HARB STAFF REPORT
SEPTEMBER 7, 2023
Proposal: AT&T OHLONE COLLEGE – 43600 Mission Boulevard – (PLN2023- 00261) To consider historical architectural review to remove a n existing eucalyptus tree and install an 80-foot tall stealth wireless telecommunication facility designed to resemble a euc alyptus tree (Monoeucalyptus) with an associated 900 square -foot equipment enclosure on the Ohlone College campus in the Mission San Jose Community Plan Area; and to consider a categorical exemption from the California Environmental Quality Act (CEQA) per CEQA Gui delines Section 15303, New Construction or Conversion of Small Structures.
Recommendation: Recommend approval of the project to the Planning Commission based on findings and subject to conditions of approval.
Location: 43600 Mission Boulevard.
(APN: 513-0742-001-00)
(See aerial photo next page)
Area: 900 square foot leased area on a 64.47-acre lot
People: AT&T Mobility c/o EPIC Wireless Group, Applicant Ashley Smith, Agent of Applicant
Ohlone Community College District, Property Owner
Spencer Shafsky, Staff Planner (510) 494-4452;
[email protected]
General Plan: Public Facility
Zoning: Public Facility , Historic Overlay District (HOD), Hillside Combinin g District (H-I)
EXECUTIVE SUMMARY:
The applicant is requesting review by the Historical Architectural Review Board (HARB) to remove an existing eucalyptus tree and install an 80-foot tall stealth wireless telecommunication facility designed to resemble a eucalyptus tree (monoeucalyptus) and associated equipment to be installed within an new 900 square -foot equipment enclosure located at 43600 Mission Boulevard . The monoeucalyptus is proposed to be installed in a fully developed section of the Ohlo ne Community College campus in th e rear corner of an existing parking lot in the vicinity of a grove of large, mature eucalyptus trees. The site is located in the Mission San Jose Historic Overlay District (HOD) . Per Chapter 18.135.050 of the Fremont Municipal Code, new buildings, struc tures and sign age within the HOD require review by HARB for compa tibility with design guidelines of the HOD . Development Standards for Siting of Wireless Telecommunications Facilities require all freestanding monopoles within the City to be reviewed as a C onditional Use Permit by Planning Commission . Staff recommends that the Historical Architectural Review Board find the project in conformance with the Mission San Jose HOD Design Guidelines and Regulations and recommend approval of the project to the Plan ning Commission based on the findings and subject to the conditions of approval.
Item [#]: AT&T Ohlone College HARB-ss PLN2023-00261
September 7, 2023 Page 2 of 8
Figure 1: Aerial Photo (2023) of Project Site and Surrounding Area.
SURROUNDING LAND USES:
North: Residential
South: Residential
East: Commercial/Residential
West: Open Space
Project Site
Item [#]: AT&T Ohlone College HARB-ss PLN2023-00261
September 7, 2023 Page 3 of 8
BACKGROUND AND PREVIOUS ACTIONS:
The Mission San Jose Plan Area and Historic Ove rlay District (HOD) is also one of the five towns that incorporated to form Fremont in 1956. The heart of the Area is the business district near Washington and Mission Boule vards, anchored by the historic Mission San Jose church and museum. This area includes important historic resources and has a strong sense of identity and architectural character.
Mission San Jose was the first European settlement in Alameda County, dating back to 1797. The vision for this area, as outlined in the HOD Design Guidelines, is new development that complements the historical and cultural elements of the District, including the Old Mission San J ose, maintaining the characteristics of a historic village and picturesque community. The landscape character of the HOD is also noteworthy such as remaining heritage trees including olives from the 1820’s and earlier, eucalyptus from the Gold Rush, citrus from the agricultural heyday, and palm trees from t he 1920’s.
The proposed project is located on the perimeter of the HOD, outside of the Core Area where the most intense number of Historic Resources are located.
PROCEDURE FOR TONIGHT’S HEARING
At tonight’s hearing, HARB is acting in an advisor y role for consideration of installing a n 80 foot high wireless telecommunications facility designed to resemble a eucalyptus tree. HARB ’s recommendation will be forwarded to the Planning Commission, the approving body. Specifically, HARB is charged with the following task:
1. Consider whether the installation of a s tealth wireless telecommunication facility designed to resemble a eucalyptus tree is compatible and complies with the Mission San Jose Design Guidelines and Regulations for the Mission San Jose Historic Overlay District ( HOD) and recommend approval of the project to the Planning Com mission subject to the Conditions of Approval.
PROJECT DESCRIPTION:
The applicant (AT&T Wireless) is requesting consideration and historical architectural review of a stealth wireless telecommunication facility on a public facility (Ohlone Community College) property located at 43600 Mission Boulevard in the Mission San Jose H istoric Overlay District. The proposed wireless facility is a n 80-foot tall monopole designed to re semble a eucalyptus tree (referred to by the cellular industry as a monoeucalyptus) containing 9 antennas in three arrays o f three antennas each located within the top branches of the monoeucalyptus. The proposed monoeucalyptus and associated ground based equipment would be located within a 900 square-foot leased area.
The project site is located within the Ohlone Community College campus. The site is located adjacent to an existing parking lot approximately 1,000 feet to the east of Mission Boulevard and approximately 655 feet to the south of Witherly lane. The area is within a fully developed section of the campus adjacent to a building known as “Hyman Hall”. The wireless facility would be located in a landscaped area at the south east rear portion of the parking lot. An existing mature eucalyptus tree would be removed and replaced with the monoeucalyptus facility in the same location.
Due to its location approximately 1,000 feet to the east of Mission Boulevard, the site would not be substantially visible from the Mission Boulevard corridor.
Item [#]: AT&T Ohlone College HARB-ss PLN2023-00261
September 7, 2023 Page 4 of 8
PROJECT ANALYSIS:
General Plan Conformance:
The existing General Plan land use designation for the project site is Public Facility . The proposed project is con sistent with the existing General Plan land use desi gnation, which is generally applied to non-open space parcels owned by utilities and public agencies and which permits utility uses. As a stealth designed monoeucalyptus , consistent with development standards for siting of Wireless Telecommunication Faci lities, it is also consistent with policies found in the Community Character Element including preser ving design compatibility in Historic Districts (Policy 4 -6.5) and maintaining visual quality along Scenic Corridors (Policy 4-5.5) The following General Plan Goals, Objectives and Policies are applicable to the proposed project:
PUBLIC FACILITIES GOAL 9-1: Public Facilities and Services: A range of public facilities and services to meet the needs of Fremont residents.
Analysis: Telecommunication facilit ies are public utilities which provide communication systems to meet the needs of residents and busin esses in Fremont. The telecommunication carriers serving Fremont have previously met with City staff to provide coverage information, and demonstrated that the subject area has coverage constraints. The proposed facility would improve coverage in the area. In addition to meeting the needs of residents and businesses, the wireless telecommunications facilit y would benefit public safety by enabling emergency calls from wireless phones. As a stealth facility, it balances the public need for wireless telecommunication facilities with community character policies related to scenic corridors and within historic districts.
Zoning Regulations:
The subject property is zoned Public Facility and lies within the Mission San Jose Historic Overlay District (HOD) . Consis tent with development standards for wireless telecommunication facilities, freestanding stealth monopoles are permitted in this zoning district with approv al of a Conditional Use Permit. Chapter 18.135.050 of the Fremont Municipal Code states that historical a rchitectural review and approval is required for all new buildings, structures and signage within the HOD.
Design Analysis:
Architectural Design:
The applicant is proposing to construct the equipment enclosure and monoeucalyptus within an existing, developed portion of the Ohlone Community College campus. Consistent with Section 5.2 of the Mission Sa n Jose HOD , Location and Screening of Mechanical Equ ipment, the equipment will be screened by the proposed enclosure which includes a 6-foot high chain-link fence with privacy slats and would be located away from sidewalks and pedestrian activity.
Item [#]: AT&T Ohlone College HARB-ss PLN2023-00261
September 7, 2023 Page 5 of 8
Site Planning and View Impacts:
The subject property is bounded on one side by State Route 238 (Mission Boulevard) , which is a local scenic corridor. The area of the site where the new monoeucalyptus w ill be located is approximately 1,000 feet to the east of Mi ssion Boulevard, and the area contains clusters of large, mature eucalyptus trees. The proposed monoeucalyptus will be integrated with in this area and will appear similar in color, texture and density to that of natural eucalyptus trees already planted in the vicinity and, therefore, the new stealth monoeuc alyptus would not adversely affect any existing views to hillside scenic resources.
The monopole is desi gned as a stealth monoeucalyptus and has no exposed metal surfaces or lighting, therefore it will no t affect daytime or nighttime views. As noted in the HOD Design Guidelines, Eucalyptus trees, some from the 1800s , are a characteristic landscape feature for the Mission San Jose plan area, thus the introduction of a stealth monoeucalyptus would be consist ent with the existing landscape and historic context of this area.
Landscaping:
The project site is a largely developed site with pavement and buildings, and the proposed monoeucalyptus is proposed to be installed near the south east corner of an existin g parking lot, near an existing grove of large, matu re eucalyptus trees and is appropriate to the HOD guidelines as it blends with the existing landscaping . One existing eucalyptus tree would be removed and the monoeucalyptus would be constructed in it ’s plac e. The proposed monoeucalyptus conforms to the Mi ssion San Jose HOD landscape design guidelines, Section 11.3, which encourages using a type of tree that is similar or predominant to the landscaping of the area to promote continuity of the established land scape character.
In keeping with the existing character of the site, no additional landscaping is proposed.
Circulation:
The project site has direct, private access off Witherly Lane, and will not adversely affect traffic circulation for the site.
Grading & Drainage:
Minimal grading is proposed for the project and the proposed monoeucalyp tus will not adversely affect the natural drainage of the site or water flow.
Context within Historic Overlay District (HOD)
Mission San Jose HOD Design Guidelines encourage landscaping that enhances existing trees an d plantings and incorporating same or similar varieties of trees. The proposed monoeucalyptus is designed to appear as similar in nature to the existing eucalyptus trees in the area in color, texture and hei ght and therefore is appropriate for the location and within the historic context of t he site. The proposed project maintains scenic views and is consistent with the intent of the Mission San Jose HOD Design Guidelines, which is to preserve the historic village character and picturesque quality of the area.
Environmental Review:
The proposed project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) per (CEQA) Guidelines Section 15303, New Construction or Conve rsion of Small Structures.
Findings:
Item [#]: AT&T Ohlone College HARB-ss PLN2023-00261
September 7, 2023 Page 6 of 8
The findings below are made on the basis of information presented at the public hearing and contained in the staff report to the Historical Architectural Review Board dated September 7, 2023 incorporated herein:
Historical Architectural Review Findings
1. The project is consistent with Secretary of Interior’s Standards as it does not involve any modification to an existing historic structure or site. The project is in context with the surrounding historic district.
2. The project is consistent with applicable standards and guidelines adopted by the City Council because it has been designed following Fremont Municipal Code (FMC) Chapter 18.187, Wireless Facilities.
3. The project is consistent with the Mission San Jose Historic Overlay District and Design Guidelines because it is designed to blend in with the existing landscaping and consistent with the existing texture, scale and character of Mission San Jose.
PUBLIC NOTICE AND COMMENT:
Public hearing notification is applicable. A total of [Insert # of notices] notices were mailed to o wners and occupants of property within [Insert Buffer--300, 500, 1000?] feet of the site. The notices to owners and occupants were mailed on [Date notices mailed] A Public Hearing Notice was published by The Tri- City Voice on [Publishing Date]
In addition, a Notice of Preparation of a Draft Negative Declaration was published by The Tri-City Voice on [Click here and type publishing date].
ENCLOSURES:
Exhibits:
Exhibit "A" “Project Plans”
Exhibit "B" “Findings and Conditions of Approval”
Informational Items:
1. Photosimulations
RECOMMENDATION:
1. Hold public hearing
Item [#]: AT&T Ohlone College HARB-ss PLN2023-00261
September 7, 2023 Page 7 of 8
2. Find the proposed project is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 1530 3, New Construction or Conversio n of Small Structures.
3. Find that the project is in conformance with the Mission San Jose Historic Overlay District guidelines.
4. Recommend the installation of a s tealth wir eless telecommunication facility design ed to resemble a eucalyptus tree is compatible and complies with the Mission San Jose Design Guidelines and Regulations for the Mission San Jose Historic Overlay Di strict (HOD) and recommend approval of the project to the Planning Com mission subject to the Conditions of Approval.
Item [#]: AT&T Ohlone College HARB-ss PLN2023-00261
September 7, 2023 Page 8 of 8
Existing Zoning
Shaded Area represents the Project Site
Existing General Plan