HomeMy WebLinkAboutVHB Planning, Zoning and Visual Impact Analysis May 2015Planning, Zoning and Visual Impact Analysis
May 2015
Proposed Communications Facility Upgrade
Mattituck Fire District
1000 Pike Street
Mattituck, New York
PREPARED FOR
Mattituck Fire District
P.O. Box 666
Mattituck, NY 11952
PREPARED BY
100 Motor Parkway, Suite 135
Hauppauge, NY 11788
(631) 787-3400
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Table of Contents
1.0 INTRODUCTION AND METHODOLOGY.................................................................................1
2.0 EXISTING SITE CONDITIONS AND PROPOSED COMMUNICATIONS FACILITY
UPGRADEDESIGN..................................................................................................................3
3.0 ZONING, LAND USE AND ENVIRONMENTAL ANALYSIS....................................................9
Zoning and Land Use of the Site and Surrounding Area and Planning Considerations ............ 9
Environmental Considerations.................................................................................................27
4.0 VISUAL IMPACT ANALYSIS..................................................................................................28
PhotographicSimulations........................................................................................................28
VisualImpact Analysis....................................................>........................................................31
5.0 FINDINGS AND CONCLUSIONS............................................................................................36
List of Figures
Figure1 — Site Location Map.....................................................................................................................2
Figure2 — Site Plan................................................................................................................. ..............5
Figure3 — Elevations.................................................................................................................................6
Figure4 — Compound Plan........................................................................................................................7
Figure5 — Zoning Map Excerpt................................................................................................................11
Figure6 — Aerial Photograph...................................................................................................................12
Figure 7 — Photographic Simulation Location Map..................................................................................30
List of Appendices
Appendix A - Subject Site and Surrounding Area Photographs
Appendix B —Visual Analysis (Photographic Simulations) by Creative Visuals, Inc., dated May 2014
Appendix C - Resume of Erin Echevarria, Project Manager, VHB Engineering, Surveying and
Landscape Architecture, P.C.
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INTRODUCTION
AND METHODOLOGY
A Planning, Zoning and Visual Impact Analysis was performed for the proposed
communications facility upgrade on the Mattituck Fire District (hereinafter the "Fire
District") property located at 1000 Pike Street in the Town of Southold, Suffolk
County, New York (see Figure 1). The subject property is designated on the Suffolk
County Tax Map as District 1000 - Section 140.00 - Block 03.00 - Lot 011.001.
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 existing facility (to be upgraded) 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 upgraded facility from several
identified vantage points, conducted by Creative Visuals, Inc.
The complete documentation and photographic simulations prepared by Creative
Visuals, Inc. are included in Appendix B.
Introduction and Methodology
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EXISTING SITE
CONDITIONS AND
PROPOSED
COMMUNICATIONS
FACILITY UPGRADE DESIGN
The proposed action involves the upgrade of the existing Fire District
communications facility on the property located at 1000 Pike Street, in the hamlet of
Mattituck, Town of Southold, Suffolk County, New York (see Figure 1). The subject
property is currently developed with a main Fire Station building and three
accessory buildings, as well as paved parking areas, landscaped areas and an existing
84± -foot -tall wooden pole with Fire District whip antennas thereon (i.e., the Fire
District's existing communications facility).
The proposed action involves the upgrade of the Fire District's existing
communications facility. Specifically, the Fire District intends to remove an existing
84± -foot -tall wooden pole with whip antennas thereon and replace it with a 120 -foot -
tall blue/gray stealth unipole and associated equipment (Figure 2). The proposed
unipole would support multiple Fire District whip antennas at various heights, the
uppermost of which would reach a top height of 132 -feet -6± -inches above grade level
(agl) (Figure 3). In addition, a mesa span cabinet and a transformer would be
installed at ground level, proximate to the base of the proposed unipole. Six bollards
would be installed at ground level to protect the proposed mesa span cabinet and
transformer. The proposed stealth unipole would also facilitate future collocation, as
it would be able to conceal the antennas of multiple wireless service providers within
five concealment canisters. Upon future collocation, associated equipment of
Existing Site Conditions and Proposed Communications Facility Upgrade
Design
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wireless communications providers would be situated on the rooftop upon two steel
platforms, behind screening enclosures designed to match the building fagade
(Figure 4). The proposed screening enclosures for future wireless communications
rooftop equipment would extend to a height of 31 -feet -2± -inches agl, which is
approximately nine feet higher than the existing building parapet, but lower than the
overall Fire Station height (top roof ridge is at a height of 44 -feet -1 -inch agl) (Figure
3). Additionally, a natural gas powered generator (associated with future collocation)
may be located upon the building rooftop proximate to the proposed equipment
platforms.
4 Existing Site Conditions and Proposed Communications Facility Upgrade
Design
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Visual inspection of the subject property indicates that it is currently developed with
a Fire District use, including a main Fire Station building, three accessory buildings,
paved parking areas, landscape areas and an existing 84± -foot -tall wood pole with
Fire District antennas thereon. The surrounding area is characterized by a mix of
uses including single-family residential, transportation (Long Island Rail Road
[LIRR] train tracks), commercial/industrial, educational and municipal. 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 entitled Zoning, Land Use and
Environmental Analysis.
Existing Site Conditions and Proposed Communications Facility Upgrade
Design
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3.0
ZONING, LAND USE
AND 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 Hamlet Business (HB) zoning district (see Figure 5). Pursuant
to Section 280-45.A. of the Code of the Town of Southold (hereinafter 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; restaurants;
bakeshops, personal service shops; galleries; auditoriums/meeting halls; repair
shops; bus or train stations; theaters or cinemas; libraries or museums; grocery stores
and convenience stores. The proposed communications facility upgrade would be
permitted with the issuance of a special exception and site plan approval from the
Planning Board. In addition, the proposed facility upgrade will require waivers
from the Planning Board, as discussed herein.
As previously indicated, the subject property is currently developed with a Fire
District use, including a main Fire Station building, three accessory buildings, paved
parking areas, landscape areas and an existing 84± -foot -tall wood pole with Fire
District antennas thereon. The zoning classifications and land uses of the properties
9 Zoning, Land Use and Environmental Analysis
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surrounding the subject site are described below, an aerial photograph is provided in
Figure 6 and photographs depicting the nature of the site and surrounding
community are included in Appendix A.
North: Immediately north of the subject property are single-family residential
structures within the HB zoning district. Beyond that are the LIRR tracks
and industrial/commercial uses within the Light Industrial (LI) zoning
district. Mattituck High School is located to the northeast of the subject
property within the Residential Low -Density District (two -acre minimum)
(R-80) zoning district.
South: South of the subject property are single-family residential uses and
commercial uses within the HB zoning district. Single-family residential
uses farther south are situated within the R-80 and Residential Low -Density
District (one -acre minimum) (R-40) zoning districts.
East: East of the subject property are predominantly single-family residential uses
and residential office uses within the R-80, R-40 and Residential Office (RO)
zoning districts.
West: To the west of the subject property are commercial and single-family
residential uses within the HB zoning district, with industrial uses beyond in
the LI zoning district.
10 Zoning, Land Use and Environmental Analysis
Figure 5 — Zoning Map Excerpt
SITE NAME: Proposed Communications Facility Upgrade
LOCATION: 1000 Pike Street
CITY, STATE, ZIP: Mattituck, New York 11952 N
SCALE: Not to Scale
SOURCE: Town of Southold Section 1 of 4 New Zoning Map Adopted by
Southold Town Board on November 30, 2004
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As indicated by the Town of Southold Planning Department staff, the proposed
communications facility upgrade will be treated as a wireless communications
facility for the purpose of review. Article XVII of the Town Code regulates wireless
communications facilities within the Town of Southold. Thus, pursuant to §280-
70.B., the proposed facility upgrade will require site plan approval, a special
exception and a building permit. A consistency analysis of the proposed action with
relevant Town Code requirements is presented herein.
§280-70 General Requirements for all wireless communication facilities
D. Location of wireless facilities
(1) Applicants for wireless communications 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 new antenna support structure on properties in the LI or LIO Zoning Districts.
(e) A new antenna support structure on properties in the MI, M11, B or HB Zoning
Districts.
(f) A new antenna support structure on properties in the AC, R-40, R-80, R-120, R-
200, R-400, LB, RO, RR, HD or AHD Zoning Districts.
Pursuant to information presented in an affidavit by John C. Harrison, Secretary
of the Mattituck Fire District (submitted under separate cover), the removal of
the existing wooden pole with antennas thereon and replacement with the
proposed unipole is akin to collocating on and extending an existing facility.
Thus, it is respectfully submitted that the proposed action would fall under
priority 'b', listed above.
(2) If the proposed site is not proposed for the highest priority 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 ...
As previously indicated, the proposed action is the upgrade of the existing Fire
District's communications facility. The placement of said upgraded facility on
Fire District property is required for security reasons, and, as such, the Fire
District did not pursue the placement of antennas upon existing antenna support
structures on Town -owned properties (including rights-of-way) or on
independently -owned properties. Moreover, there are no existing structures on
Town -owned land that would afford the height that the Fire District requires for
13 Zoning, Land Use and Environmental Analysis
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the improvement of its communications facility. Thus, the applicant has selected
the highest available priority property that would directly benefit Fire District
communications. As such, the Fire District respectfully requests that the
Planning Board approve the instant application, pursuant to its granting
authority described in §280-70(4) of the Town Code.
(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 applicant, the proposed
communications facility upgrade would need to be situated upon Fire District
property. Thus, the applicant is proposing a replacement antenna support
structure on the Fire District property in the HB zoning district.
E. Guyed or lattice antenna support structures are prohibited.
The proposed structure is a unipole, 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 within or adjacent to tidal or freshwater wetlands, nor is
it within a Coastal Erosion Hazard Area. Further, it is not designated parkland. It is a
Fire District property developed with the aforementioned Fire Station and accessory
buildings, and thus, was not purchased with Community Preservation Funds. The
subject property does have land above high ground water (data suggests that ground
water would be encountered at approximately seven feet above mean sea level), and,
as such, any necessary permits/approvals associated with high ground water would
be sought by the Fire District, as required.
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 unipole would be 120 feet agl, the required fall zone would include
a 240 -foot radius around the location of the unipole. The proposed unipole would
14 Zoning, Land Use and Environmental Analysis
not meet this requirement, as it will be installed proximate to the existing Fire Station
building, as a replacement to the existing wooden pole (similarly located) with
communications antennas thereon. Under separate cover, the applicant has
submitted a report prepared by a qualified structural engineer, for review by the
Planning Board, demonstrating that the placement of the proposed unipole,
proximate to the Fire Station, would be appropriate and safe. Thus, the proposed
action is consistent with this standard.
H. Federal aviation regulations. All wireless facilities shall comply with applicable airport
and/or air space hazard and/or obstruction regulations ...
The proposed wireless communications facility would comply with all applicable
federal aviation regulations, and thus, is consistent with this standard.
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 subject tax map parcel is 57,052 sf where 20,000 sf is required, meeting the
requirement above. However, 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 unipole where a maximum height of 80 feet is allowed. Although
the proposed facility would exceed the permitted maximum height, the height is
required in order to improve the existing Fire District communications
capabilities. Moreover, it is anticipated that wireless communications providers
will collocate within the proposed unipole in the future, also necessitating the
additional height in excess of 80 feet. It should also be noted that the existing
communications pole on the subject property already exceeds the 80 -foot
maximum height limitation. In addition, the proposed action would require a
waiver from the Planning Board per §280-76.2B of the Town Code to allow siting
of the proposed unipole approximately 76 feet from the nearest residential
property line, adjacent to the Fire District property to the south, where a distance
of 500 feet is required. Despite the placement of the proposed facility within 500 -
feet of residential property lines, the applicant respectfully submits that there
would be no risk to surrounding residential properties or structures, based upon a
report prepared by a qualified structural engineer (submitted under separate
cover) demonstrating that the placement of the proposed unipole, proximate to
residential uses, would be appropriate and safe. Moreover, the existing condition
on-site is such that the existing communications pole sits closer than 500 feet to
nearby residential properties. Thus, given security requirements of Fire District
communications equipment (i.e., the proposed unipole must be located upon the
15 Zoning, Land Use and Environmental Analysis
subject property), as well as the limitations of the existing site configuration, it is
respectfully submitted that the placement of the proposed unipole at the rear of
the Fire Station building is appropriate, despite being fewer than 500 feet from
nearby residential uses.
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.
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 applicant has submitted a report detailing 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 unipole would be 120 feet agl, and the top height of the uppermost
proposed Fire District whip antennas antennas would be approximately 132 -feet -6 -
inches feet agl. Pursuant to an affidavit from John C. Harrison, Mattituck Fire
District Secretary, this height is the minimum height required for the improvement
of the Fire District communications system. 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 unipole would adhere to the setbacks indicated in §280-59, Bulk
Schedule for Business, Office and Industrial Districts (280 Attachment 4). Thus,
the proposed action is consistent with this standard.
(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
16 Zoning, Land Use and Environmental Analysis
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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.
There is no signage as part of the proposed facility upgrade, 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 upgrade of the existing Fire
District's communications facility, which does not include the installation of a
base station equipment shelter, but only involves the installation of a meter bank,
a transformer and a mesa span cabinet proximate to the base of the proposed
unipole. It should be noted that Fire District communications equipment is
currently situated within the Fire Station building and would remain as such
under the proposed action. However, should future collocation by wireless
service providers occur, the proposed equipment would be installed upon the Fire
Station rooftop, behind screening material, that would be designed to match the
facade of the Fire Station. Moreover, any future rooftop equipment of wireless
service providers would not extend above 31 -feet -2 -inches agl, which would
comply with the zoning district's maximum height limit. Thus, the initial Fire
District upgrade and potential future collocation by wireless service providers
would comply with this criterion.
(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 front 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.
Given that the proposed unipole and associated appurtenances (i.e., meter bank,
transformer and mesa span cabinet) would be installed in an entirely paved area
behind the Fire Station building, the proposed action does not involve the
installation of landscape vegetation. The proposed appurtenances would be
situated at the rear of the Fire Station and, given their relatively small size, would
17 Zoning, Land Use and Environmental Analysis
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not 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 Fire Station and accessory buildings with paved areas and an existing
wooden pole with communications antennas thereon, and, even if visible from
surrounding properties, the presence of equipment at the base of the proposed
unipole would not significantly alter the existing aesthetics of the subject
property. Thus, the proposed action is in keeping with the intent of this standard,
although it would require a waiver from the Planning Board per §280-76.2.(D) of
the Town Code.
(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 from beyond the property line, and no light is
reflected or shone towards the slcy, except in the case of structures required to follow
FAA guidelines for safety lighting.
There is no lighting proposed. As such, this standard is not applicable.
§280-71 Required approvals.
All wireless communications 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 would require a building permit, site plan approval and special
exception approval, and applications for such would comply with the general
requirements for all wireless communications 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
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 of 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
18 Zoning, Land Use and Environmental Analysis
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. However, it does involve the possibility that future wireless carriers
collocating within the proposed concealment unipole would install associated
equipment upon the Fire Station rooftop. In the case of future collocation, the
rooftop equipment of the wireless service providers would be concealed from
view behind radio-frequency transparent material that would be designed to
blend with the fagade of the Fire Station building. Moreover, the equipment of
future collocators would not extend above the existing upper rooflines of the Fire
Station building. Thus, future collocation that is anticipated to follow the
proposed Fire District communications facility upgrade would be in keeping with
the spirit of this criterion.
(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 paved Fire Station parking lot,
which is accessed via Wickham Avenue.
(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 such towers, 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.
The proposed 120-foot-agl unipole would be approximately 96 feet southeast of
the nearest existing overhead utility lines, located along Pike Street. Although the
proposed unipole would not be setback 120 feet from utility lines, as required,
information presented by the applicant's structural engineer (structural
certification letter presented under separate cover), indicates the proposed facility
19 Zoning, Land Use and Environmental Analysis
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has been designed such that it, in the unlikely event of failure, would collapse
upon itself. Thus, it would not reach a point approximately 96 feet away. As
such, it is respectfully submitted that the 96 foot setback from the nearest electrical
wires would be safe and appropriate.
(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 unipole has been designed such that it can accommodate the
antennas of multiple wireless service providers within five concealment cylinders,
and thus, complies 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 Fire
Station, accessory buildings and an 84± -foot -tall communications facility with no
significant vegetation on the subject property. Given the nature of the Fire
District use on the subject property and the existing building/parking lot
configurations, there is no opportunity to plant a dense vegetative buffer around
the proposed facility, and, the proposed action would require a waiver from this
standard. However, the existing visual character of the subject property is already
that of a Fire Station with a communications facility and the proposed facility
upgrade (unipole) has been designed to conceal antennas within and will be
painted a neutral blue/gray color in an effort to mitigate potential visual impacts
to the extent practicable. It should also be noted that in a One -Mile Radius
Visibility Study performed by VHB in April of 2014 (submitted under separate
cover), it was determined that there would be relatively limited visibility of the
proposed unipole within a one -mile radius, due to the presence of intervening
vegetation and structures. Additionally, the subject property is not located within
300 feet of a scenic roadway, as designated by the Town.
(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
20 Zoning, Land Use and Environmental Analysis
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compatible with the colors of the supporting structure so as to make the antenna and
related equipment as visually unobtrusive as possible.
As indicated on the Site Plan (see Figure 2), the proposed unipole would be
blue/gray in color, and thus, the proposed action is consistent with this standard.
(S) 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.
However, it should be noted that in an effort to make the proposed facility as
unobtrusive as possible, the proposed pole would be painted a neutral blue/gray
color, would be able to conceal antennas within, and would have associated
equipment of future wireless providers concealed behind screening on the
building rooftop. Moreover, this facility is proposed as a replacement for the
existing communications facility on the subject property. Although the proposed
unipole would differ visually from the existing wooden pole with antennas
thereon, the overall character of the subject property, as having a communications
facility thereon, has already been established.
(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 from 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 row 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 an 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 gaps in between for screening during the time the trees are filling in and
maturing. The Planning Board may vary 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 HB zoning district, it has
residentially -developed and utilized properties to the north, east and south. As
21 Zoning, Land Use and Environmental Analysis
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indicated earlier, given the existing Fire District use on-site and the current lot
configuration, there is no opportunity to plant screening vegetation, which is why
the facility has been designed to mitigate potential visual impacts to the extent
practicable (i.e., painted neutral blue/gray color and antennas would be concealed
within). Additionally, the visual character of the Fire Station has already been
established as having a communications facility thereon. Thus, the applicant,
respectfully requests a waiver from the Planning Board per §280-76.2.(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 stormwater
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 HB zoning district,
which is commercial in nature. As required above, the proposed unipole would
be installed behind the Fire Station building, and it would not encroach upon
existing landscaped areas or parking areas, nor would it impair any on-site
operations. Moreover, the proposed unipole would serve as a replacement for an
existing wooden pole with communications antennas thereon (and would be
installed adjacent to the existing pole's location), which has been on the subject
property for more than a decade and has not interfered with any on-site
operations. Further, future rooftop equipment of potential collocating wireless
service providers would be concealed behind screening designed to match the
fagade of the subject building. Thus, the proposed action is largely consistent
with 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 following:
(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.
Pursuant to information from the Fire District, the construction of the proposed
facility as a replacement and upgrade for the existing Fire District
communications facility would be necessary to remedy existing communications
issues, ultimately benefitting the surrounding community.
22 Zoning, Land Use and Environmental Analysis
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(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.
Given the nature of Fire District communications equipment (i.e., communications
equipment needs to be on the Fire District property for security purposes), it was
not feasible to consider collocating upon structures off of the subject premises. As
such, it is respectfully submitted that the proposed location is the most
appropriate location, given the limitations of Fire District communications.
(3) There are compelling reasons which make it more feasible to construct the proposed
facilities rather than alternatives.
As previously indicated, the proposed action involves the upgrade of an existing
communications facility on the Fire District property, which is currently deficient.
Pursuant to information from the Fire District, there are no appropriate existing
structures nearby that would make collocation a feasible alternative, as the
proposed facility needs to remain on the Fire District property. In general, there
are also limited siting opportunities in this portion of the Town, given the
predominance of residential development. As such, it is respectfully submitted
that the continued operation of the Fire District's communications facility on the
subject property, within an area consisting of mixed uses, is appropriate.
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.
Based on information provided by the Fire District (John C. Harrison's affidavit,
submitted under separate cover), the construction of the unipole to a height of
120 -feet agl, which would allow the installation of whip antennas at various
heights, up to a maximum height of 132 feet agl, is necessary in order to
adequately upgrade the existing Fire District communications system. Moreover,
height of the proposed unipole also promotes collocation by future wireless
service providers.
(2) The wireless communication facility has been situated to minimize its proximity and
visibility to residential structures, residential district boundaries and landmarks
designated by Town, federal or state agencies.
23 Zoning, Land Use and Environmental Analysis
The proposed unipole would not be situated proximate to any landmarks,
whether Town, federal or state designated. It would, however, be situated within
a mixed-use area with a significant residential component. As indicated earlier,
given the nature of the Fire District use and location, the communications facility
must be located on-site and, thusly, proximate to residential uses. However, there
is already an existing communications facility on-site, establishing the overall
character of the Fire District property, and the proposed facility has been designed
to mitigate potential visual impacts to the extent practicable. Thus, the proposed
unipole is not expected to significantly alter visual character of the subject
property or nearby residential areas. Given the limited siting opportunities for the
Fire District facility, it is respectfully submitted that the proposed site location and
design represent the least obtrusive option.
(3) The wireless communication facility is designed and situated to be compatible with the
nature of uses on adjacent and nearby property.
The proposed facility and associated operations would be entirely contained on
the subject property, and would not interfere with operations on adjacent or
nearby properties. Moreover, the proposed action is the upgrade of an existing
communications facility on-site, not the introduction of a new use on the subject
property. Thus, it would be compatible with the surrounding mixed-use area.
(4) The wireless communication facility has been designed to use the surrounding
topography to minimize its visual impacts.
Given the relatively flat terrain in the vicinity of the proposed facility location
there was minimal opportunity for the Fire District to use the surrounding
topography to minimize potential visual impacts associated with the proposed
facility upgrade.
(5) The wireless communication facility has been designed to use the surrounding tree,
building or foliage coverage to minimize its visual impacts.
With the exception of minimal landscape vegetation, the subject property is
devoid vegetative buffers. As such, there is little opportunity to utilize existing
foliage to screen the proposed facility. However, the proposed unipole would be
installed behind the subject building, potential future wireless communications
antennas would be concealed within, it would be painted a neutral blue/gray
color and potential future equipment of wireless providers would be screened on
the rooftop, helping to mitigate potential visual impacts associated with the
proposed facility upgrade. Moreover, as previously indicated, the character of the
subject property has already been established as a Fire District property with and
existing communications facility thereon.
24 Zoning, Land Use and Environmental Analysis
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(6) The wireless communication facility maximizes design characteristics to reduce or
eliminate visual impacts and obtrusiveness.
As previously indicated, the proposed unipole would be installed behind the
subject building, potential future wireless communications antennas would be
concealed within, it would be painted a neutral blue/gray color and potential
future equipment of wireless providers would be screened on the rooftop, helping
to mitigate potential visual impacts.
(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 applicant has designed the facility upgrade such that potential
visual impacts would be minimized to the extent practicable, and that the
operations associated with the proposed facility upgrade would be entirely
contained on the subject property, it is respectfully submitted that the resultant
upgraded facility would not have any significant adverse impacts on adjoining
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
of this article are better served by doing so, and that there is no detriment to the public health,
safety and welfare.
A. Section 280-701(2), Maximum height: 80 feet. In commercial zones, where co -location will
achieve the result of fewer antenna support structures, the Planning Board may modify
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.
Although the proposed facility would exceed the permitted maximum height of 80
feet, the height of 120 feet with a whip antenna extending to 132 feet (it should be
noted that the existing communications pole on the subject property already exceeds
the 80 -foot maximum height limitation) is required in order to improve upon the
existing Fire District communications capabilities. Moreover, it is anticipated that
wireless service providers will potentially collocate within the proposed unipole in
the future, also necessitating the additional height in excess of 80 feet to allow for the
installation of multiple concealment canisters for potential collocation.
25 Zoning, Land Use and Environmental Analysis
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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.
The proposed action involves the installation of the proposed unipole, approximately
76 feet from the nearest residential property line, adjacent to the Fire District
property to the south, where a distance of 500 feet is required (note that the existing
communications pole is roughly 80 feet from existing residences, well under the
required 500 foot limitation). Despite the placement of the proposed facility within
500 -feet of residential property lines, the applicant respectfully submits that there
would be no risk to surrounding residential properties or structures, based upon a
report prepared by a qualified structural engineer (submitted under separate cover)
demonstrating that the placement of the proposed unipole proximate to residential
uses would be appropriate and safe. Given that the proposed unipole must be
located upon the subject property, as well as the limitations of the existing site
configuration, it is respectfully submitted that the placement of the proposed unipole
at the rear of the Fire Station building is appropriate, despite being less than 500 feet
from nearby residential uses.
D. Section 280-70.N.(4), Base equipment shelter landscaping. The requirement of 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.
Given that the proposed unipole and associated appurtenances (i.e., meter bank,
transformer and mesa span cabinet) would be installed in an entirely paved area
behind the Fire Station building, the proposed action does not involve the
installation of landscape vegetation. Although landscaping is not proposed to
screen the proposed appurtenances, they would be situated at the rear of the Fire
Station and, given their relatively small size, would not 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 Fire Station and
accessory buildings with paved areas and an existing wooden pole with
communications antennas thereon, and, even if visible from surrounding
properties, the presence of equipment at the base of the proposed unipole would
not significantly alter the existing aesthetics of the subject property.
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 modify 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.
26 Zoning, Land Use and Environmental Analysis
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4.0
VISUAL IMPACT
ANALYSIS
Photographic Simulations
Creative Visuals, Inc. prepared photographic simulations of the proposed upgraded
communications facility. On April 3, 2014, Creative Visuals, Inc. conducted an on-
site visit to obtain familiarity with the site and surrounding area. Field work was
done between 7:50 a.m. and 12:00 p.m. The weather and visibility conditions were
clear skies with deciduous leaves off of the trees. Photographs taken presented
reference points for calculation of the placement of the proposed upgraded facility,
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 prepared illustrate the proposed concealment pole
with the Fire District whip antennas affixed thereon. Any potential wireless
communications antennas would be concealed within the pole, and therefore, would
not be visible from the surrounding area. Any other potential visibility is noted in the
specific discussion below, from each view point.
It should be noted that the proposed Fire District antenna configuration was
modified subsequent to the May 2014 preparation of the photographic simulations.
Specifically, there will only be two whip antennas at the top of the pole, while the
simulations depict fout. The two whip antennas will be five feet longer than those
depicted (extending to 132.5 -feet agl). There will also be four whip antennas affixed
to the lower portion of the unipole at the following centerline heights: 66.8 -feet agl,
64.7 -feet agl, 62.9 -feet agl and 46.8 -feet agl (one antenna per elevation) and one laird
antenna would be installed at 30 -feet agl. However, given the relatively small scale of
the whip and laird antennas in relation to the proposed unipole, it is not anticipated
that the revision of the photographic simulations to depict the currently proposed
28 Photographic Simulation Analysis
antenna configuration would look significantly different from the existing (May
2014) simulations. Thus, an analysis of the May 2014 photographic simulations is
included herein.
Fourteen (14) 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 upgraded facility were prepared from
fourteen representative locations from which the proposed upgraded facility would
be visible. A Photographic Simulation Location Map depicting the View Points is
included as Figure 7.
A complete letter of methodology is included with the photographic simulations in
Appendix B.
29 Photographic Simulation Analysis
Visual Impact Analysis
The results of the photographic simulation analysis are summarized below with
existing conditions photographs and photographic simulations included in
Appendix B.
View Point A — from near the benches in the park at Mattituck Inlet, 1,348± feet
west of the proposed facility location. The View Point A existing conditions
photograph depicts the area near the Mattituck Inlet, including paved parking,
residential structures, grasses, deciduous trees, utility poles and overhead utility
lines. The photographic simulation indicates that the top portion of the proposed
stealth unipole would be visible from this location and that the proposed whip
antennas would not be readily discernable. Based on the stealth design of the
proposed facility, the presence of intervening structures and the established visual
horizon containing utility poles and overhead utility lines, and as the proposed
stealth unipole would not appear higher than the utility poles in the foreground, the
proposed facility would not result in significant adverse visual impacts from this
view point.
View Point B — from near the intersection of Route 48 and Route 25,5,107± feet
west-southwest of the proposed facility location. The View Point B existing
conditions photograph depicts the Route 48/Middle Road corridor, with utility poles
and overhead utility lines and surrounding trees. The photographic simulation
indicates that a small portion of the top of the proposed stealth unipole would be
visible above the treeline from this location. However, it would barely be
discernible. As such, the proposed facility would not result in a significant adverse
visual impact from this view point.
View Point C — from the Mattituck train station, near the stairs and sitting area,
823± feet west-southwest of the proposed facility location. The View Point C
existing conditions photograph depicts a parking lot and commercial buildings near
the Mattituck train station, as well as utility poles, overhead utility lines,
surrounding trees, and a lamp post in the foreground. The photographic simulation
indicates that the top half of the proposed stealth unipole would be visible from this
location and that the proposed whip antennas would be barely discernable. Based
on the stealth design of the proposed facility and the presence of overhead utility
lines and intervening structures, the proposed facility would not result in significant
adverse visual impacts from this view point.
View Point D — from the sidewalk adjacent to Westphalia Avenue and near the
driveway to 13075 Sound Avenue, 1,018± feet southwest of the proposed facility
location. The View Point D existing conditions photograph depicts a commercial
area near Westphalia Avenue, including a parking lot and commercial structures,
31 Photographic Simulation Analysis
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with overhead utility lines, light posts, and deciduous and evergreen vegetation. The
photographic simulation indicates that the proposed stealth unipole would be visible
from this location and that the proposed whip antennas would be barely discernable.
Based on the presence of light posts, overhead utility wires, and intervening
deciduous vegetation, and as the proposed facility will not appear taller than the
light posts in view, the proposed facility would not result in significant adverse
visual impacts from this view point, especially during the "leaf -on" months.
View Point E — from the sidewalk adjacent to the intersection of Main Road and
Love Lane and near the Octagon Building, 564± feet south-southwest of the
proposed facility location. The View Point E existing conditions photograph depicts
commercial structures and landscaping on Main Road. The photographic simulation
indicates that the upper portion of the proposed stealth unipole and whip antennas
would be visible from this location. Based on the stealth design of the proposed
facility and the presence of intervening commercial structures, installation of the
proposed facility would not result in significant adverse visual impacts from this
view point.
View Point F — from adjacent to Main Road, near the intersection with Love Lane,
784± feet south-southwest of the proposed facility location. The View Point F
existing conditions photograph depicts Main Road, with commercial structures,
signage, utility poles, overhead utility lines and deciduous trees. The photographic
simulation indicates that the upper portion of the proposed stealth unipole would be
visible among existing utility poles, from this location, and that the proposed whip
antennas would be minimally visible. Based on the stealth design of the proposed
facility and given the existing visual clutter from this vantage point, installation of
the proposed facility would not result in significant adverse visual impacts from this
view point.
View Point G — from near 190 Rochelle Place, 4,586± feet south-southeast of the
proposed facility location. The View Point G existing conditions photograph depicts
residential structures at Rochelle Place and surrounding trees beyond. The
photographic simulation indicates that the top of the proposed stealth unipole would
be faintly visible above deciduous trees from this location. Based on the stealth
design of the proposed facility and the presence of intervening deciduous vegetation,
installation of the proposed facility would not result in significant adverse visual
impacts from this view point, especially during the "leaf -on" months.
View Point H — from near 405 Reeve Avenue, 1,507± feet east-southeast of the
proposed facility location. The View Point H existing conditions photograph
depicts the parking area of a church on Reeve Avenue and surrounding structures
and trees. The photographic simulation indicates that the proposed stealth unipole
would be partially visible through the trees, however, the whip antennas would be
obscured from view. As the proposed facility would be partially obscured by
32 Photographic Simulation Analysis
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intervening vegetation (i.e., it would not be prominent on the visual horizon) during
the "leaf -off" season, it is anticipated that it would be completely obscured by
intervening vegetation during the "leaf -on" season, from this location. Based on the
stealth design of the proposed facility and the presence of intervening deciduous
vegetation, installation of the proposed facility would not result in significant
adverse visual impacts from this view point.
View Point I — from the sidewalk adjacent to Main Road and the Mattituck-Laurel
Public Library, 773± feet east of the proposed facility location. The View Point I
existing conditions photograph depicts commercial structures, utility poles, overhead
utility lines, and surrounding trees along Main Road near the Montauk -Laurel Public
Library. The photographic simulation indicates that the upper portion of the
proposed stealth unipole would be visible from this location, but the whip antennas
would be barely discernible. Based on the stealth design of the proposed facility and
the presence of intervening deciduous and evergreen vegetation, installation of the
proposed facility would not result in significant adverse visual impacts from this
view point, especially during the "leaf -on" months.
View Point J — from Mill Lane, 3,282± feet northeast of the proposed facility
location. The View Point J existing conditions photograph depicts a field
surrounded by trees with residential structures beyond on Mill Lane. The
photographic simulation indicates that the top of the proposed stealth unipole would
be visible from this location, and whip antennas would not be discernable. Based on
the stealth design of the proposed facility and the presence of intervening deciduous
and evergreen vegetation, installation of the proposed facility would not result in
significant adverse visual impacts from this view point.
View Point K — from near the driveway to 1500 Wickham Avenue, 1,211± feet
north-northwest of the proposed facility location. The View Point K existing
conditions photograph depicts Wickham Road, north of the Middle Road
intersection, with residential and commercial structures, deciduous and evergreen
trees, utility poles, overhead utility lines and traffic signals. The photographic
simulation indicates that the proposed stealth unipole would be visible from this
location, and the proposed whip antennas would barely discernible. Given that
utility poles are already an established part of this visual horizon and that the
proposed facility will not appear to be taller than existing utility poles, as well as the
stealth design of the facility, there would not be a significant adverse visual impact
from this location. Moreover, during the growing season it is anticipated that
visibility of the proposed facility would be largely obscured by intervening
vegetation.
View Point L — from near 1130 Wickham Avenue, 803± feet north-northwest of the
proposed facility location. The View Point L existing conditions photograph depicts
Wickham Road between Middle Road and the rail road tracks, with commercial
33 Photographic Simulation Analysis
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structures, utility poles, overhead utility lines, and trees among the structures. The
photographic simulation indicates that the proposed stealth unipole and whip
antennas would be visible from this location. Based on the stealth design of the
proposed facility and the presence of utility poles and railroad infrastructure (i.e.,
vertical elements) visible along the horizon, installation of the proposed facility
would not result in significant adverse visual impacts from this view point.
View Point M — from neat the intersection of Pike Street and Mary's Road, 948±
feet northeast of the proposed facility location. The View Point M existing
conditions photograph depicts Pike Street with utility poles, overhead utility lines,
residential structures, and trees along the road. The photographic simulation
indicates that the top of the proposed stealth unipole would be visible among the
trees from this location, however, the proposed whip antennas would not be
discernable. Based on the stealth design of the proposed facility and the presence of
overhead utility lines and intervening deciduous and evergreen vegetation,
installation of the proposed facility would not result in significant adverse visual
impacts from this view point, especially during the "leaf -on" months.
View Point N — from near 280 Wickham Avenue, 239± feet northeast of the
proposed facility location. The View Point N existing conditions photograph
depicts the rear of the fire station and an existing wooden communications pole at
the subject site, as well as surrounding structures, light posts, and a utility pole. The
photographic simulation indicates that the existing wooden communications facility
would be removed and that the proposed stealth unipole and rooftop equipment
concealment structure (for potential future equipment associated with collocation)
would be visible from this location. It should be noted that these photographic
simulations were prepared prior to design modifications by the applicant;
specifically, the proposed installation of whip antennas on lower portions of the pole.
When installed, whip antennas would be visible from this vantage point. However, a
view containing whip antennas would be consistent with the existing
communications facility on-site, and there would not be a significant impact
associated with whip antenna visibility. Based on the stealth design of the proposed
facility (i.e., potential future antennas concealed within the unipole and future
rooftop equipment concealed behind paneling designed to match the building
fagade) and the presence of an existing facility to be removed, installation of the
proposed facility would not result in significant adverse visual impacts at, and in the
vicinity of, the subject site.
As the visual analysis indicates, the proposed communications facility would be
visible from several vantage points throughout the surrounding area. However, the
proposed facility would be partially obscured by intervening vegetation from many
vantage points throughout the surrounding area, and as the photographic
simulations were prepared in early spring (leaf -off) conditions, it is anticipated that
during the growing season, the presence of leaves on the trees would provide
34 Photographic Simulation Analysis
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additional screening, if not completely obscuring the facility from view. Should
future collocation of wireless communications providers occur, the proposed facility
has been designed such that the wireless communications antennas would be
concealed within the stealth unipole, and associated rooftop equipment would be
concealed behind a structure that is visually consistent with the existing fire station,
helping to mitigate potential visual impacts. As such, the proposed communications
facility upgrade would not have a significant overall adverse visual impact on
neighborhood aesthetics, and is sited and designed so as to be the least visually and
physically obtrusive as possible.
35 Photographic Simulation Analysis
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5.0
FINDINGS AND
CONCLUSIONS
Based upon inspection of the subject property and surrounding areas, review of the
Town Code and Zoning Maps, review of Creative Visuals, Inc.'s photographic
simulations, and evaluation of characteristics of the proposed facility, the following
findings can be made:
Given the nature of the proposed action, specifically, the upgrade of the
existing Fire District communications system, the Fire District has chosen to
replace an existing wood pole, with Fire District antennas thereon, with a
unipole. From a planning perspective, the upgrade of the existing
communications facility to a unipole that can accommodate the Fire District
antennas and the antennas of future wireless service providers wishing to
collocate, is appropriate.
2. The proposed communications facility upgrade 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. The proposed upgraded facility would be installed
upon a building rooftop and upon previously -disturbed ground (i.e., an
existing paved parking area). Thus, there would be no significant impacts to
soils, topography, or ecology, as the overall disturbance would be minimal
and would not result in an increase in impervious surface area.
The photographic simulations illustrate that the proposed upgraded
communications facility would be visible from several vantage points
throughout the surrounding area. However, the proposed unipole would be
partially obscured from view by intervening vegetation from many vantage
points in the surrounding area. Additionally, where the unipole and
associated whip antennas are visible, they would be in character with the
36 Findings and Conclusions
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existing Fire District communications on-site. Moreover, the proposed
upgraded facility (unipole) would be able to conceal potential future
antennas within, and associated equipment of future collocating wireless
service providers would be installed upon the Fire Station rooftop behind
concealment screening, substantially mitigating potential visual impacts.
4. The proposed communications facility upgrade complies with the relevant
wireless communications facility standards set forth in the Town Code to the
extent practicable.
P:\29217.02 Elite Towers Matti tuck \ ProjRecords \ FinalDocs \ Elite Towers - Ma ttituck FD planning report 5-27-15.docx
37 Findings and Conclusions
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Appendix A
Photograph No. 1: Representative view of the Mattituck Fire Department building,
looking east from Pike Street. Note the presence of the existing 84± -foot -tall
communications pole behind the building, which will be replaced as part of the
proposed action.
Photograph No. 2: View of accessory structures on the Fire District property, as well
as a partial view of a commercial use in a residential structure immediately west of the Fire District
property.
Photograph No. 3: View of the rear portion of the Fire District property, where the
Photograph No. 4: Representative view of residential properties to the north of the
subject property on Pike Street.
Photograph No. 5: View of a war memorial and American Legion Flail northeast of
Photograph No. 6: View of the adjoining residential property to the south of the Fire
District property.
Photograph No. 7: Representative view of residential properties east of the subject
prol)erly along Wickham Avenue -
Photograph No. 8: Representative view of commercial uses south of the subject
property along State Route 25.
Creative Visuals, Inc.
Post Office Box 435 Bearsville, New York 12409
Phone (914) 388-1952 email: cvisuals(uaol.com
May 14, 2014
Elite Towers, LP
87 Industry Court Suite J
Deer Park, New York 11729
RE: Proposed Public Utility Wireless Communication Facility
To Whom It May Concern:
The following is a description of the methodology used in preparing the visual analysis study and photo realistic
renderings of a post -construction Elite Towers, LP public utility wireless communication facility ("Facility") to be located
at 1000 Pike Street, Mattituck, NY. The analysis depicts the proposed 120' AGL (Above Ground Level) unipole and
associated rooftop equipment that will replace the existing wood unipole. Creative Visuals, Inc. has prepared a visual
study of the completed Facility utilizing the process described below. The study was performed during leaf -off conditions,
thus providing a "worst-case" scenario.
An on-site visit was made to obtain familiarity with the terrain and its surrounding neighborhoods. Fourteen view
points were selected for analysis as areas of potential visual impact and for photo representation of the completed Facility:
Description of View Point Approximate Distance to Site
View point A — from near the benches in the park at Mattituck Inlet; 1,348'
View point B — from near the intersection of Route 48 and Route 25; 5,107'
View point C — from the Mattituck train station, near the stairs and sitting area; 823'
View point D — from the sidewalk adjacent to Westphalia Avenue and near the driveway to 1,018'
13075 Sound Avenue;
View point E — from the sidewalk adjacent to the intersection of Main Road and Love Lane and 564'
near the Octagon Building;
View point F — from adjacent to Main Road, near the intersection with Love Lane; 784'
View point G — from near 190 Rochelle Place; 4,586'
View point H — from near 405 Reeve Avenue; 1,507'
View point I — from the sidewalk adjacent to Main Road and the Mattituck-Laurel Public Library; 773'
View point J — from Mill Lane; 3,282'
View point K — from near the driveway to 1500 Wickham Avenue;
View point L — from near 1130 Wickham Avenue;
1,211'
803'
View point M — from near the intersection of Pike Street and Mary's Road; 948'
View point N — from near 280 Wickham Avenue.
239'
Larry Heimel took photographs of the site from each of the view points under study using a Canon EOS 5D
digital camera with a 50mm lens. The fieldwork was done April 3, 2014 between 7:50 A.M. and 12:00 P.M. Conditions
were clear skies. These photos presented a reference point for calculation of the placement of the Facility, as seen from
each view point where visible, using red flags attached to a crane. The red flags were attached to the crane and set close to
the proposed pole location at 120' AGL. For the simulation of the rooftop equipment, the existing building was used as a
reference.
The photos were taken as digital high-resolution files. A 3D program was used to create a model of the actual
proposed Facility using measurements taken in the field and dimensions furnished by the Applicant. 3D software
photorealistically rendered the proposed Facility as seen from each of the photo simulation view points, maintaining the
perspective of the mm lens used during photography. This resulted by exporting the location of the Facility and view
points into the 3D program from AutoCAD. The 3D software utilized this imported file to reference the Facility and view
point locations, thus maintaining their relative X, Y and Z (the difference in elevation, bearing and distance to) distances.
The Facility was generated with its actual dimensions as a vectorized 3D model. Each view point including the site was
elevated to its relative AMSL (Above Mean Sea Level). The 3D program cameras were set at each view point's X, Y and
Z location and photographed the model with the mm lens correlating to the view point photos. The X, Y and Z coordinates
allowed the 3D camera to render the Facility to its correct scale, rotation and angle from each view point. The Facility was
assigned "photorealistic" materials in the 3D software. 3D software simulated sunlight on the 3D model, taking into
account the site latitude, date and time of day of the view point photographs. Adobe Photoshop software was used in the
process of overlaying the 3D model onto the corresponding visible references used during photography. The crane
reference was digitally removed from the view point photographs. The existing wood unipole was digitally removed from
the view point photographs where visible. Finally, the photorealistically-rendered 3D model was integrated into the site
photos.
Conclusion
Based upon our over nineteen years' experience in visual analysis, as well as analyzing over 1,000 public utility
structure sites throughout the region, we are confident that the enclosed visual study reasonably reflects the appearance of
the Facility, at the captioned site.
Sincer ,
La e' el, 'r s ent
C tive Visuals, Inc.
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Appendix C
Ms. Echevarria's responsibilities involve the coordination of project activities associated
with public utility wireless communications facilities, including attendance at hearings,
preparation of Planning, Zoning and Visual Impact Analyses and preparation of State
Environmental Quality Review Act (SEQRA) and National Environmental Policy Act
(NEPA) documentation. In addition, Ms. Echevarria's duties also include the
preparation of various environmental and planning documents, including, but not
limited to, environmental assessment forms (EAFs), zoning studies, visual studies,
wetlands applications and environmental impact statements (EISs).
PROJECT EXPERIENCE
Planning, Zoning and Visual Impact Analyses and Neighborhood Character Studies for
Public Utility Wireless Communications Providers, Various Sites, NY
Preparation of Planning, Zoning and Visual Impact Analyses and neighborhood
character studies for public utility wireless communications facilities in the Towns of
Riverhead, Hempstead, Islip, Babylon, North Hempstead, Huntington, Brookhaven and
Southold, as well as in the Villages of Great Neck, Freeport, Patchogue, Lake Grove, The
Branch, East Hampton, Westhampton Beach, Head of the Harbor, Mineola and the City
of Long Beach. In addition, Ms. Echevarria provides expert environmental and
planning testimony to various Town and Village Boards, Planning Boards and Zoning
Boards of Appeal with respect to planning, zoning and environmental matters.
Representative projects include:
• AT&T concealment pole on a former duck farm property, hamlet of Moriches,
Town of Brookhaven, NY
• SiteTech Wireless concealment pole at a municipal solid waste facility, hamlet
of Kings Park, Town of Smithtown, NY
• SiteTech Wireless concealment pole at a highway department property, hamlet
of Nesconset, Town of Smithtown, NY
• Suffolk Wireless flagpole monopole at a fire department property, hamlet of
Commack, Town of Huntington, NY
• Verizon Wireless stealth rooftop installation on a hotel, hamlet of Plainview,
Town of Oyster Bay, NY
• Verizon Wireless stealth monopole on a Jewish Center property, hamlet of East
Northport, Town of Huntington, NY
• Verizon Wireless and T -Mobile stealth rooftop installation on an office
building, Incorporated Village of the Branch, NY
• Verizon Wireless stealth installation in a church steeple, hamlet of East
Norwich, Town of Oyster Bay, NY
• Multi -carrier flagpole monopole at Venetian Shores Park, hamlet of
Lindenhurst, Town of Babylon, NY
Engineers I Scientists I Planners I Designers
�a
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Erin Duffy Echevarria
................
Project Manager
Ms. Echevarria is a Project
Manager with VHB. Ms.
Echevarria's primary tasks
involve providing SEORA and
NEPA support to the public
utilities industry.
100 Motor Parkway
Suite 135
Hauppauge, New York 11788
P 631.787.3400
F 631.813.2545
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Flagpole monopole on a Village Hall property, Incorporated Village of Head of
the Harbor
Verizon Wireless monopole relocation on an industrial property, hamlet of
New Hyde Park, Town of North Hempstead
NEPA Reports, Various Sites, NY
Historic research, coordination with involved agencies (i.e., Indian Tribes, local
municipalities, etc..), preparation of State Historic Preservation Office (SHPO) and Tower
Construction Notification System (TCNS) documentation and preparation NEPA
reports for proposed public utility wireless communications providers, including
Verizon Wireless, Suffolk Towers, T -Mobile and AT&T (Cingular Wireless), throughout
Long Island and in the five boroughs of New York City.
Environmental Assessment Forms, Various Locations, NY
EAFs for projects including residential subdivisions, commercial and residential
developments, and public utility communications facilities, and hospitals throughout
Nassau and Suffolk Counties and the five boroughs of New York City.
NYSDEC Freshwater Wetlands Permit Applications, Various Sites, NY
Preparation of New York State Department of Environmental Conservation (NYSDEC)
Freshwater Wetlands Permit Applications for properties within the Town of
Huntington, Village of East Hampton, and the Village of Southampton.
NYSDEC Tidal Wetlands Permit Applications, Various Sites, NY
Preparation of NYSDEC Tidal Wetlands Permit Applications within the Towns of
Hempstead, Babylon, Brookhaven and Shelter Island.
Residential Subdivision, Southampton, NY
Preparation of Expanded EAF and NYSDEC Freshwater Wetlands permit application
for a residential subdivision in the Incorporated Village of Southampton.
Residential Redevelopment, Sag Harbor, NY
Participated in the preparation of an Expanded EAF for the redevelopment of the former
Bulova Watch Factory to a residential use in the Incorporated Village of Sag Harbor.
Commercial Redevelopment, Brookhaven, NY
Preparation of the Expanded EAF for the redevelopment of a commercial property to
accommodate a Lowe's Home Store in the hamlet of East Patchogue.
Residential Development, Patchogue, NY
Participated in the preparation of an Expanded EAF for the 'Copper Beech' residential
townhouse community in the Incorporated Village of Patchogue.
Commercial Redevelopment, East Hills, NY
Participation in the preparation of the Expanded EAF for redevelopment of an 18.07 -
acre, former industrial property with commercial office space.
T
Hospital Research Facility, Mineola, New York
Participated in the preparation of the Expanded EAF for the redevelopment of
institutionally- and commercially developed lots with a Winthrop University Hospital
Research Center.
Mixed -Use Development, Oyster Bay, NY
Ecological investigation and impact assessment, as well as participation in the
preparation of the Environmental Impact Statement (EIS) for a Planned Development
District with a mix of residential units, commercial space, and recreational areas in the
hamlet of Plainview.
Retail Development, Oyster Bay, NY
Ecological investigation and impact assessment, as well as participation in the
preparation of the EIS, of a 12.78 -acre light industrial property for proposed retail
establishment in the hamlet of Hicksville.
Residential Development, Oyster Bay, NY
Ecological investigation and impact assessment, as well as participation in the
preparation of the EIS, of a 5.03 -acre commercial property for proposed development of
a multi -family residential development in the hamlet of Oyster Bay.
Cemetery and Residential Subdivision, Old Westbury, NY
Ecological investigation and impact assessment, as well as participation in the
preparation of the EIS, of a 97.3 -acre residentially -zoned property for a residential
subdivision and cemetery in the Village of Old Westbury.
Neighborhood Character and Environmental Assessment, Various Sites, NY
Neighborhood character and environmental assessments for variance applications in the
Towns of Islip, Brookhaven, and Huntington.
Planned Development District, Islip, NY
Ecological impact assessment as well as participation in preparation of the EIS of a
78.8± -acre property for a proposed Planned Development District with a mix of
residential units, commercial space and recreational areas in hamlet of Great River.
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lib
PROFESSIONAL Project Manager. Responsible for coordination of activities
EXPERIENCE associated with public utility wireless communications
facilities. Technical tasks include the preparation of visual
studies, zoning studies, EAFs, EISs, wetlands applications,
testimony, and hearing exhibits, as well as testifying at
hearings. VHB Engineering, Surveying and Landscape
Architecture, P.C., 2150 Joshua's Path, Hauppauge, New
York. January 2009 - present.
Project Manager. Responsible for coordination of activities
associated with public utility wireless communications
facilities. Technical tasks include the preparation of visual
studies, zoning studies, EAFs, EISs, wetlands applications,
testimony, and hearing exhibits, as well as testifying at
hearings. Freudenthal & Elkowitz Consulting Group, Inc.,
1757-24 Veterans Memorial Highway, Islandia, New York.
April 2005 — December 2008.
Environmental Analyst. Responsible for research and
compilation of reports, preparation of grant applications
(i.e., Bond Act, 1/% Program, EPA Region 2), attendance at
various meetings, presentation of environmental studies
and programs, and preparation of negative declarations and
short forms for SEQRA compliance. Suffolk County
Department of Health Services — Office of Ecology, 300
Center Drive, Riverhead. June 2003 — April 2005.
MS, Marine Biology, University of Massachusetts
Education Dartmouth, 2003
BA, Natural Science, Fordham University, 2001