Verizon experts: school an ideal site for cell tower

A sign expresses the position of opponents of the cell tower. MIDDLETOWN — After four hours of testimony at a special meeting on a cell tower application before the Zoning Board on Sept. 8, zoning board Vice Chair Emil Wrede announced that another four-hour meeting is on the horizon.

While not giving a specific date, Wrede said that the meeting about a proposal to locate a Verizon Wireless cell tower on Middletown High School South property may take the place of the Zoning Board's Oct. 27 meeting. He told those in attendance that an announcement of the date will be made at the next meeting on Sept. 22.

Verizon is seeking approval of a variance to construct a 121-foot cell tower due to its location in a residential area, where the tower is not a permitted use.

At the Sept. 8 meeting, the first three hours of testimony was taken up by Verizon's attorney Richard Stanzione and three experts speaking in support of the application.

The first expert to testify was Dominic Villecco, a radio frequency engineer for Verizon, who continued testimony begun at the Aug. 25 meeting about the placement of the cell tower on Nut Swamp Road

"Our goal was to get as close as we could to residential areas," Villecco said. "The high school was the closest location to the affected area that was put up to bid."

Villecco also said that with new technology entering mainstream usage, cell towers have more demand on the signal, making the cell tower that much more important.

"With the use of BlackBerries and other technology, they put more strain on the signal," Villecco said. "These are devices people are buying. These are what my kids are buying and the fact that these devices have become so popular puts an additional strain on the antennas in the area."

At the Aug. 25 meeting, Wrede suggested placing the cell tower on the Garden State Parkway on the median adjacent to the school. The area is between exits 114 and 109. Villecco said that the spot would not be sufficient to fulfill the additional coverage for the surrounding area.

"The primary area of interest is east of the parkway," Villecco said. "As you can see, because of the ground elevation and how it drops, it would have to be more of an uphill and would not cover where we need it to effectively."

Mark W. Tinder, a licensed real estate appraiser who was retained by Verizon, testified at the hearing that through his research and studies involving housing sites near wireless communications facilities in the state, specifically in Toms River and Stafford, he has not seen any market impact on the value of nearby homes.

"I've been looking into if there is any 'tower effect' on real estate appraisals and I can say that I have not seen any signs of it," Tinder said. "I have not seen any potential impact through my studies on Toms River and Stafford that would suggest such an impact."

William D. Masters Jr., a professional planner, testified that the site is well suited for a cell tower, and that Verizon presented a satisfactory burden of proof for the variance.

Masters cited the size of the property and proximity to major roadways as reasons the high school would be a good location for the tower.

"The fact that the site is close to major traffic corridors such as the Garden State Parkway, it has the characteristics that contribute to a successful site," Masters said.

The final hour of testimony was taken up by Hazlet attorney Andrew S. Cimino Jr., representing residents Laura Ferrara, Keith Goldman and Scott Schmedes, all Middletown residents opposing the tower.

"I want the board to understand along with the homeowners I represent, that a cell tower is going to be put up," Cimino said. "They are not disputing that a cell tower is going to be put up, but the main concern is that it will be by a high school."

He said that if it were not near a high school then none of the people with complaints would be there.

Zoning Board member Josephine Freyer asked Villecco about how the high school was involved in the matter.

"So the Board of Education put this out for bid?" Freyer asked Villecco. "So what you're saying is that the Board of Education sought this?"

Villecco answered 'yes.'

The Board of Education took formal public action on Oct. 22, 2007, to approve and enter into a land lease with Verizon Wireless for the construction and operation of a wireless communications facility consisting of a monopole tower with several co-location sites on it on the grounds of High School South on Nut Swamp Road.

After hearing residents' opposition at the July 16 meeting, the board voted 8-0 to send a letter to Verizon Wireless informing the company that it wanted to get out of the contract that would allow a cell tower at the school property on Nut Swamp Road.

Verizon acknowledged receipt of the letter but is continuing with the application as per the contract, according to Board of Ed. attorney Christopher Parton, who added that the board's intent to withdraw from the contract could be used as evidence in testimony.

The tower would generate lease revenues for the district of $31,299 the first year, and $32,238, $33,205, $34,201 and $35,227 for each of the four following years, according to Parton.

In addition to the funds earned through the base rent, the board would receive 40 percent of all rental fees collected from future co-locators, which are companies that pay a fee to attach their antennas to a tower owned by another service provider. Up to three co-locators can be added to the tower.

The contract provides that the agreement could be renewed for up to four additional five-year periods at annual rent amounts of: $36,284 (years six-10), $42,063 (years 11-15), $48,763 (years 16-20), and $56,531 (years 21-25).

The total value of the lease is $1,084,375 over 25 years plus 40 percent of all rent from any of the three additional co-locators.

At the board's direction after one of the many public Facilities Committee reports on the cell tower issue throughout 2007, the business office and board attorney made a formal request to the state commissioner of education to allow the board to enter into a long-term contract.

Without that approval, the contract would be limited to five years.

Commissioner Lucille Davy approved a long-term contract in a letter dated Nov. 19. In granting that approval, Davy reviewed the land lease agreement in its entirety. Having received that approval, the board and Verizon executed the agreement on Dec. 17.

The agreement guarantees Verizon the use of a 50-by-50-foot parcel of land on the High School South campus.

With the approval of the commissioner of education, the term of the lease is five years, with an option for four additional five-year terms, for an aggregate length of 25 years.

Parton said that Verizon Wireless must prove to the Zoning Board that there will be no adverse effect on the surrounding residents and the school community.
Contact Jamie Romm at





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