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HomeMy WebLinkAboutVHB Planning, Zoning and Visual Impact Analysis July 2018 Planning, Zoning and Visual Impact Analysis July 2018 Proposed Wireless Communications Facility 7055 Main Road Hamlet of Mattituck Town of Southold Suffolk County, New York PREPARED FOR Elite Towers,LP and New York SMSA Limited Partnership 44 WestJeffryn Boulevard d/b/a Verizon Wireless Suite Q5 4 Centerock Road Deer Park,NY 11729 West Nyack,NY 10994 New Cingular Wireless PCS,LLC and Mattituck Fire Department (AT&T) 1000 Pike Street One AT&T Way Mattituck,New York 11952 Bedminster,New Jersey 07921 PREPARED BY 100 Motor Parkway,Suite 135 Hauppauge,NY 11788 (631)787-3400 vhb Table of Contents 1.0 INTRODUCTION AND METHODOLOGY......................................................1 2.0 EXISTING SITE CONDITIONS AND PROPOSED COMMUNICATIONS FACILITYDESIGN..............................................................•..................................3 3.0 ZONING,LAND USE AND ENVIRONMENTAL ANALYSIS.....................8 Zoning and Land Use of the Site and Surrounding Area and Planning Considerations..........................................................................................................8 Environmental Considerations..........................................................................---28 4.0 VISUAL IMPACT ANALYSIS................................._.------------------------................29 PhotographicSimulations.....................................................................................29 VisualImpact Analysis..........................................................................................31 5.0 FINDINGS AND CONCLUSIONS...................................................................34 List of Figures Figure1-Site Location..........................................................................................................2 Figure2-Site Plan&Notes.................................................................._...............................5 Figure 3-Compound Plan&Elevation..............................................................................6 Figure4-Zoning Map Excerpt..............................................................................•...........10 Figure5-Aerial Photograph..............................................................................................11 Figure 6-Photographic Simulation Location Map.........................................................30 List of Appendices Appendix A-Subject Site and Surrounding Area Photographs Appendix B-Resume of John Ellsworth, Chief Environmental Planner,VHB Engineering,Surveying and Landscape Architecture,P.C. hb 100 INTRODUCTION AND METHODOLOGY A Planning,Zoning and Visual hnpact Analysis was performed for the proposed Elite Towers,L.P. ("Elite Towers") wireless communication facility on the Laurel Stone property located at 7055 Main Road,Mattituck, in the Town of Southold, Suffolk County,New York (the"subject property") (see Figure 1).The subject property is designated on the Suffolk County Tax Map as District 1000—Section 122.00—Block 06.00—Lot 035.004. The subject site was examined as to land use and zoning and environmental conditions. A site and area survey and review of aerial photography were performed to examine land uses on the site and in the surrounding community.Photographs were taken to document the existing land uses on the site and in the surrounding area(see Appendix A)_In addition,the Town of Southold Zoning Maps were consulted to determine the zoning of the site and in the surrounding area. In order to conduct the visual analysis,the following methodology was employed: > Visual inspection of the proposed facility location and evaluation of physical characteristics of the project; > Visual inspection of proximate areas to determine existing characteristics of and obstructions in the horizon; and > Photographic simulation analysis of the proposed facility from several identified vantage points,conducted by Creative Visuals,Inc. (submitted under separate cover as part of the One-Mile Radius Visibility Study prepared by VHB,dated May 2017). 1 Introduction and Methodology eA° VA o` `'4.� N �,, R "�� Mattftuck f C� 0°,f e w All 4 V n. f+ CR.48 GR:480%d Sound P" � �a AN r� O a o �° o % l 9� E Legion Ave C ° v�ai 4��r Of. ��e apC c �P d � O S. B �a 0s i 0%d M'�n O �p aC ` T \f a. Veterans Beach District Park Q� Laurel W bo Or ale Pak �` cls 6Ir Btlrlettituck Pick Va. District Beach o� 0 Ldur+el a Lauml links Country C lub Ir G„ O,cl 5` n� ti` A ° m Proposed Concealment Pole Location 0 1,250 2,500 _` Subject Property Feer Proposed Wireless Communications Facility Figure 1 - Site Location 7055 Main Road Mattituck, Town of Southold Source:ESRI,DeLorme,USGS,Intermap,increment P Corp.,NRCAN,Esri Japan,METI, Esri China(Hong Kong), �vh Esri(Thailand),Mapmyindia,OpenStreetMap contributors,and the GIS User Community. oD Y h b 2 * 0 EXISTING SITE CONDITIONS AND PROPOSED COMMUNICATIONS FACILITY DESIGN The proposed action involves the installation of a wireless communication facility on the property located at 7055 Main Road,Mattituck(hamlet of Laurel),Town of Southold,Suffolk County,New York(see Figure 1)_ The subject property is currently developed with a masonry shop and supply yard,consisting of a one-story brick and block main building, a one-story concrete block shed and a one-and two-story frame building,as well as paved and unpaved areas,brick walkways and various masonry material storage areas. The proposed action involves the installation of a 120E-foot above ground level(agl) concealment pole,containing antennas of New York SMSA Limited Partnership d/b/a Verizon Wireless(`Verizon Wireless")and New Cingular Wireless PCS,LLC("AT&T"), and of up to two other future wireless service providers concealed within,and associated equipment within a 2,500±equipment compound to be enclosed by a six-foot tall chain-link fence with an access gate.Additionally,a 12±-foot tall Mattituck Fire Department whip antenna would be affixed to the top of the proposed concealment pole,which would result in an overall maximum top height of 132±-foot agl.The proposed concealment pole and equipment compound would be situated proximate to,and northwest of,the above-referenced existing frame building on the overall subject property(see Figure 2). In addition,as mentioned above,Verizon Wireless and AT&T communication facilities,and the facilities of up to two other future wireless service providers,would be installed within the 3 Existing Site Conditions and Proposed Communications Facility Design `ovhb proposed concealment pole and associated equipment compound;thus,the proposed action would facilitate future collocation.Specifically,the proposed equipment compound would contain:Verizon Wireless'associated ground-based equipment,including equipment cabinets,a generator and an overhead weather canopy,installed upon a 360±-SF equipment pad;AT&T's associated ground-based equipment(similar to Verizon Wireless'equipment), installed upon a 200±-SF equipment pad;and two additional 200±-SF equipment pads for future carvers.Utility support equipment,including a 28±-SF Fire Department equipment pad with an equipment cabinet and a mesa cabinet,would also be installed within the proposed equipment compound,while a meter rack and transformer(by others)would be installed immediately outside of the compound(see Figure 3).Finally,proposed utility service would be routed underground in conduits from Main Road,New York State Route(S.R.)25 to the proposed utility support equipment within the proposed equipment compound(see Figure 2 and Figure 3). 4 Existing Site Conditions and Proposed Communications Facility Design fA d W 8 €#e QT N I m c m Z of ✓� J ��L�L�k�k�r '� � .�. . a % a � { Wz FM I t2 5 P g: R 1.A 7 Gf LL 1i ate 1xjp Rs": tmg k` j H W � g 2 Z� �v � ��� JEF5 F jj� WLLjJ_ 3 ayl R l I to Uzi- J L _ o oa " - 5Z cfJ W �- TI �_, G LI co a o2 iY a E RM 0 _ LL Za i Wig 2 = . Ica 1: stdil Q o � o ��-•q 1J1 e E i i ° a€ i 4I �, ' r� ° OVhb The area surrounding the subject property is characterized by a mix of uses,including commercial,light industrial,transportation(Long Island Rail Road[LIRR]right-of-way with train tracks),agricultural,religious institutional,recreational and open space,and single- family residential uses.In order to depict the nature of the surrounding community, photographs are included in Appendix A.A detailed description of the land uses surrounding the subject site and an aerial photograph are contained in the section below titled Zoning, Land Use and Environmental Analysis. 7 Existing Site Conditions and Proposed Communications Facility Design 0 fs0. ~► Yhb 300 ZONING, LAND USE ANIS ENVIRONMENTAL .ANALYSIS Zoning and Land Use of the Site and Surrounding Area and Planning Considerations According to the Town of Southold Zoning Map(Section 1 of 4),the subject property is situated within the General Business(B)zoning district(see Figure 4)_ Pursuant to Section 28045.A.of the Code of the Town of Southold(the"Town Code"),this district permits,but is not limited to,the following uses: one-family detached dwelling;two-family detached dwelling;buildings,structures and uses owned or operated by the Town of Southold,school districts,park districts and fire districts;boarding houses and tourist homes;business, professional and governmental offices;banks and financial institutions;retail stores up to 8,000 SF;wholesale businesses,including beverage distributors;contractors'businesses or yards;cold storage or food processing plants;wholesale or retail garden supply/nursery operations;funeral homes;telephone exchanges;wineries;restaurants;bakeshops,personal service shops;galleries;auditoriums/meeting halls;repair shops;bus or train stations; laundromats;bed-and-breakfasts;multiple dwellings;theaters or cinemas;libraries or museums;repair shops;craftsmen's workshops;grocery stores;agricultural operations;and convenience stores. Additional accessory uses are pennitted and other uses are permitted by special exception by the Board of Appeals.The proposed communications facility would be permitted with the issuance of a special exception and site plan approval from the Planning Board.In addition,the proposed facility will require waivers from the Planning Board,as discussed herein. 8 Zoning,Land Use and Environmental Analysis r W�air lib As previously indicated,the subject property is currently developed with a masonry shop and supply yard,containing a one-story brick and block main building,accessory structures including a one-story concrete block shed and a one-and two-story frame building,and various masonry material storage areas. The zoning classifications and land uses of the properties surrounding the subject site are described below. An aerial photograph is provided in Figure 5,and photographs depicting the nature of the site and surrounding community are included in Appendix A. North: Immediately north of the subject property is the LIRR tracks within the R-80 Residential Low Density(2-acre)zoning district. Beyond that is vacant land of the Suffolk County Water Authority and several associated accessory structures. Additional undeveloped open space is located north of the subject property. South: Immediately south and southeast of the subject property are commercial and single- family residential uses within the B and R-80 zoning districts.South of the subject property are single-family residential uses within the R-40 Residential Low Density (1-acre)zoning district.Finally,immediately southwest of the subject property is a commercial office use,with a recreational private golf club use beyond,within the AC Agricultural Conservation(2-acre)zoning district. East: East of the subject property are commercial/light industrial uses within the B zoning district_ West: To the west of the subject property are commercial/light industrial uses within the B zoning district. 9 Zoning,Land Use and Environmental Analysis P ; I 1R. NNW Op ♦ s �► . P r Proposed Concealment Pole Location Subject Property Zoning District AC Agricultural - - - • .' _ • - 4f v 10/ 41 101' \A`. 4y �„ � �, '•' . '�`� `-�'�.��' ,� %d Magic ok / ' Long Island �' ,�� .t �..♦ l.1 /yam - �� � _ 1.� 'f �•` ' "_ r \ 0� 200 400 • - ••- sop Vhb Article XVII of the Town Code regulates wireless communication facilities within the Town of Southold. Pursuant to §280-70_B,the proposed facility requires site plan approval,special exception approval and a building permit. In addition,the proposed facility requires a relaxation from the Planning Board per§280-70.G and waivers from the Planning Board per §280-76.2(A),(B),(C),(D)and(E)regarding the criteria in§280-70.1(2)and(3),§280- 72.A(6), §280-70.N(4)and§280-72.A(6)and(9)_A consistency analysis of the proposed action with relevant Town Code requirements is presented below. §280-70 General Requirements for all wireless communication facilities D. Location of wireless facilities (1)Applicants for wireless conmiunications facilities shall locate,site and erect said wireless facilities in accordance with the following priorities,of the lowest priority. (a) On an existing antenna support structure or other structures on Town-owned properties,including the right-of-way. (b)On an existing antenna support structure or other structures on other property in the Town. (c)A new antenna support structure on Town-owned properties. (d)A nein antenna support structure on properties in the LI or LIO Zoning Districts. (e) A new antenna support structure on properties in the MI,MII, B or HB Zoning Districts. (f)A new antenna support structure on properties in the AC,R-40,R-80,R-120,8- 200,R-400,LB,RO,RR,HD or AHD Zoning Districts. The proposed action is consistent with this standard,as it involves the installation of a new concealment pole,having antennas and associated appurtenances concealed within,on a property in the B Zoning District. A site that would meet the coverage objectives of the proposed project are not available on an existing structure,on a Town-owned property,or in the LI or LIO Zoning Districts,as attested in the Affidavit by Tanya Negron,Managing Member of Elite Towers, dated August 24,2017,and Ms.Negron s Supplemental Affidavit, dated July 6,2018,submitted under separate cover. (2) If the proposed site is not proposedfir the highest prioriol listed above, the applicant shall submit a written report demonstrating the applicant's review of the above locations in order of priority, demonstrating the technological reason for the site selection. . . Pursuant to information from the applicants(i.e.,the aforementioned Affidavit and Supplemental Affidavit by Tanya Negron),there are no existing antenna support structures on Town-owned properties(including rights-of-way)or on independently-owned properties appropriate for the collocation of the proposed facility within the area in which Verizon Wireless and AT&T are currently 12 Zoning,Land Use and Environmental Analysis wig s+i __.Ovh ? experiencing service deficiency gaps.Thus,the applicants have selected a viable location with the highest available priority level to address the existing signal deficiencies (3) An applicant may not bypass sites of higher priority by stating the site proposed is the only site leased or selected.An application shall address co-location as an option. As indicated above,pursuant to information from the applicants,no viable option is available for a site at a higher priority level to accommodate the proposed facility in a manner that addresses the coverage deficiencies being experienced by Verizon Wireless and AT&T in the area of the subject property,whether on existing antenna support structures and/or on Town- owned property(including rights-of-way).Thus,the applicants are proposing a new antenna support structure on a property in the B zoning district. E. Guyed or lattice antenna support structures are prohibited. The proposed antenna structure is a concealment pole,not a guyed or lattice tower. Therefore,the proposed action would be consistent with this standard. F. Antenna support structures shall not be located in the following areas without a permit from all jurisdictional agencies: (1) Wetlands, tidal and freshwater. (2) Land above high groundwater(within 10 feet of the surface). (3) Lands purchased with Community Preservation Funds. (4) Coastal erosion hazard areas. (5) Designated parkland. The subject property is not located in any of the above-listed areas and, therefore, does not require any additional permits in connection with agency jurisdiction over such areas. G. Fall Zones.An antennas support structure must include an area surrounding it that is free of other structures and areas where people congregate, except the base equipment, with a radius equal to a distance of two times the height of the structure. A smaller fall zone may be allowed if supported by a report submitted by a qualified structure engineer. As the proposed concealment pole would have a top height of 120 feet agl,the required fall zone would include a 240-foot radius around the base of the pole; and,therefore,the proposed action would not meet this requirement, as the pole would be installed proximate to the existing one and two-story frame accessory building. In addition,other existing structures would be within a 240-foot radius around the base of the proposed concealment pole. Under separate cover,the 13 Zoning,Land Use and Environmental Analysis applicants have submitted a report prepared by a qualified structural engineer (Valmont Structures,dated November 3,2016),for review by the Planning Board, demonstrating that the placement of the proposed concealment pole would be appropriate and safe.Thus,the proposed action is consistent with the provision of this standard allowing for a reduced fall zone. H. Federal aviation regulations.All wireless facilities shall comply with applicable airport and/or air space hazard and/or obstruction regulations. . . The proposed wireless communication facility would comply with all applicable federal aviation regulations, and thus,is consistent with this standard,as set forth in a"Determination of No Hazard to Air Navigation"memorandum issued May 26,2015 by the Federal Aviation Administration,subnutted under separate cover. L Antenna support structures in the LI, LIO,MI,MII, B,and HB Zoning Districts are subject to the following restrictions: (1) Minimum lot size:in accordance with the bulk schedule for each.zone. (2) Maximum height:80 feet. (3) Minimum distance of all wireless equipment to adjacent residential property lines or streets shall be no less than 500 feet. The size of the subject tax map parcel is 71,725 SF,whereas 30,000 SF is required in the B Zoning District,meeting the requirement above. The proposed action would require a waiver from the Planning Board,per§280-76.2A of the Town Code,to permit the installation of a 120-foot-tall concealment pole where a maximum height of 80 feet is allowed.Although the proposed facility would exceed the height standard,the requested height is required in order to address the wireless service deficiency in the area as attested in a report prepared by the project RF engineer (C Squared Systems,Supplemental RF Report,January 24,2018),submitted under separate cover. Moreover,in addition to Verizon Wireless and AT&T,the proposed facility would be able to accommodate the collocation of up to two other wireless communication providers,thereby obviating the potential need for an additional structure in the future_ The proposed action also would require a waiver from the Planning Board,per§280- 76.2B of the Town Code,to allow siting of the equipment compound approximately 340 feet from the nearest residential property line, located to the southeast,and approximately 290 feet from the nearest street,Main Road to the southeast;where a distance of 500 feet is required.Despite the placement of the proposed facility within 500 feet of the nearest street and residential property line,the applicants respectfully submit that the proposed location is the least obtrusive,in the rear portion of the subject property,near the LIRR right-of-way,and given the general business and light industrial character of the surrounding area. Moreover,it is noted that antennas would be concealed within the 14 Zoning,Land Use and Environmental Analysis i f 0 �*iVhb monopole,thereby mitigating potential visual impacts.Further,there would be no safety risk to surrounding residential properties or structures,based upon a report prepared by the project structural engineer(submitted under separate cover)attesting to the integrity of the pole design. Thus,given the limitations of the existing site configuration,which is the only viable location for the proposed facility to address the coverage deficiency of Verizon Wireless and AT&T,it is respectfully submitted that the placement of the proposed concealment pole at the rear of the Laurel Stone Supply property is appropriate,despite the need for waivers. K. Radio emissions must fall within the maximum permissible exposure(MPE)limits established by the FCC. The proposed action would comply with all applicable FCC regulations,and thus,is consistent with this standard,as attested in a report by SCINETX,dated May 22,2017, submitted under separate cover. L. At the request of the Building Inspector,owners of wireless facilities shall provide a structural inspection report prepared by a structural engineer. . . As indicated above,the applicants have submitted a report tinder separate cover which details the evaluation of the proposed facility by a structural engineer.Thus,the proposed action is consistent with this standard. M. No antenna support structure shall be constructed at,or remain at,a height that is taller than that required by installed and operational antennas. The proposed concealment pole would be 120 feet agl in height,which,based on the analysis of the project RF engineer(C Squared Systems, Supplemental RF Report,January 24,2018),is the minimum height necessary to address the existing service deficiency of Verizon Wireless and AT&T in the area of the subject property. Thus,the proposed action is consistent with this standard. N. Site design standards. All wireless facilities, including co-locations,shall be the least visually obtrusive design possible that also permits the applicant to achieve its service needs. To that end,the following design standards shall apply to all wireless communication facilities installed or constructed pursuant to the terms of this chapter. (1) Setbacks.Antenna support structures and equipment facilities shall adhere to the setbacks for principal uses in the Bulk Schedule applicable to the zone in which the structures are located,unless otherwise indicated elsewhere in this chapter. The proposed concealment pole would adhere to the setbacks indicated in §280-59,Bulk Schedule for Business,Office and Industrial Districts(280 Attaclunent 4),consistent with this standard. 15 Zoning,Land Use and Environmental Analysis vhb (2) Signs. Signs shall not be permitted on facilities except for signs displaying contact information and safety instructions, which are required. Safety signs shall be in accordance with American National Standards Institute(ANSI)standards for radio frequency radiation warning signs. Contact signs shall identify all service providers located on the facility and shall include normal and emergency contact information for each. Such signs shall not exceed five square feet in surface area. No signage proposed under the proposed action,other than contact information and safety instructions,as required by law.The proposed signage would include all information requested above and would not exceed five square feet in surface area,in compliance with this criterion. (3) Base station equipment shelter. The base station equipment shelter shall be constructed with a finish similar to that of adjacent structures on the property and integrated into the architectural style.Any newly constructed base equipment shelter shall be located in accordance with the minimum height and yard requirements of the zoning district applicable to the site,and up to two adjacent off-street parking spaces may be provided for service vehicles. Notwithstanding the foregoing,base equipment related to interior-mounted wireless facilities shall be located in an area that is satisfactory to the Planning Board upon consideration of impacts on adjacent properties and minimizing visual impacts. As proposed,the current application is for the installation of a concealment pole within a fenced equipment compound,which does not include the installation of a base station equipment shelter;but,rather,involves the installation of Verizon Wireless and AT&T equipment upon concrete pads, along with two other pads for the equipment of future wireless providers,a Fire Department equipment cabinet upon a concrete pad,and a mesa span cabinet proximate to the base of the proposed concealment pole,as well as a meter rack and transformer installed immediately outside of the compound. Given the existing visual character of the subject property, which includes stockpiles of masonry supplies and various comine-rcial/light industrial structures,it is not expected that the proposed equipment compound and equipment pads would significantly impact the visual character of the subject site or surrounding area_Thus,visual impacts would be minimized and the proposed action is consistent with this standard. (4) Base equipment landscaping.A screen of evergreen trees shall be planted outside the _fence of the base equipment area or shelter to provide a visual screen or buffer for adjoining private properties and the public right-of-way or other vantage points accessible to the public. The screen shall consist of a double row of evergreen shrubs and trees that are of sufficient density and height to immediately screen the base equipment from view. Required fi ont yard setback areas shall be landscaped and include shrubs and trees. Survivability of the landscaping shall be guaranteed and maintained by the applicant for the life of the installation. 16 Zoning,Land Use and Environmental Analysis �vli b Given that the proposed concealment pole and associated appurtenances(i.e., equipment compound with equipment pads,Fire Department equipment pad with an equipment cabinet,meter rack,transformer, and mesa span cabinet)would be installed in an existing masonry materials stockpile area behind an existing accessory building,the proposed action does not include the installation of new landscape vegetation. The proposed appurtenances would be situated at the rear of the accessory structure/storage building in the vicinity of the LIRR right-of-way at the rear of the site; and,given its relatively small size,the proposed equipment compound would not be visible from Main Road or be visually prominent if viewed from the surrounding properties. In addition,as indicated above,the existing visual character of the subject property is that of a masonry shop and supply yard with unvegetated and gravel areas; and,even if visible from surrounding properties,the presence of a fenced equipment compound at the base of the proposed concealment pole would not significantly alter the aesthetics at the subject location.Thus,the proposal to obtain a waiver from Planning Board per§280-76.2(D)of the Town Code with respect to landscaping is in keeping with the character of the subject property and adjoining parcels,as well as the intent of this standard. (5) Site lighting. The lighting permitted shall be the minimum required to protect the public welfare.Facilities sited on existing developed sites shall be incorporated into the lighting plans of those sites. Outside lighting shall usefully shielded fixtures so that the light source is not visible fi•oni beyond the property line,and no light is reflected or shone towards the sky,except in the case of structure:required to follow FAA guidelines for safety lighting. As no lighting is proposed,thus standard is not applicable. §280-71 Required approvals. All wireless coin munications facilities,and modifications to such facilities shall require a building permit,site plan approval,and special exception approval, except those meeting certain requirements. . . The proposed action requires a building permit,site plan approval and special exception approval,and applications for such would comply with the general requirements for all wireless communication facilities and the application requirements,as set forth in§280-70 and§280-74 of the Town Code,respectively.Thus,the proposed action is consistent with this standard. §280-72 Site plan approval. A. Standards.In addition to the standards in Article XXIV and the standards in§280-70 herein,all wireless facilities, including co-locations,shall be the least visually obtrusive design possible that also permits the applicant to achieve its service needs. To that end, the 17 Zoning,Land Use and Environmental Analysis Vh b following design standards shall apply to all wireless communication facilities installed or constructed that require site plan approval: (1) Camouflage on buildings. Wireless antennas, if mounted on a building facade, shall be flush-mounted and painted or otherwise treated to blend with the facade. When a wireless communication facility extends above the roof height o f a.building on which it is mounted,every effort shall be made to conceal the facility within or behind existing architectural features to limit its visibility from public and residential vantage points,yet permit the facility to perform its designated function.Facilities mounted on a roof shall be stepped-back from the front facade in order to limit.their impact on the building's silhouette.If antennas are part of the stepped-back facility, the applicant shall submit an access control plan that precludes inadvertent access to the front faces of the antennas by building workers and the general public. The wireless communication facilities shall blend in with the existing building's architecture and shall be painted or shielded with material which is consistent with the design features and materials of the building. The proposed installation does not include the mounting of antennas upon a building. The proposed Verizon Wireless and AT&T antennas,and those of up to two future wireless providers,would be concealed within a narrow-profile monopole painted a neutral color to blend in with the sky and other background conditions,and all associated equipment would be installed within the proposed ground-based,fenced-in equipment compound_Thus,the proposed action would be as visually unobtrusive as possible,in conformance with this standard. (2) Access.Access to wireless facilities shall be from already established site access points whenever possible. Access to the proposed facility would be from the existing site access driveway at Main Road_Thus,the proposed action complies with this standard. (3) Dish antennas.Dish antennas shall be colored,camouflaged or screened to the extent that they are as unobtrusive as possible,and in no case shall the diameter of a dish antenna exceed six feet. The proposed facility does not include dish antennas. As such,this standard is not applicable. (4) Electric line setback.Except for wireless facilities specifically designed for mounting on electric transmission towers, or within the footprint of suchtowers,no wireless communication facility shall be located nearer to any overhead electric transmission line carrying more than 220 volts than a distance equal to the facility's height above the roof or other permanent structure to which it is attached. 18 Zoning,Land Use and Environmental Analysis ,!zoo _0vhb The proposed 120-foot-agl concealment pole would be approximately 320 feet northwest of the nearest existing overhead utility lines along the property frontage on Main Road.Thus,the proposed action complies with this standard. (5) Co-location. Wireless communication facilities shall be designed to provide for co- location by multiple providers or designed so that they can be retrofitted to accommodate multiple providers,wherever possible. The proposed concealment pole has been designed such that it can accommodate the antennas of multiple wireless service providers,including those of Verizon Wireless, AT&T,and two other wireless service providers,'Arithin four concealment cylinders, in compliance with this standard_ (6) Scenic landscapes and vistas.All antenna support structures which are not concealed inside of buildings or screened by existing trees or buildings must be surrounded by a planted buffer of dense tree growth.An antenna support structure that is located within a scenic vista or scenic landscape or within 300 feet of a scenic road,as designated by the Town,shall not be taller than 10 feet above the height of trees within a radius of 300 feet of the proposed location,or 35 feet maximum in the absence of trees. As previously indicated,the subject property is developed with an existing masonry shop and supply yard,with no significant vegetation. Given the nature of the existing use on the site,including the existing materials stockpile area and building/parking area configurations,it would be impractical to plant a dense vegetative buffer around the proposed facility;and,therefore,the proposed action includes a requested waiver from this standard. The proposed monopole complies with the provision of this standard with respect to the distance from Main Road,a Town-designated scenic road; as a distance of approximately 320 feet would be provided,exceeding the minimum requirement of 300 feet.Furthermore,the existing visual character of the subject property is already that of a commercial/light industrial masonry shop and supply yard,and the proposed monopole has been designed to conceal the antennas within and will be painted a neutral color in an effort to mitigate potential visual impacts to the extent practicable. It is further noted that in a One-Mile Radius Visibility Study performed by VHB (May 2017—submitted under separate cover),it is concluded that the proposed concealment pole would have relatively limited visibility,due to the presence of intervening vegetation,structures,utility lines and other obstructions on the visual horizon. (7) Color.Antenna support structures in the form of monopoles or other towers shall either be blue/gray in color or be colored appropriate to the context of the structure's location so that the tower is as unobtrusive as possible,unless otherwise required by the Federal Aviation Administration(FAA). If a wireless communication facility is installed on a structure other than a tower, the antenna and supporting electrical and mechanical equipment must be of a neutral color that is identical to or closely 19 Zoning,Land Use and Environmental Analysis Vhb compatible with the colors of the supporting structure so as to make the antenna and related equipment as visually unobtrusive as possible. The proposed concealment pole would be blue/gray in color,consistent with this standard. (8) Wireless facilities sited within new structures meant to mimic some other structure or natural feature must be designed at a scale compatible with the community,be unobtrusive,and be characteristic of the area. The proposed facility has not been designed to mimic another structure(e.g_,tree, flagpole,etc.). However,in an effort to make the proposed facility as unobtrusive as possible,the monopole would be painted a neutral blue/gray color and would conceal the antennas within. (9) Antenna support structures in or adjacent to residential zones. Where the site proposed for an antenna support structure is located within a residential zone or has one or more property lines abutting or on the opposite side of a street f om a residential zone or use permitted in a residential zone, no antenna support structures may be constructed unless adequately screened from view of those residential zones by existing buildings or large trees, including evergreens. The structure may protrude no more than 10 feet above screening buildings and/or trees.In the absence of an adequate arrangement of existing large trees or buildings to provide effective screening, the height of the proposed structure may be no more than 35 feet,and the base equipment must be buried in an underground vault. Two rows of evergreen trees must be planted encircling the structure,one roto at a distance from the structure of 50%of the height of the structure,and the other at 90%of the height of the structure. Transplanted trees shall have a minimum caliper of three inches,spaced 30 feet on center. The trees must have are expected height at maturity of at least 10 feet less than the height of the structure to be screened. Smaller evergreen shrubs must be used to fill in the,Naps in between for screening during the time the trees are filling in and maturing. The Planning Board may vanj the arrangement of the trees and shrubs to accommodate specific site conditions,and accomplish the goal of screening the facility from view of residential properties. A written guarantee from the wireless facility's owner shall be required to ensure that the plantings survive and are maintained throughout the existence of the installation. Although the subject property is situated within the B zoning district,it has residentially-zoned properties to the north(R-80,on the other side of the LIRR right- of-way)and south(R-40,R-80 and AC,on the other side of Main Road).As indicated earlier,given the existing masonry shop and supply yard use on-site and the current lot configuration,it would not be practical to plant screening vegetation,which is why the facility has been designed to mitigate potential visual impacts to the extent practicable with a monopole painted neutral blue/gray color and concealing the 20 Zoning,Land Use and Environmental Analysis vhb antennas within.The adjacent residentially-zoned properties on the south side of Main Road and Old Main Road include a parcel with a residence located approximately 410 feet from the proposed concealment pole and a parcel with a residence located almost 490 feet from the proposed concealment pole_Additionally,although the subject property is not screened by dense vegetation along Main Road,the proposed concealment pole would be set back from the roadway by approximately 320 feet. The existing views of the subject property are of a commercial/light industrial masonry shop and supply yard,and associated materials stockpiling areas;and,thus, the proposed concealment pole is not expected to significantly impact the visual character of the subject site of the surrounding area.Moreover,as depicted in the photographic simulations conducted by Creative Visuals,Inc. (submitted under separate cover as part of the One-Mile Radius Visibility Study prepared by VHB (May 2017),the proposed concealment pole would blend with the overall visual character of the area.Thus,the proposed action is in keeping with the intent of this standard to the maximum degree practicable,although it would require a waiver from the Planning Board per§280-762(E)of the Town Code. (10) Commercial and industrial siting.Antenna support structures to be sited on developed commercial or industrial properties shall be located to the rear of other principal buildings and shall not encroach on planting buffers,parking areas or otherwise impair the operation of previously approved systems such as stornttvater drainage basins. Existing buildings and structures should be used in the siting of freestanding towers to contribute to the visual screening of the antenna support structure. The proposed facility would be situated within the Town's B zoning district,in a developed area which is coin mercial/light industrial in nature. As discussed above, the proposed concealment pole and fenced equipment compound would be installed at the rear of an existing accessory building,in the vicinity of the adjacent LIRR right- of-way,and it would not encroach upon existing landscaped areas or parking areas, nor would it impair any on-site operations.Moreover,the proposed conceahment pole would be located approximately 320 feet from Main Road;and,as mentioned,would be screened in views from that road by an existing on-site storage building.Thus,it is respectfully submitted that the proposed action is consistent with the intent of this standard. §280-73 Special exception approval. B. Standards.In addition to the standards in Article XXV of this chapter, no special exception approval shall be granted unless the Planning Board specifically finds and determines the fallowing: (1) Construction of the proposed facility or modification of the existing facility is a public necessity, in that it is required to meet current or expected demands of the telecommunications provider and to render adequate service to the public. 21 Zoning,Land Use and Environmental Analysis --.Ovh b Pursuant to information from the applicants,construction of the proposed facility and subsequent operation thereof is necessary to remedy an existing service deficiency gap for Verizon Wireless and AT&T,and would accommodate up to two additional wireless service providers in the future,thereby providing the requisite reliable coverage to customers in the surrounding area. (2) The applicant has made substantial effort to co-locate with existing wireless facilities or,failing that,has made substantial effort to locate on municipally owned land or structures,or within or on existing buildings or structures. Pursuant to information from the applicants,there are no appropriate structures (private or municipal)within the existing service deficiency gap area upon which to collocate the proposed facility,nor are there available any public lands within this area upon which a facility can be constructed.In an effort to make the proposed facility as unobtrusive as possible,a concealment pole would be used to contain the antennas of Verizon Wireless and AT&T,and up to two other(future)wireless service providers.As such,it is respectfully submitted that the subject property is the most appropriate location, given the lack of suitable siting opportunities in the surrounding area. (3) There are compelling reasons which make it more feasible to construct the proposed facilities rather than alternatives. As previously indicated,there are no appropriate existing structures within the wireless service deficiency area that would allow collocation as a feasible alternative to the proposed facility;and the predominance of residential zoning and development in this portion of the Town further limits alternate siting opportunities. Given the subject property's location in the B Zoning District and development with stockpiles of masonry supplies and various commercial/light industrial structures along Main Road,it is respectfully submitted that the proposed action is appropriate as it offers the only feasible alternative for Verizon Wireless and AT&T to address their service deficiencies in this area. C. Matters to be considered.In addition to the matters to be considered in Article XXV of this chapter, the Planning Board shall give consideration to the following in issuing a special exception approval for wireless communication facilities: (1) The proposed antenna support structure must be demonstrated to be the lowest height above the ground feasible to achieve the service needs of the carrier(s). The rationale behind the explanation by the applicant must be corroborated by an independent consultant hired by the Town. 22 Zoning,Land Use and Environmental Analysis *!!6 -o�►I1Ea As discussed above,based on information provided by the applicants,construction of the proposed concealment pole—designed to accommodate the installation of Verizon Wireless and AT&T antennas,and the future collocation of antennas of up to two other wireless service providers,at various heights up to a maximum of 120 feet agl— is necessary in order to adequately address wireless service needs in the surrounding area. The proposed monopole would also serve local emergency response needs,as a whip antenna for Mattituck Fire Department would be placed atop this structure. (2) The wireless communication facilihl has been situated to minimize its proximity and visibility to residential structures, residential district boundaries and landmarks designated by Town,federal or state agencies. The proposed concealment pole would not be situated proximate to any landmarks, whether Town,federal or state-designated. The proposed facility would be situated within a mixed-use area,which includes residential zoning and land use to the north and south of overall subject property. However,as indicated earlier,the subject property is separated from these residential areas by the LIRR right-of-way(to the north)and Main Road(to the south). Additionally,given the nature of the existing masonry shop and supply yard use within a commercial/light industrial area along Main Road,the proposed concealment pole is not expected to significantly alter the visual character of the subject property or nearby residential properties.Moreover,as depicted in the photographic simulations submitted under separate cover as part of the One-Mile Radius Visibility Study prepared by VHB(May 2017),the proposed concealment pole would be as visually inconspicuous as practicable,blending in with the sky and overall character of the area. Overall,given the lack of feasible,alternative siting opportunities within the service deficiency area,it is respectfully submitted that the proposed site location and design represent the least obtrusive option. (3) The wireless conanrunication facility is designed and situated to be compatible with the nature of uses on adjacent and nearby property. The proposed facility is designed to be compatible with the adjacent conunerciaUlight industrial uses to the northeast and southwest within the B Zoning District. The use of a concealment pole,of a narrow profile within which the antennas would be hidden,and painted a neutral(blue/gray)color,would help to minimize visibility from residential areas to the north and south of the site,thereby being as compatible as practicable with those uses,in keeping with this standard. (4) The wireless communication facility has been designed to use the surrounding topography to minimize its visual impacts. 23 Zoning,Land Use and Environmental Analysis lib The relatively flat terrain in the vicinity of the subject property,provides minimal opportunity to use the surrounding topography to minimize potential visual impacts associated with the proposed facility. However,other aspects of the proposed facility (e.g.,narrow profile monopole with antennas concealed within,painted a neutral color,and placed in the rear portion of the property near the LIRR right-of-way) would help to minimize visual impacts. (5) The wireless communication facility has been designed to use the surrounding tree, building or foliage coverage to minimize its visual impacts. The subject property has been almost entirely cleared of vegetation to accommodate the existing masonry shop and supply yard use.As such,there is little opportunity to utilize existing on-site foliage to screen the proposed facility. However,the previous One-Mile Radius Visibility Study(VHB,May 2017),submitted under separate cover, determined that the proposed facility would have limited visibility of within a one- mile radius,due to the presence of intervening vegetation,buildings,utility lines and other obstructions. Furthermore,the proposed concealment pole and fenced equipment compound would be installed behind an existing accessory building on the site; and the antennas would be concealed within the pole and the pole would be painted a neutral blue/gray color,helping to mitigate potential visual impacts to the degree practicable. Moreover,as previously indicated,the character of the subject property is established with a masonry shop and supply yard use;and,thus,it is not expected that the proposed communications facility would significantly impact the visual character of the site or surrounding area. (6) The wireless communication facility maximizes design characteristics to reduce or eliminate visual impacts and obtrusiveness. As discussed above,the proposed monopole would be installed behind an existing accessory building on the site,would conceal the antennas within,and would be painted a neutral blue/gray color,helping to mitigate potential visual impacts and obtrusiveness. (7) Other adequate conditions have been placed on the wireless communication facility which will minimize any adverse impacts of the facility on adjoining properties. Given that the applicants have designed the proposed facility such that potential visual impacts would be minimized to the extent practicable,and that the operations associated with the proposed facility would be entirely contained on the subject property,it is respectfully submitted that the proposed action would not have significant adverse impacts on adjacent properties. §280-76.2 Waivers of criteria. In approving a site plan or special exception, the Planning Board may waive or modify the following criteria if it finds that the goals and stated purposes 24 Zoning,Land Use and Environmental Analysis '4001O 'V' hb of this article are better served by doing so,and that there is no detriment to the public health, safety and welfare. A. Section 280-70.7(2),Maximum height:80 feet.In commercial zones,where co-location will achieve the result of fewer antenna support structures, the Planning Board may modi f y the eighty foot height restriction with the condition that the antenna support structure be constructed so that antennas can be installed at any height on the structure, and that the overall height of the structure can be reduced if antennas are moved to lower heights.No antenna support structure shall remain at a height that is taller than that required by installed and operational antennas. The applicant must show that co-location of other carriers is likely by demonstrating that coverage or capacity gaps of other carriers are located in the same area as the proposed structure. The proposed facility would exceed the maximum height of 80 feet specified in this standard. However,based on the analysis of the project RF engineer—C Squared Systems,Supplemental RF Report, dated January 24,2018,submitted under separate cover—the proposed 120-foot height is required to address the existing service deficiency in the area around the subject property being experienced by Verizon Wireless and AT&T, and also would allow up to two other wireless service providers to collocate within the proposed concealment pole in the future. B. Section 280-70.1(3),Minimum distance of all wireless equipment to adjacent residential property lines or streets shall be no less than 500 feet. This setback requirement may be modified upon showing by the applicant that the actual distance of the antennas support structure to the residential structure is minimized to the greatest extent possible. A waiver would be required from the Planning Board,to allow siting of the proposed equipment compound approximately 340 feet from the nearest residential property line, located to the southeast,and approximately 290 feet from the nearest street,Main Road to the southeast;where a distance of 500 feet is required.As discussed previously,it is respectfully submitted that the proposed location is the least obtrusive,in the rear portion of the subject property,near the LIRR right-of-way,considering the general business and Iight industrial character of the surrounding area. Moreover,potential visual impacts would be further mitigated by concealing the antennas within the monopole,and the potential safety risk to surrounding residential properties or structures would be averted by the facility design,as attested to by the project structural engineer(report submitted under separate cover). C.280-72.A(6), Scenic landscapes and vistas. The requirement of planting of surrounding tree coverage and foliage to account for existing vegetation and land contours tnay be modified kit the Planning Board but only in cases where it can be shown that the existing vegetation achieves the purpose of concealing the structure. 25 Zoning,Land Use and Environmental Analysis vhb Although the proposed action does not include the planting of a vegetative buffer around the facility compound,such a measure would not be practical and would not serve as effective nutigation,given the nature of the subject property as an active masonry shop and supply yard,with no significant=vegetation. Additionally,the proposed monopole has been designed to conceal antennas within and would be painted a neutral blue/gray color in an effort to mitigate potential visual impacts to the extent practicable. It is also noted that the One-Mile Radius Visibility Study(VHB,May 2017,submitted wider separate cover)concluded that there would be relatively limited visibility of the proposed concealment pole within a one-mile radius,due to the presence of intervening vegetation, buildings,utility lines and other obstructions.Thus,the proposed facility would not significantly alter scenic resources in the area of the subject property. The proposed action would site the proposed concealment pole approximately 320 feet from Main Road,aTown-designated scenic road, complying with the 300-foot setback requirement D. Section 280-70.N(4), Base equipment shelter landscaping. The requirement o f planning screening vegetation may be modified by the Planning Board in cases where it can be shown that existing screening that accomplishes the goal of concealing the base equipment shelter from other properties and roads. As noted previously,the applicants are seeking a waiver from this requirement,given that the proposed equipment compound would be installed in an existing masonry materials storage yard,near the rear of the subject property,behind an existing accessory building, adjacent to the LIRR right-of-way. E. Section 280-72.A(9),Antenna support structures in or adjacent to residential zones.If the structure is located on a property that is adjacent to a residential zone, the Planning Board may modifij the requirement of planting of surrounding tree coverage and foliage in cases where it can be shown that existing vegetation and land contours achieve the purpose of concealing the structure from nearby residences. Although the subject property is situated within the B zoning district,it has residential zoning districts(i.e.,R-80,R-40 and AC)to the north and south.As indicated earlier, given the existing character of the site,with a masonry shop and supply yard,it would not be practical to provide effective screening vegetation;and,instead,the facility has been designed to nnitigate potential visual impacts to the extent practicable by using a conceahnent pole to contain the proposed antennas,painted neutral blue/gray color.The nearest residentially-zoned properties are separated from the site on the south side by Main Road and on the north side by the LIRR right-of-way.Additionally,the proposed concealment pole would be set back from Main Road by approximately 320 feet and the existing views of the subject property from that perspective are of the masonry shop and supply yard,and associated materials stockpiling areas;and thus,the proposed 26 Zoning,Land Use and Environmental Analysis #0 Vhb concealment pole is not expected to significantly alter the visual character of the area surrounding the subject property.Moreover,as depicted in the photographic simulations submitted under separate cover as part of the One-Mile Radius Visibility Study prepared by VHB(May 2017),the proposed concealment pole would blend with the existing visual character of the area,and would not be expected to result in significant aesthetic impacts. 27 Zoning,Land Use and Environmental Analysis !t ovhb Environmental Considerations Since the proposed facility would be unoccupied,there would be minimal impact on the environmental conditions in the area.The proposed facility would not generate either sewage or solid waste,and would not require potable water.Tragic would temporarily increase during project construction. Traffic associated with potential future collocation of wireless communication providers would also be minimal,as the site would be unmanned and remotely monitored.There would be approximately one trip per month by a technician in a passenger vehicle,to inspect the equipment of each provider.Additionally,the equipment installed on the site would use minimal electricity. There would be no significant adverse impacts to soils or topography,area drainage or regional ecology,as the proposed communications facility would be situated upon a previously-developed area used for masonry materials stockpiling,proximate to an existing accessory building,and would result in the disturbance of minimal area for installation of the proposed concealment pole,equipment compound and utility trenching.The proposed facility installation would result in only a minor increase in impervious surface area,and it is anticipated that any additional stormwater runoff would be of minor volume which can readily be accommodated on-site.In addition, since there would be no sewage generation or water use,there would be no impacts to surface waters or groundwater quantity or quality. Finally,as there are no wetlands on or adjacent to the proposed facility location,there would be no impact to such resources. 28 Zoning,Land Use and Environmental Analysis ti�isr —..'Vhb 44oO 'V'ISUAL IMPACT ANALYSIS Photographic Simulations Creative Visuals,Inc.prepared photographic simulations of the proposed communications facility. On March 25,2015,Creative Visuals,Inc.conducted an on-site visit to obtain familiarity with the site and surrounding area. Field work was performed between 2:15 p.m. and 5:30 p.m. Weather conditions were partly sunny to mostly cloudy,with clear visibility, and deciduous leaves were off of the trees. Photographs were taken to provide reference points for the photosimulations,using red flags attached to a crane(set at a height of 120± feet agl),as seen from each view point,where visible. The photographic simulations illustrate the proposed monopole,within which the wireless communication antennas would be concealed Nine view points proximate to the proposed facility location were selected for analysis as areas of potential visual impact of the completed project. Photographic simulations of the proposed facility were prepared for these nine locations,for comparison to the existing conditions photographs. A Photographic Simulation Location Map depicting the nine view points is included as Figure 6. A complete letter of methodology for the photographic simulations is provided in the One- Mile Radius Visibility Study prepared by VHB (May 2017),submitted under separate cover. 29 Photographic Simulation Analysis L33Y v- 1 t . • Pi r g, ' 7 'fbAlk-001 04 h t � /'yr G r�s►�+ T=�,_ 'vhb Visual Impact Analysis Photographic simulations prepared by Creative Visuals,Inc.showing the proposed facility from several identified vantage points are included in the One-Mile Radius Visibility Study prepared by VHB (May 2017), submitted under separate cover. VHB's analysis of these photographic simulations,as compared to corresponding existing conditions photographs,is summarized below. View Point 1—from Kirkup Lane,adjacent to the Nature Preserve,3,619±feet west of the proposed facility location. The View Point 1 existing conditions photograph depicts the area near Laurel Lake,including fairly dense deciduous trees around the lake. The photographic simulation indicates that a small portion of the top of the proposed concealment pole would be visible above the tree line from this location. However, antennas would be concealed within, and the proposed concealment pole would be almost entirely obscured by intervening vegetation,especially during the "leaf-on"months. As such,the proposed facility would not result in significant adverse visual impacts from this view point. View Point 2—from the Mattituck-Cutchogue ball field,2,235±feet southwest of the proposed facility location. The View Point 2 existing conditions photograph depicts the Mattituck-Cutchogue ball field,with surrounding structures among a densely wooded backdrop. The photographic simulation indicates that the upper portion of the proposed concealment pole would be barely visible among the surrounding deciduous trees from this location. Furthermore,the concealment pole would conceal the proposed antennas within,would be mostly obscured during "leaf-off'conditions, and would be completely obscured from view during the"leaf- on"months. View Point 3—from adjacent to eastbound Route 25,approaching the intersection with Laurel Trail/entrance to Laurel Links Country Club (Private),926±feet southwest of the proposed facility location. The View Point 3 existing conditions photograph depicts residential and commercial structures on Main Road,along with overhead utility lines and support poles. The photographic simulation indicates that the proposed concealment pole would be visible from this location, although it would be partially obscured by utility lines and trees. Based on the stealth design of the proposed concealment pole and the presence of intervening deciduous vegetation and utility lines,the proposed facility would not result in significant adverse visual impacts from this view point. View Point 4—from near the intersection of Albo Drive and Bray Avenue,1,291± feet southeast if the proposed facility location_ The View Point 4 existing conditions photograph depicts residential structures,trees and overhead utility lines and support poles along Bray Avenue. The photographic simulation indicates that a 32 Pliotographic Simulation Analysis ��rhh small portion of the top of the proposed concealment pole would be visible from this location. However,as most of the pole would be obscured by existing vegetation, and the pole appears no higher in the horizon than existing vertical elements(e.g., utility poles and trees),-there would be no significant adverse visual impacts from this view point. View Point 5-from the entrance/exit road to Mattituck Park District Beach, overlooking Husing Pond Preserve,3,403±feet southeast of the proposed facility location. The View Point 5 existing conditions photograph depicts a natural area consisting of trees and low-lying vegetation,with overhead utility lines and support poles along Peconic Bay Boulevard in the foreground. The photographic simulation indicates that the upper portion of the proposed concealment pole could be seen from this location. However,the visible portion of the proposed concealment pole appears relatively small as compared to existing overhead utility line support poles, and would not significantly alter the existing visual character. Additionally,the trees along Peconic Bay Boulevard would further obscure the proposed concealment pole during the"leaf-on'months. Therefore,the proposed facility would not result in significant adverse visual impacts from this view point. View Point 6-from near 245 Bray Avenue,661±feet southeast of the proposed facility location. The View Point 6 existing conditions photograph depicts residential and commercial structures along Main Road, and surrounding trees, overhead utility wires traversing the roadways, and support poles along Bray Avenue and Main Road. The photographic simulation indicates that the proposed concealment pole would be visible from this location. However,the proposed antennas would be concealed within,and the structure would be no taller in the visual horizon than existing vertical elements(e.g.,trees). Thus,the proposed concealment pole would not significantly alter the existing visual character. Furthermore,intervening deciduous vegetation would partially obscure the proposed concealment pole during the"leaf-on"months,such that the proposed facility would not result in significant adverse visual impacts from this view point. View Point 7-from across from 565 Old Main Road,923±feet east of the proposed facility location. The View Point 7 existing conditions photograph depicts commercial structures along Old Main Road, along with surrounding trees and overhead utility lines and support poles. The photographic simulation indicates that the proposed monopole would be visible from this location. However,antennas would be concealed witlin the pole,helping to mitigate potential visual impacts. View Point 8-from the sidewalk adjacent to westbound Route 25,846±feet northeast of the proposed facility location. The View Point 8 existing conditions photograph depicts commercial structures,trees and overhead utility lines along Main Road. The photographic simulation indicates that a portion of the proposed monopole would be visible from this location. However,the pole would be largely 33 Photographic Simulation Analysis t �,`hb obscured by existing structures and deciduous vegetation,which would provide additional screenind during the"leaf-on"months. As such,the proposed facility would not result in significant adverse visual impacts from this view point. View Point 9—from the subject property,66±feet north of the proposed facility location(i.e.,on the subject property). The View Point 9 existing conditions photograph depicts the existing structures and outdoor storage area at the subject property. The photographic simulation depicts the base of the proposed facility,including the proposed concealment pole and equipment compound. The equipment compound would be situated behind existing structures on the subject property,such that it would be screened in views from the adjacent roadway. Additionally,the antennas would be concealed within the proposed pole,mitigating potential visual impacts. As the visual analysis indicates,the proposed communications facility would be visible from certain vantage points throughout the surrounding area. However,the proposed facility would be partially or fully obscured by intervening vegetation from many locations;and,as the photographic simulations were prepared under early spring(leaf-oft)conditions,it is anticipated that the presence of deciduous leaves on the trees during the growing season would provide additional screening. The proposed facility has been designed such that the Verizon Wireless communication antennas,AT&T antennas and those of up to two other future wireless service providers would be concealed within the proposed monopole;and associated ground-based equipment would be situated behind existing on-site structures,such that it would be shielded from view from the adjacent roadway,helping to mitigate potential visual impacts. As such, it is concluded that the proposed communications facility would not have a significant overall adverse visual impact on neighborhood aesthetics,and is sited and designed so as to minimize visual and physical obtrusiveness to the degree practicable. 34 Photographic Simulation Analysis �vhb 500 FINDINGS AND CONCLUSIONS Based upon inspection of the subject property and surrounding areas,review of the Town Code and Zoning Maps,review of photographic simulations and a One-Mile Radius Visibility Study, and evaluation of characteristics of the proposed facility,the following findings can be made: 1. Given the predominance of residential zoning and uses in the Town and the lack of appropriate antenna support structure in the area in which the proposed facility must be located in order to address service deficiencies of Verizon Wireless and AT&T,the applicants have chosen to install a concealment pole upon a commercially-zoned and developed property, adjacent to other commercial/light industrial uses.This is an appropriate location from a planning perspective, as there are limited non-residential uses and no practical collocation opportunities within the service deficiency area. 2. The proposed communications facility would have a minimal impact on the environmental conditions of the site and the surrounding area,as the facility would be unmanned. As such,no sewage or solid waste would be generated. There would be no impact to traffic conditions on surrounding roadways.There would be no significant impacts to soils,topography,or ecology, as the overall disturbance would be minimal and the facility installation would result in only a minor increase in impervious surface in an area of previous disturbance.Additionally, the subject parcel is not within a flood hazard area. 3. The One-Mile Visibility Study and photographic simulations illustrate that the visibility of the proposed communications facility would be limited by several factors,including:placement of the proposed facility in the rear portion of the subject property,behind an existing on-site building;full or 35 Findings and Conclusions }ii -OOvhb partial screening provided by intervening vegetation,buildings and other obstructions in the surrounding area;additional screening provided by the Ieaves of deciduous trees during the growing season;concealment of the proposed antennas within the monopole;use of a narrow-profile concealment pole,similar to existing utility poles,to minimize obtrusiveness; and painting of the proposed concealment pole a neutral blue/gray color to enhance the degree to which the pole blends in with existing visual conditions 4. The proposed communications facility complies with the relevant wireless communication facility standards set forth in the Town Code to the extent practicable,given the limited opportunities for siting such a facility,and in light of the preponderance of residential zoning and development in the surrounding area and the need for Verizon Wireless and AT&T to address documented service deficiencies in the area of the subject property. \\�hb\proj\Longlslmid\29976.00 Laurel Stone\dos\VARIOUS\Planning Rpt\Elite Towers-Laurel Stora Plaruting Report_Rerlidy 2016 FIAAL door 36 Findings and Conclusions ■ Appendix A vhb y* f, ma L 4 Photograph No. 1: View of the street elevation of the Laurel Stone Supply main building and overall subject property, facing northwest from along Main Road. Y"+ Photograph No. 2: View of the location of the proposed concealment pole and proposed equipment compound on the overall subject property,which contains an existing masonry shop and materials supply yard, located at 7055 Main Road, Mattituck New York, facing southeast within the subject property. '=0-00, "0 lib Photograph No. 3: View of existing stockpiles of masonry materials proximate to the location of the proposed concealment pole and equipment compound, facing west- northwest from within the subject property. "V "VAb f Photograph No.4: View of a secondary access drive on the western portion of the overall subject property, and of the west elevations of the main Laurel Stone Supply building and an accessory building, facing south-southeast from within the overall subject property. Conduits for utility service would be trenched along this driveway from the proposed equipment compound to Main Road. 14 "; i.�+ ..�'� ,{,},a ;;� � f�• �Y_ � �.������ ,r.i" R•71r .�ff 1. 1 . � Lp . �.;+ •V, `;tib �' i� : row, a ;! Imp f�`y" _ .,,r:. �� F:� ��Fa it� ..►�y�':'i�t `•. y e y fy a a • .�pY `•-,P a A Y d• *. zS i � x S 2 Photograph r ofcommercial andcommercial/light • • of �rhb r r.- 1L'' AUX ki� ft- Photogruh No. 4: View of the entrance to the Laurel Links Country Club, a private recreational use located southwest of the subject property, facing south-southeast from the property's access drive, proximate to Main Road. i 'y Photograph No. 10: View of the single-family residence across Main Road from, and south of,the subject property, facing south from along Main Road. 11L7 P 5' �"Rti l •r. r let r-- ems" Photograph No. 11: View of the single-family residential area south-southeast of the subject property, along Bray Avenue, facing southeast from the roadway. Ell Photograph No. 12: View of the commercial and commercial/light industrial uses east- northeast of the subject property, facing northeast along Main Road. / ? < ^_�• � Photoaraph . I Viewof Highwind Farm, an agricultural use located east of the subject property, , I southeast fromalong e . Main Road. I % sell gotool. c vl,b ■ Appendix B John Ellsworth Chief Environmental Planner John is Chief Environmental Planner on Long Island responsible for SEQRA planning, strategy, analysis, documentation, and litigation support for real estate development. 27 years of professional experience Planning,Zoning and Visual Impact Analyses and Neighborhood Character Studies for Public Utility Wireless Communications Providers,Various Sites, NY Education, John is assisting with preparation of Planning, Zoning and Visual Impact Analyses and MS, Marine Enviionrr ental neighborhood character studies for public utility wireless communications facilities in the Sciences,Stonv Brook Towns of Smithtown, Southampton, Huntington, Shelter Island and East Hampton.In University, 1982 addition,John provides expert environmental and planning testimony to various Town BS, Biology,Goologv, and Village Boards, Planning Boards and Zoning Boards of Appeal with respect to University of Rochestei, 1978 planning, zoning and environmentaNmatters. Telecommunications Facilities,Various Locations, Long Island, NY John is providing environmental planning services in support of numerous telecommunications facilities throughout Nassau and Suffolk Counties, ranging from the preparation of Short Environmental Assessment Forms to Environmental Impact Statements. Syosset Park, Syosset, NY John is providing environmental planning services pursuant to SEQRA for a proposed "smart growth"village with residences, shops, restaurants, offices, entertainment, hotels, and a 30-acre community park on 93 acres comprising the former Cerro Wire and Cable Company property(a New York State Brownfield Cleanup Program site)and various Town of Oyster Bay Public Works facilities in Syosset. Villadom-Elwood Orchard Site Rezoning and Redevelopment, Elwood, NY John is providing environmental planning services in support of an Expanded Environmental Assessment for the Villadom-Elwood Orchard development in the Town of Huntington.The proposed project includes subdividing a 56-acre site, rezoning a 49- acre portion to a planned shopping center zone, and obtaining site plan approval for a new 486,000-square foot mixed-use development of retail, office, supermarket, restaurant, and other properties. South Nassau Communities Hospital Southwest Addition, Oceanside, NY John is providing environmental planning services to South Nassau Communities Hospital to prepare SEQRA analysis and documentation for the Southwest Addition in Oceanside, a new Central Utility Plant, and upgrades to emergency electrical infrastructure.The four-story, 58,000-square-foot addition will satisfy critical program needs associated with the Emergency Department, Operating Room platform, and Critical Care unit. South Nassau Communities Hospital Medical Arts Pavilion, Long Beach, NY John is providing environmental planning services to South Nassau Communities Hospital to prepare SEQRA analysis and documentation for a new Medical Arts Pavilion in Long Beach.The pavilion will transform the remaining portions of the former Long Beach Medical Center, which was extensively damaged by Superstorm Sandy in John Ellsworth October 2012.The $40 million, 56,000-square-foot facility will feature an expanded free-standing Emergency Department with parking and emergency water access via a dock. Ferry Road Development,Sag Harbor, NY John is providing environmental planning services pursuant to SEQRA for a proposed 13-unit townhome development in Sag Harbor. Town of Oyster Bay SEQRA Environmental Review, NY John reviewed all major actions that came before the Town of Oyster Bay, as well as numerous minor actions, pursuant to the State Environmental Quality Review Act for more than 2S years prior to joining VHB.This involved the comprehensive review of Environmental Impact Statements and the preparation of determinations of significance and findings statements. This project review experience involved hundreds of applications, including the following major actions Mixed-use,village center development on former federal Superfund and brownfield sites (Syosset Park) Multi-family housing developments on two adjacent properties, including a private country club and a site containing a non-conforming commercial use (Woodbury/West Hills) Assisted living residences proposed for a residential zone (Jericho) Development of a consumer wholesale warehouse on a vacant property (Hicksville) Redevelopment of Cerro Wire property with proposed Mall at Oyster Bay(Syosset) Redevelopment of Liberty Industrial property with a large supermarket(Farmingdale) Development of Underhill property with a residential subdivision (Jericho) Redevelopment of a portion of the South Oaks Hospital property with mixed multi- family residential development and an assisted living facility(Massapequa) Redevelopment of Twin County asphalt plant site with multi-family housing (Hicksville) Redevelopment of former Nassau County property on Old Country Road and Round Swamp Road with a mixed use facility (Plainview) Redevelopment of a former industrial site with "Next-Generation"and senior housing (Plainview). Redevelopment of a portion of the Sisters of Mercy property with a residential subdivision (Woodbury) Development of former sand mining site on North Service Road of Long Island Expressway with a planned unit development(Plainview) Redevelopment of the Grumman Aerospace property with commercial/industrial uses (Bethpage) Redevelopment of former drive-in theater property with a wholesale warehouse and multiplex theater(Westbury) John Ellsworth Town of Oyster Bay Technical Assistance—Remediation Oversight, NY John provided technical assistance to the Town of Oyster Bay prior to joining VHB.This included oversight of remediation activities,including:former Town landfills in Old Bethpage and Syosset; Bethpage Community Park former ice skating rink area, under the Brownfield Cleanup Program in cooperation with the NYS Department of Environmental Conservation; Bethpage Community Park former baseball field area (Operable Unit#3), in conjunction with NYSDEC and Northrop Grumman Systems Corporation; and former Liberty Industrial Finishing property in Farmingdale, pursuant to Record of Decision issued by the U.S. Environmental Protection Agency and under NYS Part 375 cleanup standards, including the provision of on-site inspection services. He reviewed and commented on environmental remediation documentation and provided interaction with involved regulatory agencies and responsible parties, including: Pall Corporation site, Glen Head/Glen Cove; PhotoCircuits site, Glen Head/Glen Cove; Naval Weapons Industrial Reserve Plant and former Grumman Aerospace site, Bethpage; Bethpage Community Park; Bayer MaterialScience (Hooker Chemical, or Ruco Polymer) Site, Hicksville; Sylvania Site, Hicksville;TransTechnology site, Glen Head; Gus Marine site, Massapequa; Sunoco property, Glen Head; United Stellar site, Plainview; Mill Neck Marina, Locust Valley, and Bayville Village Cleaners. Town of Oyster Bay Technical Assistance—Regulatory Amendments, NY John provided technical assistance to the Town of Oyster Bay prior to joining VHB.This included the development of recommendations for appropriate amendments to enhance the Town's regulatory requirements, including: shellfish and marine life;tree preservation and bamboo control;zoning legislation, including planned unit development zoning, assisted living zoning legislation, and Old Harbour Green zoning,- and oning;and noise ordinance. Town of Oyster Bay Technical Assistance—Land Use Investigations, NY John provided technical assistance to the Town of Oyster Bay prior to joining VHB.This included land use investigations, facility improvement plans, and policy initiatives by the Town, including: Save Environmental Assets (SEA) Fund program,- redevelopment/expansion rogram;redevelopment/expansion of Allen Park in Farmingdale; redevelopment of Theodore Roosevelt Park in Oyster Bay; redevelopment of former Packard School property in Plainedge; expansion of Gaynor Park in Glen Head;development of Mill Pond Overlook in Oyster Bay with passive park facilities; Local Waterfront Revitalization Program; Oyster Bay Eastern Waterfront Plan; Alhambra Beach Park Expansion; Hicksville Brownfield Opportunity Area studies; and various traffic and parking studies. He also reviewed and commented on land use investigations, comprehensive plans, and policy initiatives by other entities, including: Long Island Regional Planning Council initiatives; Oyster Bay- Cold Spring Harbor Watershed Action Plan; Republic Airport Vision Plan;Village of Sea Cliff Build-Out Study; draft Nassau County Master Plan Update; Nassau Hub Study; Long Island Regional Economic Development Council; and New York-Connecticut Sustainable Communities Program. Town of Oyster Bay Technical Assistance—Litigation Support, NY John provided technical assistance to the Town of Oyster Bay prior to joining VHB.This included litigation support involving review of legal filings and decisions, consultation with Town Attorney's Office and outside counsel, preparation of affidavits and other supporting documents, etc.. Project included: sale of municipal property in Syosset,- Oyster yosset;Oyster Bay-Cold Spring Harbor bay management programs; senior and next- John Ellsworth generation housing programs; proposed Costco wholesale warehouse, Hicksville,- Bethpage icksville;Bethpage Community Park;former Cerro Wire property (proposed Mall at Oyster Bay), Syosset; underwater lands jurisdictional dispute; Doremus property,Jericho;Gus Marine property, Massapequa. Town of Oyster Bay Technical Assistance—Special Initiatives, NY John provided technical assistance to the Town of Oyster Bay prior to joining VHB.This included special environmental initiatives and activities such as proposed solar energy facilities on Town properties and Green Homes Retrofit Program. He also participated on the Solid Waste Task Force and Hurricane Sandy Response and Restoration Task Force, and coordinated permit applications to various regulatory agencies including the New York State Department of Environmental Conservation and U.S.Army Corps of Engineers. Village of Old Westbury Consulting Services, NY John provided consulting services to the Village of Old Westbury prior to joining VHB. He reviewed an application for the expansion of facilities at New York Institute of Technology, including new student residences, an executive office building, and academic building, and issuance of a Positive Declaration and Draft Environmental Impact Statement. He also reviewed an application for expansion of a gasoline service station and associated convenience store. Village of Sands Point Consulting Services, NY John reviewed the application for a five-lot residential subdivision and adjoining site plan application on Manhasset Bay pursuant to SEQRA, involving the preparation of a Draft Environmental Impact Statement, prior to joining VHB. Village of Plandome Consulting Services, NY John reviewed applications for six-lot and four-lot residential subdivisions pursuant to SEQRA prior to joining VHB. Village of East Hills Consulting Services, NY John reviewed the development application, prior to joining VHB,for the former Pall Corporation site including review of applicant-submitted Expanded Environmental Assessment Form and preparation of required documentation pursuant to SEQRA. Village of Islandia Consulting Services, NY John reviewed various development applications and other actions, prior to joining VHB, including preparation of required documentation pursuant to SEQRA.Actions reviewed included expansion of Computer Associates world headquarters, Village of Islandia Comprehensive Plan Update, WalMart at Islandia Shopping Center, and a number of residential subdivisions and small commercial and industrial facilities. Village of Kings Point Consulting Services, NY John reviewed various development applications and other actions, prior to joining VHB, including preparation of required documentation pursuant to SEQRA, Actions reviewed included two residential subdivisions on environmentally sensitive shorefront properties (both subject to Environmental Impact Statements). Town of Islip Consulting Services, NY John reviewed the Preliminary Final Environmental Impact Statement and preparation of SEQRA Findings Statement for Heartland Town Square prior to joining VHB.This mixed John Ellsworth used development proposal consists of 4 million square feet of office, 1 million square feet of retail, 100,000 square feet of civic space and 9,000 residential units on a 450- acre property in Brentwood. Town of Brookhaven Consulting Services, NY John prepared a Generic Environmental Impact Statement for comprehensive revisions to the Town of Brookhaven Zoning Code, prior to joining VHB,covering non-residential zoning districts throughout the Town. He also prepared a GEIS for the implementation of a community revitalization plan for the Montauk Highway Corridor in Mastic-Shirley, and an EIS covering a proposal by the Town to undertake a hard clam restoration project in eastern Great South Bay. Town of Greenburgh Consulting Services, NY John provided assistance to the Town of Greenburgh, prior to joining VHB, in the review pursuant to SEQRA of a mixed-use development proposal (including residential, commercial, and recreational uses) on a 100-property containing steep slopes, rock outcroppings,freshwater wetlands, and sensitive ecological and archaeological resources. He also provided assistance to the Town, as an interested agency, in undertaking review of an EIS prepared for the Ridge Hill multi-use development in the City of Yonkers.John also prepared a Generic Environmental Impact Statement for adoption of the Town of Greenburgh Comprehensive Plan, including implementing legislation for the regulation of activities in areas containing steep slopes and wetlands. Long Island Expressway HOV Lane, NY John provided the comprehensive review of Draft and Final Environmental Impact Statements and submission of written comments regarding same on behalf of the Town of North Hempstead and four Villages prior to joining VHB. Iona College Dormitory Project and East Campus Expansion Project, New Rochelle, NY John prepared final scoping documents, provided comprehensive review of Draft and Final Environmental Impact Statements for both actions, and submitted written comments regarding same prior to joining VHB. He also prepared the SEQRA findings statement and assisted the City of New Rochelle in complying with other requirements of SEQRA.