|
Project Title: |
Land Use Permit for T-Mobile Wireless Facility |
|
County File: |
#CDLP25-02025 |
|
Applicant: Owner: |
T-Mobile Wireless Arthur Road Associates |
|
Zoning/General Plan: |
Light Industrial District (L-I) / Light Industrial (LI) |
|
Site Location: |
183 Arthur Road, Martinez, CA 94553 (APN: 380-041-008) |
|
California Environmental Quality Act (CEQA) Status: |
Categorical Exemption: Class I, CEQA Guidelines Section 15301(b). |
|
Project Planner: |
Chloe Partain, Project Planner (925) 655-2857 chloe.partain@dcd.cccounty.us |
|
Staff Recommendation: |
Approve (See Section II for Full Recommendation) |
I. PROJECT SUMMARY
The applicant requests approval of a Land Use permit to allow for the continued operation of an existing T-Mobile wireless telecommunications facility, with no proposed modifications to the equipment or the lease area. The facility was originally established under Land Use Permit CDLP96-02011, which expired on July 22, 2016, and renewed under County File #CDLP15-02050, which expires on March 7, 2026.
II. RECOMMENDATION
Staff recommends that the Zoning Administrator:
A. OPEN the public hearing on the proposed project, RECEIVE testimony, and CLOSE the public hearing.
B. DETERMINE that the proposed project is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15301(b).
C. APPROVE the proposed Land Use Permit CDLP25-02025.
D. APPROVE the attached findings in support of the project.
E. APPROVE the attached conditions of approval.
F. DIRECT staff to file a CEQA Notice of Exemption with the County Clerk.
III. BACKGROUND
The subject T-Mobile telecommunications facility was originally entitled under Land Use Permit #CDLP96-02011, which was approved by the County Zoning Administrator on July 22, 1996. The most recent renewal occurred under County File #CDLP15-02050, which was approved by the Zoning Administrator on March 7, 2016 for a ten-year period expiring March 7, 2026. On August 13, 2025, the subject Land Use Permit application (County File #CDLP25-02025) was submitted to the Community Development Division (CDD).
IV. GENERAL INFORMATION
A. General Plan: Light Industry (LI)
B. Zoning: L-I, Light Industrial District
C. California Environmental Quality Act (CEQA) Compliance: Categorical Exemption - Class 1: CEQA Guidelines Section 15301(b), the continued operation of existing facilities of both investor and publicly owned utilities used to provide electric power, natural gas, sewerage, or other public utility services, are exempt from review.
D. Previous Applications of Relevance:
1) CDWM21-00041: A wireless minor alteration permit authorizing a non-substantial change of the existing T-Mobile wireless facility to allow the establishment of Dish Wireless. The Wireless Minor Alteration Permit was approved by the Zoning Administrator on June 9, 2021.
2) CDWM21-00003: A wireless minor alteration permit authorizing a non-substantial change of the existing T-Mobile wireless facility. The Wireless Minor Alteration Permit was approved by the Zoning Administrator on April 12, 2021.
3) CDLL15-00032: An approved lot line adjustment resulting in APNs 380-041-008 and 380-041-009 as they are presently configured. The lot line adjustment was approved by staff on December 7, 2015.
4) CDLP15-02050: A land use permit authorizing the modification of the existing T-Mobile wireless facility. The Land Use Permit was approved by the County Zoning Administrator on March 7, 2016, and will expire on March 7, 2026.
5) CDCV13-00002: An administrative application seeking a compliance review for a cell site upgrade on the existing facility. The compliance review was approved by staff on January 17, 2013.
6) CDLP09-02008: A land use permit authorizing the intensification of the existing T-Mobile wireless facility. The Land Use Permit was approved by the County Zoning Administrator on October 5, 2009, and subsequently expired on October 5, 2019.
7) CDLP96-02011: A land use permit authorizing the establishment of a wireless telecommunications facility. The Land Use Permit was approved by the County Zoning Administrator on July 22, 1996, and subsequently expired on July 22, 2016.
V. SITE/ AREA DESCRIPTION
The subject wireless telecommunications facility is located on the rooftop at 183 Arthur Road in unincorporated Martinez. The facility consists of 9 existing antennas, 6 RRU units, 2 equipment cabinets, and other ancillary equipment. It has a height of 41-feet 10-inches above ground level. Multiple wireless carriers, including AT&T and Dish Wireless also have facilities located on the same rooftop. Both the telecommunications land use as well as the established commercial land use are consistent with the parcel’s Light Industrial (LI) zoning designation and its’ Light Industry(L-I) General Plan land use designation. Continued operation of the facility will not adversely affect the operation of the established business.
The subject site is 134,470 square feet in size. The grade remains consistent through the parcel, with no dramatic increases in elevation. There are numerous mature trees located to the east of the facility to screen it from Highway 680.
The surrounding area is similar to the subject site, which consists of flat parcels located within a Light Industrial (L-I) zoning district. Highway 680 is located directly to the east of the project site. Lands in the immediate vicinity have General Plan Land Use designations such as Light Industry (LI) or Public and Semi-Public (PS), consistent with their industrial zoning. Many properties along Arthur Road have been developed with industrial facilities.
VI. PROJECT DESCRIPTION
The applicant requests approval of a Land Use permit to allow for the continued operation of an existing T-Mobile wireless telecommunications facility, with no proposed modifications to the equipment or the lease area. The facility was originally established under Land Use Permit #CDLP96-02011, which expired on July 22, 2016. The most recent renewal for the facility occurred under Land Use Permit #CDLP15-02050, which expires on March 7, 2026.
VII. AGENCY COMMENTS
An Agency Comment Request packet was sent on August 13, 2025 to a number of public agencies, including Building Inspection Division, Telecom Planning staff, Environmental Health Division of the Health Services Department, Contra Costa County Fire Protection District, Mountain View Sanitary District, Contra Costa Water District, the City of Martinez, and the Contra Costa Mosquito and Vector Control District. Agency comments received by staff are included in Attachment 3. The following are summaries of the agency comments received.
A. Mountain View Sanitary District (MVSD): In a returned Agency Comment Request form dated August 13, 2025, MVSD staff indicated no comment on the proposed project.
IX. STAFF ANALYSIS AND DISCUSSION
A. General Plan: The subject property is located within a Light Industry (LI) General Plan Land Use designation. Generally, parcels within this designation are rural lands that may support low- to moderate-intensity industrial uses. The project does not conflict with industrial land uses on private property as it is located on the rooftop of an existing building. Additionally, the provision of cellular coverage provides a vital service to the area that would also be of benefit to nearby businesses, workers, and/or commuters in the area. Therefore, the land use is considered consistent and harmonious with land uses allowed within the LI designation.
B. Zoning: The project site is located within a Light Industrial (L-I) zoning district. Generally, the purpose of the L-I district is to provide for orderly development and land uses on lands suitable for low- to moderate-intensity industrial uses. Telecommunications facilities are conditionally permitted within the L-I zoning district as per section 84-58.404(1) of the County Ordinance code. Thus, the project is consistent and compatible with the allowed uses within the L-I district.
C. Wireless Telecommunications Facilities Ordinance (Chapter 88-24): The project proposes to continue the operation of a wireless telecom facility pursuant to section 88-24.620(b) of the County Ordinance Code. The project would continue the operation of the T-Mobile facility that has been operating at this same location since 1996. The project is considered a “low visibility facility,” as defined in section 88-24.204(p)(4) of the County Ordinance code and would not affect any scenic ridges or peaks. Thus, the project meets all applicable location requirements for wireless facilities specified in sections 88-44.402 and 88-44.406 of the County Ordinance Code.
The County Wireless Ordinance (section 88-24.408) also includes design criteria for telecommunications facilities intended to limit aesthetic impacts. The project minimizes aesthetic impacts because it is a “low visibility facility,” and all existing equipment has been painted to blend in with the color of the façade on which it is mounted as shown on photo simulations submitted with this application. All antennas are at least 8 feet above ground level and are mounted directly on the exterior lateral face of the building. No façade mounted antenna extends more than 24 inches from the face of the building on which it is mounted, nor does it extend beyond the corner or the edge of the wall on which it is mounted.
The project is conditioned to prohibit advertisements, signal lights or other illumination, graffiti, and litter. The photos submitted with this application demonstrate that the project is currently in compliance with these conditions and with applicable FCC regulations for radio emissions emitted from the site. Continued compliance with these conditions and regulations shall be verified via administrative compliance review five-years thereafter. The project’s adherence to all applicable project conditions ensures that the proposed facility will operate in accord with the provisions of the County Wireless Ordinance.
In the event that the wireless telecommunications use is discontinued, the project is conditioned to require the removal of all equipment and restoration of the site to pre project conditions within 60 days. The permittee has previously provided a security for this purpose in connection with previously approved entitlement CDLP15-02050. Based on an updated cost estimate provided by the current applicant, staff has determined that the bond presently retained by the County is of a sufficient amount to provide for the removal or modification of the facility.
In cumulative consideration of the above, the project, as provided, is compliant with all applicable provisions of the County Wireless Ordinance.
D. Appropriateness of Use: Wireless telecommunications facilities are conditionally permitted in the Light Industrial (L-I) District in which the subject property is located. The existing facility is located on private property but has been established at this location since 1996 with multiple other wireless carriers using the same rooftop for their facilities. The continued operation of this facility would not be to the detriment of established or future industrial land-use activities on or near the project site. Additionally, the provision of wireless telecommunications coverage provides a vital service to the area that benefits businesses, workers, and/or commuters in the area. Therefore, the project is an appropriate use of the subject property.
E. Federal Communications Commission (FCC) Compliance: The applicant has provided a report on theoretical modeling of Radio Frequency (RF) emissions originating from the facility, to predict the cumulative exposure from existing antennas at ground level. The RF report, prepared by a licensed electrical engineer, included field measurements of RF exposure emanating from the existing facility. The field measurement results indicate that the maximum level of RF emissions measured at ground level is 2.51% of the FCC General Population limits. Therefore, the project is compliant with federal regulations pertaining to RF emissions.
X. CONCLUSION
The project would establish a land use permit for the purpose of continuing the operation of an existing wireless telecommunications facility. The project does not involve a substantial modification to the established facility, as defined in Title 47, Code of Federal Regulations, Section 1.40001. As discussed throughout this report, the long-established land use is consistent with the County’s Wireless Ordinance, the Light Industry (LI) General Plan Land Use Designation, the L-I zoning district, as well as FCC radio frequency emissions standards. Therefore, staff recommends that the Zoning Administrator approve County File #CDLP25-02025 based on the attached findings and subject to the attached conditions of approval.
Attachments:
1. Findings and Conditions of Approval
2. Maps And Plans
3. Agency Comments
4. CDLP15-02050