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Time Set 10.
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| Planning Commission |
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| Information |
| SUBJECT |
| ZF #2018-0088: The project is a request for a Use Permit to construct and operate an unstaffed wireless telecommunications facility with a 79.5-foot tall tower on a one-acre Local Commercial (C-L) zoned parcel. The project site is located at 26789 Highway 16 in the town of Esparto, CA (APN 049-170-012). A Negative Declaration has been prepared and circulated for the project. (Planner: JD Trebec) |
| SUMMARY |
| FILE: ZF # 2018-0088 |
APPLICANT:
Epic Wireless for AT&T |
OWNER:
Frederick and Alice Manas |
LOCATION: 26789 Highway 16, Esparto, CA 95627 APN: 049-170-012)
GENERAL PLAN: Commercial Local (CL)
ZONING: Local Commercial (C-L)
SUPERVISORIAL DISTRICT: 5 (Supervisor Chamberlain)
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SOILS: Tehama loam (TaA)
FLOOD ZONE: X (Minimal Flood Hazard Area)
FIRE SEVERITY ZONE: Urban Unzoned |
| ENVIRONMENTAL DETERMINATION: IS/ND |
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| RECOMMENDED ACTION |
That the Planning Commission:
1. Determine that a Negative Declaration is the appropriate level of environmental documentation pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines (Attachment C);
2. Adopt the proposed Findings (Attachment D); and
3. Approve request for a Major Use Permit in accordance with the Conditions of Approval (Attachment E).
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| REASONS FOR RECOMMENDED ACTIONS |
| Approval of the Major Use Permit for the wireless telecommunications facility would increase broadband coverage and signal strength for the town of Esparto and the region south of town. The proposed project would directly benefit the immediately adjacent residential and business customers in the town of Esparto by improving wireless coverage to include areas that are currently underserved and by increasing capacity for both current and potential users. The tower and associated ground equipment would be contained within an equipment yard location in a developed commercial area in order to minimize visual impacts. AT&T has agreed to reserve space for County and emergency communications, as well as provide other wireless carriers the opportunity to collocate in the future, both on the tower and on the ground. |
| BACKGROUND |
AT&T is proposing to construct a wireless telecommunications facility that will include a 79.5-foot tall cell tower at the southern end of the town of Esparto (Attachment A). The project site is located on a one-acre parcel immediately south of Manas Ranch Custom Meats near the intersection of State Route (SR) 16 and County Road (CR) 86A. The tower is proposed as a monopole, which would be constructed within an enclosed 1800-square foot ground lease area located approximately 230 feet south of State Route 16 with access off CR 86A approximately 65 feet east of the facility (Attachment B). The surrounding land uses are commercial and agricultural with the closest residence approximately 350 feet to the west. The tower and associated lease area would provide collocation opportunities for future wireless operators, including emergency communications.
The project site is located in the north portion of a one-acre parcel south of a butcher shop on land zoned for commercial uses, east and north of agriculturally zoned land. It is across the road (CR 86A) from a farm equipment storage area and the Dollar General grocery store on land zoned for commercial use. The proposed project parcel is currently used for equipment storage and has an open garage structure at the south end. The property is zoned Local Commercial (C-L) and designated by the 2030 Countywide General Plan as Commercial Local (CL).
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| PROJECT DESCRIPTION |
| The proposed project, known as the Manas Wireless Tower, includes a new 79.5-foot tall monopole wireless telecommunication facility with twelve (12) antennas, twenty-four (24) remote radio units, and four (4) surge protectors inside of a 40-foot by 45-foot lease area. The lease area would be enclosed by a six-foot tall chain link security fence and have two (2) hooded and downward directed security lights mounted at fence level. Ground equipment within the proposed lease area includes an eight-foot square equipment shelter, a 20 kW emergency diesel generator with 92-gallon fuel storage tank, and other ancillary equipment. Access to the site would be from a 15-foot wide non-exclusive utility and access easement from CR 86A. The unstaffed facility would require up to one visit per month for maintenance purposes. |
| ANALYSIS |
Staff Analysis
The proposed project, as designed and conditioned, is consistent with the review criteria of the Wireless Telecommunication Facilities Ordinance, adopted by Yolo County as part of the County Code (Section 8-2.1102). In particular, development standards require an applicant to demonstrate that collocation opportunities on existing towers have been exhausted or are not available in the area. The applicant identified two alternative sites within their search ring before choosing the preferred site. One alternate site was an abandoned water tower located at the Esparto Fire Department in the town center. This site was not able to provide a lease area for ground equipment. Another alternative identified was an existing 160-foot Verizon tower located approximately 1.5 miles to the northwest. This tower did not meet objectives for expanding and strengthening the AT&T signal for the desired area. This location was found to result in 30% less coverage than the location that was finally chosen.
Construction of the project is anticipated to last up to three months with work occurring intermittently over that period. Construction equipment would include an excavator, crane, lift, and cement truck.
The project is in compliance with the Yolo County 2030 Countywide General Plan that encourages expanded coverage and enhanced quality for communication technology. An Environmental Initial Study and Negative Declaration were prepared for the project in compliance with the California Environmental Quality Act (CEQA)(Attachment C).
SUMMARY OF AGENCY AND PUBLIC COMMENTS
A Request for Comments was distributed to agencies and interested parties during the application process. The Building and Public Works divisions provided standard comments. Additional information is being requested by Environmental Health regarding the vault waste disposal system located behind the butcher shop and the project has been conditioned to require this information prior to commencement of construction.
Staff sent out an invitation for consultation to those Tribes requesting notification under Assembly Bill 52, which requires a lead agency to initiate consultation prior to concluding the CEQA review process. Letters were sent to the Yocha Dehe Wintun Nation, Cortina Rancheria Band of Wintun Indians of California, United Auburn Indian Community of the Auburn Rancheria, Ione Band of Miwok Indians, and Torres Martinez Desert Cahuilla Indians. The Yocha Dehe Wintun Nation requested consultation and staff met at the project site with a representative on February 6, 2019. The Tribe’s primary interest in the project site would be the potential for uncovering previously undiscovered cultural resources during land disturbing activities, particularly trenching. Thus, the project’s Conditions of Approval address project requirements related to cultural resource finds, and the Tribe will be notified prior to any ground breaking activities.
The Initial Study/Negative Declaration (IS/ND) was circulated for a 30-day public review period from March 8, 2019 to April 8, 2019. Based on comments seeking clarification on avoidance of potential impacts to the Swainson’s hawk, minor changes were made and the document recirculated from April 5, 2019 to April 25, 2019. The changes to the document clarified that a Condition of Approval requiring a nest study for Swainson’s hawk per the Yolo Habitat Conservation Plan/Natural Community Conservation Plan would be required prior to commencement of any construction activities to avoid any possible effect on hawks in the area.
Written comments received are located in Attachment H, and incorporated into the project were applicable.
The project was reviewed by the Esparto Citizens Advisory Committee (ECAC) on March 19, 2019 (Attachment I). The ECAC was supportive of the project, but there was some discussion of how the tower could contribute to the community. The ECAC voted 6 Yes and 1 No to recommend approval of the project with a request that the applicant work with the community to design the tower as more of a landmark. The dissenting vote supported the project, but found the additional request too open-ended.
The Yocha Dehe Wintun Nation was interested in the aesthetics of the tower and indicated they would prefer a stealth structure and further screening.
RECOMMENDATION
Staff recommends approval of the wireless telecommunications facility as it would greatly increase and improve wireless service in an underserved area of the County. Staff also recommends retaining the condition requiring the monopole is painted to blend with the sky rather than drawing attention to the tower as another feature or community signifier.
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