_ CDD 25 21 80 Wireless Communication Fac

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Section 25-21-80 Wireless Communication Facilities
(a)

Definitions. For the purposes of this section, the following terms and phrases have the
meaning ascribed to them in this subsection.
"Antenna" means any system of wires, poles, rods, discs or other similar devices
used for the transmission or reception of radio frequency electromagnetic waves when
such system is external or attached to the exterior of a structure.
"Base station" means the power supplies, electronic equipment housed in
cabinets and antennas at an existing wireless tower site that together comprise a wireless
tower.
"Co-location" means the practice of sharing support structures and buildings by
wireless telecommunications providers (either public or private).
“Concealed from view” means a tower or support structure, ancillary facility, or
equipment compound that is not readily identifiable as such, and is designed to be
aesthetically compatible with existing and proposed building(s) and uses on a site.
Concealed facilities may be attached or freestanding. A concealed attached facility may
include, but is not limited to, the following: faux windows, dormers or other architectural
features that blend with an existing or proposed building or facility. Freestanding
concealed antenna support facilities may have a secondary, function which may be, but is
not limited to, the following: church steeple, windmill, bell tower or support structure,
clock tower or support structure, light standard, or flagpole.
"Development permit" means a permit issued pursuant to compliance with
applicable federal and state law(s) and this code. The issuance of the permit consists of a
ministerial decision. A ministerial decision involves only the use of fixed standards or
objective measurements, where the public official cannot use personal subjective
judgment in deciding whether or how the project should be carried out.
"Discretionary permit" means a permit that requires the approval of the zoning
administrator, planning commission or city council prior to the issuance of a development
permit. A discretionary permit includes public notification of the public hearing by the
decision making body regarding the project, and often the approving or certifying of an
environmental assessment for the project during the meeting.
“Flush mounted” means any antenna or wireless communication antenna array
attached directly to the face of the support facility or building such that the antenna
extends a minimal distance of eighteen (18) inches beyond the width of the support
facility or building. Where a maximum flush-mounting distance is given, that distance
shall be measured from the outside edge of the support facility or building to the inside
edge of the antenna.
“Historic resource” is a resource listed in, or determined to be eligible for listing
in, the California Register of Historical Resources and/or including the local register of
historical resources. A “potentially historic resource” is a resource associated with events
that have made a significant contribution to the broad patterns of California’s history and
cultural heritage; is associated with the lives of persons important in our past; embodies
the distinctive characteristics of a type, period, region, or method of construction, or
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represents the work of an important creative individual, or possesses high artistic values;
or has yielded, or may be likely to yield, information important in prehistory or history.
A site specific historic evaluation may be necessary to determine historic significance.
"Lattice tower" means a three or more legged structure designed and erected on
the ground to support wireless telecommunication antennas and connecting
appurtenances.
"Monopole" means a structure of single pole (non-lattice) design and erected on
the ground to support wireless telecommunications antennas and connecting
appurtenances.
"Stealthing" means improvements or treatments added to an improvement which
mask or blend the proposed improvement into the existing structure or visual backdrop in
such a manner as to render the improvement minimally visible to the casual observer.
"Wireless telecommunications facility" or "telecommunications facility" means
any structure, antenna, pole, equipment and related improvements which support the
wireless telecommunications industry in the transmission and/or reception of
electromagnetic signals.
"Wireless tower" means any structure built for the sole or primary purpose of
supporting antennas and their associated facilities used to provide services licensed by the
FCC, including a lattice tower and monopole. A water tower, utility tower, street light, or
other structure built primarily for a purpose other than supporting services licensed by the
FCC, including any structure installed pursuant to California Public Utilities Code
Section 7901, is not a wireless tower for purposes of this definition.
(b)

Overview. The following outlines the development permitting process as it applies to
facilities described herein. Wireless telecommunications facilities which are generally
considered to have minimal impacts or which are exempt from local review by state or
federal statutes have been classified as exempt under this section and are not regulated
when in compliance with the development standards set forth herein. Other wireless
telecommunications facilities which have the potential to create impacts have been
categorized to allow for additional review. Unless listed below as exempt or prohibited,
no wireless telecommunications facility shall be constructed without first undergoing the
specific review process and obtaining the prescribed approval as set forth below.
(1)

Prohibited Telecommunications Facilities. The following telecommunications
facilities shall be prohibited:
(A)

Public carrier telecommunications facilities located within designated
habitat areas and habitat restoration areas. The city shall make

available for public review a map identifying any such areas.
(B)

More than one monopole or tower within one thousand feet of any other
existing monopole or lattice tower(s), unless visual impacts are
negligible and the applicant can demonstrate that the site is a technical
necessity to meet demands of the geographic service area and the
applicant's city-wide network.
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(2)

(C)

Telecommunications facilities where the combined electromagnetic
frequency radiation (EMF) exceeds the state or federal standard.

(D)

Telecommunication facilities within urban reserve areas or undesignated
planning areas or within areas zoned or designated on the general plan
land use map for residential uses or on sites containing existing or
planned public or private school facilities; or within five hundred feet of
areas so designated or zoned, except as follows:
(i)

Areas zoned commercial, subject to conditional use permit
review procedures and a determination that all aspects of the
proposed facility, including support facilities, are completely
concealed (i.e. completely incorporated into the site architecture
or designed in a manner that is not identifiable as a wireless
facility by the casual observer – this exception does not provide
for monopines or similarly “stealthed” facilities) from view and
remain at least one hundred feet from areas zoned or designated
on the general plan land use map for residential uses or on sites
containing existing or planned public or private school facilities.

(ii)

Telecommunications facilities located on public or private
school sites, supported and/or initiated by the applicable school
district or governing entity, subject to the review procedures as
set forth in subsection (b)(3) Director Review, or subsection
(b)(5) Conditional Use Permit, are satisfied and provided the
facilities meet the location and design standards set forth in this
section, except historic properties and sensitive habitat areas.

(iii)

Telecommunications facilities within the public right of way
(PROW) or on city-owned property (including parks), provided
the applicant procedures set forth in subsection (b)(3) Director
Review, or subsection (b)(5) Conditional Use Permit, are
satisfied and provided the facilities meet the location and design
standards set forth in this section, except historic properties and
sensitive habitat areas.

Compliance Review. The following facilities are exempt from discretionary
review under this section, subject to minor design review to ensure compliance
with development requirements set forth below:
(A)

Interior and exterior facilities accessory to the residential use of the site
including television antennas, satellite dishes, and amateur radio facilities
meeting all requirements set forth below:
(i)

No more than one satellite dish exceeding thirty-six inches in
diameter per parcel.

(ii)

Satellite dishes shall not extend above the peak of the roof or
parapet.

(iii)

Antennas shall meet applicable height requirements.
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(iv)
(B)

(C)

(D)

Antennas and dishes shall meet applicable setback requirements.

Flush-mounted panel antennas in industrial zones which meet the
following standards:
(i)

The lowest part of the panel shall be at least twenty feet above
grade.

(ii)

The panel and connections shall not project out more than
eighteen (18) inches from the building surface it is mounted to.

(iii)

Panels, connections, and supports shall be treated to match the
color scheme of the building.

(iv)

Panels and connections shall not project above the mounting
facade.

(v)

The structure is not a historic site or a potentially historic
resource.

(vi)

Ground-mounted support equipment cabinets or buildings shall
be screened. The specific design is subject to city review based
on a visual analysis of the particular site and may require
fencing, walls, landscaping or both.

(vii)

Exterior electrical lines serving the equipment cabinet or
building shall be undergrounded.

(viii)

The project site (the parcel on which the facility or lease area is
located) is operating in compliance with all prior approvals
including approved landscape plans, site plan and design review
approvals, and/or conditions of existing use permit.

Telecommunications facilities, including support facilities, concealed
from public view (i.e. not visible) or fully integrated into the site
architecture of nonresidential structures to be constructed or renovated.
(i)

The structure is not a historic site or a potentially historic
resource.

(ii)

Public safety facilities including transmitters, repeaters and remote
cameras. Public safety facilities are to be located, preferably, on existing
public structures such as buildings, towers, bridges and light poles and
shall be treated to match the supporting structure.

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(E)

Telecommunications facilities accessory to other public equipment for
data acquisition such as irrigation controls, well monitoring, and traffic
signal controls.

(F)

Facilities erected and operated for emergency situations. Emergency
facilities shall be removed at the conclusion of the emergency or shall be
replaced by public safety facilities.

(G)

Mobile facilities when placed on a site for less than twenty-four
consecutive hours.

(H)

Facilities specifically exempted under federal or state law including work
subject to PL 112-96, § 6409, as follows:
(i)

The modification of an existing wireless tower or base station for
the co-location of new transmission equipment or removal or
replacement of existing transmission equipment, provided that
such modification does not substantially change the physical
dimensions of such tower or base station from the dimensions
approved as part of the existing use permit for such tower or base
station.

(ii)

For purposes of this subsection, “substantially change the
physical dimensions” means any of the following, and refers to a
single change, or a series of changes over time (whether made by
the same or different entities) viewed against the initial approval
for the tower or base station that cumulatively have any of the
effects described below:
(a)

Changing any physical dimension of the wireless tower
or base station in a manner that creates a safety hazard,
whether from wind loading, stress on the wireless tower,
or in any other manner.

(b)

Changing the physical dimension of a stealthed wireless
tower, where the changes would be inconsistent with the
design of the stealthed wireless tower, or make the
wireless tower more visible.

(c)

Changing the physical dimensions would require work
that would intrude upon the public right-of-way, or any
environmentally sensitive area.

(d)

Increasing by more than 10% any of the following: the
height or width in any direction of the wireless tower, or
the area required for structures required to support the
wireless tower, such as guy wires as approved and
constructed through the discretionary permit process;
provided that in no event shall the height exceed the
maximum height permitted under the city's regulations.
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(iii)

(e)

Increasing by more than 10% any of: the height or area
encompassed within any structure or object enclosing
the wireless tower, such as a fence or line of bushes.

(f)

Increasing any of an existing antenna array’s depth,
circumference or horizontal radius from the wireless
tower in any direction by more than 10%.

(g)

Adding more than two antenna arrays to an existing
wireless tower, or adding antenna arrays that, if the array
were an existing array, would be of such depth,
circumference or radius as to fall outside of paragraph
(f), unless such arrays were approved under subsection
(b)(3)(A) or (E).

(h)

The mounting of the new or replacement transmission
equipment would involve installing new equipment
cabinet(s) not permitted under the initial approval and
that will not fit within the existing enclosure for the
wireless tower or base station or would require
installation of a new cabinet or enclosure, excluding new
equipment and cabinets that will be installed
underground.

Additional application information. Any application for a
wireless telecommunications facility under this subsection
(b)(2)(H) shall include:
(a)

A signed statement by a certified engineer, licensed and
qualified in California, attesting that the work that will
be performed will not trigger discretionary review under
this subsection. Such statement shall be submitted in
addition to all other application information required
under this section.

(b)

A detailed description of the proposed modifications to
the existing facility.

(c)

A photograph or description of the wireless tower or
base station as originally constructed, if available, and, a
photograph of the existing wireless tower or base station,
and a graphic depiction of the wireless tower or base
station after modification, showing all relevant
dimensions.

(d)

A description of all construction that will be performed
in connection with the proposed modification

Nothing in this section prevents the city from imposing such other
conditions on the grant of the permit consistent with obligations imposed
with respect to the initial installation or with respect to facilities similar
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to those proposed by application. Any facility installed under this
subsection shall require a development permit.
(3)

Director Review. The following telecommunications facilities shall be subject to
review by the Community Development Director, or designee, including Design
and Site Plan Review, provided they meet the development requirements set forth
below and meet the location and design standards set forth in subsection (c),
Location and Design Standards for Non-Exempt Facilities. Facilities that fail to
meet the development requirements as set forth below shall be elevated to the
review procedures as set forth in subsection (b)(4), Zoning Administrator
Review, or, at the discretion of the Director, may be elevated to the review
procedures as set forth in subsection (b)(5), Conditional Use Permit.
(A)

Modification of an existing wireless tower or base station for the colocation of new transmission equipment or removal or replacement of
existing transmission equipment provided the following standards are
complied with:
(i)

The telecommunications facility has been constructed and is
operating in accordance with all prior approvals including
approved landscape plans, site plan and design review approvals,
and/or conditions of existing use permit.

(ii)

(iii)

The new array does not increase, by more than 15 percent any of
the following: height or width in any direction of the wireless
tower, or the area required for structures required to support the
wireless tower, such as guy wires as approved and constructed
through the discretionary permit process; provided that in no
event shall the height exceed the maximum height permitted
under the city's regulations.

(iv)

The new array does not increase, by more than 15 percent any of
the following: the height or area encompassed within any
structure or object enclosing the wireless tower, such as a fence
or line of bushes.

(v)

The new array does not increase, by more than 15 percent, the
existing antenna array’s depth, circumference or horizontal
radius from the wireless tower in any direction.

(vi)

The panel array is the second or third grouping on the structure
containing the existing telecommunications facility.

(vii)

A microwave dish greater than thirty-six inches in diameter is
not being proposed as part of the array.
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(B)

(C)

(viii)

The combined EMF for all arrays does not exceed applicable
state or federal standards.

(ix)

The new array will meet the conditions of any existing use
permit.

(x)

The new array does not require major modifications to the
structure containing the existing telecommunications facility.

(xi)

Ground-mounted equipment shall be screened from public view.
The specific design is subject to city review based on a visual
analysis of the particular site and may require fencing,
landscaping or both.

(xii)

The telecommunications facility is not subject to PL 112-96, §
6409.

Any mobile antenna when placed on a site for more than twenty-four
hours but less than thirty days, which meets the following standards:
(i)

Antenna vehicle/trailer shall be located only on an improved
surface.

(ii)

Parking and access for support personnel shall be on an
improved surface.

(iii)

Day and night safety marking shall be provided.

(iv)

The antenna vehicle/trailer and support parking shall not be
located within a public right-of-way.

Roof mounted facilities on nonresidential structures that are not entirely
concealed from public view, which meet the following standards:
(i)

The facility and related equipment shall be screened from view
or architecturally integrated into the building design so that only
support brackets and panels are visible from the opposite side of
the right-of-way in front of the building.

(ii)

Panels shall match the color scheme of the building facade.

(iii)

Ground-mounted equipment cabinets/buildings shall be screened
from public view. The specific design is subject to city review
based on a visual analysis of the particular site and may require
fencing, landscaping or both.

(iv)

Shall not exceed the allowable height limit for the zone.

(v)

The structure is not a designated historic site or a potentially
historic resource.
82093.00006\8821964.1

(vi)

(D)

(E)

Flush-mounted antennas in commercial zones, which meet the following
standards:
(i)

Placement of the panel shall not interfere with or encroach upon
vehicular or pedestrian accessways.

(ii)

The panel and connections shall not project out more than
eighteen inches from the building surface it is mounted to.

(iii)

Panels, connections, and supports shall be treated to match the
color scheme of the building.

(iv)

The structure is not a designated historic site or a potentially
historic resource.

(v)

Ground-mounted support equipment cabinets or buildings shall
be adequately screened. The specific design is subject to city
review based on a visual analysis of the particular site and may
require fencing, landscaping or both.

(vi)

Exterior electrical lines serving the equipment cabinet or
building shall be undergrounded.

(vii)

Panels shall not protrude above the roofline.

(viii)

Antenna arrays mounted on existing billboards, water towers and other
similarly scaled structures.
(i)

Placement of the new array shall not exceed applicable height
requirements.

(ii)

The proposed array fits within the three dimensional envelope of
the existing structure to with the array will be attached.

(iii)

The new array does not require substantial modifications to the
existing structure to which the array will be attached.

(iv)

The original structure was erected and is operated in accordance
with the conditions of the original use permit.

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(F)

(v)

The co-location request does not include microwave transmitters
exceeding thirty-six inches in diameter.

(vi)

The combined EMR for all arrays does not exceed state or
federal standards.

(vii)

May be subject to annual review as provided for herein.

Telecommunications facilities, excluding towers, on publicly owned or
publicly utilized lands (including City owned land such as parks, general
facilities, and utility apparatus) or on existing utility, signal or lighting
structures within the public right-of-way, easement, or city owned land
which meet the following standards:
(i)

Facilities shall meet the requirements of subsection (c), Location
and Design Standards for Non-Exempt Facilities except as
follows:
(a)
Low power facilities to meet the needs of the immediate
neighborhood may be proposed on existing light towers in public
parks.

(ii)

Antennas placed on signal or street light poles shall not exceed
two feet in length or six inches in diameter.

(iii)

Permits for telecommunication facilities proposed in the PROW
shall be issued in a manner consistent with applicable law
regarding the physical use and occupation of the PROW and
only to applicants who have met all the conditions and
requirements of this section and who establish a right to enter the
PROW. The applicant must state the basis for its claimed right to
enter the PROW, subject to independent confirmation by the
city. If the applicant has a certificate of public convenience and
necessity (CPCN) issued by the California Public Utilities
Commission, it shall provide a copy of its CPCN. If the applicant
is asserting a right to enter the PROW to close a significant gap
in coverage, it shall provide evidence of the coverage gap and
evidence that the site selected is the least intrusive means of
closing that gap.

(iv)

Antennas and all support equipment shall be treated to match the
supporting structure.

(v)

Telecommunication facility installations located above the
surface grade in the PROW including, but not limited to, those
on streetlights, traffic signal standards, or joint utility poles, shall
consist of small equipment components that are compatible in
scale and proportion to the structures they are mounted on and
compatible with the neighborhood in which they are located.
Antennas should generally be located on existing structures, such
as street light poles or joint utility poles, and be visually
82093.00006\8821964.1 10

compatible with the existing structure and surroundings. All
equipment, including antennas, shall be the smallest and least
visually intrusive equipment feasible. Equipment shall be painted
or otherwise coated to be visually compatible with the support
structure and shall be subject to the issuance of a license or other
special form or written agreement with the city.

(4)

(vi)

Proposals for telecommunication facilities shall not exceed forty
feet in height. This standard may be modified upon finding that
cumulative visual impacts are not significant and that the
telecommunication facility is necessary to provide services not
possible with location on an existing tower or structure in the
service area. Independent review of the request, at the
applicant’s cost, may be required by the Community
Development Director.

(vii)

Accessory equipment, excluding required electrical meters, shall
be placed in an underground vault or entirely within the
proposed pole. However, applications proposing to place
accessory equipment within the pole, instead of underground
vaults, shall be subject to design review and approval. If it is
determined that the proposed telecommunication facility with
accessory equipment in the pole is not acceptable, accessory
equipment shall be placed in an underground vault. Factors that
may be consider in evaluating whether to permit placement of
accessory equipment within the pole instead of in an
underground vault are aesthetics, such as whether placing
equipment in the pole would result in a larger, more visually
obtrusive telecommunication facility, and public safety, such as
whether the proposed facility would visually obstruct pedestrian,
bicycle, or vehicular traffic. An applicant contesting
undergrounding bears the burden of establishing that
undergrounding is not feasible. If it is determined that
undergrounding is not feasible, such accessory equipment shall
comply with all applicable laws and regulations and shall be
visually screened or camouflaged. All wall and landscaping
materials shall be selected so that the resulting screening will be
visually integrated with the architecture and landscape
architecture of the surroundings.

(viii)

Telecommunication facilities in the PROW or on city-owned
property in or within five hundred feet of residential, school, or
mixed use zones shall be subject to the review procedures as set
forth in subsection (b)(5) Conditional Use Permit.

(ix)

The city retains the right to deny an application for this type of
telecommunication facility based on aesthetic or land use
impacts.

Zoning Administrator Review. The following telecommunications facilities shall
be reviewed in accordance with Article 31, Zoning Administrator Approval,
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provided they meet the development requirements set forth below and meet the
location and design standards set forth in subsection (c), Location and Design
Standards for Non-Exempt Facilities. Facilities that fail to meet the development
requirements as set forth below shall be elevated to the review procedures as set
forth in subsection (b)(5), Conditional Use Permit.
(A)

Replacement of previously approved towers not authorized under the
provisions of the existing permit, provided that such modification does
not substantially change (by more than 10 percent) the physical
dimensions of such tower or base station from the dimensions approved
as part of the existing use permit for such tower or base station consistent
with subsection (b)(2)(H)(ii) definition of “substantial change” (unless
otherwise exempt from discretionary review pursuant to subsection
(b)(2)(H) Work subject to PL 112-96, § 6409).
(i)

(B)

Additions and/or expansions of legal nonconforming uses, including colocations, which do not meet the criteria for exempt facilities under
subsection (b)(2)(H) Work subject to PL 112-96, § 6409). At the
discretion of the Zoning Administrator, such applications may be
elevated to the Planning Commission for review and approval.
(i)

(5)

Conditional Use Permit. The following telecommunications facilities shall be
reviewed in accordance with Article 27 Conditional Use Permit approval,
provided they meet the development requirements set forth below and meet the
location and design standards set forth in subsection (c), Location and Design
Standards for Non-Exempt Facilities.
(A)

Telecommunications facilities within historic districts, on sites or
buildings designated historic or potentially historic resources.
(i)

A site specific historic evaluation may be required by the City
and shall be paid for by the applicant if the proposed project site
or building is over fifty years old.

(ii)

The facility must comply with the applicable development
regulations of the land use zone and all other applicable
regulations pertaining to the preservation of historical sites.

(iii)

Construction of the facility must not result in a reduction in
required parking provided on the site.
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(iv)

The facility must be concealed from public view or integrated
into the site architecture so as not to be noticed or identified as a
telecommunication facility by the casual observer.

(v)

Must be reviewed by applicable historical preservation
commission prior to final action by city.

(vi)

Limited to building mounted facilities.

(B)

Wireless telecommunications facilities on publicly owned lands not
otherwise subject to local land use zoning, but lying within the local
jurisdiction, when the wireless telecommunications facility is not solely
maintained or operated for the primary public use of the site.

(C)

Monopole facilities, single carrier wireless towers, and lattice tower in
any non-residentially zoned area, subject to the following standards:
(i)

Shall be subject to periodic review as identified herein.

(ii)

Monopoles and lattice towers shall be located and designed to
minimize visual impacts. Towers located in high visibility
locations shall incorporate “stealth” design techniques to
camouflage the tower to the maximum extent feasible as
art/sculpture, clock tower, flag pole, tree or any other appropriate
and compatible visual form.

(iii)

Monopoles and lattice towers shall be located on the rear half of
the parcel, unless aesthetic benefit is achieved through an
alternative location, as determined by the planning commission.

(iv)

New private monopoles and lattice towers shall not be located in
any land developed or zoned for any residential and/or school
zone/use, pursuant to subsection (b)(5) Prohibited
Telecommunication Facilities.

(v)

Monopoles and lattice towers shall generally not be permitted
within one thousand feet of an existing tower or facility. This
standard may be modified upon finding by the planning
commission that cumulative visual impacts are not significant
and that the tower is necessary to provide services not possible
with co-location on an existing tower or structure in the service
area. Independent review of the request, at the applicant’s cost,
may be required by the planning commission.

(vi)

Monopoles and lattice towers shall be designed at the minimum
functional height. Tower height shall generally not exceed the
maximum height for buildings in the zoning district in which it is
located by more than twelve feet. This standard may be modified
upon a finding by the planning commission that cumulative
visual impacts are not significant and that the height is necessary
to provide services not possible with a tower meeting the height
82093.00006\8821964.1 13

standard. Independent review of the request, at the applicant’s
cost, may be required by the community development director. If
no maximum building height is established in this chapter, the
height of the tower shall be reviewed for the visual impact on the
surrounding land uses and the community.

(D)

(vii)

As a condition of approval for all monopoles and lattice towers,
the applicant shall provide the city with a written commitment
that it will allow other service providers to co-locate antennas on
towers where technically and economically feasible. Support
structures and site area for telecommunication facilities shall be
designed and of adequate size to allow at least one additional
service provider to co-locate on the structure, including
sufficient area available for ground mounted equipment.

(viii)

Ground-mounted equipment shall be under ground or screened
from public view, including, but not limited to decorative
fencing and/or landscaping. If the planning commission
determines that screening is not adequate, it may require that
equipment be placed underground.

(ix)

Parking and access shall be on an improved surface, subject to
review and approval by the planning commission.

(x)

Towers located on property owned, leased, or otherwise controlled by the
City (or wireless facilities on publicly/city owned property or PROW
within 500 feet of residential/school buffer) provided prior written
acknowledgement and pre-authorization for such antenna or tower is
approved by the City.
(i)

(E)

Shall be subject to development requirements as set forth in
subsection (b)(3)(F) – Facilities, excluding towers, on publicly
owned or publicly utilized lands, and subject to subsection
(b)(5)(C) – Monopole facilities, single carrier wireless towers,
and lattice tower in any non-residentially zoned area.

Other telecommunications facilities not listed as exempt, permitted, or
prohibited shall comply with the following minimum physical standards
and other requirements as deemed appropriate by the planning
commission:
(i)

Adequate access shall be provided.

(ii)

Facility shall be concealed or stealthed to the satisfaction of the
Planning Commission.
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(c)

(iii)

No reduction in parking below that required by the code.

(iv)

Concurrent review and approval by the city and the county.

Location and Design Standards for Non-Exempt Facilities.
(1)

The following standards are applicable to all telecommunication facilities except
exempt facilities identified in subsection (b)(2) Exempt Facilities.
(A)

If technological improvements or developments occur that allow the use
of materially smaller or less visually obtrusive equipment, the service
provider may be required to replace or upgrade an approved
telecommunication facility upon application for a new permit in order to
minimize the facility’s adverse impacts on land use compatibility and
aesthetics. This provision would only apply to the specific site where the
application for modification is requested.

(B)

All telecommunication facilities shall be installed and maintained in
compliance with the requirements of the California Building Standards
Code, the Americans with Disabilities Act, as well as other restrictions
specified in this article and other applicable provisions of the Code.

(C)

Design Standards. All telecommunication facilities shall:
(i)

Utilize state of the art stealth technology as appropriate to the
site and type of facility. Specifically, all telecommunication
facilities shall employ and maintain camouflage design
techniques to minimize visual impacts and provide appropriate
screening. Such techniques shall be employed to make the
installation, operation and appearance of the facility as visually
inconspicuous as possible and to hide the installation from
predominant views from surrounding properties. Where no
stealth technology is proposed for the site, a detailed analysis as
to why stealth technology is physically and technically infeasible
for the project shall be submitted with the application.

(ii)

Antennae and support structures, where utilized, must be
monopole type. Monopole support structures shall not exceed
four feet in diameter unless technical evidence is provided
showing that a larger diameter is necessary to attain the proposed
tower height and that the proposed tower height is necessary.

(iii)

In the case of existing structures, telecommunication facilities
shall be located in a manner so as to minimize visual impacts
from surrounding properties and public rights-of-way.

(iv)

All flush mounted antenna(s) and support structures shall be
painted to be architecturally compatible with the building on
which it is located or painted to minimize the visual impacts
where the structures extend above the roof line and minimize
visual impacts from surrounding properties. The specific color is
82093.00006\8821964.1 15

subject to city review based on a visual analysis of the particular
site.

(D)

(E)

(v)

Accessory equipment must be designed and screened from
public view. The specific design is subject to city review based
on a visual analysis of the particular site and may include
decorative fencing and/or landscaping.
If landscaping is
required, landscape plans shall be prepared by a licensed
landscape architect.

(vi)

Support structures and site area for telecommunication facilities
shall be designed and of adequate size to allow at least one
additional service provider to co-locate on the structure,
including sufficient area available for ground mounted
equipment, subject to the specific design standards and aesthetic
considerations of the specific telecommunication facility location
and conditional use permit requirements in subsection (b)(5).

(vii)

All proposed fencing shall be decorative and compatible with the
adjacent buildings and properties within the surrounding area
and shall be designed to limit and/or allow for removal of
graffiti.

(viii)

Placement of ground mounted equipment shall not substantially
hinder the future development potential of any property.

Height. All telecommunication facilities shall be designed to meet the
minimum functional height required.
(i)

Unless this section imposes a more restrictive height limitation
on a specific type of facility, facility height shall not extend more
than twelve feet beyond the maximum allowable building height
for the zone, except as otherwise allowed in this article. If a
maximum building height has not been established in this
chapter, the height of the facility shall be reviewed for the visual
impact on the surrounding land uses and the community.

(ii)

If the facility is not attached to a building, the height of the
facility shall be reviewed for the visual impact on the
surrounding land uses and the community.

(iii)

The height of a telecommunication tower shall be measured from
the natural, undisturbed ground surface below the center of the
base of said tower to the top of the tower itself or, if higher, the
tip of the highest antenna or piece of equipment attached thereto.

Setbacks. The following setback requirements shall apply to all
telecommunication facilities except facilities in the public right-of-way
and on city-owned property:

82093.00006\8821964.1

(F)

(i)

All facilities shall comply with the required building setbacks for
the zoning district in which the site is located. However, in no
instance shall the facility (including antenna equipment) be
located closer than five feet of any property line. Additional
setback requirements may be established in conjunction with a
conditional use permit for those antennae exceeding the height
limit for the zoning district.

(ii)

Facilities shall not be located within the required front yard area
of any parcel, unless specifically approved by the planning
commission.

(iii)

The planning commission may reduce setbacks through the
conditional use permit process upon determination that aesthetic
impacts would be reduced and/or open space improved.

Landscaping.
(i)

Landscaping, wherever appropriate, shall be used as screening to
reduce visual impacts of telecommunication facilities. Any
proposed landscaping shall be visually compatible with existing
vegetation in the vicinity.

(ii)

Existing landscaping in the vicinity of a proposed
telecommunication facility shall be protected from damage
during and after construction. Submission of a tree protection
plan may be required to ensure compliance with this
requirement.

(iii)

Off-site landscaping may be required to mitigate off-site
impacts, subject to willing property owners. Additional
landscaping may also be required in public rights-of-way to
obscure visibility of facilities from passing motorists, bicyclists,
and pedestrians.

(iv)

When required, a landscape and irrigation plan prepared by a
licensed landscape architect shall be submitted at the building
permit stage for review and approval by the community
development department.

(G)

Signage. A permanent, weather-proof identification sign must be placed
on the gate of the fence surrounding the telecommunication facility or
base shelter or, if there is no fence, on the facility itself. The sign must
identify the facility operator(s), type of use, provide the operator’s
address, and specify a twenty-four-hour telephone number at which the
operator can be reached so as to facilitate emergency services.

(H)

Access.
Parking and access to and for the maintenance of
telecommunication facilities shall be on an improved surface and no
required parking for the primary use shall be lost due to placement of the
pole and support facilities unless otherwise permitted by the Planning
82093.00006\8821964.1 17

Commission. A minimum of one parking space shall be provided, and
calculated separately from the required parking for the primary use, for
maintenance of the telecommunication facility. Required fire access
shall be maintained.

(2)

(I)

Lighting and Placement. Facility lighting shall comply with the local
requirements of the city. Towers shall not be artificially lighted, unless
required by the FAA or other applicable public safety authority. If
lighting is required, the governing authority may review the available
lighting alternatives and approve the design that would cause the least
disturbance to the surrounding views.

(J)

Noise. In general, noise levels shall comply with the applicable state and
local guidelines. In no instance shall noise levels produced by the facility
or appurtenant equipment exceed sixty-five dBA as measured at the site
property line. Back-up generators shall only be operated during power
outages and for testing and maintenance purposes. Testing and
maintenance shall only take place on weekdays between 8:30 A.M. and
4:30 P.M.

Management.
(A)

Periodic Review. The city may conduct a periodic review of the
telecommunications facility to consider whether or not the facility is
conforming with the (including the co-location) conditions of its
discretionary approval or appropriate permits. The city shall consider
whether or not the facility is conflicting with emerging land uses
approved under the applicable master or specific plan. If the city
concludes that adverse impacts to emerging land uses can be reduced
through the use of new technology, or through the retirement of the
current facility, the carriers shall work with the city to develop a plan for
achieving these mitigating goals. The city may impose a condition
limiting the duration of any permit for a telecommunications facility
located on property zoned other than industrial only after making
findings of fact that such a condition is warranted. As part of such
condition, the city shall specify the development threshold which could
trigger termination of the permit following a duly noticed public hearing.

(B)

Abandonment. If any telecommunications facility is not operated for a
continuous period of six months, the service provider shall notify the
zoning administrator. A telecommunications facility shall be considered
abandoned and shall be removed by the facility owner within the next six
months and the site restored back to its original setting. The city may, at
its discretion, require the posting of a performance surety to cover the
cost of the removal of abandoned facilities.

(C)

Public Health and Safety (EMF and RF). No telecommunications facility
or combination of facilities shall generate, at any time, EMF or radio
frequency radiation (RF) in excess of the FCC adopted standards for
human exposure, as amended over time.
82093.00006\8821964.1

All telecommunications facilities must meet or exceed current standards
and regulations of the FAA, the FCC, and any other agency of the federal
government with the authority to regulate such facilities. If such
standards and regulations are changed, the property owner or responsible
party shall bring such facilities into compliance with such revised
standards and regulations within six months of the effective date of such
standards and regulations, unless a more stringent compliance schedule is
mandated by the controlling agency. Any violation of this subsection
shall constitute grounds for revocation of any permits and/or approvals
granted under this section. Such violations shall also constitute grounds
for abatement and removal of the telecommunications facility by the city
at the property owner's expense.
If it is found that wireless telecommunications facilities are or will be
detrimental to the health, safety, or welfare of persons working or
residing near such facilities, then the service provider(s) shall be solely
responsible for the removal, adjustment, or replacement of the facilities.
In no case shall the facility remain in operation if it is found to create a
hazard to health, safety, or welfare. A facility shall not be found to create
a hazard to health, safety, or welfare as a result of EMF or RF emissions
from the facility so long as it meets all then current standards established
by the FCC, or other federal agency having jurisdiction.
(d)

Applications for Telecommunications Facilities. Form and content.
(1)

A proposal for all new telecommunications facilities requiring a development or
discretionary permit shall be processed upon the application of the property
owner (s) or its agent, subject to the following:
(A)

Applicant shall file a completed development application for a
conditional use permit (CUP) and/or site plan and design review
application with the city in a manner prescribed by the zoning
administrator that shall include completion of an applicant environmental
review form as well, as applicable.

(B)

Vicinity map, including topographic areas, one-thousand-foot radius
from proposed site-facility, residential and school zones and major
roads/highways. The distance of the proposed telecommunication
project from existing residentially designated/zoned areas, existing
residences, schools, major roads and highways, and all other
telecommunication sites and facilities (including other providers
locations) within a one-thousand-foot radius shall be delineated on the
vicinity map.

(C)

Site plan including and identifying:
(1) All facility related support and protection equipment;
(2) A description of general project information, including the type of
facility, number of antennas, height to top of antenna(s), radio frequency
82093.00006\8821964.1

range, wattage output of equipment, and a statement of compliance with
current FCC requirements.
(D)

Elevations of all proposed telecommunication structures and
appurtenances, and composite elevations from the street(s) showing the
proposed project and all buildings on the site.

(E)

Provide verification that the use of the telecommunications facility will
not interfere with other adjacent neighboring transmission or reception
functions, including public safety facilities.

(F)

Photo simulations, photo-montage, story poles, elevations and/or other
visual or graphic illustrations necessary to determine potential visual
impact of the proposed project. Visual impact demonstrations shall
include accurate scale and coloration of the proposed facility. The visual
simulation shall show the proposed structure as it would be seen from
surrounding properties from perspective points to be determined in
consultation with the community development department prior to
preparation. The city may also require the simulation analyzing stealth
designs, and/or on-site demonstration mock-ups before the public
hearing.

(G)

Landscape plan that shows existing vegetation, vegetation to be
removed, and proposed plantings by type, size and location. If deemed
necessary, the community development director may require a report by
a licensed landscape architect to verify project impacts on existing
vegetation. This report may recommend protective measures to be
implemented during and after construction. Where deemed appropriate
by the community development department, a landscape plan may be
required for the entire parcel and leased area(s).

(H)

A written statement and supporting information, as requested by staff,
regarding alternative site selection and co-location opportunities in the
service area. The application shall describe the preferred location sites
within the geographic service areas, a statement why each alternative site
was rejected, and a contact list used in the site selection process. Provide
a statement and evidence of refusal regarding lack of co-location
opportunities.

(I)

Noise and acoustical information for the base transceiver station(s),
equipment buildings, and associated equipment such as air conditioning
units and back-up generators. Such information shall be provided by a
qualified firm or individual, approved by the city, and paid for by the
project applicant.

(J)

Provide proof of compliance with State or Federal requirements or any
agency with authority to regulate towers and antennas, including the
Federal Aviation Administration (FAA) and Federal Communications
Commission (FCC), including a radio frequency (RF) analysis conducted
and certified by a state-licensed/registered RF engineer or qualified
consultant.
82093.00006\8821964.1 20

(2)

(K)

A cumulative impact analysis for the proposed facility and other
telecommunication facilities on the project site or within one thousand
three hundred feet of the proposed project site. The analysis shall
include all existing and proposed telecommunication facilities on or near
the site, dimensions of all antennas and support equipment on or near the
site, power rating for all existing and proposed back-up equipment, and a
report estimating the ambient RF fields and maximum potential
cumulative electromagnetic radiation at, and surrounding, the proposed
site that would result if the proposed facility were operating at full
buildout.

(L)

Statement by the applicant of willingness to allow other carriers to colocate on their facilities wherever technically and economically feasible
and aesthetically desirable.

(M)

An evidence of needs report detailing operational and capacity needs of
the provider’s system within the City of Woodland and the immediate
area adjacent to the city. The report shall detail how the proposed
facility is technically necessary to address current demand and technical
limitations of the current system, including technical evidence regarding
significant gaps in the provider’s coverage, if applicable, and that there
are no less intrusive means to close that significant gap. Such report may
be evaluated by a qualified firm or individual, chosen by the city, and
paid for by the project applicant. The qualified firm or individual chosen
by the city may request additional information from the applicant to
sufficiently evaluate the proposed project.

(N)

A security plan which includes emergency contact information, main
breaker switch, emergency procedures to follow, and any other
information as required by the community development director.

(O)

A description of the anticipated maintenance program and back-up
generator power testing schedule.

(P)

In addition to the requirements outlined in the appropriate application
form(s), an application for a zoning administrator or conditional use
permit review shall contain sufficient information to allow the zoning
administrator, planning commission or city council to act on the
proposal.

(Q)

The applicant pays all required processing and application fees. Such
fees may be set and amended by resolution of the City Council.

Use of Outside Consultants. From time to time the city may need the services of
a qualified outside consultant to supplement staff to review and make appropriate
recommendations including, but not limited to, compliance with radio frequency
emissions standards and/or identification of alternative solutions where there is a
possibility that a proposed facility could result in a significant impact to the
surrounding area. The use of outside consultants shall be at the applicant's
expense. The cost of these services shall be in addition to all other applicable fees
82093.00006\8821964.1

associated with the project, and shall be contracted for and administered by the
city.
(3)

(e)

(f)

Pre-application. A pre-application meeting is recommended for newly proposed
telecommunication facilities to review development requirements and design and
location standards for the type of antenna facility proposed. When available, it is
recommended that the applicant provide preliminary site plan and visual impact
drawings to aide in the pre-applicant review process. These meetings are
voluntary, and no fees shall be paid for the city’s review of material provided at
this stage.

Findings for approval for telecommunications facility applications.
(1)

The proposal meets or exceeds the criteria of this chapter and is consistent with
the general plan and applicable land use designations.

(2)

That the site for the intended use is adequate in size, shape, topography,
accessibility, and other physical characteristics to accommodate the use and
required provisions of this chapter.

(3)

The proposal for the telecommunications facility is in its design and appearance
is consistent or compatible with the development and design of the surrounding
structures and neighborhood.

(4)

That the proposed use will be organized, designed, constructed, operated and
maintained so as to be compatible with the character of the area as intended in
the General Plan or any Specific Plan.

(5)

That adequate streets and highways exist to carry the type and quantity of traffic
anticipated to accommodate access for maintenance and/or service vehicles.

Appeals. Any person dissatisfied with the decision to either approve or deny a
development permit for the construction or modification of a wireless
telecommunications permit, excluding exempt facilities, may file an appeal in accordance
with the procedures set forth in either Article 27 or 31 as applicable. Staff decisions
regarding exempt facilities may be appealed in the same manner as a decision of the
zoning administrator as set forth in Article 31.

82093.00006\8821964.1

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