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Conduct a noticed public hearing to consider Use Permit application U-24-02 by Centerline LLC to replace antennas, electrical equipment, and to reduce the monopole height from 20 feet 11 inches to 20 feet, located at 3600 Ritchie Road, bordering the City of Fairfield in the Rural Residential (RR 2.5) zone, APNs 0044-050-160 & 0044-050-430. The project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15301 and 15303
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Public Hearing Required? Yes _X No _
Public Notice Required? Yes _X No _
DEPARTMENT RECOMMENDATION:
The Department of Resource Management recommends that the Planning Commission:
1. Conduct a noticed public hearing to consider Use Permit application U-24-02; and
2. Adopt a resolution approving Application No. U-24-02 subject to the findings and conditions of approval contained in Attachment A.
SUMMARY:
I. EXECUTIVE SUMMARY:
Centerline LLC, an agent for New Cingular Wireless, is pursuing a use permit to modify an existing unmanned telecommunications facility, including the addition, removal, and replacement of antenna and electrical equipment. Overall, the monopole is proposed to decrease in height from 20’11” to 20’0”. The site is located at 3600 Ritchie Road, bordering the City of Fairfield in the Rural Residential (RR 2.5) zone.
II. BACKGROUND:
On May 20, 1999, the Planning Commission approved a use permit (U-99-07) for a wireless communication facility at this site. The approval allowed a 24-foot tall wood monopole with 9 panel antennas. A use permit extension was granted until May 20, 2009.
On September 25, 2012, the Planning Commission approved a new use permit (U-12-10) for modifications to the wireless communication facility at this location. The approval included replacement of antennas, the addition of a GPS unit, and the addition of 10 Remote Radio Units to the existing structure. A use permit extension was granted until August 16, 2022.
Renewal of use permit U-12-10 was not thereafter filed timely. The applicant now requests a number of modifications to the wireless communications facility and, due to the expired permit, must obtain a new use permit On February 8, 2024, the applicant filed the use permit application now before the Planning Commission.
III. LOCATION:
The project is located at 3600 Ritchie Rd, Fairfield CA, 94534, atop Nelson Hill and the site borders the City of Fairfield to the southeast, just north of Highway 12 off Cordelia Rd and Ritchie Road (private). As identified by the General Plan, the property is situated within the Traditional Community - Residential district.
The subject property is zoned Rural Residential “RR-2.5” and is vacant aside from the existing tower. Existing external access to the site is via Cordelia Road with internal access via an existing driveway (Ritchie Road).
IV. PROJECT DESCRIPTION:
The applicant proposes a number of equipment changes to the facility including the replacement of antennas, and the addition of a new surge suppressor unit and cabling, and the replacement of remote radio units. A detailed list of the proposed equipment changes to the wireless communications facility is outlined in Attachment H - Project Description.
Water and sewer service is unnecessary, and the facility will be unmanned. The site is typically serviced once per month by a maintenance technician.
V. ANALYSIS:
A. General Plan Consistency:
The project is proposed on land designated Traditional Community - Residential by the Solano County General Plan Land Use Diagram. The project as designed and conditioned is consistent with General Plan goals and policies including, but not limited to, those related to public safety and emergency response, protection of scenic resources, and land use development.
B. Zoning Consistency:
The subject property is located within the Rural Residential “RR-2.5” zoning district. This district requires the issuance of a Use Permit to authorize new wireless telecommunications facilities subject to conditional approval by the Planning Commission. The proposed project complies with all applicable zoning requirements with the incorporation of conditions of approval.
C. Alternatives Analysis:
Per Section 28.81(F) of the Zoning Regulations, an alternative analysis shall be provided for any facility requiring a Use Permit before the Planning Commission. The Alternatives Analysis shall consider alternative locations and designs for the proposed facility, including those alternative sites that would not require a Use Permit. The alternative analysis report provided by the applicant (Attachment F) states that alternative site analysis is inapplicable to the project because the equipment will be removed and replaced on an existing monopole.
D. Radio-Frequency Exposure Review:
Per Section 28.81(H) of the Zoning Regulations, a Radio Frequency “RF” Environmental Evaluation Report shall be provided which demonstrates that RF emissions from the facility in combination with existing RF emissions from nearby facilities will meet the current FCC adopted exposure standard.
The project proponent has provided a radio frequency - electromagnetic energy (RF-EME) compliance report (Attachment G) prepared by Waterford Consultants, LLC to determine RF- EME exposure levels from proposed AT&T wireless communications equipment at this site. As described in the RF report, the Federal Communications Commission (FCC) has developed Maximum Permissible Exposure (MPE) Limits for general public exposures and occupational exposures.
In summary, based on worst-case predictive modeling, there are no modeled exposures on any accessible ground level-walking/working surface related to AT&T’s equipment in the area that exceed the FCC’s occupational and/or general public exposure limits at this site. The proposed operation will not expose members of the General Public to hazardous levels of RF energy at ground level or in adjacent structures.
RF alerting signage at the base of the monopole and restricting access to authorized climbers that have completed RF safety training is required for Occupational Environment Compliance. The project is conditioned to provide appropriate signage.
E. Environmental Determination:
The Department of Resource Management is recommending that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines 
Section 15301 (Existing Facilities) and 15303 (New Construction or Conversion of Small Structures). The Existing Facilities exemption consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The New Construction or Conversion of Small Structures exemption consists of the construction and location of limited numbers of new, small facilities or structures, and installation of small new equipment and facilities in small structures. The guidelines state examples including, but not limited to, utility extensions and appurtenant structures.
The project consists of replacing, removing, and adding equipment to an existing tower. There is no evidence in the record that the project would result in substantial, or potentially substantial, adverse environmental changes to any of the physical conditions within the area, including land, air, water, minerals, flora, fauna, ambient noise, or objects of historic or aesthetic significance. It has been determined that the project is not in an environmentally sensitive location, is not on a hazardous waste site, will not cause substantial change in the significance of a historical resource, and will not result in damage to scenic resources within a scenic highway. Staff therefore recommends that the project be found categorically exempt from CEQA under CEQA Guidelines Section 15301 and 15303.
F. Public Notice
Consistent with Sections 28.106 and 28.04 of the Solano County Code, a public hearing notice was published in the Daily Republic at least 15 days prior to the public hearing.
G. Agency Review
As part of the Department of Resource Management development review process, the application materials have been reviewed by the County Development Review Committee. A project notification was sent to the City of Fairfield, but no comments have been received to date.
H. County Good Neighbor Policy
On April 9, 2024, the Board of Supervisors adopted a Good Neighbor Policy that strongly recommends project proponents engage with the community to increase transparency and public dialogue prior to the formal public hearing process. Although additional outreach is not a requirement, the Planning Services Division has recommended that New Cingular Wireless reach out to property owners within ½ mile of the property prior to the public hearing.
A letter was sent on April 11, 2024 from Planning Division staff to the applicant regarding County’s Good Neighbor Policy steps for participation (Attachment I). At the time of writing this report, the applicant has not responded.
ATTACHMENTS:
A - Draft Resolution & Conditions of Approval
B - APN Map
C - Vicinity Map
D - Development Plans
E - Photo Simulations
F - Alternatives Analysis
G - Radio-frequency Evaluation Report
H - Project Description
I - Good Neighbor Policy Letter dated April 11, 2024
J - Public Notice