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HomeMy WebLinkAboutSDP200700158 Staff Report 2008-02-12OF ALAS 8 itlllll„ 411 766 IRGI1 ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name: SDP 2007 -158 Vest Property/ Staff: Gerald Gatobu, Philip Custer Verizon Tier 11 PWSF Planning Commission Public Hearing:Board of Supervisors Hearing: February 12, 2008 N/A Owners: Carl L Vest Applicant: Cellco Partnership D /B /A Verizon wireless Acreage: 2.85 Acres Rezone from: Not applicable Lease Area: 3,500 square feet)Special Use Permit for: Not applicable TMP: Tax Map 109, Parcel 43C1 By -right use: RA, Rural Area Location: 5471 Murrays Lane (State Route 718) approximately 960 feet east of the intersection of [State Route 718] Murrays Lane and [State Route 29], Monacan Trail in a wooded area below the ridgeline of Cook Mountain. Magisterial District: Samuel Miller Proffers /Conditions: No Requested # of Dwelling Units /Lots: N/A DA -RA - X Proposal: Request for approval of a Comp. Plan Designation: Rural Area in treetop personal wireless service facility Rural Area 3 with a steel monopole that would be approximately 107 feet tall (8 feet AMSL above the height of the tallest tree within 25 feet) Character of Property: Forested with a Use of Surrounding Properties: Single - single family dwelling family Residential Factors Favorable: See Report Factors Unfavorable: See Report Zoning Ordinance Waivers and Recommendations: 1. Section 5.1.40.d Tier 11 Personal Wireless Facility- Staff recommends approval of this personal wireless service facility. Based on findings presented in the staff report, staff recommends approval at the proposed height of eight (8) feet above the reference tree. 2. Waiver of Section 4.2 — disturbance of critical slopes — Staff recommends approval of the critical slopes waiver. 1 STAFF CONTACT:Gerald Gatobu; Philip Custer PLANNING COMMISSION:February 12, 2008 AGENDA TITLE:SDP 07 -158: Vest Property/ Verizon Wireless Tier II PROPERTY OWNER:Carl L Vest APPLICANT:Cellco Partnership D /B /A Verizon wireless PROPOSAL: This is a proposal to install a Tier II personal wireless service treetop facility The treetop personal wireless service facility will consist of a steel monopole that would be approximately 107 feet tall [8 feet AMSL above the height of the tallest tree within 25 feet]. Supporting ground equipment and an emergency stand alone generator will be contained within a prefabricated equipment shelter measuring 12' x 30'x 10.58' (W x L x H) at the base of the tower. The lease area for the proposed facility is located on property described as Tax Map 109, Parcel 43C1, which is approximately 2.85 acres and is zoned RA, Rural Areas (Attachment Ii}. The site is located in the Samuel Miller Magisterial District on 5471Murrays Lane (State Route 718) approximately 960 feet east of the intersection of (State Route 718) Murrays Lane and State Route 29) Monacan Trail. This application has been submitted in accordance with Section 10.2.1(22) of the Zoning Ordinance, which allows for Tier II wireless facilities by right in the RA residential zoning district. This application also includes a request for a modification of Albemarle County Code Section 4.2 in order to allow disturbance of critical slopes for the construction of this facility. COMPREHENSIVE PLAN: The Comprehensive Plan designates the property as Rural Area in Rural Area 3. CHARACTER OF THE AREA: The proposed site is located approximately 960 feet east of the right -of -way for US 29 in a heavily wooded area below the ridgeline of Cook Mountain ' ` E',Access to the personal wireless facility will be provided from the eastern side of US 29 by way of Murrays Lane [State Route 718] along a private gravel road that provides access for both a dwelling and an existing Alltel personal wireless facility on an adjacent parcel (TMP 109/43D). PLANNING AND ZONING HISTORY: There is no planning and zoning history related to this property. DISCUSSION: The lease area is in an open space below the Cook Mountain ridge line. The property is predominantly composed of areas of critical slopes, therefore the applicant has requested a waiver of section 4.2 in order to allow disturbance of critical slopes for an access way and grading related to the siting of the tower s ,: The Planning Commission will need to act on the critical slopes waiver request, and make findings on the appropriateness of the proposed personal wireless facility. This staff report addresses each item separately. The Planning Commission must act on both items. Items to be addressed are: 2 1. Section 5.1.40.d Tier II Personal Wireless Service Facilities 2. Waiver of Section 4.2 — disturbance of critical slopes 1. REVIEW OF TIER II PERSONAL WIRELESS SERVICE FACILITY Section 3.1 provides the following definitions that are relevant to this proposal: Tier II personal wireless service facility: A personal wireless service facility that is a treetop facility not located within an avoidance area. Treetop facility: A personal wireless service facility consisting of a self - supporting monopole having a single shaft of wood, metal or concrete no more than ten (10) feet taller than the crown of the tallest tree within twenty -five (25) feet of the monopole, measured above sea level (ASL), and includes associated antennas, mounting structures, an equipment cabinet and other essential personal wireless service equipment. Avoidance area: An area having significant resources where the siting of personal wireless service facilities could result in adverse impacts as follows: (i) any ridge area where a personal wireless service facility would be skylighted; (ii) a parcel within an agricultural and forestal district; (iii) a parcel within a historic district; (iv) any location in which the proposed personal wireless service facility and three (3) or more existing or approved personal wireless service facilities would be within an area comprised of a circle centered anywhere on the ground having a radius of two hundred (200) feet; or (v) any location within two hundred (200) feet of any state scenic highway or by -way. Section 5.1.40(d), "Tier II facilities" states: Each Tier IIfacility may be established upon commission approval of an application satisfying the requirements of subsection 5.1.40(a) and demonstrating that the facility will be installed and operated in compliance with all applicable provisions of this chapter, criteria (1) through (8) below, and satisfying all conditions of the architectural review board. The commission shall act on each application within the time periods established in section 32.4.2.6. The commission shall approve each application, without conditions, once it determines that all of these requirements have been satisfied If the commission denies an application, it shall identify which requirements' were not satisfied and inform the applicant what needs to be done to satisfy each requirement." The applicant has submitted an application that satisfies the requirements set forth in Section 5.1.40(a) and has performed a balloon test at the location of the proposed facility j <Ea ,) Architectural Review Board review is not required for this submittal because the parcel is in the entrance corridor. Section 5.1.40(d)(1): The facility shall comply with subsection 5.1.40(b) and subsection 5.1.40(c) (2) through (9). Staff has determined that the proposed facility's location complies with all of the exemptions of Section 5.1.40(b) and the proposed equipment meets all relevant design, mounting and size criteria that are set forth in Section 5.1.40(c)(2) and (3). The remainder of subsection (c) provides requirements that are subject to enforcement if the facility is approved. 3 Section 5.1.40(d)(2): The site shall provide adequate opportunities for screening and the facility shall be sited to minimize its visibility from adjacent parcels and streets, regardless of their distance from the facility. If the facility would be visible from a state scenic river or a national park or national forest, regardless of whether the site is adjacent thereto, the facility also shall be sited to minimize its visibility from such river, park or forest If the facility would be located on lands subject to a conservation easement or an open space easement, the facility shall be sited to so that it is not visible from any resources specifically identified for protection in the deed of easement. The proposed facility includes a monopole that would have a height of approximately 107 feet above ground level (AGL) or 917.5 feet above mean sea level (AMSL). The height of the reference tree is approximately 909.5 feet above mean sea level (AMSL) and is located 23.5 feet east of the proposed monopole. A balloon test was conducted on January 4th, 2008 During the site visit, staff observed a test balloon that was floated at the approximate height of the proposed monopole. The balloon was visible from Murrays Lane and U.S Route 29, but minimally so. When visible, it was seen for a short distance on the US Route 29. Surrounding trees provided a backdrop for the balloon, preventing the balloon from being skylighted. The low level of visibility is not expected to have a negative impact on the surrounding properties. The location is approximately 960 feet east of [State Route 29] Monacan Trail. In addition, the existing hillside is wooded, and the monopole will be "Java Brown" in color. The equipment shelter will be finished with a brown color and an aggregate stone finish, which blends well with the surrounding wooded area. This low level of visibility is not expected to have a negative impact. Based on the information above, it is staff's opinion that the proposed facility will be minimally visible from adjacent parcels and streets. Section 5.1.40(d)(3): The facility shall not adversely impact resources identified in the county 's open space plan. Staff's analysis of this request addresses the concern for the possible loss of aesthetic or historic resources. Portions of the parcel are located within the Mountain Overlay District. However, the proposed lease area is not located in the District and is well below the ridgeline. The proposed lease area is not delineated as a significant resource on the Open Space and Critical Resources Plan. Staff believes there is no significant loss of resources related to the installation of the tower. The County's wireless service facilities policy encourages facilities with limited visibility, facilities with adequate wooded backdrop, and facilities that do not adversely impact Avoidance Areas (including Entrance Corridors and historic resources). The degree of visibility is not expected to have a negative impact on the Entrance Corridor and does not require review from the Architectural Review Board. Therefore, staff feels the visibility of the monopole will not adversely impact the resources of the entrance corridor or historic districts. 4 A tree conservation plan, with measures limiting impacts on remaining trees will be submitted prior to building permit application. Section 5.1.40(d)(4): The facility shall not be located so that it and three (3) or more existing or approved personal wireless service facilities would be within an area comprised of a circle centered anywhere on the ground having a radius of two hundred (200) feet. There is one other personal wireless facility located 160 feet to the northwest on an abutting parcel. Section 5.1.40(d)(5): The maximum base diameter of the monopole shall be thirty (30) inches and the maximum diameter at the top of the monopole shall be eighteen (18) inches. Notes on the site plan for this facility propose a monopole diameter not to exceed 30 inches at the base or 18 inches at the top. These dimensions comply with the maximum width requirements for treetop monopoles serving Tier II facilities. Section 5.1.40(d)(6): The top of the monopole, measured in elevation above mean sea level, shall not exceed the height approved by the commission. The approved height shall not be more than seven (7) feet taller than the tallest tree within twenty -five (25) feet of the monopole, and shall include any base, foundation or grading that raises the pole above the pre- existing natural ground elevation; provided that the height approved by the commission may be up to ten (10) feet taller than the tallest tree if the owner of the facility demonstrates to the satisfaction of the commission that there is not a material difference in the visibility of the monopole at the proposed height, rather than at a height seven (7) feet taller than the tallest tree; and there is not a material difference in adverse impacts to resources identified in the county's open space plan caused by the monopole at the proposed height, rather than at a height seven (7) feet taller than the tallest tree. The applicant may appeal the commissioner's denial of a modification to the board of'supervisors as provided in subsection 5.1.40(d)(12). As mentioned previously in this report, a balloon test was conducted on January 4th, 2008 t f . During the site visit, staff observed a test balloon that was floated at the approximate height of the proposed monopole. The proposed monopole would have a height of approximately 917.5 feet above mean sea level (AMSL). The height of the reference tree is approximately 909.5 feet above mean sea level (AMSL). The proposed monopole will be eight 8) feet taller than the tallest tree within twenty -five (25) feet. The height approved by the Planning Commission may be up to ten (10) feet taller than the tallest tree if the owner of the facility demonstrates to the satisfaction of the commission that there is not a material difference in the visibility of the monopole at the proposed 10 feet above the tallest tree. Based on the balloon test mentioned above, staff recommends approval of the proposed personal wireless facility at the proposed height of eight (8) feet above the tallest tree. Section 5.1.40(d)(7): Each wood monopole shall be a dark brown natural wood color; each metal or concrete monopole shall be painted a brown wood color to blend into the surrounding trees. The antennas, supporting brackets, and all other equipment attached to the monopole shall be a color that closely matches that of the monopole. The ground equipment, the ground equipment cabinet, and the concrete pad shall also be a color that closely matches that of the monopole, provided that the ground equipment and the concrete pad need not be of such a color if they are enclosed within or behind an approved structure, facade or, fencing that: (i) is a color 5 that closely matches that of the monopole; (ii) is consistent with the character of the area; and iii) makes the ground equipment and concrete pad invisible at any time ofyear from any other parcel or a public or private street. The monopole and all antennas will be painted Sherwin Williams Java Brown #6090. This is a color that has been applied to previously approved personal wireless facilities. The prefabricated shelter to be installed at the facility will have siding that is a natural dark brown color and aggregate stone finish Section 5.1.40(d)(8): Each wood monopole shall be constructed so that all cables, wiring and similar attachments that run vertically from the ground equipment to the antennas are placed on the pole to face the interior of the property and away from public view, as determined by the agent. Metal monopoles shall be constructed so that vertical cables, wiring and similar attachments are contained within the monopole 's structure. All coaxial cables and service lines running vertically from the transmitting equipment to the antennas will be located inside the monopole. Section 704(a)(7)(b)(I)(II) of The Telecommunications Act of 1996: The regulation of the placement, construction and modification ofpersonal wireless facilities by any state or local government or instrumentality thereof shall not prohibit or have the effect of prohibiting the provision ofpersonal wireless services. The Telecommunications Act addresses concerns for environmental effects with the following language, No state or local government or instrumentality thereof may regulate the placement, construction, and modification of personal wireless service facilities on the basis of the environmental effects of radio frequency emissions to the extent that such facilities comply with the Commissions' regulations concerning such emissions." In order to operate the proposed facility, the applicant is required to meet the FCC guidelines for radio frequency emissions. These requirements will adequately protect the public health and safety. It is staffs opinion that the denial of this application would not have the effect of prohibiting the provision of personal wireless communication services. RECOMMENDATION: Staff recommends approval of this personal wireless service facility. Based on findings presented in the staff report, staff recommends approval at the proposed height of 8 feet above the reference tree. 2. CRITICAL SLOPES WAIVER The proposed facility will require the disturbance of critical slopes for the construction of the cell tower, fenced enclosure, and access path. A modification to allow critical slopes disturbance is necessary before the proposed personal wireless service facility site plan can be approved by the Planning Commission. The request for a modification has been reviewed for both the Engineering and Planning impacts. Section 4.2.3.2 of the Zoning Ordinance restricts earth - disturbing activity on critical slopes, while Section 4.2.5(b) allows the Planning Commission to waive this restriction. The applicant has submitted a request and justification for the waiver a ,. 4 , ! , ,s , ,; and staff has analyzed this request to address the provisions of the Ordinance. The critical slopes in the area of this request do not appear to be man -made 6 Staff has reviewed this waiver request with consideration for the concerns that are set forth in Section 4.2 of the Zoning Ordinance, entitled "Critical Slopes." These concerns have been addressed directly through the analysis provided herein, which is presented in two parts, based on the Section of the Ordinance each pertains to. Section 4.2.5(a) Review of the request by Current Development Engineering staff: Description of critical slope area and proposed disturbance: The critical slope disturbance on parcel 109 -43C1 will be needed for the construction of the cell tower, fenced enclosure, and access path. The disturbed critical slope is an area of mature hardwood trees sloping towards the house at approximately 30 %. Areas Acres Total site 2.85 acres approximately Critical slopes 2.42 85% of site Critical slopes disturbed 0.10 4% of critical slopes Exemptions to critical slopes waivers for driveways, roads and utilities without reasonable alternative locations: The disturbance to construct the driveway to the fenced enclosure is exempt for the critical slope requirements. [4.2.6c] the combined area of the exempted critical slope disturbance (which has been included in the above calculations) is 0.03 acres. This area is approximately 30% of the critical slope disturbance. Compliance with Zoning Ordinance 18 -4.2: movement of soil and rock" Construction of the building and other site features will most likely require a temporary increased flow down the critical slopes during a rain event. Movement of soil can be caught with an appropriate sediment trapping measure before site runoff enters the existing stormwater system. excessive stormwater runoff' The changing of site characteristics will increase storm runoff by an insignificant amount. siltation" Proper stabilization and maintenance will ensure long term stability. loss of aesthetic resource" Staff has analyzed the impact on aesthetic resources in previous portions of this report. No loss of aesthetic resources is anticipated. septic effluent" This site will not require septic facilities. Based on the review above, there are no engineering concerns with the proposed disturbance to critical slopes that cannot be alleviated with the standard engineering and erosion control practices proposed by the applicant. 7 Review of the request by Current Development Planning staff: Summary of review of modification of Section 4.2: Section 4.2.5 establishes the review process and criteria for granting a waiver of Section 4.2.3. The preceding comments by staff address the provisions of Section 4.2.5(a). Staff has included the provisions of Section 4.2.5(b) here, along with staff comment on the various provisions. The commission may modify or waive any requirement of section 4.2 in a particular case upon finding that: 1. Strict application of the requirements of section 4.2 would not forward the purposes of this chapter or otherwise serve the public health, safety or welfare, or that alternatives proposed by the developer would satisfy the purposes of section 4.2 to at least an equivalent degree; or (Added 11- 15 -89) The applicant has chosen to locate the personal wireless facility so that the tower /monopole is not skylighted, and is adequately screened. In order for the placement of this facility to take advantage of the backdrop of trees, disturbance of critical slopes is necessary. Since this is a personal wireless service facility proposal; a relatively small area of disturbance (0.1 acres or 4 percent of critical slope disturbance) is required. Strict application of the requirement of section 4.2 in this case would not forward the purposes of this chapter. 2. Due to its unusual size, topography, shape of the property, location of the property or other unusual conditions, excluding the proprietary interest of the developer, the requirements of section 4.2 would effectively prohibit or unreasonably restrict the use of the property or would result in significant degradation of the site or adjacent properties. Such modification or waiver shall not be detrimental to the public health, safety or welfare, to the orderly development of the area, or to adjacent properties, or be contrary to sound engineering practices; or (Added 11- 15 -89) Requirements of section 4.2 would not effectively prohibit or unreasonably restrict the use of the property and would not result in significant degradation of the site or adjacent properties. Similarly, the approval of this critical slopes waiver shall not be detrimental to the public health, safety or welfare, to the orderly development of the area, or to adjacent properties, or be contrary to sound engineering practices. 3. Granting such modification or waiver would serve a public purpose of greater import than would be served by strict application of section 4.2. (Added 11- 15 -89) Granting the waiver would allow Verizon wireless to offer an additional choice of personal wireless communication to the public. The question of whether this personal wireless service facility would serve a public purpose of greater import than would be served by strict application of section 4.2 is debatable. RECOMMENDATION: The locating of this personal wireless facility at this location allows for no sky lighting and enhances screening from adjacent roads [Murrays Lane and State Route 29]. In order for this facility to take advantage of a natural backdrop of trees, disturbance of critical slopes is necessary. Engineering analysis has found that minimal disturbance (0.1 acres or 4 percent of 8 critical slope disturbance) is required. Staff recommends approval of the critical slopes waiver based on positive engineering and planning analysis. SUMMARY: Staff has identified factors favorable and unfavorable to this proposal: Factors favorable to this request include: 1. The lease area for the ground equipment and monopole are not located on significant features identified in the Open Space Master Plan. 2. The monopole is located so that it is not skylighted, and has a significant back drop of existing trees. Factors unfavorable to this request include: 1. The disturbance of critical slopes is necessary for the construction of the facility. In order to comply with Section 5.1.40(d) of the Zoning Ordinance, the Planning Commission is required to provide the applicant with a statement regarding the basis for denial and all items that will have to be addressed to satisfy each requirement. ATTACHMENTS: A. Site Plan B. Vicinity Map C. Applicant Justification Letter D. Balloon photos at proposed location E. Balloon photos from US 29 F. Critical Slopes Map 9 i{ fi t,, N y 1 N A_ q q,,})' y y yn ri:,........,., y , s• e Y , < Ma t r t •+' n J W > iN A y t' as o 1 d op k ill t" 0 ' ' c- 4 c X 1. 11114 1z \ ,: X 11 7 ate r ` 3 3 w`` irn sfc4 L l j M 4 W GPICO cq 9* 4A, k en F A r 1 A a,..'' M N S`' r R y ag x gt voz W........ M Z 2" S y ur ? Q i rr ; i PIP ! Zmy XX 4+ /' > N O O iO = g S"^ b _. 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I a CZ e 4. g3con' a A . 81 veri onwireless Hand- delivered January 22, 2008 I'O: Gerald Gatobu, Planner County of Albemarle Department of Community Development 401 Mclntire Road North Wing Charlottesville, Virginia 22902 RE: SDP - 2007 -158 — Vest Property ( "Covesville ") / Verizon Tier II PWSF Critical Slopes Waiver Request Dear Gerald: Verizon Wireless is submitting this request to allow disturbance of critical slopes for the installation of the proposed Tier II Personal Wireless Service Facility ( "PWSF" or facility ") in response to the site review comments. The facility site is approximately 3,500 square feet in area, which accounts for approximately 3.5% of the total property. Approximately 3,222 square feet (92 %) of the facility site area are critical slopes and all of those slopes will be affected in some way by the grading and fill activity needed to provide access and establish the finished grades proposed within the lease area. Areas of critical slopes have been identified on the site plan, and Verizon Wireless will address the five health, safety and welfare concerns that are set forth in Section 4.2 of the Ordinance below: Rapid and/or large scale movement of soil and rock During construction the site will be stabilized using erosion control measures outlined in the plan set, including a silt fence that will keep soil and rock within the site area. Once the finished grades have been established, both the cut and fill slopes on each side of the site will be stabilized with gabion retaining walls. Excessive stonnwater run -off The finished surface of the site will be pervious, consisting of a layer of gravel over a meshed layer of geosynthetic fibers that will allow stormwater to drain back into the ground instead of flowing off -site. Additionally, the holes in the gabion cages will allow any direct stonnwater to flow into the retaining walls where it will be dispersed among small spaces between the stones and gradually released into the ground. Attachment C Vest ( "Covesville) - Verizon Wireless Critical Slopes Page 2 Siltation of natural and man -made bodies of water No existing bodies of water have been identified on the subject parcel and the proposed PWSF site accounts for a very minute portion of the property. The proposed compaction and a layer of geosynthetic fiber will stabilize the soil below the gravel in the lease area, while the retaining walls will be used to stabilize soils on the resulting slopes. These factors combined with the amount of vegetation remaining downslope from the facility will ensure that silt does not travel to streams or ponds on any nearby properties. Loss of aesthetic resource There will be no significant loss of existing aesthetic resources, which are chiefly the existing wooded characteristics of the property. Based on the results of the balloon test this site has been shown to have an ample amount of backdrop provided by the trees and mountain on the eastern side of the site. Because of the limits placed on tree clearing for the installation of Tier I1 facilities, a large amount of vegetation will remain around the site after construction. Dave Rosene of VanYahres Tree Company is preparing a certified arborist report that will provide the recommended methods of protecting trees that have been identified to remain at this site and after the final report is complete it will be submitted to the County. Greater travel distance of septic effluent This will be an unmanned facility that will not have a septic system or any other form of plumbing. Therefore, the concern for possible impact on the travel of septic effluent is not relevant to this request. Section 4.2.5(b) allows the Planning Commission to waive the restrictions on disturbing critical slopes upon finding the following (in part): 1.A strict application of these provisions would not forward the purposes of the Zoning Ordinance Critical slopes regulations in the Rural Areas are mainly focused toward ensuring that adequate building sites can be attained for dwellings or other uses dependent on sewage systems without large- scaled, adverse impacts to critical slopes. Section 5.1.40(b)(1) states, "Notwithstanding section 4.2.3.1 of this chapter, a facility may be located in an area on a lot or parcel other than a building site." Therefore, the building site requirements related to critical slopes are not relevant to PWSFs. The site of the proposed facility was chosen because it is surrounded by several mature trees and will be afforded an extensive amount of backdrop by the incline to the east. The proposed facility will comply with the design and siting requirements for Tier it PWSFs. Vest ( "Covesville) - Verizon Wireless Critical Slopes Page 3 Therefore, a strict application of the critical slopes provisions in this case would not further the purpose of the Zoning Ordinance as it applies to this particular use which is allowed by- right. 2.Restriction of the use of the property due to topography Because the property is located entirely on the side of a mountain, some disturbance of critical slopes would be necessary in order to install the by -right facility, regardless of its location on the property. 3.Modification or waiver would serve a greater public purpose The placement of proposed Tier II PWSFs in areas where critical slopes exist will allow Verizon Wireless to take advantage of the County's preference for siting facilities so that there is a backdrop of trees behind the monopole. Furthermore, since the adoption of the wireless policy there have been several other Tier II PWSFs approved for the same reasons in other areas where critical slopes are present, including an existing facility on the adjacent property to the north. Conclusion: The concerns and requirements for granting a critical slopes waiver are considered and addressed generally through the existing Personal Wireless Service Facilities Ordinance requirements. Furthermore, Verizon Wireless will address the concerns in a more site - specific manner using the proposed site design, tree conservation and construction techniques. Therefore, we appreciate your thoughtful consideration in analyzing this modification request for consistency with the critical slopes regulations. Please contact me at your earliest convenience, if you should have any questions or will require any additional information. Sincerely, G. Step en Waller, AICP Zoning Manager Wireless Resources, Inc. 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