Title
PLN230144 - MARTIGNONI CAROL J TR (EPIC WIRELESS)
Public hearing to consider installation of a 95 foot high monopole with 15 panel antennas, 15 remote radio heads (RRH), a standby emergency diesel generator, associated power and telco connection equipment all located within a 600 square foot area surrounded by a 6 foot high chain-link fence.
Project Location: 26775 Old Stage Rd, Gonzales
Proposed CEQA Action: Find the project Categorically Exempt per Section 15303 of the CEQA Guidelines
Report
RECOMMENDATION:
It is recommended that the Planning Commission adopt a resolution to:
a. Find the project Categorically Exempt per Section 15303 of the CEQA Guidelines; and does not meet any of the exceptions under Section 15300.2; and
b. Approve a Use Permit to allow installation of a new wireless communication facility consisting of a 95 foot high monopole with 15 panel antennas, 15 remote radio heads (RRH), a standby emergency diesel generator, associated power and telco connection equipment all located within a 600 square foot area and surrounded by a 6 foot high chain-link fence.
The attached draft resolution includes findings and evidence for consideration (Exhibit A). Staff recommends approval subject to 9 conditions of approval.
PROJECT INFORMATION:
Agent: Mark Lobaugh, Epic Wireless
Property Owner: MARTIGNONI CAROL J TR
APN: 223-031-004-000
Parcel Size: 152.25 Acres
Zoning: Farmlands 40 acres minimum or “F/40”
Plan Area: Central Salinas Valley Area Plan
Flagged and Staked: No, Photo Simulations Were Provided
Project Planner: Zoe Zepp Assistant Planner
(831) 755-5198 or zeppz@co.monterey.ca.us
SUMMARY:
On August 14, 2023, Epic Wireless submitted an application for a Use Permit to allow the construction of a 95-foot high unmanned wireless communication facility (WCF), consisting of a monopole with 15 panel antennas, 15 RRHs, a standby emergency diesel generator, and associated power and telco connection equipment. Alternative designs were requested from the applicant who submitted photo simulations for a mono-elm, faux lattice tower, and a monopole (Exhibit D). Upon reviewing the designs submitted, it was concluded that the mono-elm appeared out of place in the area as the land is relatively flat, void of large trees, and surrounded by grow crops. The lattice tower and monopole are designs that fit with the character of farmland. The monopole was determined to be the least impactful of the three designs and would blend in better with the existing telephone poles and power lines than the lattice tower. The monopole is proposed to be located approximately 0.6 miles from Highway 101 and was determined not to cause an adverse impact to views from the highway due to distance and existing character. Additionally, the pole will be painted a medium brown to better blend in with the surrounding environmental and mountainous background.
DISCUSSION:
The proposed WCF and equipment enclosure will be located on a flat dirt patch adjacent to row crops within a Farmland zoning district. Access to the WCF location for periodic maintenance and repair will be from Old Stage Rd via a 12 foot wide non-exclusive AT&T access and utility easement. County policy encourages applicants to pursue colocation opportunities; however, in this instance, no co-locatable site was identified in the immediate area that would meet coverage needs as there are no co-location opportunities identified within the project’s required search ring. However, the proposed WCF would result in supporting co-location in the future as it would have room for two additional carriers on the monopole.
Site Location
The WCF is located and designed to preserve the visual character and aesthetic values of the specific parcel and surrounding land uses. The proposed location would not take away from any existing agricultural land and is not located near any residences. The proposed location is in the center of the applicant’s search ring and will meet the coverage objective. It is also the ideal location because the pole’s construction and operation will not impact the existing onsite agricultural activities, there are power connections already in place and the landlords are agreeable. The WCF is sited in a location that will not create visual clutter or negatively affect specific views and is designed to minimize visual impacts. The pole will be painted to blend in with its background and will be far enough away from Highway 101 that it won’t adversely obstruct views.
The project site is a previously disturbed area that consists of exposed earth with an existing electrical closet and transformer and an above ground metal pipe. Disturbance of the existing topography and on-site vegetation is minimal. As proposed, the monopole does not include any exterior lighting, the monopole is not in a location where special paint or lighting is required by the FAA, nor located within the safety zone of any airport or helipad within Monterey County and is not located in an environmentally sensitive habitat. There will be one security light above the power distribution panel inside the fenced area. An exterior lighting condition has been applied to this permit to ensure the fixture meets the County’s lighting criteria; that its downlit, unobtrusive, and only lights the area intended.
Alternative Sites
The project applicant considered alternative locations (Exhibit E) within the same property but found the proposed location to be the superior choice in this case. The proposed location is far away from the onsite residences, is in a pre-disturbed area that will not take any row crops out of production and has a power source nearby to support the proposed facility. Co-location was not an option as there were no existing poles within the applicant’s search ring. The applicant did not reach out to any other property owners within their search ring because the Martignoni’s property was the ideal location, and they were agreeable to leasing a portion of their land to support the WCF. If the Martignoni’s were not interested in the proposed project, Epic Wireless would have reached out to alternative property owners.
Noise
The applicant submitted a Noise Compliance Report prepared by TCA Environmental (Exhibit C). The report concluded that the project’s related noise emission would comply with the County’s noise limits as identified in the County’s Noise Control Ordinance. The noise generated by the telecommunication equipment would not exceed the day and nighttime noise limits at all the analyzed land uses proximate to the telecommunication site.
Radio Frequency
The applicant has submitted a Radio Frequency Electromagnetic Energy Report prepared by David Kiser of Waterford Consultants (Exhibit B). The report finds that the facility will comply with Federal Communications Commission (FCC) prevailing standards for limiting public exposure to radio frequency energy and, therefore, will not for this reason cause a significant impact on the environment.
Land Use Advisory Committee (LUAC) and Agricultural Advisory Committee (AAC)
This project is within the Central Salinas Area Plan that does not have an established LUAC, therefore the project was not considered by a LUAC. The project does occur within a Farmland zoning district and was therefore referred the AAC for review. The project was scheduled for the AAC meeting on November 16, 2023; unfortunately, a quorum was not reached, and the meeting did not take place. The AAC Guidelines do not address or require that projects be re-scheduled for the AAC if a quorum is not met. To ensure compliance with the required 180 day process timeline for new wireless facility projects, the project was not rescheduled for the January AAC meeting and did not receive a recommendation. Although a recommendation was not made, there was no indication the project is inconsistent with the policies of the Agricultural Element of the 2010 General Plan.
CEQA:
The project is exempt from environmental review pursuant to section 15303 of the California Environmental Quality Act Guidelines. This section, Class 3, exempts the construction of small facilities or new structures. All of the necessary reports have been obtained and have determined that it is unlikely there will be any impacts to archaeological resources or biological resources. There are no exceptions pursuant to Section 15300.2. There is no substantial evidence of an unusual circumstance because there is no feature or condition of the project that distinguishes the project from the exempt class. The project does not involve a designated historical resource, a hazardous waste site, unusual circumstances that would result in a significant effect, development that would result in a cumulative significant impact and the development will not have adverse impacts to views from scenic highways.
OTHER AGENCY INVOLVEMENT:
The project was reviewed by HCD-Planning, HCD-Engineering Services, HCD-Environmental Services, the Environmental Health Bureau, and Gonzales Rural Fire Protection District. The respective agencies have recommended conditions, where appropriate, to ensure that the project will not have an adverse effect on the health, safety, and welfare of persons either residing or working in the neighborhood.
Prepared by: Zoe Zepp, Assistant Planner, x5198
Reviewed by: Anna Ginette Quenga, AICP, Principal Planner
Approved by: Melanie Beretti, AICP, Acting Chief of Planning
The following attachments are on file with the HCD:
Exhibit A - Draft Resolution, including:
• Recommended Conditions of Approval
• Site Plan and Elevation
Exhibit B - Radio Frequency Emissions Compliance Report
Exhibit C - Noise Assessment
Exhibit D - Photo Simulations
Exhibit E - Alternative Site Analysis
Exhibit F - Coverage Maps
Exhibit G - Vicinity Map
cc: Front Counter Copy; Planning Commission, Gonzales Rural Fire Protection District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; Zoe Zepp, Planner; Anna Ginette Quenga, AICP, Principal Planner; Martignoni, Carol J Trs, Property Owner; Mark Lobaugh, Agent; The Open Monterey Project (Molly Erickson); LandWatch (Executive Director); Laborers International Union of North America (Lozeau Drury LLP); Project File PLN230144