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Project Title: |
Continuing Operation of an Existing T-Mobile Wireless Telecommunications Facility |
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County File: |
#CDLP25-02010 |
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Applicant/Owner: |
Isabel Chavez, Network Connex for T-Mobile / SC Walnut Creek LLC |
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Zoning/General Plan: |
Contra Costa Centre Planned Unit (P-1) District / Mixed-Use High Density (MUH) |
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Site Address/Location: |
1345 Treat Boulevard, Walnut Creek / Parcel Number: 148-250-083 |
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California Environmental Quality Act (CEQA) Status: |
The proposed project is exempt under CEQA Guidelines Section 15301(b), which identifies the permitting of existing facilities of both investor and publicly-owned utilities used to provide electric, or other public utility services. |
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Project Planner: |
Dominique Vogelpohl, Project Planner (925) 655-2880 Dominique.Vogelpohl@dcd.cccounty.us |
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Staff Recommendation: |
Approve (See Section II for Full Recommendation) |
I. PROJECT SUMMARY
A request for approval of a Land Use Permit and Development Plan combination to allow the continued operation of an existing rooftop T-Mobile wireless telecommunications facility.
II. RECOMMENDATION
Department of Conservation and Development, Community Development Division (CDD) staff recommends that the County Zoning Administrator:
A. FIND that the project is categorically exempt from CEQA under Section 15301(b) of the CEQA Guidelines;
B. APPROVE Land Use Permit CDLP25-02010, subject to the attached Findings and Conditions of Approval; and
C. DIRECT staff to file a Notice of Exemption with the County Clerk.
III. GENERAL INFORMATION
A. General Plan: The subject property is located within a Mixed-Use High Density (MUH) General Plan land use designation.
B. Zoning: The subject property is located within a Contra Costa Centre Planned Unit (P-1) District.
C. California Environmental Quality Act (CEQA) Compliance: The proposed project is categorically exempt under CEQA Guidelines, Section 15301(b), regarding “Existing Facilities,” which exempts existing facilities of investor-owned utilities providing electrical, gas, sewage, and other utility services.
D. Previous Applications of Relevance:
1. CDWM22-00026: A Wireless Minor Alteration to install a backup generator.
2. CDWM19-00028: A Wireless Minor Alteration to modify this wireless telecommunications facility’s antennas and associated equipment.
3. CDDP15-03032: A Development Plan to modify this wireless telecommunications facility’s antennas and associated equipment.
4. CDCV15-00052: An Initial Compliance Review to verify compliancy with the conditions of approval for CDLP15-02011.
5. CDLP15-02011: A Land Use Permit to modify this wireless telecommunications facility’s antennas and associated equipment.
6. CDCV10-00008: A Compliance Review to verify compliancy with the conditions of approval for CDDP07-03068.
7. CDDP07-03068: A Development Plan to modify this wireless telecommunications facility’s antennas and associated equipment.
8. CDDP95-03066: A Development Plan that established six communication antennas and two equipment cabinets.
IV. SITE/AREA DESCRIPTION
The project site is within the Pleasant Hill Bart Station area in Central Contra Costa County. This T-Mobile facility is located atop of the 10-story tall Embassy Suites hotel. There are other wireless telecommunications providers that operate facilities at the site with antennas mounted on the rooftop. Bay Area Rapid Transit (BART) has a track line traversing the southeast corner of the subject parcel.
The area surrounding the facility is primarily commercial in nature with several multi-story office buildings to the North and South, and the Pleasant Hill Bart Station and new Avalon development to the East.
V. PROJECT DESCRIPTION
Approval of Land Use Permit CDLP25-02010 would allow the continued operation of the existing T-Mobile wireless telecommunications facility, consisting of the following elements:
• Cable trays from the lease areas for the equipment areas to the lease areas for Sectors A, B, and C antenna areas;
• 288 square-foot lease area for a shelter building that includes: a 25 kw backup generator;
• 42 square-foot lease area that includes: 3 cabinets, 1 transformer, 1 ciena cabinet, 1 telco cabinet, 1 PPC, 1 ATS, and an emergency fire extinguisher;
• Sector A antenna area that includes: FRP screen enclosure, 3 antennas, and 2 radio units;
• Sector B antenna area that includes: FRP screen wall, 3 antennas, and 2 radio units; and
• Sector C antenna area that includes: antenna mount, 3 antennas, and 2 radio units.
VI. AGENCY COMMENTS
A. Contra Costa Fire Protection District: In a memo dated May 22, 2025, the Fire Protection District stated that they have no comments.
B. Central Contra Costa Sanitary District: In an email received on May 1, 2025, the Sanitary District stated that they have no comments.
No other comments were received from solicited agencies, which included: County Building Inspection, County Environmental Health Division, the Contra Costa Water District, the Contra Costa Mosquito and Vector Control District, and the City of Walnut Creek. Please note, the Contra Costa Centre Municipal Advisory Council is no longer active.
VII. STAFF ANALYSIS AND DISCUSSION
A. General Plan: The subject property is located within a Mixed-Use High Density (MUH) General Plan land use designation. The MUH land use designation is for mixed use development oriented around the transit station. Adopted policies for the Pleasant Hill/Contra Costa Centre BART Station include specific goals related to usage of the existing BART station as a local and regional transit option. The T-Mobile facility is consistent with these goals as it is improving the wireless infrastructure that services the area while remaining visually inconspicuous atop one of the larger buildings in the area.
B. Zoning: The subject property is located within the Contra Costa Centre (P-1) Planned Unit District, which is guided by the Pleasant Hill BART Station Area Specific Plan. Allowable uses in the P-1 District include minor utility installations, which would include wireless telecommunications facilities; however, pursuant to the County’s Wireless Telecommunication Facilities Ordinance (County Code Chapter 88-24) a wireless telecommunications facility permit is required to establish a new wireless telecommunications facility. (See Section VII.C below.) The proposed project will utilize an existing leased area that is presently occupied with antennas and equipment of other wireless telecommunications carriers. Thus, the project does not conflict with the P-1 Planned Unit District or the Pleasant Hill BART Station Specific Plan.
C. Wireless Telecommunications Facilities Ordinance (Chapter 88-24): The subject wireless telecommunications facility was established under Development Plan #CDDP95-03066, and its most recent entitlement is Land Use Permit #CDLP15-02011 that expired on May 18, 2025. Pursuant to County Ordinance §88-24.620(a), a land use permit or other discretionary approval issued prior to the enactment of Chapter 88-24 may be renewed in accordance with the requirements in effect at the time the discretionary approval was issued, provided that an application for renewal is received prior to its expiration date. The operating permit for the subject communications tower expired prior to the submittal of this application. Therefore, the proposed renewal will be processed under the County’s current Wireless Ordinance, Chapter 88-24 of the County Code.
The applicant is seeking a Land Use permit for the continuing operation of an existing wireless telecommunications facility. As designed and conditioned, the facility will remain in compliance with the Wireless Ordinance in terms of location, building standards and operational requirements.
Pursuant to the location requirements of Section 88-24.406, collocation is encouraged, and no new tower can be located within 1,000-feet of an existing tower unless certain findings are made. A new facility must also not visually impact a scenic ridgeline unless the facility is required to close a significant gap in coverage. This facility is not supported by a tower but rather it is considered located on a base station i.e. the rooftop. A Verizon facility was recently installed within proximity of this facility, but this is not in conflict with this code section as these facilities are not towers, and the rootop is an environment that fosters collocation. Also, this facility does not impact a scenic ridgeline as there are none in the area. Lastly, the lease areas and associated equipment for this facility meet the development standards required by the Contra Costa Centre P-1 District. Therefore, the existing facility meets the location requirements of Section 88-24.406 of the Wireless Ordinance.
Pursuant to the design guidelines of Section 88-24.408(a), the facility must meet or exceed design requirements to reduce the facility’s visual and aesthetic impacts. The existing facility meets this criterion as the facility’s equipment area is at the center of the rooftop and not publicly visible, and the screens provide stealthing for two antenna areas and the other antenna area is also not readily visible and painted to camouflage with the building. This visual compliancy is apparent in the attached site photos, and will be maintained with enforcement of the conditions of approval when a modification is made to the facility.
Lastly, pursuant to the safety and security guidelines of Section 88-24.412, the facility is also consistent with the location, safety and security, and operational requirements of the Wireless Ordinance. The facility is on the rooftop not accessible to the general public, only accessible to authorized personnel.
Therefore, the entire wireless telecommunications facility as conditioned is consistent with the requirements of the County Wireless Ordinance.
D. Appropriateness of Use: Communications facilities have been established on this rooftop since 1995. Wireless telecommunications facilities are permitted in the Pleasant Hill/Contra Costa Centre BART Station P-1 district and County staff is not aware of any nuisances that have arisen as a result of the facilities. The project will be consistent with the General Plan policies for the Pleasant Hill/Contra Costa Centre BART station and provide a service that benefits the immediate area. Thus, the continued operation of this facility is an appropriate use for the subject property and the surrounding area.
VIII. CONCLUSION
The continuing operation of the existing T-Mobile wireless telecommunications facility is consistent with the County General Plan land use designation Mixed-Use High Density (MUH), compliant with the Contra Costa Centre (P-1) Planned Unit District, and is consistent with the provisions of the County’s Wireless Telecommunication Facilities Ordinance. Therefore, staff recommends that the Zoning Administrator approve County File #CDLP25-02010 based on the attached findings and subject to the attached conditions of approval.
Attachments:
• Findings and Conditions of Approval
• Maps - Parcel Map, General Plan, Zoning, and Aerial Photo
• Project Plans: proposed generator area and existing conditions with installing trim piece
• Agency Comments