2023-02-07 VI. A. Exhibit 3, 10/19/2022 Opposition Letter from JBJimmerson DOCUMENTS SUBMITTED IN OPPOSITION
OF PETITION #22-003-SE:
Letter from JBJimersonBlRR, dated 10-19-2022, 4 Pages
Exhibit A, 2 Pages
Exhibit B, 6 Pages
Exhibit 1 of Exhibit B, 14 Pages
Exhibit C, 2 Pages
Submitted to City Staff on 10-19-2022
Via email
does. l- Pro'i cite! c.. `'
C.Ryan Maloney ,e i` y K m,nlmicvaiimcrsonR ,c rm co
Partner ;��/ ��"1� (vj
Florida Bar Board Certified in
Construction Law
October 19,2022
VIA ELECTRONIC MAIL
(dhoover@citvofokeechobee.com)
(dmccoy u.cityofokeechobee.com)
(pbaughman(c�citvofokeechobec.com)
(kbrass u.citvofokeechobee.com)
(rchartier a,cityofokeechobee.com)
(m ionassai ntQcityofokcechobee.com)
(dmcauley@cityofokeechobee.com)
(jshaw@cityofokeechobee.com)
cityofokeechobee.com)
(cberl in(a,citvofokeechobee.com)
(pburnette a,cityofokeechobee.com)
City of Okeechobee Board of Adjustment
Attn: Dawn Hoover(Chairperson)
Douglas McCoy(Vice Chairperson)
Phil Baughman
Karyne Brass
Rick Chartier
Mac Jonassaint
David McAuley
James Shaw(Alternate)
Carl"Butch"Berlin, Jr. (Alternate)
Patty Burnette(Board Secretary)
Re: Opposition to Special Exception Petition No.22-003-SE
Dear City of Okeechobee Board of Adjustment Members,
This letter is written on behalf of SBA 2012 TC Assets, LLC, a subsidiary of SBA
Communications Corporation ("SBA"), in opposition to the Application for Special Exception
("Application") submitted by Ignite Wireless/Kyle Lotze, as authorized agent for CitySwitch II-
A, LLC ("CitySwitch"), which is scheduled to be considered by the Board of Adjustment at its
upcoming meeting on October 20,2022,at 6:00 p.m.
The Application seeks approval for the construction of a new 150-foot telecommunications
tower,with an additional 10-foot lightning rod (total above ground level ("AGL") height of 160-
feet) ("Proposed Tower") on CSX Transportation Inc.'s ("CSX") property located at 1117 NW
9th Street, Okeechobee, FL 34972, under Application File Number 22-003-SE. SBA is the owner
of an existing 150-foot telecommunications tower ("SBA's Tower") located at 3079 NW 8th
Street, Okeechobee, Florida 34972, just 0.7 mites from the planned location of the Proposed
Tower. Please see Exhibit A for the specific location of the Proposed Tower and SBA's Tower.
One Independent Drive.Suite 1400 I Jacksonville,FL 32202 I Telephone:(904)389-0050 I Facsimile:(904)212-1269 I www.jimcrsonfirm.com
City of Okeechobee Board of Adjustment
October 19, 2022
I'ae. c I2
SBA's Tower has additional space available for wireless antennae and equipment, including
CSX's equipment, making the Proposed Tower duplicative and unnecessary.
As described in more detail below, the Board should deny the Application because
CitySwitch failed to demonstrate compliance with all of the requirements of the City's Land
Development Regulations ("LDR")necessary for the Application to be approved,as follows:
(I) The Proposed Tower does not meet the standards for granting a Special Exception
provided under LDR Section 70-373(b) because CitySwitch has not provided any landscaping
plans to visually screen the Proposed Tower from adjacent uses;and
(2) the Proposed Tower will have an adverse effect on the interests of the citizens of the
City by allowing the proliferation of an unnecessary new tower without any additional cell
coverage or benefit,contrary to LDR Section 70-373(c)(3).
The Proposed Tower Does Not Meet the City's Standards for Granting a Special Exception
To obtain a Special Exception from the Board, CitySwitch must demonstrate each of the
standards for granting a special exception provided in LDR Section 70-373(b). Specifically,
CitySwitch must "[d]emonstrate any landscaping techniques to visually screen the use from
adjacent uses." As further required by LDR Section 90-603(g), CitySwitch is required to mitigate
the visual impacts of the Proposed Tower by installing landscaping and buffering around the entire
perimeter of the Proposed Tower. Specifically, CitySwitch is required to install the following
landscaping to meet the LDR's landscaping requirements:
(I) A row of trees a minimum of three inches at dbh(diameter at breast height)and
a minimum of eight feet tall and a maximum of 25 feet apart shall be planted
around the perimeter of the fence; and
(2) A contiguous hedge at least 30 inches high at planting capable of growing to at
least 36 inches in height within 18 months shall be planted in front of the tree
line referenced in subsection g(I)of this section.
However, as acknowledged in the City's Staff Report regarding the Application,
CitySwitch has not agreed to provide a_y landscaping,despite specific requests by Staff to provide
proposals for landscaping. Importantly, CitySwitch has not submitted a variance application to
the Board to request relief from the landscaping requirements, as required by LDR Section 70-
374(a) ("A variance is authorized only as to physical requirements of these regulations including
. . . buffer."), and public notice regarding a request for variance has not been provided,as required
by LDR Section 70-335 ("Until public notice has been given and a public hearing has been held,
no action shall be taken by the . . . board of adjustment . . . on any petition for the following: (6)
Variance.").
Accordingly, CitySwitch fails to meet the standards for granting a Special Exception
provided under LDR Section 70-373(b), and therefore, the Application should be denied.
jBJIMERSON BIRR
One Independent Drive-Suite 1400 I Jacksonville,FL 32202 I Telephone (904)389-0050 I Facsimile(904)212-1269 I www.jimersonfirm.com
City of Okeechobee Board of Adjustment
October 19, 2022
Page 13
The Proposed Tower Will Have an Adverse Effect on The Interests of the Citizens of The
City by Allowing the Proliferation of an Unnecessary New Tower
Further, in granting a special exception use, the Board is required to find that the proposed
special exception use "will not have an adverse effect on the public interest." LDR Section 70-
373(c)(3). As stated in the Application,the Proposed Tower is being sought for AT&T to relocate
its equipment from SBA's Tower to the Proposed Tower to receive a lower lease rate.
However, if the Board approves the Application and allows an entirely new
communications tower to be constructed less than a mile from SBA's Tower solely for economic
reasons, and without any additional cell coverage or benefit, it will have an adverse effect on the
interests of the citizens of the City by allowing the proliferation of an unnecessary new tower.
Importantly, SBA's Tower is only 0.7 miles from the location of the Proposed Tower, and
is available for collocation of both AT&T's and CSX's proposed antennas and equipment. As set
forth in the Declaration under oath of SBA Site Marketing Manager Brooke Irby, attached as
Exhibit B, AT&T has collocated on SBA's Tower since 2008, pursuant to the existing lease
agreement originally established between Nextel South Corp. and AT&T. Since AT&T has
collocated on SBA's Tower, AT&T has never mentioned any concerns or issues with SBA's
Tower. Should AT&T require modifications to SBA's Tower to meet any additional collocation
needs, SBA certainly would be willing to discuss those needs with AT&T.
Specifically, should AT&T require accommodation on SBA's Tower at a higher height,
LDR Section 90-603(h)(3)specifically permits SBA to modify SBA's Tower to a taller height not
to exceed 20 feet over SBA's Tower's existing height. Accordingly, SBA is able and willing to
modify SBA's Tower to a taller height to accommodate AT&T at a higher height of 155-feet,
which would be 10 feet higher than the proposed height of AT&T's antenna and equipment on the
Proposed Tower.
Further, as demonstrated in the Coverage Plot Analysis and Plot Maps by SBA, attached
to the Declaration of Brooke Irby as Exhibit 1, the Proposed Tower will not appreciably expand
the scope or strength of available coverage in the area. Rather, the Proposed Tower will provide
duplicative or overlapping coverage with SBA's Tower. For wireless operators with antennas
mounted on SBA's Tower, the installation of additional antennas would be considered an
overbuild (or impractical) based on the coverage overlap.
Moreover, as set forth in the Declaration Brooke Irby, if AT&T has concerns with existing
lease rates on SBA's Tower, AT&T has not provided SBA with an opportunity to discuss its lease
terms in order to address any of those concerns. Importantly, the letter from AT&T attached to
the Application, which is also attached hereto as Exhibit C, is a letter to the owner of the real
property on which SBA's Tower is located under a ground lease, and not to SBA.
Of course,wireless carriers will always be able to find a tower developer willing to charge
a lower rent to attract relocation in the short term. Wireless carriers seeking to renegotiate existing
tower lease terms, like AT&T, likewise can always seek the threat of relocation to improve
negotiating position with existing landlords. Importantly,due to its longstanding relationship with
B1 RR
One Independent Drive-Suite 1400 I Jacksonville,FL 32202 I Telephone:(904)389-0050 I Facsimile:(904)212-1269 I www.jimersonfirm.com
City of Okeechobee Board of Adjustment
October 19, 2022
Pa I
AT&T, SBA would be willing to discuss the current terms of the lease on SBA's existing tower
with AT&T.
Should the Board approve the Application and allow for construction of the Proposed
Tower without experiencing any additional cell coverage or benefit, and solely for economic
reasons, it will set a dangerous precedent resulting in the proliferation of multiple unnecessary
towers throughout the landscape. Clearly,such a situation would be to the detriment of the citizens
of the City,and contrary to the intent and plain language of the City's LDR. Accordingly,because
the Proposed Tower will have an adverse effect on the interests of the citizens of the City, the
Application should be denied.
Condiusion
In sum,the Application is should be denied because(1)The Proposed Tower does not meet
the standards for granting a Special Exception provided under LDR Section 70-373(b); and (2)
the Proposed Tower will have an adverse effect on the interests of the citizens of the City by
allowing the proliferation of an unnecessary new tower without any additional cell coverage or
benefit, contrary to LDR Section 70-373(c)(3). Accordingly, SBA respectfully requires for the
Board to deny the Application.
Sincerely,
an Maloney
C
CRM/mgm
Enclosures: (Exhibits A-C)
cc: Client (via email w/enclosures)
File
(jB JIMERS.NIIIRR
One Independent Drive-Suite 1400 I Jacksonville,FL 32202 I Telephone-(904)389-0050 I Facsimile (904)212-1269 I www.jimersonfirm.com
Exhibit
A
SBA FL46235-A Okeechobee Distance Map
.s. \
Barber NW 9111 St Proposed-CitySwitch 150' onopole(160' W s
m
Quarters Length 3,933.544 ft
Angle 86.39°__
FL46235-A
fisting 150'SBA monopole(ATT @ 120'AGL)
NW Sth St ' NW'BtK'St NW 7th ci—
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10/18/2022,1:18:27 PM 1:6.213
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0 0.07 0.15 0.3 km
Esn Commnty Maps CorMieunsas.LWaeasty of South Florida,FOEP.O
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Inc.ME I,7145s.USGS.EPA.NPS.US Cmsus&MMdA USDA
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Exhibit
«B„
SBA Communications Corporation
S B '., 8051 Congress Avenue
Boca Raton, FL 33487-1307
T+561.995.7670
F+ 561.995.7626
sbasite.com
City of Okeechobee City of Okeechobee
Technical Review Committee Board of Adjustment
RE: Application Nos. 22-004-TRC and 22-003-SE
DECLARATION OF BROOKE IRBY
STATE OF GEORGIA
COUNTY OF FULTON
I, Brooke Irby, hereby certify and state as follows:
l, I am the Site Marketing Manager for SBA 2012 TC Assets, LLC, a subsidiary of
SBA Communications Corporation ("SBA").
2. I make this Declaration with the understanding that it is to be used in opposition to
the Application for Site Plan Review, Application No. 22-004-TRC, and the Application for
Special Exception, Application No. 22-003-SE, submitted by Ignite Wireless/Kyle Lotze, as
authorized agent for CitySwitch II-A, LLC ("CitySwitch"). All statements contained in this
Declaration are based upon my personal knowledge or my personal knowledge of the business
records of SBA. I am over the age of eighteen and I am fully competent to testify to the facts
recited herein.'
In my capacity working for SBA, 1 am one of the primary custodians of the organizational documents,
files, applications, letters, correspondence, reports, and other paperwork transmitted or received in
connection with the dealings with AT&T Wireless ("AT&T") in Florida (the "Records"). SBA's files
contain documents which were made and/or kept as part of the Records,contemporaneously at or near the
time of the events so memorialized herein, by or from information transmitted by SBA's employees and
personnel who had knowledge of the facts set forth in such documents. The Records are kept in the course
of a regularly conducted business activity and for each such document contained in the Records, it was the
regular practice of business activity to make or retain such document. To the extent that I refer to any such
document other than those made or received by me personally,such document is one of SBA's Records.
3. It is my job to interact with carriers, such as AT&T, who have located, or are
interested in locating,onto an SBA telecommunications tower in Florida.
4. 1 maintain an open line of communication with the carriers to discuss tenant issues,
including but not limited to,collocation, new equipment, centerline placement of equipment onto
SBA communication towers, and other related matters. This would include the communications
tower SBA has owned, operated, and maintained since October I, 2012 in Okeechobee County,
FL on property located at 3079 NW 8th Street, Okeechobee, Florida 34972 ("SBA's Tower").
5. AT&T currently leases space and maintains its communications equipment on
SBA's Tower. AT&T has co-located on the SBA Tower since 2008 prior to SBA's ownership.
Nextel South Corp. originally constructed the tower in 2008. On September 22, 2008, Nextel
South Corp and New Cingular Wireless entered into a Site Lease Agreement dated September 22,
2008. The tower and associated agreements transferred ownership from Nextel South Corp to
TowerCo Assets LLC on September 23, 2008. On October 1, 2012, SBA became successor in
interest to TowerCo Assets LLC.
6. In exchange for collocating on SBA's Tower,AT&T agreed to make rent payments
to SBA, in accordance with a lease agreement originally established between Nextel South Corp
and AT&T. SBA has always billed AT&T in accordance with their lease agreement.
7. As with all other matters, AT&T has been directed to send any communication
related to SBA's communication towers in Florida, including SBA's Tower, to my attention.
8. I understand CitySwitch is seeking approval for the construction of a new 150-foot
telecommunications tower, with an additional 10-foot lightning rod (total above ground level
("AGL") height of 160-feet) ("Proposed Tower") on CSX Transportation Inc.'s ("CSX")
property located at 1117 NW 9th Street, Okeechobee, FL 34972.
2
9. 1 was surprised by CitySwitch's Application for Site Plan Review and Application
for Special Exception that identified AT&T as the primary intended tenant on the Proposed Tower,
as I regularly communicate with AT&T.
10. In my prior communications with AT&T, it has not mentioned concerns or issues
with SBA's Tower,nor inquired whether SBA's Tower could accommodate additional equipment.
Nor has AT&T raised any other concerns to SBA about its occupancy on SBA's Tower.
1. Notably, AT&T has never contacted me about reducing lease rates on SBA's
Tower, nor attempted to re-negotiate the lease rates for SBA's Tower under the lease agreement.
12. AT&T is currently a tenant on over 6,690 SBA telecommunications towers
nationwide. Given our relationship with AT&T, SBA would certainly appreciate the opportunity
to work with AT&T to stay collocated on SBA's Tower, which prevents the unnecessary and
needless proliferation of telecommunication towers in the City of Okeechobee, Florida.
13. Having reviewed SBA's corporate records, I can confirm SBA most certainly can
accommodate additional equipment for AT&T, including FirstNet, and can accommodate CSX's
equipment, on SBA's Tower.
14. Should AT&T's needs require modifications to SBA's Tower, SBA is willing to
discuss AT&T's needs with them further. Such modifications as may be needed to accommodate
AT&T at a higher height or for more/larger equipment are common practice in the
telecommunications industry.
15. In sum, there is ample structural capacity for SBA's Tower to handle more
equipment, including CSX's equipment, as SBA constructed SBA's Tower to house multiple
tenants.
3
16. The SBA Records include an RF Coverage Plot Analysis and RE Coverage Plots,
which are attached to this Declaration as Exhibit 1 (the"SBA RF Analysis").
17. As stated in the SBA RF Analysis, due to the close proximity to SBA's Tower, the
Proposed Tower would not appreciably expand the scope or strength of available coverage in the
area, but would instead provide duplicative or overlapping coverage provided by SBA's Tower.
Further, the installation of additional antennas on the Proposed Tower would be considered an
"overbuild"or impractical given the coverage overlap with SBA's Tower.
[Signature follows on next page]
4
UNDER PENALTIES OF PERJURY, I DECLARE THAT I HAVE READ THE
FOREGOING STATEMENTS,AND THAT THE FACTS STATED THEREIN ARE TRUE
AND CORRECT.
Date: 10/19/2022
BROOKEIRBY
5
Exhibit
1
TO: SBA
Subject: RF Coverage Plot Analysis:City of Okeechobee, FL
Date:October 18,2022
1. METHODOLOGY. The attached plots depict broadcast radio frequency(RF)coverage from the existing
site to City of Okeechobee, FL and a proposed site approximately 0 7452 miles to the East. At each
location,cellular industry typical LTE operating parameters were considered for omnidirectional antennas
mounted at 120 and 155 feet above ground level at the existing site,and at 145 feet above ground level
for the proposed site. Ground elevations are 33 and 29 feet above mean sea level, respectively.
Plots for both locations were generated for 700, 850, 1900 and 2100 MHz operations. The signal levels
depicted are associated with LTE service reliability where the strong coverage levels in green and blue
occur near the towers and decrease with distance from the sites and intervening terrain obstructions.
Signal levels greater than-70 dBm shown as blue are associated with feasible coverage within buildings.
Marginal coverage is provided in the regions depicted in yellow between-90 dBm and-80 dBm and signal
levels between-100 dBm and-90 dBrn shown as red represent poor coverage associated with call failures.
A comparison of coverage performance for each site is based on low band (700 and 850 MHz) and high
band (1900 and 2100 MHz) prediction results. Radiowave propagation conditions between these bands
differ because of terrain and ground clutter(e.g. vegetation) effects at different frequencies. Generally,
low band operations provide greater area coverage. Therefore, high band operations provide additional
customer traffic capacity closer to the cellular site.
2. COMPARISON. The sites considered in these coverage plots provide service to the depicted locations
and roads leading to City of Okeechobee, FL. For low band operations, the existing site provides strong
coverage approximately 1.3 miles in all directions and to non-contiguous areas to 1.7 miles from the site.
This includes 1.6 miles of US Hwy 98. The proposed site provides strong coverage approximately 1.3 miles
in all directions and to non-contiguous areas to 1.7 miles from the site. This includes 1.6 miles of US Hwy
98.
For high band operations, both sites provide strong coverage to non-contiguous areas 0.7 miles in all
directions.
3. CONCLUSION. Based on the coverage comparison presented above, the proposed site provides
comparable coverage to City of Okeechobee,FL due to its close proximity to the existing site. For wireless
operators with antennas mounted on the existing site, the installation of additional antennas on the
proposed site would be considered to be an "overbuild"or impractical given the coverage overlap.
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Existing Site RSRP:
Site Name Park Antenna: 15.15 dBi Omni <-100 dBm ,..-100 am ,...90 dBm >=-80dBm >=-70dBm
700 MHz Coverage Latitude: N27.2514 Alpha Rad Center(ft): 120 alLikiisi,---*1 -..-.=,...- .,
Longitude: W80.8569 Azimuth-(DO: 0
ERP per RS(W): 2.0
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Exhibit
«c»
at&t
27271 las Ramblas,Suite 300
Mission Viejo,CA 92691
October 27,2020
Edwin E. Walpole,Ill
P.O.Box 1177
Okeechobee,FL 34973
Re: AT&T Cell Site Lease—2773 NORTHWEST 8TH STREET,OKEECHOBEE,FL I FA:10126641 I Site Name:WEST OKEE
Dear Landlord,
AT&T is In a very competitive space and we need to ensure that our lease terms and conditions are supportive of our current and
future needs.AT&T has the option to either extend or terminate the above referenced lease("Lease")in approximately three years.
AT&T Is instituting a new program to evaluate terms and conditions of all leases coming up for renewal,explore advance
renegotiation options and consider possible alternative site locations.Our first choice is to create a new agreement that serves both
parties well.Conditions we desire to implement In all new"go forward"leases include:
• "Real Estate Rights":In its simplest form,a lease right to utilize the entire RAD center without any"per touch"rent
upcharges.
• Rents reduced to competitive rates.
• Reduced or no annual escalators(depending on other terms of the overall new deal).
• "Fair"early termination rights.
As you know,it takes time to negotiate,plan and execute a site relocation.That is why the AT&T's review process is starting now.
Please review the specifics of our Lease agreement and advise if you are willing to enter into discussions regarding a new,modified
contract.For new terms consistent with the above,AT&T will In turn consider additional term extensions.
AT&T will appreciate a reply within 60 days of receipt of this letter. A"no"or non-response will trigger AT&T's review of alternate
locations.A positive response will be appreciated,but satisfactory terms and conditions negotiations must conclude within 90 days
or AT&T will continue to evaluate alternative site locations.Responses may be emailed,standard mail,or a call as designated below.
Please reference FA number 10126641 in your response so that AT&T may ensure your response is documented accordingly.
AT&T values its association with you and looks forward to continuing this relationship for the long term.
Sincerely,
(:, 0-04, ' 7n lip
Gregory 0.Ohmer
Director Network Planning
Email Responses to: P040001att,com with a Subject line of Partnership—FA 10126641
Mall Responses to: AT&T Cell Site Partnership 2423
FA 10126641
Rm 3022
1025 Lenox Park Blvd NE
Atlanta,GA 30319
Attn:Kevin Diehl
Telephone Number 866-354-5888