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Project Title: |
Continued Operation of an Existing T-Mobile Wireless Telecommunications Facility |
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County File: |
Land Use Permit CDLP25-02026 |
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Applicant/Owner: |
Isabel Chavez, Network Connex for T-Mobile (Applicant) / US Sprint (Owner) |
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Zoning/General Plan: |
A-80 Exclusive Agricultural District / AL Agricultural Lands |
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Site Address/Location: |
8851 Manning Road in the Livermore area of unincorporated Contra Costa County (Assessor’s Parcel Number: 006-200-004) |
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California Environmental Quality Act (CEQA) Status: |
Categorical Exemption - Class 1: CEQA Guidelines Section 15301(b), Existing Facilities |
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Project Planner: |
Allison Seoane, Project Planner (925) 655-2871 |
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Allison.Seoane@dcd.cccounty.us |
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Staff Recommendation: |
Approve (See Section II for Full Recommendation) |
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I. PROJECT SUMMARY
The applicant requests approval of a Land Use Permit application for the continued operation of an existing T-Mobile wireless telecommunications facility that was established under Land Use Permit CDLP83-02003. No modifications of the wireless facility are proposed.
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 CDLP25-02026 for the continued operation of the existing T-Mobile wireless telecommunications facility, based on the attached findings and subject to the attached conditions of approval.
C. DIRECT staff to file a Notice of Exemption with the County Clerk.
III. GENERAL INFORMATION
A. General Plan: AL Agricultural Lands.
B. Zoning: A-80 Exclusive Agricultural District.
C. California Environmental Quality Act (CEQA) Compliance: Categorical Exemption - CEQA Guidelines, Section 15301(b), Existing Facilities, Class 1 exemption for existing facilities of investor-owned utilities providing electrical, gas, sewage, and other utility services.
D. Previous Applications:
1. CDLP83-02003: A Land Use Permit for Southern Pacific Communications to establish an earth station for a satellite communication system consisting of five satellite dishes and an equipment shelter was approved by the San Ramon Valley Area Planning Commission on June 15, 1983 for a time period of 20 years to June 28, 2003.
2. CDMS83-00042: A two-lot Minor Subdivision of a 362-acre agricultural parcel was approved by the Zoning Administrator on October 10, 1983. Parcel A of this minor subdivision is the 15.65-acre project site that includes the Southern Pacific Communications satellite communication compound.
3. CDLP86-02057: A Land Use Permit to modify the Sprint (formerly Southern Pacific Communications) satellite communication compound first established under CDLP83-02003 to add an additional satellite antenna and a second smaller equipment shelter was approved by the San Ramon Valley Area Planning Commission on June 18, 1986 for a time period concurrent with CDLP83-02003 to June 28, 2003.
4. CDLP86-02154: A Land Use Permit to add an additional satellite antenna to the Sprint satellite communication compound was approved by the Zoning Administrator on January 26, 1987 for a time period concurrent with CDLP83-02003 to June 28, 2003.
5. CDLP12-02072: A Land Use Permit to allow the continued operation of a Sprint wireless telecommunications facility within the satellite communication compound including non-substantial modifications with upgraded antennas and associated equipment on the roof of the larger equipment shelter and on a 24-foot-tall light standard was approved by the Zoning Administrator on November 5, 2012 for a time period of 10 years to November 16, 2022.
6. CDWM17-00042: A Wireless Minor Alteration Permit for non-substantial modifications of the Sprint wireless telecommunications facility to replace an antenna and add ancillary equipment on the now 30-foot-tall light standard, and a 3-year Compliance Review of Land Use Permit CDLP12-02072 was approved by the Zoning Administrator on January 3, 2018 for the remaining term of CDLP12-02072 to November 16, 2022.
7. CDWM21-00024: A Wireless Minor Alteration Permit for non-substantial modifications of the T-Mobile wireless telecommunications facility (formerly Sprint) to remove one antenna and install two antennas and ancillary equipment on the 30-foot-tall light standard, and a 3-year Compliance Review of Land Use Permit CDLP12-02072 was approved by the Zoning Administrator on October 4, 2021 for the remaining term of CDLP12-02072 to November 16, 2022.
IV. SITE/AREA DESCRIPTION
The project site is located off of Manning Road, approximately 0.36 mile west of Highland Road, in the Livermore area of unincorporated Contra Costa County. The 15.65-acre parcel is oddly shaped and is currently developed with a T-Mobile wireless telecommunications facility. This facility is within the satellite communication compound that includes several satellite dishes, two equipment shelters, and a 30-foot-tall light standard, located approximately 700 feet from Manning Road. A paved access road leading from Manning Road to the facility terminates at a security gate which limits public access to the site. Three parking spaces are located at the gate entrance. Five additional parking spaces are located within the entry gates. A chain link fence surrounds the perimeter of the facility.
This property is in a rural area of unincorporated Livermore surrounded by other properties that are predominantly open space or used for agricultural purposes. The parcel is comprised of large swaths of grassland amongst numerous hills and valleys that rise in elevation from Manning Road. The access road driveway intersection with Manning Road is at an elevation of approximately 730 feet. The satellite communication compound on the parcel is located in a relatively flat area at an elevation of approximately 760 feet surrounded by three hills that range from 790 feet to 830 feet in elevation.
V. PROJECT DESCRIPTION
This is a land use permit request to allow the continued operation of a T-Mobile wireless telecommunications facility that had been operating under Land Use Permit CDLP12-02072 that expired on November 16, 2022. As shown in Attachment C, the facility consists of one 30-foot-tall light standard (“Sector A”) with two antennas and two radio units, one GPS antenna located on the top south edge of the larger equipment shelter, and a 152 square-foot lease area on the larger equipment shelter building that includes: 2 cabinets, 1 equipment rack, 2 security panels, 1 cable entry port, 1 HVAC unit, 1 AW blackboard, 1 fiber Ciena box, 1 PPC, 1 alarm panel, and 1 control panel. The facility also includes cable trays from the equipment area to the antenna area.
VI. AGENCY COMMENTS
An Agency Comment Request packet was sent on August 27, 2025 to a number of public agencies, including the Building Inspection Division, the Environmental Health Division of Contra Costa Health, the San Ramon Valley Fire Protection District, and the Contra Costa Mosquito and Vector Control District. Agency comments received by staff are included in Attachment F. Following are summaries of the agency comments received.
A. San Ramon Valley Fire Protection District: In a memo dated September 16, 2025, the Fire Protection District stated that they have no comments.
VII. STAFF ANALYSIS AND DISCUSSION
A. General Plan: The T-Mobile wireless telecommunications facility is located within the AL Agricultural Lands General Plan land use designation. The AL land use designation includes agricultural, open space, and non-urban uses that are conducted in accordance with the County’s policies pertaining to agricultural areas. Pursuant to the Wireless Telecommunications Facilities Ordinance (Ordinance No. 2016-11), a wireless telecommunications facility may be located on the project site, since the facility provides telecommunications services that would be consistent with agricultural activities in the area.
The Conservation, Open Space, and Working Lands Element of the General Plan identifies two nearby County-designated scenic routes, Highland Road and Collier Canyon Road; however, the project site is not readily visible from either roads. Further, the project is conditioned to rejuvenate the camouflaging requirements of the T-Mobile facility and maintain them throughout the life of the facility.
The project site is outside the Urban Limit Line (ULL). The purpose of the ULL is to:
1) Enhance preservation of identified non-urban agriculture and open space; and
2) Facilitate enforcement of the 65/35 Land Preservation Standard.
The project does not require the extension of any utilities that could be considered growth inducing (e.g., sewer and water). Therefore, the project does not conflict with the County’s adopted ULL and enforcement of the 65/35 Land Preservation Standard.
B. Zoning: The project site is located within the A-80 Exclusive Agricultural District. The A-80 District allows commercial radio and television receiving and transmitting facilities, excluding broadcasting studios or business offices, with a valid land use permit (Section 84-40.404(1) of the County Ordinance Code). With approval of Land Use Permit CDLP25-02026, the continued operation of the T-Mobile wireless telecommunications facility complies with the zoning district. Also, all lease areas for this facility are located outside of any required yard setbacks for the A-80 District.
C. Wireless Telecommunications Facilities Ordinance: The subject wireless telecommunications facility was first established as a satellite communication system under Land Use Permit CDLP83-02003, which expired on June 28, 2003. Continued operation of the wireless facility was granted under Land Use Permit CDLP12-02072, which expired on November 16, 2022. Pursuant to County Code Section 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. However, the operating permit for the wireless telecommunications facility expired prior to the submittal of the current CDLP25-02026 application. Therefore, the application is processed under the Wireless Telecommunications Facilities Ordinance, Chapter 88-24 of the County Ordinance Code.
As designed and conditioned, the T-Mobile wireless telecommunications facility remains 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 wireless telecommunications facility must also not visually impact a scenic ridgeline unless the facility is required to close a significant gap in coverage. There are no other wireless facilities within 1,000 feet of the subject facility. Also, this facility does not impact scenic ridgelines as views of the facility are sufficiently shielded by rolling hills that are immediately adjacent to the project site. Lastly, the lease areas and associated equipment for this facility meet the development standards required by the A-80 Exclusive Agricultural 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 equipment shelter area is painted to have a non-reflective finish and blends in with the predominant background, which is the hillside (tan). The white antennas, which are located on a brown pole, are visually in kind with the existing white satellite dishes, which are magnitudes larger and dominate the visual landscape. 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 not accessible to the general public as it is on private property and surrounded by fencing that remains locked. Therefore, the entire wireless telecommunications facility as conditioned is consistent with the requirements of the County Wireless Ordinance.
D. Federal Communications Commission Regulations: The Radio Frequency - Electromagnetic Energy (RF-EME) Compliance Report (Sprint Retain) (EBI Consulting, April 13, 2021) that was received on October 8, 2025, is a report on measured radio frequency electromagnetic (RF-EME) emissions originating from the wireless telecommunications facility, pursuant to Federal Communications Commission (FCC) regulations. The RF-EME report is included in Attachment E. The report indicates that the highest level of RF-EME emissions is 214% of the allowable FCC general public limit within approximately 72 feet of the T-Mobile antennas and 43% of the FCC occupational limit within approximately 32 feet of the antennas. Thus, the RF-EME report includes recommendations for signage and restricted access to the rooftops and light standard. Access is currently restricted as the satellite communication compound is enclosed with fencing and a locked gate. The recommendations in the RF-EME report are included in the Conditions of Approval. Thus, as conditioned, the wireless facility would be compliant with federal regulations pertaining to RF-EME emissions.
E. Appropriateness of Use: The satellite communication compound was established on the project site in 1983, and the continued operation of the existing wireless telecommunications facility within the satellite communication compound was granted in 2012 for a period of 10 years to 2022. Staff is not aware of any nuisances that have arisen as a result of operation of the existing facility. Neither the light standard nor the equipment shelters nor the fence enclosure display any type of advertising, and the wireless facility has a non-reflective finish and blends in with the predominant background. The project will be consistent with the AL Agricultural Lands General Plan land use designation and does not conflict with the County’s adopted ULL or the 65/35 Land Preservation Standard. Thus, the continued operation of this facility is an appropriate use for the project site and will not be detrimental to the surrounding area.
VIII. CONCLUSION
The continued operation of the existing T-Mobile wireless telecommunications facility is consistent with the General Plan, the A-80 Exclusive Agricultural District, the Wireless Telecommunications Facilities Ordinance, and applicable FCC regulations. Staff recommends that the Zoning Administrator approve County File CDLP25-02026, based on the attached findings and subject to the attached conditions of approval.