Title
PLN220226 - FERNANDEZ BROTHERS INC (VERTICAL BRIDGE)
Public hearing to consider the installation of an 80-foot high wireless communications facility with a faux lattice tower design containing 12 antennas, an equipment cabinet, and associated improvements within a 1,600 square foot fenced enclosure/lease area.
Project Location: 975 San Juan Grade Road, Salinas, CA 93906 (GPS Coordinates 36.771228, -121.605317)
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 that none of the exceptions to this exemption listed in Section 15300.2 of the CEQA Guidelines apply; and
b. Approve a Use Permit and Design Approval to allow the installation of an 80-foot high wireless communications facility with a faux lattice tower design, containing 12 antennas, an equipment cabinet, and associated improvements within a 1,600 square foot fenced enclosure/lease area.
The attached draft resolution includes findings and evidence for approval (Exhibit A).
PROJECT INFORMATION:
Agent: Melissa Keith (Vertical Bridge)
Property Owner: Fernandez Brothers INC
APN: 211-221-007-000
Parcel Size: 123 Acres
Zoning: Farmlands 40 acres minimum or “F/40”
Plan Area: Greater Salinas Area Plan
Flagged and Staked: Height simulated by raised balloon
Project Planner: Christina Vu, Assistant Planner
(831) 755-5139 or vuc@co.monterey.ca.us
SUMMARY:
On September 1, 2022, Vertical Bridge, submitted an application for the construction of an 80-foot high unmanned wireless communication facility (WCF), consisting of a monopole disguised as an elm tree (mono-elm). The project is proposed on San Juan Grade Road. San Juan Grade Road runs parallel to Old Stage Road. Old Stage Road is a scenic road, while San Juan Grade Road is not identified as a scenic corridor. Staff expressed concerns over the design and location of the tower and on October 6, 2022, met with the applicant to discuss alternative designs. The site and surrounding area contain several PG&E high-voltage lattice towers. Towers run east to west just north of the proposed site on a ridgeline that feeds a switch station off Old Stage Road and also run north to south across the subject property. Staff requested that the applicant consider locating antennas on these existing PG&E lattice towers as a preferred alternative to constructing a new tower. The applicant had already contacted the property owner to the north and was unsuccessful in negotiating appropriate terms for access. Staff verified this in direct contact with this landlord. Also, locating antennas on the existing lattice towers on the subject property was considered but the existing tower are not engineered in a manner that would allow an antenna to be attached. Both these alternatives and others that were explored are addressed in the alternatives analysis attached as Exhibit E.
In order to assess visual impacts of the proposed development a balloon was floated on November 17, 2022, and it was concluded that the WCF would be visible from approximately 1/3rd of a mile from the site on San Juan Grade Road. The WCF was also visible for a portion of Old Stage Road and Crazy Horse Canyon Road. Revaluating the mono-elm, the design felt out of place in its surroundings. The subject area is surrounded by working farmland and a small grade school (Lagunita School). The land itself is relatively flat and surrounded by vegetation half the size of the faux tree design. Alternative designs were requested from the applicant who submitted additional photo simulations of the mono-elm, a lattice tower, and a monopole. It was determined that the lattice tower and monopole would fit better with the visual character of the area; the industrial design fit with the farmland character. There are existing lattice towers for power transmission in the vicinity which is the reason a lattice tower design is the staff-recommended design to proceed with.
Staff was unsure of the proposed location and requested the applicant to elaborate on the alternative site analysis and questioned why the WCF could not go on the existing lattice towers in the area. On December 1, 2023, the applicant submitted a new alternative site analysis outlining why certain locations were not feasible. The Analysis concluded that other sites were not chosen due to not being able to come to terms with one landlord, other non-responsive landlords, and not being able to meet electrical safety requirements to be on a PG&E substation. On December 15, 2023, County Staff met with representatives of Vertical Bridge and T-Mobile as well as the landowner on site to discuss alternative locations. Two alternative sites were discussed during the site visit. However, both sites were closer to Old Stage Road and would require more land disturbance for access. Additionally, Staff continued to question why the WCF could not be located on the existing PG&E lattice towers on site and were provided information that there is a load capacity limit on PG&E lattice towers. Single pieces of equipment including the mounting hardware cannot exceed 65 pounds, the proposed antenna weight alone is 119 pounds. Earlier on the same day, the applicant met with Daniel Stonebloom, Superintendent of Lagunita Elementary School District, to discuss the project and after addressing any concerns Mr. Stonebloom may have had.
DISCUSSION:
The proposed unmanned WCF is intended to fill a gap in coverage for approximately 4,639 users as well as enhance the area’s public safety infrastructure by facilitating wireless communication for the community’s police, firefighters, and other emergency personnel. The proposed WCF and equipment enclosure would be located on a dirt patch near farmland, across San Juan Road from Lagunita School. The project site is dominated by non-native invasive plants (i.e., annual broadleaf weeds and annual grasses) and disturbed and exposed soils that are primarily attributed to agricultural activities. Access to the WCF location for periodic maintenance and repair will be from San Juan Grade Road via a non-exclusive access and utility easement. There are no co-location opportunities identified within a 1-mile radius of the carrier’s search ring. 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. However, the proposed WCF would result in a co-locatable site with room for up to two more carriers.
Site Location
WCF shall be sited in the least visually obtrusive location possible. As proposed, the WCF is located and designed to provided the needed coverage while minimizing impacts on the parcel and surrounding the surroundings. The proposed location will not take away from any existing agricultural land and is designed as a faux lattice tower in keeping with the existing lattice towers nearby. Co-location opportunities were analyzed for the proposed project; however, no existing towers were found within a 1-mile radius of the target location and towers outside the applicant’s search ring would not meet the coverage objectives. Though no co-location opportunities were found, the proposed WCF will provide a co-locatable site with room for up to two more carriers. The WCF is sited in a location that will minimize visual clutter and impacts on specific views.
The project site is a previously disturbed area that consists of exposed earth, exotic weedy vegetation, and a pile of cut vegetation. Disturbance of the existing topography and on-site vegetation is minimal. As proposed, the WCF does not include any exterior lighting, 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.
Visual Resources
The subject property is not in a designated visually sensitive area. However, it is located within view of Old Stage Road which is designated as a scenic road in the Great Salinas Area Plan and is subject to a Design Approval. Three designs were presented: a mono-elm, a monopole, and a faux lattice tower (Exhibit D). It was concluded by staff to pursue the faux lattice tower design since it is a design that mimics the existing lattice towers that can be found in the surrounding farmland and would be the least visually intrusive.
Alternative Sites
The project applicant submitted an Alternative Site Analysis identifying four potential alternatives to the proposed location. Alternative locations in the area were limited since the surrounding properties consist mostly of large parcels used for agricultural operations. Three of the alternative sites were not pursued due to the lack of interest from the property owners. A utility substation northeast of the proposed location, though outside of the search ring, was initially considered, however, upon further assessment, it was not a suitable environment for the proposed WCF due to electrical safety constraints as well as operational and safety issues for a WCF.
Noise
The applicant has submitted a Noise Compliance Report prepared by TCA Environmental. 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 Hammett & Edison, Inc., Consulting Engineers. 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.
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, or development that would result in a cumulative significant impact. Views of the site from Old Stage Road, which is a designated scenic road, will not be significantly impacted because there are PG&E lattice towers already visible along this stretch of the road and these lattice towers are taller and closer to Old Stage Road than the proposed wireless communication facility.
OTHER AGENCY INVOLVEMENT:
The project was reviewed by HCD-Planning, HCD-Engineering Services, HCD-Environmental Services, the Environmental Health Bureau, and Monterey County Regional 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.
LUAC:
The proposed project was not reviewed by a Land Use Advisory Committee because there is no Land Use Advisory Committee established for the Greater Salinas Area Plan. However, the project was reviewed by the Agricultural Advisory Committee (AAC) on August 24, 2023. The AAC voted unanimously to recommend approval of the project.
Prepared by: Christina Vu, Assistant Planner, x5139
Reviewed by: Anna Ginette Quenga, AICP, Principal Planner
Approved by: Craig Spencer, Acting Director
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 Electromagnetic Energy Report
Exhibit C - Noise Report
Exhibit D - Photo Simulations
Exhibit E - Alternative Site Analysis
Exhibit F - Coverage Maps
Exhibit G - Draft AAC Minutes 082423
Exhibit H - Vicinity Map
cc: Front Counter Copy; Planning Commission, Monterey County Regional Fire Protection District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; Christina Vu, Planner, Anna Quenga, AICP, Principal Planner; Fernandez Brothers INC, Property Owner; Melissa Keith, Agent; The Open Monterey Project (Molly Erickson); LandWatch (Executive Director); Laborers International Union of North America (Lozeau Drury LLP); Project File PLN220226