MANALAPAN – A planner testifying on behalf of Verizon Wireless said that with “reasonable conditions” imposed, the visual impact associated with the proposed construction of a cellular communications monopole can be mitigated.
Planner William F. Masters Jr. was the final witness called by attorney Lynne Dunn on Nov. 30 as a public hearing resumed before the Manalapan Zoning Board of Adjustment, which is considering an application filed by New York SMSA Limited Partnership (Verizon Wireless).
Verizon Wireless is seeking a use variance and site plan approval in order to construct a 120-foot-tall monopole which would sit in the center of a 50-foot by 50-foot equipment compound on a 5.9-acre property at 83 Millhurst Road, Manalapan.
Masters said a use variance is required because the proposed communications use is not permitted in Manalapan’s Rural Agricultural zoning district. He said a height variance is also needed in order for the company to build the monopole.
Masters reviewed the application and described the zoning issues before the board. With a lightning rod atop the monopole, the structure will rise to 126 feet. He suggested that 83 Millhurst Road “is particularly suited to a wireless telecommunications facility from a technical perspective, for its proximity to major traffic corridors (Millhurst Road, Woodward Road and Main Street) and because we can use the existing access. We have a willing landlord and an acceptable lot size.”
As to possible negative aspects, Masters said, “There is visual impact associated with this application. I think with reasonable conditions that impact can be mitigated.”
Two options have been presented to the zoning board by Verizon Wireless as a means of altering the appearance of the proposed tower.
One option calls for the monopole to be made to appear as if it is a tree. That option would add about 10 feet to the monopole, Masters said. The second option calls for the monopole to be housed in a structure built to resemble a silo. That, too, would add about 10 feet to the monopole.
Zoning board members have not indicated if either of those two options, or the monopole as initially proposed, is acceptable and/or will be approved.
Attorney Robert Munoz, who represents neighboring property owner Jack Eisner, had an opportunity to cross-examine Masters. Munoz asked questions regarding the visibility of the tower in and around the area of 83 Millhurst Road.
Information revealed that the property at 83 Millhurst Road is identified on the Monmouth County Scenic Roadway Plan. Masters acknowledged the tower would be visible and that there would be “some detrimental impact,” but not “substantial detrimental impact” to the Scenic Roadway Plan.
Munoz presented photographs he took on Nov. 30 of the property at 83 Millhurst Road. The photos show bare trees and Munoz asked if bare trees would make the proposed monopole visible.
“The viewshed is greater when trees don’t have leaves than when they do have leaves,” Masters said.
David Stern, a radio frequency engineer representing Verizon Wireless, has said the purpose of proposing the monopole at 83 Millhurst Road is to provide reliable coverage in an area along Main Street and Woodward Road; on Millhurst Road north and south of Main Street; and in new residential developments south of Main Street and Woodward Road.
Stern said Verizon representatives have looked at properties on nearby McCaffery Road as possible locations for a cell tower, but he said those locations would not adequately serve the gap in coverage the company is attempting to fill along Millhurst Road, Main Street and Woodward Road.
Similarly, Stern said Verizon will not be able to fill the identified gap in coverage even though it expects to place antennas on an existing communications tower at the municipal building on Route 522, which is about 1 mile away from 83 Millhurst Road.
Munoz has informed the zoning board that he will put on a case in opposition to the Verizon Wireless application. A date for the next hearing has not been scheduled.
