITEM NO. 1 MEMORANDUM Community Development Department Planning Division To: Site and Architectural Review Committee Date: September 28, 2021 From: Stephen Rose, Senior Planner Via: Rob Eastwood, Community Development Director Subject: Wireless Telecommunications Facility Address: 1630 W. Campbell Avenue File No.: PLN-2021-90 (Conditional Use Permit with Site and Architectural Review) PROPOSAL The applicant is requesting approval of a Conditional Use Permit with Site and Architectural Review to allow for the removal and replacement of an existing rooftop cupola to facilitate the installation of a new concealed (rooftop) wireless communications facility. The scope of work also involves extending the height of an existing rooftop mechanical equipment screen and installing a new access ladder on the south side of the building. PROJECT SITE The project site is located within the 12-acre Kirkwood Plaza Shopping Center. The proposed cupola is located at the southwest corner of the largest building onsite, between Nob Hill Foods and Forthright Oyster Kitchen. Figure 1: Project Site PROJECT DATA Zoning District: C-1 (Neighborhood Commercial) General Plan Designation: Neighborhood Commercial Proposed Cupola Requirement/Standard Building Height: 45-feet, 3-inches 1 35-feet (see discussion on ‘Height’) 1 The existing cupola is 43-feet, 2-inches. SARC Memorandum – September 28, 2021 Page 2 of 5 PLN-2021-90 ~ 1630 W. Campbell Avenue DISCUSSION The purpose of the Site and Architectural Review Committee's (SARC) review is to provide feedback on site design, circulation, architectural form, materials, colors, and landscaping. To aid in the SARC review, staff has provided an analysis of key project details and raised points as appropriate to facilitate discussion. Architectural Design: The design of any new wireless communications facilities is largely governed by the City’s Wireless Facility Design Requirements. As a ‘concealed’ roof-mounted facility, the design requirements specify that the proposed cupola should ‘complement, enhance, or seamlessly integrate’ with the existing building to such an extent it would be supported irrespective of the fact that it will serve to conceal antennas and equipment. Roof facilities are also required to comply with the design requirements of any adopted plans (in this case there are none) and generally be comprised of the same materials, colors and finishes of the existing structure and proportionate in scale and massing with existing architectural features. The Wireless Facility Design requirements further provides an example of a successful roof-mounted facility for reference as follows: Figure 1 – Successful Facility Design Approach While there are commonalities between the City’s Design Requirements example and applicant’s proposal (see Figures 1 & 3), staff has identified significant opportunities for design refinement to allow better compatibility with the City’s Requirements, as shown and described below: Before After Figures 2 & 3 – Site Photo & Project Photosimulation First, while the applicant’s proposal references existing ‘materials, colors and finishes’ found onsite (smooth beige stucco), staff recommends matching the brick red stucco color that occurs immediately below the cupola instead. Figures 4 –Extension of Red Brick Color SARC Memorandum – September 28, 2021 Page 3 of 5 PLN-2021-90 ~ 1630 W. Campbell Avenue Secondly, staff recommends extending the standing seam metal roof beyond the face of the stucco and installing a slight bullnose the edge (extending down the face of the building) similar to the design for adjacent buildings onsite as shown in Figures 5 & 6. Figures 5 & 6 – Bullnose Roof Detail & Adjacent Building Roof at Kirkwood Plaza above Baskin Robins Further, staff recommends either relocating the ledgestone medalions and banding (outlined in yellow and blue respectively in Figure 8 below) higher on the new cupola and replacing them with more aesthetically pleasing details based on examples currently found onsite (see Figure 6 below), or removing them entirely for a cleaner look for the building. Finally, staff recommends relocating the Kirkwood Shopping Plaza ‘K’ sign higher on the cupola, removing it, or replacing it with a functional element such as a clock. Figures 7 & 8 – Ledgestone Medallions, Banding, ‘K’ Sign & Alternative Medallion & Banding Apart from the cupola, the applicant is also proposing to increase the height of an existing mechanical equipment screen on the roof by two feet (from 7-feet to 9-feet tall) to screen additional antennas and equipment and install a roof access ladder on the rear of the building. Figures 9 & 10 – Mechanical Equipment Screen & Ladder Access While staff is not significantly concerned with the appearance of the roof screen and ladder given their location on the building (on the roof and rear of the building respectively) staff recommends the applicant extend the building wall below eave on the rear side of the building to avoid a segment of the ladder from ‘floating’ away SARC Memorandum – September 28, 2021 Page 4 of 5 PLN-2021-90 ~ 1630 W. Campbell Avenue from the building. By requiring the building to be extended in this area, it would both address an aesthetic concern and protect against a climbing hazard 2 given that the ladder may be accessed from below the cage and on the reverse side from the second floor as designed. Figures 11 & 12 – Ladder as Designed (Staff Rendering) & Extention of Wall Height: The cupola is proposed to be 45-feet, 3-inches tall, or 10-feet, 3-inches taller than the maximum height allowed by the C-1 (Neighborhood Commercial) zoning district (i.e., 35-feet). While the cupola would only be 2-feet, and one 1-inch taller than existing cupola, per CMC 21.34.160 – Limited exemption to standards, the applicant is required to demonstrate that a ‘significant gap in coverage’ would occur without the requested height and ‘all other alternative sites identified in the review process are either technically infeasible or not potentially available’ in accordance with to allow any increase in height. While this approach may be warranted, the Campbell Municipal Code separately provides a broad exception to height restrictions as follows: CMC 21.18.050 (Exceptions to Height Provisions) Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building, parapet walls, skylights, steeples, flagpoles, chimneys, smokestacks, or similar structures (as defined by the planning commission) may be erected above the height limit herein prescribed, but no penthouse or roof structure, or any space above the height limit shall be allowed for the purpose of providing additional floor space. As the roof structure (i.e., cupola) would not serve to provide ‘additional floor space’, and the antennas support the operation of the onsite buildings (point of sale, music, and security systems often rely on or are supported by wireless connections), the proposed roof structure could be considered to house ‘similar equipment’ to those examples listed under CMC 21.18.050 and thereby warrant a height exception. CONSIDERATIONS The SARC should discuss the proposed project's design, with a specific emphasis on the following discussion points: • Cupola: o Should the cupola be painted brick red?  Staff Recommendation: Yes. 2 The Acting Building Official has indicated the ladder may be ‘inviting a hazard’ as designed and noted that ladders extended to the ground are required to provide a locked panel to prevent unauthorized access. SARC Memorandum – September 28, 2021 Page 5 of 5 PLN-2021-90 ~ 1630 W. Campbell Avenue o Should the standing seam metal roof be extended and redesigned to include a bullnose detail?  Staff Recommendation: Yes. o Should the existing ledgestone medallions and banding be removed and replaced higher on the cupola with more aesthetically pleasing details onsite?  Staff Recommendation: Yes. o Should the Kirkwood Plaza Shopping Center ‘K’ Sign be relocated higher on the cupola, removed, or replaced with a functional element such as a clock?  Staff Recommendation: Yes. • Ladder: Should the rear side of the building be extended to avoid the ladder from ‘floating’ away from the building and/or presenting a climbing hazard?  Staff Recommendation: Yes. • Height: Should the cupola be treated like other structures granted an exception to height?  Staff Recommendation: Yes. Attachments: 1. Location Map 2. Project Plans 3. Photosimulations  Attachment 1 1630 W. Campbell Avenue 400 0 200 400 This map is based on GIS Information and reflects the most current Feet information at the time of this printing. The map is intended for reference WGS_1984_Web_Mercator_Auxiliary_Sphere purposes only and the City and its staff is not responsible for errors. Campbell IT, GIS Services Scale 1: 2,400 Attachment 2 Attachment 3