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HEX Final Decision 2024-38HEX NO. 2024-38 HEARING EXAMINER DECISION DATE OF HEARING. July 119 2024 PETITION. Petition No. VA-PL20220003219 -west side of New Market Rd. -Request for a variance from LDC 5.05.09.F.2.c Table 3 to reduce the Minimum Separation Distance from Abutting Uses for Industrial (I) zoned abutting zoning districts, as measured from the outside of the tower base to the property line of the abutting use, from 50% of tower height of 54 feet to 45 feet on the north side and 46.75 feet on the south side, on a t0.28-acre property located on the west side of New Market Road East approximately 400 feet north of the intersection of East Main Street and New Market Road East, in Immokalee, further described as Lots 7 and 8, Block 59, New Market Subdivision in Section 3, Township 47 South, Range 29 East, Collier County, Florida. GENERAL PURPOSE FOR THE PETITION. The petitioner requests a variance to reduce the Minimum Separation Distance from Abutting Uses for Industrial (1) zoned abutting zoning districts, as measured from the outside of the tower base to the property line of the abutting use, from 50% of the tower height of 54 feet to 45 feet on the north side and 46.75 feet on the south side. STAFF RECOMMENDATION. Approval with conditions. FINDINGS. 1. The Hearing Examiner has jurisdiction over this Petitioner pursuant to Sec. 2-87(2) of the Collier County of Ordinances, Sec. 8.10.00 of the Land Development Code, and Chapter 9 of the County Administrative Code. 2. The public hearing for this Petition was properly noticed and conducted in accordance with all County and state requirements. 3. The public hearing was conducted electronically and in -person in accordance with Emergency/Executive Order 2020-04. 4. The County Staff presented the Petition followed by the Petitioner and/or Petitioner's representative, public comment and then rebuttal by the Petitioner and/or Petitioner's representative. There were no objections at the public hearing. Page 1 of 5 5. The County's Land Development Section 9.04.03 lists the criteria for variances. The Hearing Examiner having the same authority as the Board of Zoning Appeals may grant, deny, or modify any request for a variance from the regulations or restrictions of the Collier County Land Development Code. i 1. Are there special conditions and circumstances existing, which are peculiar to the location, size and characteristics of the land, structure or building involved? The record evidence and testimony from the public hearing reflects that siting of a communication tower is driven by a combination of existing coverage areas, cell tower capacity, and the RF requirements of a tower to ensure consistent and adequate service. The site search did not identify any parcels with existing structures that met the RF requirements. The site search did identify seven parcels -Without structures that met the RF requirements. Diamond and the property owner were able to successfully negotiate a lease agreement for one of these parcels. 2. Are there special conditions and circumstances, which do not result from the action of the applicant such as pre-existing conditions relative to the property, which are the subject of this variance request? The record evidence crud testimony fi°orn the public hearing reflects the FCC mandate and local zoning ordinances are beyond the control of the applicant. RF requirements limit the number of properties for successful tower location. The tower must also be sited in an area where there is either limited or no coverage. Further limiting the site location is the need for• a ~-Willing landowner to enter into a lease agreement with Diamond Communications. Combined, these factors limit the number of sites where a communication tower might be located. 3. Will a literal interpretation of the provisions of this zoning code work umlecessary and undue hardship on the applicant or create practical difficulties for the applicant? T1�e record evidence and testimony from the public hearing reflects that without the variance, Diamond Communications will not be able to install the tower at the proposed location. This will leave the existing coverage gap near the proposed tower unresolved and leave spotty cell coverage for those who need it near the proposed tower location. 4. Will the Variance, if granted, be the minimum Variance that will make possible the reasonable use of the land, building or structure and which promote standards of health, safety, and welfare? The record evidence and testimony fi°om the public hearing reflects that the 108 foot communications tower• is the minimum height needed to resolve the capacity gap in the surrounding service area. The tower will be 45 feet from the northern property line, which is the closest the tower will be to any property) line. Documentation by a civil engineer lists 1 The Hearing Examiner's findings are italicized. Page 2 of 5 the tower's fall zone radius as 40 feet, which is less than the distance betiveen the tower and any of the property boundaries. In the unlikely event of a tower collapse, the tower will fall within the parcel boundaries. 5. Will granting the Variance confer on the applicant any special privilege that is denied by these zoning regulations to other lands, buildings, or structures in the same zoning district? The record evidence cared testimony f om the public hear°ing reflects that r�o special privilege is being bestowed to the applicant through this petition. Variances are handled on a case -by -case basis and do not set a precedent; approval is based on an evaluation of the eligibility criteria. This petition has no bearing on another individual, farm, or other interested part) from seeking a dimensional variance. The height and design of a communications tower are unique when compared to much of the building occurring in Collier County and present difficulties in siting a tower with respect to meeting separation requirements from property lines. The tower height is the minimum height that will permit resolving the service gap issue in the proposed area. 6. Will granting the Variance be in harmony with the general intent and purpose of this Land Development Code, and not be injurious to the neighborhood, or otherwise detrimental to the public welfare? The record evidence and testimony from the public hearing reflects that communications towers handle 911 Emergency Calls and, therefore, are considered an essential service. Roughly 84 percent (8401o) of the 183,000 911 calls received in 2021 were made using wireless devices. The greater the cellular coverage, the greater the chance of a successful 911 call when an emergency arises. In the event of a tower failure, the tower is designed to fold over into itself and has a fall zone radius of 40 feet, meaning that if the tower iver•e to fail, it would fall within the boundaries of the subject parcel. Enhanced 911 coverage and a fall zone, which ivill keep the tolver• on the subject property, both act to preserve public health, safety, and ivelfare; the proposed toiver is in keeping with the intent of the LDC. In addition, the applicant is following FCC mandated guidelines concerning cellular coverage. 7. Are there natural conditions or physically induced conditions that ameliorate the goals and objectives of the regulation such as natural preserves, lakes, golf courses, etc.? The record evidence and testimony from the public hearing reflects that the pr•oper•t) is suar•r•ounded by land that is zoned either commercial (GS) or industrial (I) and abuats a public right-of-way (Netiv Market Road East). There are no residences within any proximity to the tower*. In the unlikely event of a structural failure in the tower, it hill collapse upon itself Oth a fall radius of 40 feet fi4om the base of the toiver. 8. Will granting the Variance be consistent with the GMP? The record evidence and testimony f•orn the public hearing reflects that the IAMP/GMP permits communication towers on tl7e subject property. The IAMP/GMP does not address Page 3 of 5 individual variance requests related to dimensions. Approval of this variance ilidu not affect or change the requirements of the IAMPIGMP with respect to density, intensity, compatibility, access/connectivity, or other applicable land use provisions except for granting relief of the tower from the northern and southern property lines. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION. The EAC does not normally hear variance petitions. Since the subject Variance does not impact any preserve area, the EAC did not hear this petition. ANALYSIS. Based on a review of the record including the Petition, application, exhibits, the County's staff report, and hearing comments and testimony from the Petitioner and/or the Petitioner's representative(s), County staff and any given by the public, the Hearing Examiner finds that there is enough competent, substantial evidence as applied to the criteria set forth in Section 9.04.03 of the Land Development Code to approve the Petition. DECISION. The Hearing Examiner hereby APPROVES Petition No. VA-PL20220003219, filed by Mattaniah S. Jahn, P.A., representing Diamond Communications with respect to the property legally described as a vacant ±0.28-acre property (#63867640006) that fronts on New Market Road East, approximately 400 feet north of East Main Street, in Immokalee. The industrially zoned property is surrounded by Heavy Commercial (C-5) and Industrial (I) zoning districts. The Immokalee Regional Airport lies approximately 500 feet to the east. The subject parcel has a legal description of Newmarket Subdivision, Block 59, Lots 7 & 8, and is in Section 3, Township 47 South, Range 29 East in unincorporated Collier County, Florida, for the following: • A Variance request from Land Development Code 5.05.09.F.2.c Table 3 to reduce the Minimum Separation Distance from Abutting Uses for Industrial (I) zoned abutting zoning districts, as measured from the outside of the tower base to the property line of the abutting use, from 50% of the tower height of 54 feet to 45 feet on the north side and 46.75 feet on the south side, on a 10.28-acre property located on the west side of New Market Road East approximately 400 feet north of the intersection of East Main Street and New Market Road East, in Immokalee, further described as Lots 7 and 8, Block 59, New Market Subdivision in Section 3, Township 47 South, Range 29 East, Collier County, Florida. Said changes are fully described in the Site Development Plan attached as Exhibit "A" and the Certified Fall Zone Letter attached as Exhibit "B" and are subject to the conditions) set forth below. ATTACHMENTS. Exhibit A —Site Development Plan Exhibit B —Certified Fall Zone Letter Page 4 of 5 LEGAL DESCRIPTION. The subject property is a vacant =0.28-acre property (#63867640006) that fronts on New Market Road East, approximately 400 feet north of East Main Street, in Immokalee. The industrially zoned property is surrounded by Heavy Commercial (C-5) and Industrial (I) zoning districts. The Immokalee Regional Airport lies approximately 500 feet to the east. The subject parcel has a legal description of Newmarket Subdivision, Block 59, Lots 7 & 8, and is in Section 3, Township 47 South, Range 29 East in unincorporated Collier County, Florida. CONDITIONS. • All other applicable state or federal permits must be obtained before commencement of the development. DISCLAIMER. Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant Fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. APPEALS. This decision becomes effective on the date it is rendered. An appeal of this decision shall be done in accordance with applicable ordinances, codes and law. RECORD OF PROCEEDINGS AND EXHIBITS: SEE CLERK OF COURT, MINUTES AND RECORDS DEPARTMENT. DECISIONS OF THE HEARING EXAMINER FOR VARIANCES, CONDITIONAL USES, AND BOAT DOCK EXTENSIONS SHALL BE NOTED ON THE ZONING MAP FOR INFORMATIONAL PURPOSES. August 7, 2024 Date Andrew Dickman, Esq., AICP Hearing Examiner Page 5 of 5 BIT "A" w,J IF- F W N 00 W W N .. 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O _ U Q ¢ mo w 3 0 Z % V W 8 - - � � mia a�c> 1T .jJ _ _ _ _ _ ? _ �I ____ _ _ _ _________ _ `. -- H � 1 j ,: 1 — ._ — — — — ___ � N ; __ - _.. i __ _ — — O i ..y = — — _ _— F-- ' — � - — - .. .. � F e _ C� Z f 9 - O $ s ,p£ � � .9 4 2 _ •�zn .>�a a na 1z�c rz 90 ca ---- e'6!-�eJl •OJ 9C�rt-B9 CYJ <SIJf - ary � u � � w J v w=gyp . aa.N-Ilr �w e L g ti in Z Riz on x z tom LLO I� klU a N�ry � W u�, Y/ RIM o 0 o z 4111011111' z 5 a00a000 a N ' Uri im► z =yy: oil ILI Cl w In ZE yS Sle J b om• coAC IL w J i i N �� ggaa � 77 z {Io �g Na y i� gs d }' z gti ---.ly a € n77 j Minn .41 1 j 3 i d I j--- 1 ---- i a ! z w IMP L I - -- 4 I � I 1 i L.._.._.._.._.._.._..—•._.._.a_.._.._.._...J tl.d •a�0 :4 --nd Bi 0 >Z 50 50 - -- 00 fiJ-'>]TOJ 9C•>i B� P.'] GIIJ - >,aa .t J >-a p a;a�N,-J1Y a Sabre IndustriEs Im INNOVATION DELIVERED May 155 2024 Scott Von Rein Director of Site Development Diamond Communications 820 Morris Turnpike Suite 104 Short Hills, NJ 07078 RE: Proposed 108' Monopole for Immokolee, FL Dear Mr. Von Rein, Upon receipt of order, we propose to design and supply the above referenced tower for a Basic Wind Speed of 151 mph with no ice, Risk Category II, Exposure Category C, and Topographic Category 1, in accordance with the Telecommunications Industry Association Standard ANSUTIA-222-H, "Structural Standard for Antenna Supporting Structures and Antennas". When designed according to this standard, the wind pressures and steel strength capacities include several safety factors, resulting in an overall minimum safety factor of 25%. Therefore, it is highly unlikely that the monopole will fail structurally in a wind event where the design wind speed is exceeded within the range of the built-in safety factors. Should the wind speed increase beyond the capacity of the built-in safety factors, to the point of failure of one or more structural elements, the most likely location of the failure would be within the monopole shaft, above the base plate. Assuming that the wind pressure profile is similar to that used to design the monopole, the monopole will buckle at the location of the highest combined stress ratio within the monopole shaft. This is likely to result in the portion of the monopole above leaning over and remaining in a permanently deformed condition. Please note that this letter only applies to the above referenced monopole designed and manufactured by Sabre Towers & Poles. This would effectively result in fall radius equal to 40 at ground level. Sincerely, 0 Robert E. Beacom, P.E., S.E. f• �. Engineering Managerr �*Q�*�'o�� ''It)NA� ti �N111HN11";5 / 1\ Sabre Industries, Inc. • 7101 Southbridge Drive •Sioux City, IA 51111 P: 712-258-6690 F: 712-279-0814 W: www.Sabrelndustries.com