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HomeMy WebLinkAbout8.2 Eastern Dublin Wireless Telecommunication Facility Survey Results and Proposed Next Stepsr %o DUBLI N C A L I F 0 R N I A DATE: April 1, 2025 STAFF REPORT CITY COUNCIL TO: Honorable Mayor and City Councilmembers Agenda Item 8.2 FROM: Colleen Tribby, City Manager SU B.ECT: Eastern Dublin Wireless Telecommunication Facility Survey Results and Proposed Next Steps Prepared by: Jordan Foss, ManagementAnalystII EXECUTIVE SUMMARY: In spring 2024, following resident complaints about poor cellular service in eastern Dublin, the City Council asked Staff to explore solutions to improve connectivity. In response, Staff solicited proposals from vendors and conducted a community survey to gather feedback on current service levels and potential wireless telecommunication facilities (cell towers). The City Council will receive a report on survey responses and consider a proposed monopine (faux tree) facility at Fallon Sports Park. STAFF RECOMMENDATION: Receive the report and provide direction on a monopine (faux tree) wireless telecommunication facility to be located at Fallon Sports Park. FINANCIAL IMPACT: Under the terms of the proposals received, the City would not bear any financial responsibility for the construction or operation of the facility. Upon approval of the concept plan provided in this Staff Report, the City would enter into either a Site Lease Agreement or a Revenue Sharing Agreement with the selected contractor. These agreements would generate revenue for the City, with the final amount subject to negotiation. DESCRIPTION: Background The gap in wireless telecommunications coverage has long been a concern for residents of eastern Dublin, despite the existence of various wireless carriers in that area. Currently, Dublin San Ramon Services District (DSRSD) has three leases with carriers for structures adjacent to the water tower off Fallon Road in the northeastern portion of the City. At this location, AT&T, Dish, Page 1 of 11 179 and T-Mobile have wireless telecommunication equipment installed. Additionally, the City has permitted the installation of wireless telecommunication facilities (cell towers) on privately owned businesses, facilities, or land in Dublin. However, even with these existing facilities, significant coverage and service reliability issues remain, and the need will continue to grow as the planned, nearby development projects are completed. The City first considered options to address this gap in 2014; however, for various reasons, there was a lack of community support to install a wireless telecommunication facility (cell tower) in the area at that time. Over the past two years, both residents and cellular carriers have become more vocal about the need to improve service in eastern Dublin. The issue came up again at the April 16, 2024 City Council meeting during a presentation on the five-year Capital Improvement Program. Since that meeting, Staff has worked on addressing this issue, which included soliciting proposals from vendors to gauge carrier interest, identify potential site locations, and determine the type of facility that could best address service gaps in eastern Dublin. In addition, Staff completed a community survey to better understand residents' concerns and gather input on preferences related to wireless infrastructure. This Staff Report presents the results of the work that has been done and Staffs recommended solution. City Actions and Findings Vendor Proposals In July 2024, Staff issued a Notice Accepting Proposals on the City's website, inviting interested contractors to submit proposals for constructing a cell tower in eastern Dublin, specifically in and around Fallon Sports Park. The City received four proposals focused on two preferred locations: Dublin Fire Station #18 and Fallon Sports Park. The proposals included options for both single - carrier and multi -carrier structures, and identified various facility types, including a flagpole, stadium lights, and monopine (faux tree) for the City's consideration. Communit,vSurvey In November 2024, a postcard with a link to a community survey (Attachment 1) was mailed to 9,424 residences in the defined study area (Figure 1 below). The survey closed on December 10, 2024. Additionally, the survey was announced via the City's social media channels and was included in the Dublin Digestweekly newsletter. Page 2 of 11 180 Figure 1. Study Area A total of 2,127 survey responses were received, with 2,108 submitted by Dublin residents (1,899 of which, or 93%, came from the defined study area). Those who indicated they were not Dublin residents were not allowed to complete the survey, so only data from Dublin residents was collected. In summary, the survey results show that the respondents are overwhelmingly in favor of a wireless telecommunication facility (cell tower) being installed in the eastern Dublin study area. Most respondents find that coverage and service are extremely or very important to them, and there is a significant lack of service within the study area. The following section provides a summary of the data collected through the survey. Page 3 of 11 181 a. Residents' Carriers. The chart below shows the different carriers currently utilized by the survey respondents. The percentages total over 100%, as the survey allowed for the selection of multiple carriers. Note that Xfinity cellular services utilize the Verizon cellular network. 50 , 40 0 AT&T Verizon T-Mobile/Sprint Vinity b. Coverage Concerns. The chart below reflects that respondents highly value coverage quality and a strong majority have issues with both signal strength and call service quality. Page 4 of 11 182 c. Community Support. The survey reflects overwhelming support (92%) among respondents for the construction of a cell tower if it enhances cellular coverage and connectivity in the study area. Cup, 3% ■ Support a Telecommunication Tower ■ Oppose a Telecommunication Tower uu Other (Conditional support) d. Design Preferences. Respondents were also asked to select their preferred design for a potential new cell tower and its location. A flagpole, stadium lights, and monopine (faux tree) were the top three choices. Note that the survey allowed for multiple responses to the design and location preference questions. w a t- z w t� w a FLAGPOLE STADIUM MONOPINE TREETOP CONCEALED LIGHTS (FAUX TREE) MONOPOLE FACILITY TYPE Page 5 of 11 183 e. Location Preferences. Respondents indicated a strong preference for a cell tower located near Fire Station #18, with open space and a City park also scoring over 50%. Other locations (e.g. near a school) 12.2% In a park In an open space area Near a government building (Fire Station #18) Analysis Location: Percentage In assessing potential locations for the facility, Staff utilized the vendor proposals received and considered resident feedback from the survey. Staff also surveyed the area in person and via the City's Geographic Information System and considered the feasibility of construction. Staffs findings are summarized below. - Location 1: Near a Government Building identified as Fire Station #18 Assessment: This location is not ideal due to aesthetic concerns. Vendor proposals placed the facility directly adjacent to the Fire Station located along Fallon Road. However, there are few large trees and natural topography that help screen the facility from view. Staffs assessment is that this location is not ideal. - Location 2: Open Space Assessment: The open space land owned by Dublin San Ramon Services District (DSRSD) north of Dublin Ranch Golf Course along Fallon Road is not a suitable location for the facility due to three main concerns: • Its proximity to the southern region of the study area would limit coverage and service levels. • The required height of any structure to meet service needs would exceed that of other proposed locations. • A facility here would not require a Site Lease Agreement with the City, resulting in no revenue for the City. - Location 3: City Park Page 6 of 11 184 Assessment: The identified location is the strongest option for the following reasons: • It allows the facility to blend into the natural surroundings. • It is sufficiently removed from street frontage. Most importantly, it is centrally located, offering the best coverage and service. Based on the analysis, Staff believes that the preferred location for a wireless telecommunication facility in eastern Dublin is the northern part of Fallon Sports Park, near Field C (Figure 2). Facility Type: In addition to evaluating potential locations, Staff reviewed and analyzed the design options presented in the proposals, including a flagpole, stadium lights, monopine (faux tree), monopole, and tree top. Staff focused on aesthetics, height concerns, site impact, and the number of facilities required to achieve adequate service levels. Images of the facility types are provided in Figure 3, and a detailed analysis of each proposed wireless design is provided in Attachment 2. Page 7 of 11 185 Fieure 3. Facility Tvnes Flagpole Stadium Lighting Monopine ..N - - i r E. Monopole Treetop After careful review and consideration of the proposed designs and locations, Staff recommends the monopine (faux tree) as the preferred option for the wireless facility, based on its aesthetic compatibility, functional capacity, and minimal visual impact. The monopine blends more naturally into the surrounding landscape and can support three to four carriers on a single structure, reducing the need for multiple towers. The proposed location - near Field C at the northern edge of Fallon Sports Park - would be partially screened by trees from view from Fallon Road and out of view from Gleason Road, limiting visibility for both pedestrians and drivers. While the facility would be visible from the nearby ball fields, the carrier equipment would be concealed within the tree's canopy, preserving visual harmony within the park. The structure would also be set back from adjacent residential neighborhoods, further minimizing its impact. Figures 4 and 5 below show two different perspectives of the proposed monopine - one from Fallon Road, traveling north, and the other from within Fallon Sports Park. Page 8 of 11 186 Figure 4. Proposed Monopine Page 9 of 11 187 Figure S. Proposed Monopine (view from within Fallon Sports Park - Field C) prcposeJ antennas Community Benefits: Beyond addressing infrastructure needs, the proposed wireless telecommunication facility will deliver meaningful benefits to eastern Dublin. As the area continues to grow, reliable wireless service has become increasingly important for residents, businesses, and visitors. The new facility will improve service by addressing existing coverage limitations, reducing dropped calls, and increasing data speeds. An additional community benefit would be the generation of revenue through a lease or revenue sharing agreement with the selected contractor. The City has seen similar benefits in the past. For example, in 2001, the City entered into a site lease agreement with Sprint (now STC Five LLC) for the construction and operation of a wireless telecommunication facility at Shannon Park. Beginning July 2002, the City began receiving monthly lease payments, which included annual Consumer Price Index (CPI) adjustments. In 2020, the City executed a third amendment to the agreement, increasing the monthly rent to $2,653 and securing a one-time community benefit payment of $10,000. Page 10 of 11 188 Next Steps Depending on City Council's direction, Staff is prepared to move forward with the selection of a contractor from the submitted proposals and begin negotiations on a site lease or revenue sharing agreement, which will also include a community benefit payment. The finalized agreement will be brought to a future City Council meeting for approval. STRATEGIC PLAN INITIATIVE: None. NOTICING REQUIREMENTS/PUBLIC OUTREACH: The City Council agenda was posted. ATTACHMENTS: 1) Community Survey Example 2) Wireless Design Facility Matrix Page 11 of 11 189 Attachment I DUBLIN C A L I F 0 R N I A Cellular Service Coverage Survey The City of Dublin is asking residents in parts of Eastern Dublin to take a survey about their cellular service coverage. The City would like to better understand if the current service coverage meets your needs or if more cellular towers are needed to improve the service coverage in the study area. Please see the map for the area being studied. This is only a survey to collect data, and no project has been permitted or approved. Before you begin: You can only respond to the survey once per device; this means no one else in your household can answer the survey using the same computer, phone, tablet, or device you are currently using. The survey will take less than 10 minutes to complete. 190 DUBLIN C A L I F 0 R N I A Cellular Service Coverage Survey SURVEY * 1. Are you a resident of Dublin? O Yes O No 191 DUBLIN C A L I F 0 R N I A Cellular Service Coverage Survey 2. How important is it to have quality cellular service coverage? O Extremely important O Very important O Somewhat important O Not so important O Not at all important 192 DUBLIN C A L I F 0 R N I A Cellular Service Coverage Survey DEMOGRAPHICS * 3. How many people live in your household? 0 1-2 Lem 0 5+ * 4. Please select your age range from the list below. 0 18-29 0 30-49 0 50-59 0 60-69 0 70+ * 5. Do you rent or own your home? Q Rent 0 Own 193 * 6. How many devices are in your household that use cellular service? City of Dublin Study Area D,. Palisades �a DAMP PARKS Pw Q°sitan° Rd la\e�� P�'-6o, L Central Pw i aaP Dublin BI CITY OF DUBLIN Boundaries ENGINE EWNG VICES ao clvlc rtnzn CITY OF DUBLIN ® Ciry of Dublin 0.5 Niles STUDY AREA ®Camp Parks RFTA 0 Eastern Dublin Boundary * 7. Using the study area map above, which answer best describes where you live? Q 1 live within the study area, shaded yellow, on the map. O 1 live in the non -shaded area on the map (unshaded). * 8. What is the intersection closest to your home (ex: Ridgefield Way & Madden Way)? 194 DUBLIN C A L I F 0 R N I A Cellular Service Coverage Survey CELLULAR SERVICE COVERAGE The next few questions will focus on your cellular service coverage * 9. My cellular carrier is (check all that apply) ❑ AT&T ❑ verizon ❑ T-Mobile/Sprint ❑ Xfi n ity ❑ Consumer Cellular ❑ Mint ❑ Cricket ❑ Other (please specify) * 10. My cellular carrier's signal strength where I reside is: O Excellent (4-5 bars) O Good (3 bars) O Fair (2 bars) O Poor (1 bar) 195 * 11. My cellular carrier's service where I reside is: O Excellent (Calls never drop) O Good (Calls rarely drop) O Fair (Calls occasionally drop) O Poor (Calls frequently drop) * 12. My cellular carrier's data service where I reside is: O Excellent (I can Always upload, download, and stream simultaneously) O Good (I can Usually upload, download, and stream simultaneously) O Fair (I can Rarely upload, download, and stream simultaneously) O Poor (I can Never upload, download, and stream simultaneously ) * 13. Using your cellular carrier, do you struggle with download speeds or accessing the internet in the defined study area? O Yes O No O 1 don't know O Not Applicable * 14. The quality of service provided by my cellular carrier is important to me? O Strongly Agree Q Agree O Neutral O Disagree Q Strongly Disagree 196 DUBLIN C A L I F 0 R N I A Cellular Service Coverage Survey WI-FI COVERAGE AND SERVICE The following questions will be specific to Wi-Fi Coverage and Service * 15. Who provides your Wi-Fi coverage? ❑ AT&T ❑ Xfi n ity ❑ T-Mobile Home Internet ❑ HughesNet ❑ viasat ❑ Starlink ❑ Unwired LTD ❑ Etheric Networks ❑ Other (please specify) * 16. Do you rely on Wi-Fi calling on your mobile device to improve your cellular carriers' service at your residence? O Yes O No 197 DUBLIN C A L I F 0 R N I A Cellular Service Coverage Survey CELLULAR TOWER OPTIONS The following questions will be specific to a Cell Phone Tower. Please remember that the City is simply gathering data. There is currently no project that has been approved. * 17. Would you support the construction of a cell phone tower if it could enhance cellular coverage and connectivity in the defined study area? O Yes Q No O Other (please specify) 198 DUBLIN C A L I F 0 R N I A Cellular Service Coverage Survey LOCATIONS The following questions will be specific to the type and location of a possible cell phone tower. * 18. Please indicate your preferred location(s) for a cell phone tower. Select all that apply. ❑ Near a government building (example: Dublin Fire Station #18 at 4800 Fallon Rd) ❑ In a park (such as Fallon Sports Park) ❑ In an Open Space Area ❑ Other (please specify) 199 * 19. Which of the following cell phone tower designs would you support? Select all that apply. a. Treetop b. Monopine (Faux Tree) c. Stadium Lights d. Concealed Monopole e. Flagpole 200 DUBLIN C A L I F 0 R N I A Cellular Service Coverage Survey COMMENTS Thank you for your time in completing this survey. 20. Are there any other cellular carrier coverage issues or concerns that you would like to share? (Optional) If you would like to receive notifications surrounding this topic, please provide your name and email below to be added to the "Eastern Dublin Wireless Facility" email list. 21. Name 22. Email 201 Attachment 2 Wireless Facility Design Matrix Structure Photo Simulation Aesthetics Height Concerns Impact on Location Facilities Needed Flagpole wosv .P ;., ;;, ; Individual flagpole structures To accommodate equipment If single structure, there would Likely multiple flagpoles would need to be 40+" in and multiple carriers, the be limited impact. If multiple needed to achieve service diameter, making them bulky tower would need to be 100+'. structures needed, for multiple needs of community. Three to • -�-.-, F; and inconsistent with other Structure could be shorter if carriers, more facilities and four structures would be City flagpoles. hosting a single carrier. equipment sheds would be needed, with multiple required. equipment sheds. Stadium Lighting Equipment is concealed but Light structures would be Each light fixture would be One light structure with topped held within a large cyclinder replaced with new lights limited to one carrier, meaning cellular equipment and one above the light fixture. topped with cellular each carrier would require an equipment shed per carrier. equipment, topping out at individual light structure. approximately 100'. Replacing light structures _ could be disruptive to park and sports activities. Monopine (Faux Tree) Blends into natural Structure would need to be 75' Facility footprint would be One tower and one equipment surroundings and conceals in height, depending on limited to the structure and shed required for four equipment. installation location. Could equipment shed. The faux carriers. accommodate multiple canopy would create wider carriers in one structure. footprint, but would be off the ground. Monopole Sleek, but more industrial 65' structure proposed, but Small footprint with only one One tower and one equipment looking design. Would stand would only accommodate one structure and equipment shed shed required for single out in any location and not carrier. If additional carriers needed. carrier. blend into natural were added, the height would surroundings. need to be increased. ow�!6v�l Concealed Building Structure would not blend in to Structure proposed was 86' in Structure would only fit near at One structure and one Fagade natural surroundings nor fully height. Could accommodate Fire Station #18. No flexibility equipment shed required for match the aesthetics of multiple carriers in one for other locations with four carriers. -, surrounding buildings. structure. aesthetic concerns. 202 PI-I.Stern Dublin Wireless 5lecommunication Facility irvey Results and Proposed P-vt Stp-nq A -A IMILA Ala. "�pril 1, 2025 Pw --So lot. DUBLIN C A L I F 0 R N I A Ongoing Telecommunications Coverage Concerns DUBLIN I &� Nq CALIF0RNIA, Bacl<ground a IIIIIIIII Existing Facilities 2014 project to address Spring 2024 — City Council gaps in coverage Request 204 Vendor Proposals • July 2024 —Notice Accepting Proposals • Four proposals were received — Preferred locations • Fire Station # 18 and Fallon Sports Park — Design Considerations • Single and multi -carrier options — Flagpole — Stadium Lights — Monopine (FauxTree) 205 0 0 Survey Results and Analysis November 2024 — Community Survey Launched — Mailers — Social Media — Dublin Digest 2,108 Dublin Resident Responses — 93% from defined study area. DUBLIN I &� -M CALIF0RNIA, Ry y Cmtral FM Goblin $I CMaDUBM CRY OF DGlLIN i«Gyd Aa. . RUDYAFAA : "_ CspMa�fAl d lrr.. DM Iw.�r P41I-1 Survey Results and Analysis, 2 • Overall, respondents were in favor of a wireless telecommunication facility. • Coverage and service are extremely or very important to majority of respondents. • Survey allowed for multiple selections on certain questions. DUBLIN CALIF0RNIA, Residents' Carriers 207 Survey Results and Analysis, 3 Coverage Concerns Community Support Importance of Coverage Quality PoorlFair Signal Strength at Home Poor/Fair Call Service Quality R 20 40 60 80 100 Percentage of Respondents Z,A. 3% ■ Support a Telecommunication Tower ■ Oppose a Telecornrnunication Tower ■ Other (Conditional support) Survey Results and Analysis, 4 Design Preferences 2 W 1 � U .1 r FLAGPOLE STADIUM MONOPINE TREETOP CONCEALED LIGHTS (FAUX TREE) MONOPOLE FACILITY TYPE Location Preferences Other locations (e.g. near a school) �2.2% In a parkEEjj6pjJL7% A� In an open space area Near a government building (Fire Station #18) Percentage Facility Location Analysis Location I : Near a Government Building (Fire Station # 18). • Aesthetic Concerns — Situated on Fallon Road — Viewable from street frontage and residences • Centrally located in eastern Dublin. DUBLIN I &� --M CALIF 0RNIA 210 Facility Location Analysis Location 2:Open Space • DSRSD Open Space off Fallon Road • Concerns: — Proximity to southern region would limit coverage and service levels. — Required height would exceed that of the other proposed locations. — No Site Lease Agreement — No Revenue. DUBLIN CALIF 0RNIA r Ulu MSW,,M i44+ 211 Facility Location Analysis Location 3: City Park • Facility blends into natural surroundings. • Sufficiently removed from street frontage. • Limited visual impact from street and residences. 0 Centrally located in eastern Dublin. DUBLIN s� CALIF 0RNIA VA 1 F j. "7,.WY� 212 Design Analysis Option I: Flagpole • Size concerns: — Up to 100 ft tall — Up to 40 in diameter • Single carrier per flagpole. • To accommodate need, would require multiple poles. DUBLIN I &� I'm CALIF0RNIA, Design Analysis, 2 Option 2: Stadium Lighting • Concealed above light fixtures. • Height concerns — up to 100 ft tall. • Single carrier per fixture. • To accommodate need, would require multiple light fixtures. DUBLIN I &� IM CALIFORNIA Design Analysis, 3 Option 3: Monopine (FauxTree) • Conceals equipment and blends into surroundings. • Multiple carriers on one facility — limited footprint. • Height — up to 75 ft tall. DUBLIN I &� "0" CALIF0RNIA, Design Analysis, 4 Option 4: Monopole • Industrial looking — does not blend into surroundings. • Multiple carriers on one facility — limited footprint. • Height concerns with multiple carriers — up to 100 ft with 3+ carriers or 65 ft with one carrier. DUBLIN I &� ---11M CALIF 0RNIA Design and Location Recommendation Design Recommendation • Monopine (FauxTree) option — Aesthetic compatibility • Blends into natural landscape • Minimal visual impact — Functional capacity • Multiple carriers on one structure DUBLIN I &� 14 CALIF0RNIA, Design and Location Recommendation, 2 Location Recommendation • Fallon Sports Park — Near Field C at northern end of park. — Minimal visual impact to pedestrians and drivers. — Set back from residences. 218 design and Location Kecommendatic w�pow .,.� _.�,✓—^_:• - y� f�����t� � / �`f1 f f'�, "- l' f, s f , � r fir ��E f r rf I `itTlf���/�f��f�s��i ff. ;,,. - r/ ! �� {f / J / % r ; r f r I Jif i r: f Proposed I &� DUBLIN CALIF0RNIA, A Community Benefits • Reliable wireless service for many residents, businesses, and visitors: — Reduction in dropped calls — Increase in data speeds — Increase in call reliability • Site Lease / Revenue Sharing Agreement DUBLIN W%, '9M CAL IF0RNIA 220 Next Steps • If direction is provided to move forward: — Selection of contractor from submitted proposals. — Negotiation of Site Lease or Revenue Sharing Agreement. — Final agreement brought to future City Council meeting for approval. DUBLIN CALIF 0RNIA 221 Staff Recommendation • Receive the report and provide direction on a Monopine (Faux) Tree wireless telecommunication facility at Fallon Sports Park. • Questions? 222 Attachment 4 r %IC DUBLI N C A L I F 0 R N I A DATE: March 18, 2025 STAFF REPORT CITY COUNCIL TO: Honorable Mayor and City Councilmembers FROM: Colleen Tribby, City Manager Agenda Item 8.2 SU B.ECT: City Council Personal Devices, Personal Accounts, and Messages Policy Prepared by.- Marsha Moore, MMC, City Clerk EXECUTIVE SUMMARY: The City Council will consider approving the City Council Personal Devices, Personal Accounts, and Messages Policy. This was requested under agenda Item 9 at the November 19, 2024 City Council Meeting. STAFF RECOMMENDATION: Adopt the Resolution Approving the City Council Personal Devices, Personal Accounts, and Message Policy. FINANCIAL IMPACT: None. DESCRIPTION: On November 19, 2024, under Item 9, the City Council requested Staff bring back for discussion a retention policy for text messages regarding City business, particularly those received during City Council meetings. The City currently has an adopted Records Retention Schedule, an Administrative Policy regarding Electronic Communications Retention, and an Administrative Policy regarding Public Records Requests. In CityofSan Jose v. SuperiorCourt(2017) 2 Cal.5th 608, the California Supreme Court held that when personal accounts or devices are used to communicate about the conduct of public business, such records may be subject to disclosure under the California Public Records Act (CPRA). A policy (Attachment 2) was drafted based on the Records Retention Schedule, both administrative polices, and taking into consideration City of San Jose v. Superior Court. Pagel of 2 142 The policy does the following: • Defines City Business, Messages, Transitory Messages, Records Messages, and Personal Devices. • Includes a retention period for Transitory Messages and Record Messages based on the City's adopted Records Retention Schedule. • Explains how to preserve a Record Message received on a personal device or any personal account and provides instructions on methods to send Messages, as defined, from a personal device or account to a City email account. • Provides guidance and requirements in responding to CPRA requests. • Re -affirms City Council Norms to refrain from communications during City Council meetings on any agenda item. • Sets responsibilities for the City Council and City Clerk, requires City Councilmembers to acknowledge the policy by signing a declaration either within seven days of approval of the policy or seven days of taking the oath of office, and recommends adoption of a City Council resolution every odd -numbered year to reaffirm the City's support for the policy. Staff recommends the City Council adopt the attached resolution, approving the City Council Personal Devices, Personal Accounts, and Messages Policy. STRATEGIC PLAN INITIATIVE: None. NOTICING REQUIREMENTS/PUBLIC OUTREACH: The City Council Agenda was posted. ATTACHMENTS: 1) Resolution Approving the City Council Personal Devices, Personal Accounts, and Message Policy 2) City Council Personal Devices, Personal Accounts, and Messages Policy Page 2 of 2 143