COUNTY OF SAN MATEO PLANNING AND BUILDING DEPARTMENT

Transcription

1 COUNTY OF SAN MATEO PLANNING AND BUILDING DEPARTMENT Item #0 / PLN DATE: March 28, 2012 TO: FROM: SUBJECT: Planning Commission Planning Staff EXECUTIVE SUMMARY: Consideration of a Coastal Development Permit to co-locate 4G wireless broadband network facilities for the Bay Area Wireless Enhanced Broadband System emergency response network at three existing public safety antenna sites in the unincorporated Coastside area of San Mateo County. This project is appealable to the California Coastal Commission. PROPOSAL In an effort to improve first responder communications, the Federal government has awarded grant funds to San Mateo County to construct the County s portion of the Bay Area Wireless Enhanced Broadband System (BayWEB). The County s Information Services Department (ISD) has taken the lead role in implementation of this project within the County. The BayWEB has been developed by a collaborative public-private partnership to build and operate a 4G wireless broadband network across the Bay Area. The system will support data interoperability, allowing Bay Area emergency responders to connect on a common dedicated data network for the first time. In a disaster situation, BayWEB will enable emergency responders to have broadband access to mission-critical information and improve the delivery of health and safety services to County residents. ISD is proposing to co-locate at the following three locations: A. Pescadero Located at the County s old quarry site off of Bean Hollow Road, the Pescadero site serves as a major southern/coastal site for San Mateo County s Public Safety Radio System. Currently at this site there is equipment and antennas at the UHF band (for San Mateo County s Public Safety Radio System), at the VHF band (for San Mateo County s FireNet System) and the 700 MHz band (for San Mateo County s P-25 Interoperable Radio System). ISD proposes to place two equipment cabinets on a raised metal platform adjacent to the existing equipment building. The new equipment cabinets will be connected to the adjacent 40-foot tall monopole via a cable bridge. On the monopole both existing 3-foot diameter microwave dishes will be replaced with 6-foot diameter dishes at the same location. At the top of the monopole, a new mini-pole with three panel antennas will be attached. B. Pigeon Point located on private property, at 400 Pigeon Point Road, this site provides radio coverage to the southern-most area of the San Mateo County Coast. Currently at this site there is equipment and antennas at the UHF band (for San Mateo County s Public

2 Safety Radio System), at the VHF band (for San Mateo County s FireNet System), at the 700 MHz band (for San Mateo County s P-25 Interoperable Radio System) and a cellphone Carrier (AT&T). The project involves the placement of two equipment cabinets on a new concrete pad adjacent to the existing antenna tower (within the existing fenced lease area). The project will replace the existing 6-foot diameter microwave dish with one of similar size and add three panel antennas to the top of the lattice tower. C. North Peak (Montara Mountain) Located on Montara Mountain, the North Peak Site offers the most radio coverage to the Central and Northern Coastal areas of San Mateo County. Currently at this site there are equipment and antennas at the UHF band (for San Mateo County s Public Safety Radio System), at the VHF band (for San Mateo County s FireNet System) and the 700 MHz band (for San Mateo County s P-25 Interoperable Radio System), as well as State and Federal Agencies such as Caltrans, the California Highway Patrol (CHP), and the Golden Gate National Recreation Area (GGNRA). The project proposes placing two equipment cabinets within the existing equipment compound and attaching three panel antennas and a 2-foot diameter microwave dish to the larger of the two existing towers on-site. Three existing 6-foot diameter microwave dishes on the smaller tower will also be replaced in their existing locations. RECOMMENDATION Approve the Coastal Development Permit, County File Number PLN , by adopting the required findings and conditions of approval. SUMMARY As a County agency, the Information Services Department is exempt from local building and zoning regulations (Government Code 53091); however, a Coastal Development Permit, in compliance with Local Coastal Program Policy 2.1, must be approved by the Planning Commission before construction can begin. After reviewing the project, staff has concluded that the project qualifies for a Categorical Exemption from further CEQA review. Upon approval, staff will file the required exemption form with the County Recorder s Office. The proposed work by the Information Services Department will greatly enhance public safety by improving first responder communications. Staff has reviewed this project and determined that the impacts will be minimal as all three sites are already developed with communication facilities. Only at Site A (Old County Quarry, Pescadero) will open land be developed. The amount of land to be disturbed is very small (approximately 64 sq. ft.) and immediately adjacent to an existing structure. As conditioned by staff, this project will comply with the County s Local Coastal Program and minimize impacts to coastal resources. MS:pac MJSW0162_WPU.DOCX - 2 -

3 COUNTY OF SAN MATEO PLANNING AND BUILDING DEPARTMENT DATE: March 28, 2012 TO: FROM: SUBJECT: Planning Commission Planning Staff Consideration of a Coastal Development Permit, pursuant to Section of the County Zoning Regulations, to co-locate 4G wireless broadband network facilities for the Bay Area Wireless Enhanced Broadband System emergency response network at three existing public safety antenna sites in the unincorporated Coastside area of San Mateo County. This project is appealable to the California Coastal Commission. County File Number: PLN (SMCo. ISD Communications) PROPOSAL In an effort to improve first responder communications, the Federal government has awarded grant funds to San Mateo County to construct the County s portion of the Bay Area Wireless Enhanced Broadband System (BayWEB). The County s Information Services Department (ISD) has taken the lead role in implementation of this project within the County. The BayWEB has been developed by a collaborative public-private partnership to build and operate a 4G wireless broadband network across the Bay Area. The system will support data interoperability, allowing Bay Area emergency responders to connect on a common dedicated data network for the first time. In a disaster situation, BayWEB will enable emergency responders to have broadband access to mission-critical information and improve the delivery of health and safety services to County residents. ISD is proposing to co-locate at the following three locations: A. Pescadero Located at the County s old quarry site off of Bean Hollow Road, the Pescadero site serves as a major southern/coastal site for San Mateo County s Public Safety Radio System. Currently at this site there is equipment and antennas at the UHF band (for San Mateo County s Public Safety Radio System), at the VHF band (for San Mateo County s FireNet System) and the 700 MHz band (for San Mateo County s P-25 Interoperable Radio System). ISD proposes to place two equipment cabinets on a raised metal platform adjacent to the existing equipment building. The new equipment cabinets will be connected to the adjacent 40-foot tall monopole via a cable bridge. On the monopole both existing 3-foot diameter microwave dishes will be replaced with 6-foot diameter dishes at the same location. At the top of the monopole, a new mini-pole with three panel antennas will be attached.

4 B. Pigeon Point located on private property, at 400 Pigeon Point Road, this site provides radio coverage to the southern-most area of the San Mateo County Coast. Currently at this site there is equipment and antennas at the UHF band (for San Mateo County s Public Safety Radio System), at the VHF band (for San Mateo County s FireNet System), at the 700 MHz band (for San Mateo County s P-25 Interoperable Radio System) and a cellphone Carrier (AT&T). The project involves the placement of two equipment cabinets on a new concrete pad adjacent to the existing antenna tower (within the existing fenced lease area). The project will replace the existing 6-foot diameter microwave dish with one of similar size and add three panel antennas to the top of the lattice tower. C. North Peak (Montara Mountain) Located on Montara Mountain, the North Peak Site offers the most radio coverage to the Central and Northern Coastal areas of San Mateo County. Currently at this site there are equipment and antennas at the UHF band (for San Mateo County s Public Safety Radio System), at the VHF band (for San Mateo County s FireNet System) and the 700 MHz band (for San Mateo County s P-25 Interoperable Radio System), as well as State and Federal Agencies such as Caltrans, the California Highway Patrol (CHP), and the Golden Gate National Recreation Area (GGNRA). The project proposes placing two equipment cabinets within the existing equipment compound and attaching three panel antennas and a 2-foot diameter microwave dish to the larger of the two existing towers on-site. Three existing 6-foot diameter microwave dishes on the smaller tower will also be replaced in their existing locations. RECOMMENDATION Approve the Coastal Development Permit, County File Number PLN , by adopting the required findings and conditions of approval. BACKGROUND Report Prepared By: Michael Schaller, Senior Planner, Telephone 650/ Applicant: San Mateo County Information Services Department - Communications Owners: Site A: San Mateo County Site B: Allan Bernardi Site C: S.F. Public Utilities Commission Locations: Site A: 910 Bean Hollow Road, Pescadero Site B: 440 Pigeon Point Road, Pescadero Site C: 3601 Whiting Ridge Road, Montara APNs: Site A: Site B: Site C: Existing Zoning: Site A: RM-CZ (Resource Management Coastal Zone) Site B: PAD (Planned Agricultural Development) Site C: RM-CZ (Resource Management Coastal Zone) - 2 -

5 General Plan Designation: Site A: Open Space Site B: Agriculture Site C: Open Space Existing Land Use: Site A: Open Space (old County Quarry) Site B: Rural Residential and Open Space/Grazing Site C: Open Space and Recreation (McNee Ranch State Park) Flood Zone: All three project sites are located in areas of minimal flooding (Zone C), per the County FEMA flood maps. Environmental Evaluation: Categorically Exempt under Section (New construction and/or locating of small equipment and structures) of the California Environmental Quality Act. Setting: Site A: The project site is a flat, disturbed grassland area located on a gently sloping ridge top within the County s Pescadero Corporation Yard. There is an existing County Communications antenna tower and equipment building on the project site. The new equipment cabinets will be placed immediately adjacent to the equipment building. The site is surrounded to the west by open grassland, farmland and Highway 1; to the north by the old County Quarry, and a CDF fire station; to the south and east by open grassland. Water resources near the site include a 1-acre pond that is approximately 550 feet northeast of the project site and down slope. Butano Creek is approximately 2,000 feet east of the site. Site B: The project site is located approximately 1-mile east of Cabrillo Highway (Highway 1) and approximately 4.15 miles south of the Town of Pescadero. The eastern property lines abut Peninsula Open Space Trust lands. The parcel is not located in any scenic corridors. The parcel is improved with a single-family residence, barn (storage and horse stables), other storage structures, and an existing cellular facility and Sheriff repeater. The proposed project will be constructed immediately adjacent to an existing equipment shelter and antenna tower. The project will occupy previously disturbed land. Site C: This project site is located on the north peak of Montara Mountain. The site contains an existing concrete block equipment building and two lattice steel towers. The project will place additional equipment racks within the equipment building and on the towers. No new ground disturbance will occur. DISCUSSION A. KEY ISSUES 1. Conformance with the County General Plan and Zoning Regulations Pursuant to Section of the California Government Code, projects undertaken by a County Department are exempt from review under the County s General Plan and Zoning Regulations

6 2. Conformance with San Mateo County Local Coastal Program (LCP) A Coastal Development Permit is required pursuant to San Mateo County Local Coastal Program Policy 2.1, which mandates compliance with the California Coastal Act for any government agency wishing to undertake development in the Coastal Zone. Development includes changes in the density or intensity of use of land, as well as the construction, reconstruction, demolition, or alteration of the size of any structure, including any facility of any private, public, or municipal utility. Summarized below are the following sections of the LCP that are relevant to this project: a. Agriculture Component Policy 5.10 (Conversion of Land Suitable for Agriculture Designated as Agriculture) prohibits conversion of lands suitable for agriculture unless the following can be demonstrated: (1) all agriculturally unsuitable lands have been developed or are not developable, (2) continued or renewed agricultural use of the soils is not feasible, (3) clearly defined buffer areas are developed between agriculture and non-agriculture uses, and (4) the productivity of any adjacent agricultural lands is not diminished. Site B is on a parcel zoned Planned Agricultural Development. The entire parcel has been designated as lands suitable for agriculture. As proposed, the project will utilize already converted soils: the new equipment cabinets will be placed within the existing equipment enclosure on the project site. No additional soil conversion will be required to complete this project. The existing equipment enclosure is buffered from potential agriculture by the existing farm buildings. Due to the project s location on the parcel, it is not likely that this facility would have significant agricultural impacts on adjacent lands, were those lands in agricultural production. Sites A and C are not on lands designated suitable for agriculture. b. Sensitive Habitats Component Policy 7.1 Definition of Sensitive Habitats. This policy defines sensitive habitats as any area in which plant or animal life or their habitats are either rare or especially valuable. As mentioned above, there is a pond approximately 550 feet to the northeast and down slope of Site A. The pond provides potential habitat for California red-legged frog (CRLF) and San Francisco garter snake (SFGS). Site A is potentially within the typical upland refugia zone for both species. Sites B and C are within areas that contain no habitat or vegetation. Policy 7.3 Protection of Sensitive Habitats. This policy requires that development in areas adjacent to sensitive habitats be sited and designed to prevent impacts that could significantly degrade these resources. The proposed equipment at Site A will not impact primary sensitive habitat. The area immediately - 4 -

7 around the existing equipment shelter is characterized by open grassland that is frequently mowed by the County to reduce fuel loads and reduce fire hazard at the site. While primary habitat for the two species will not be impacted, there is still the potential for individual frogs or snakes to be negatively impacted if they are in the immediate project area during construction activities. To mitigate against such impact, staff is recommending that the applicant conduct preconstruction surveys, retain a biological monitor during construction, and erect a frog/snake exclusion fence around the project site prior to construction. These measures have been included as Conditions of Approval Nos. 7 9 in Attachment A. c. Visual Resources Policy Development on Skylines and Ridgelines. This policy prohibits the location of development, in whole or in part, on a skyline or ridgeline, or where it will project above a skyline or ridgeline, unless there is no other developable building site on the parcel. At Site A, the existing monopole that the applicant wishes to co-locate onto sits at the top of a hill and projects above the skyline. This location allows the emergency communications equipment to have a clear line of site throughout the Pescadero area, thus achieving its goal. The additional panel antennas will have a minimal new impact in relation to the already existing visual impact, particularly when the new antennas have been painted a light grey to match the existing equipment, as is conditioned in Attachment A. At Site B, while the project location is on a skyline, it is not visible from any adjacent public road or viewing area because of distance and differences in elevation. Additionally, surrounding agricultural buildings and trees break up the view of the monopole on which the new equipment will be placed. Site C does not project above a skyline or ridgeline and is extremely difficult to see from adjacent public roads due to distance. B. ENVIRONMENTAL REVIEW Categorically Exempt under Section (New construction and/or locating of small equipment and structures) of the California Environmental Quality Act. C. REVIEWING AGENCIES California Coastal Commission ATTACHMENTS A. Recommended Findings and Conditions of Approval B. Location Maps C. Site Plans D. Elevations MS:pac MJSW00163_WPU.DOCX - 5 -

8 Attachment A County of San Mateo Planning and Building Department RECOMMENDED FINDINGS AND CONDITIONS OF APPROVAL Permit or Project File Number: PLN Hearing Date: March 28, 2012 Prepared By: Michael Schaller, Senior Planner For Adoption By: Planning Commission RECOMMENDED FINDINGS Regarding the Environmental Review, Find: 1. That the project is categorically exempt pursuant to Section 15303, Class 3 of the California Environmental Quality Act related to new construction and/or locating of small equipment and structures. Regarding the Coastal Development Permit, Find: 2. That the project, as described in the application and accompanying materials required by Zoning Regulations Section and as conditioned in accordance with Section , conforms with the plans, policies, requirements and standards of the San Mateo County Local Coastal Program as discussed in the staff report under Section A.2, including protection of biological resources. 3. That the project conforms to the specific findings required by policies of the San Mateo County Local Coastal Program as discussed in the staff report under Section A.2, the applicant has agreed to implement the mitigation measures identified in this report in order to minimize any potential impact to biological resources to a less than significant level. RECOMMENDED CONDITIONS OF APPROVAL 1. The approval applies only to the proposal as described in this report and materials approved by the Planning Commission on March 28, Minor modifications to the project may be approved by the Community Development Director if they are consistent with the intent of, and in substantial conformance with, this approval. 2. The applicant shall implement construction best management practices (BMPs) as necessary. Said practices shall conform to the San Mateo Countywide Stormwater Pollution Prevention Program General Construction and Site Supervision Guidelines and include, but not be limited to: - 6 -

9 a. Using filtration materials on storm drain covers to remove sediment from dewatering effluent. b. Stabilizing all denuded areas and maintaining erosion control measures continuously between October 15 and April 15. c. Removing spoils promptly, and avoiding stockpiling of fill materials when rain is forecast. If rain threatens, stockpiled soils and other materials shall be covered with a tarp or other waterproof material. d. Storing, handling, and disposing of construction materials and wastes so as to avoid their entry to a local storm drain system or water body. e. Avoiding cleaning, fueling or maintaining vehicles on-site, except in an area designated to contain and treat runoff. f. The applicant is responsible for ensuring that all contractors minimize the transport and discharge of pollutants from the project site into existing drainage systems and water bodies and adhere to the above referenced practices. The contractor shall train and provide instruction to all employees and subcontractors regarding the construction best management practices (as listed above). 3. This permit shall be valid for one year. Any extension of this permit shall require submittal of an application for permit extension and payment of applicable permit extension fees 60 days prior to expiration. 4. The applicant shall implement erosion control and containment BMPs (e.g., installation of sandbags, silt fencing, and/or natural fiber tightly woven straw wattles, street sweeping) to prevent delivery of pollutants into off-site drainages. 5. At Site A, the applicant shall time their project to occur during the dry season (June 15 to October 15). This will reduce the potential for CRLF to be occupying the project area during construction. 6. At Site A, the applicant shall have a qualified biologist present worker awareness training for construction personnel describing the species, their protected status, their ecology, and measures to be taken to avoid impacts prior to any construction. 7. At Site A, prior to the beginning of construction, the applicant s biologist shall conduct surveys for special status semi-aquatic species and other wildlife. If sensitive semi-aquatic species (CRLF, SFGS) are observed near the project area, the appropriate agencies, Department of Fish and Game (DFG) and United States Fish and Wildlife Service (USFWS), will be notified immediately

10 8. At Site A, the applicant shall have a qualified biologist on the site to monitor construction activities. The monitoring biologist shall inspect the work area for wildlife each day prior to the start of construction activities. Work will not take place in any area in which CRLF or SFGS are present. If these species are detected within the active work area, maintenance activities shall stop until a permitted biologist relocates the animal or it leaves on its own. The monitoring biologist shall inspect beneath all vehicles that have been parked for more than 15 minutes before they leave the project sites. 9. At Site A, prior to the start of construction, Wildlife Exclusion Fencing (WEF) for California red-legged frogs and San Francisco garter snakes will be installed around the area of construction. The exact location of the fencing will be determined by the applicant s biologist based on habitat suitability. The fencing will be maintained throughout the duration of the work activities, regularly inspected, and completely removed following project completion. 10. The applicant shall paint all equipment cabinets and cable trays a light earthtone color to match surrounding vegetation. All antennas shall be painted a light grey color to match existing antennas on-site and blend in with the background sky. MS:pac MJSW0163_WPU.DOCX - 8 -

11 U NNAMED STATE HIGHWAY 1 PROJECT SITE UNNAMED UNNA MED 8TH 11TH 14TH 16TH 5TH SIERRA 3RD 7TH EAST KANOFF 4TH ,100 2,200 3,300 4,400 Feet 6TH AUDUBON ACACIA CEDAR UNNAMED JORDAN NIZONI BIRCH ELM DATE IVY FIR HARTE BUENA VISTA GRANT ALAMO JORDAN UNNA ME D Vicinity Map San Mateo County Planning Commission Meeting L:\_PlanningLayer\GIS\VicinityMap\pln mxd ba Owner/Applicant: BAY WEB - SITE C Attachment: B

12 San Mateo County Planning Commission Meeting Owner/Applicant: BAY WEB - SITE C Attachment: C

13 San Mateo County Planning Commission Meeting Owner/Applicant: BAY WEB - SITE C Attachment: C

14 San Mateo County Planning Commission Meeting Owner/Applicant: BAY WEB - SITE C Attachment: D

15 O RESERVOIR P ESCADERO CREEK R-1/S-10/DR/CD R-1/S-7/DR/CD HILL PROJECT SITE RM-CZ/CD ARTICHOKE ALLEY BEAN HOLLOW PAD/CD ,425 1,900 Feet Vicinity Map San Mateo County Planning Commission Meeting L:\_PlanningLayer\GIS\VicinityMap\pln mxd ba Owner/Applicant: BAY WEB - SITE A Attachment: B

16 San Mateo County Planning Commission Meeting Owner/Applicant: BAY WEB - SITE A Attachment: C

17 San Mateo County Planning Commission Meeting Owner/Applicant: BAY WEB - SITE A Attachment: C

18 San Mateo County Planning Commission Meeting Owner/Applicant: BAY WEB - SITE A Attachment: D

19 PROJECT SITE LIGHTHOUSE VIEW OCEAN VIEW PAD/CD PIGEON POINT STATE HIGHWAY ,040 1,560 2,080 Feet Vicinity Map San Mateo County Planning Commission Meeting L:\_PlanningLayer\GIS\VicinityMap\pln mxd ba Owner/Applicant: BAY WEB - SITE B Attachment: B

20 San Mateo County Planning Commission Meeting Owner/Applicant: BAY WEB - SITE B Attachment: C

21 San Mateo County Planning Commission Meeting Owner/Applicant: BAY WEB - SITE B Attachment: C

22 San Mateo County Planning Commission Meeting Owner/Applicant: BAY WEB - SITE B Attachment: C