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Project Title: |
Continuing Operation of an Existing Crown Castle Wireless Facility |
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County File: |
#CDLP25-02044 |
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Applicant: |
Justin Robinson MMI Titan, Inc. on behalf of Crown Castle USA |
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Owner: |
Mt. View Sanitary District |
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Zoning/General Plan: |
Heavy Industrial District (H-I) / Public and Semi-Public (PS) |
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Site Location: |
3800 Arthur Road, Martinez, CA 94553 (APN: 378-140-010) |
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California Environmental Quality Act (CEQA) Status: |
Categorical Exemption: Class I, CEQA Guidelines Section 15301(b). |
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Project Planner: |
Chloe Partain, Project Planner (925) 655-2857 chloe.partain@dcd.cccounty.us |
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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 continuing operation of an existing Crown Castle wireless telecommunications facility that was established under Land Use Permit CDLP96-02010, and most recently renewed under Land Use Permit CDLP15-02039, which expired on December 18, 2025. The wireless facility is currently in use by T-Mobile and no modifications to the facility are proposed.
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;
C. APPROVE the proposed Land Use Permit CDLP25-02044, based on the attached Findings and Conditions of Approval; and
D. DIRECT staff to file a CEQA Notice of Exemption with the County Clerk.
III. GENERAL INFORMATION
A. General Plan: PS, Public and Semi-Public
B. Zoning: H-I, Heavy 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) CDWM24-00025: A wireless minor alteration permit authorizing a non-substantial modification of the existing T-Mobile wireless facility approved by the Zoning Administrator on January 15, 2025.
2) CDCV16-00030: An administrative application seeking an initial compliance review of CDLP15-02039, approved on April 21, 2016.
3) CDLP15-02039: A Land Use Permit authorizing a substantial modification of the existing T-Mobile wireless facility, approved by the Zoning Administrator on December 7, 2015.
4) CDCV15-00084: An administrative application seeking a 3-year compliance review of CDLP12-02070 and a non-substantial modification of the existing facility. The application was withdrawn on October 13, 2015.
5) CDCV12-00110: An administrative application seeking an initial compliance review of CDLP12-02070, approved on June 3, 2013.
6) CDLP12-02070: A Land Use Permit authorizing a substantial modification of the existing T-Mobile wireless facility, approved by the Zoning Administrator on September 24, 2012.
7) CDCV10-00010: An administrative application seeking a 5-year compliance review of CDLP96-02010 and a non-substantial modification of the existing facility, approved on May 10, 2010.
8) CDLP96-02010: A Land Use Permit authorizing Pac Bell Mobile Service to establish a new wireless facility, approved by the Zoning Administrator on July 22, 1996.
IV. SITE / AREA DESCRIPTION
The subject property located at 3800 Arthur Road in unincorporated Martinez is a relatively flat, 4.55-acre parcel located within a Heavy Industrial (HI) zoning district and a Public and Semi-Public (PS) General Plan land use designation. In addition to the existing wireless facility, the property is developed with large, above-ground water treatment tanks that rise to over 20 feet above grade and Mt. View Sanitary District administration buildings.
The surrounding area to the east, west, and south is similar to the subject site, which consists of parcels located within a Heavy Industrial (H-I) zoning district and generally developed with industrial facilities. Interstate 680 is located directly north and east of the project site, while a petroleum tank farm is on the hillside rising south of the subject property. Directly north of Interstate 680 and the subject property is the Waterbird Regional Preserve wetland.
V. PROJECT DESCRIPTION
The applicant requests approval of a Land Use Permit to allow the continuing operation of an existing Crown wireless telecommunications facility consisting of one 56.5-foot-tall monopole and ground-based equipment area within an approximately 400 square-foot lease area.
The existing facility consists of the following elements:
• One 56.5-foot-tall monopole with the following antennas:
o Three (3) Crown Castle APXVAALL24_43-U-NA20 antennas
o Three (3) Crown Castle AIR6419 antennas
• Approximately 400-square-foot lease area with equipment including:
o Three (3) RRU 4480s and three (3) RRU 4460s (6 total)
o One (1) T-Mobile Equipment Cabinet
o One (1) T-Mobile Fiber Junction Box
o One (1) T-Mobile Cable Winder Box
o One (1) Utility Frame with one (1) ciena panel and one (1) telco box
o One (1) GPS antenna
o Conduit, power cables, and fiber cables
o Miscellaneous small electrical equipment.
No modifications of the wireless facility or its lease area are proposed with this Land Use Permit application.
VI. AGENCY COMMENTS
An Agency Comment Request packet was sent on December 15, 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, 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. Mt. View Sanitary District: In a returned Agency Comment Request form dated December 15, 2025, Sanitary District staff noted that a project was completed at this site in October 2025 under County Building Permit #BIMIC25-001421. The project scope included both ground and aerial equipment removal and replacement, as well as installation of a 27-foot tower extension. There is no indication that the proposed project or continuing operation of the wireless telecommunication facility will adversely affect the operation of the established Mt. View Sanitary District wastewater treatment facility.
B. Contra Costa County Fire Protection District (CCCFPD): In a returned Agency Comment Request form dated January 20, 2026, CCCFPD staff indicated no comment on the proposed project.
VII. STAFF ANALYSIS AND DISCUSSION
A. General Plan: The subject property is located within a Public and Semi-Public (PS) General Plan Land Use designation. Generally, parcels within this designation are appropriate for uses and facilities owned or operated by public or private entities serving the public, including water and sewage treatment plants and the operation of a wireless telecommunications facility. The provision of cellular coverage provides a vital service to the area that would be of benefit to nearby businesses, workers, and/or commuters in the area. Therefore, the operation of a wireless telecommunications facility is considered consistent and harmonious with land uses allowed within the PS designation as it serves the public.
The subject property is located within the Vine Hill community on the northern border of Martinez, which primarily consists of single-family homes and commercial uses adjacent to the Martinez Refining Company and other industrial uses such as the Mt. View Sanitary District wastewater treatment plant. The County General Plan Stronger Communities Element identifies the Vine Hill area as an impacted community. The project is subject to Federal Communications Commission (FCC) requirements and staff has recommended conditions of approval related to FCC compliance. In addition, the unmanned wireless facility would provide ongoing telecommunication services to the wider area. Therefore, the continued operation of an existing wireless facility located on a lot that is developed with existing industrial uses is not expected to be detrimental to the health and safety of residents in the immediate area. The project will not result in a change or expansion of the existing development and use of the property. Therefore, the project is consistent with Guiding Principle 7 which indicates that Vine Hill residents should live in a healthy environment safe from air quality and health hazards associated with nearby industrial facilities. None of the Policies or Actions for the Vine Hill area identified in the Stronger Communities Element are applicable to the project.
B. Zoning: The project site is located within a Heavy Industrial (H-I) zoning district. Generally, the purpose of the H-I district is to provide for orderly development and land uses on lands suitable for high-intensity industrial uses. Telecommunications facilities are conditionally permitted within the H-I zoning district pursuant to section 84-62.404 of the County Ordinance code. Thus, the project is consistent and compatible with the allowed uses within the H-I district.
C. Wireless Telecommunications Facilities Ordinance (Chapter 88-24): The subject wireless telecommunication facility was established under a Land Use Permit approved by the County in the year 1996 (County File CDLP96-02010) and renewed in 2015 (County File CDLP15-02039). The operating permit for the subject communications tower expired after the submittal of this application. 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 at least 60 days before its expiration date (§88-24.620(b)(1)). The subject application was submitted less than 30 days before the December 18, 2025, expiration date of CDLP15-02039. Therefore, the proposed renewal will be processed under the County’s current Wireless Ordinance, Chapter 88-24 of the County Code. This application is a request to allow the continuing operation of an existing Crown Castle facility in use by T-Mobile with no proposed modifications. The facility, as designed and conditioned, will remain in compliance with this ordinance in terms of design, location, building standards and operational requirements.
D. Federal Communications Commission (FCC) Compliance: The FCC has adopted radio frequency protection standards, which establish safety levels with respect to human exposure to radio frequency (RF) emissions. These standards are jointly published by the American National Standards Institute and the Institute of Electrical and Electronics Engineers. The standards prescribe limits for continuous exposure to radio RF emissions. No modifications to the existing tower structure or the communications equipment thereon are proposed with this application. The applicant has provided a report on theoretical modeling of Radio Frequency (RF) emissions originating from the facility, to predict cumulative exposure from existing antennas at ground level. The RF report, prepared by a licensed electrical engineer (SiteSafe, dated January 30, 2026), 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 29.58% of the FCC General Population limits. Therefore, the project is compliant with federal regulations pertaining to RF emissions.
E. Appropriateness of Use: Wireless telecommunications facilities are conditionally permitted in the H-I, Heavy Industrial zoning district in which the subject property is located. The existing facility was established on the subject property and has been in operation since 1996. The proposed project will allow for the continued operation of the existing Crown Castle facility by T-Mobile and would not be to the detriment of established or future 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.
VIII. CONCLUSION
As discussed throughout this report, the continuing operation of the existing Crown Castle wireless telecommunications facility is consistent with the County General Plan, will be compliant with the County Zoning Ordinance, and will be consistent with the County’s Wireless Telecommunications Facilities Ordinance. Therefore, staff recommends that the Zoning Administrator approve County File #CDLP25-02044 based on the attached findings and subject to the attached conditions of approval.
Attachments:
1. Findings and Conditions of Approval
2. Maps - Parcel Map, General Plan, Zoning, and Aerial View
3. Agency Comments
4. Project Plans