Source: https://ecode360.com/11984055
Timestamp: 2019-04-24 18:35:32+00:00

Document:
§ 263-1 Purpose and legislative intent.
§ 263-5 Overall policy and desired goals for wireless telecommunications facilities permits.
§ 263-6 Exceptions from wireless telecommunications facilities permit.
§ 263-8 Permit application and other requirements.
§ 263-9 Location of wireless telecommunications facilities.
§ 263-10 Shared use of wireless telecommunications facilities and other structures.
§ 263-11 Height of telecommunications towers.
§ 263-12 Visibility of wireless telecommunications facilities.
§ 263-13 Security of wireless telecommunications facilities.
§ 263-15 Lot size and setbacks.
§ 263-16 Retention of expert assistance and reimbursement by applicant.
§ 263-17 Public hearing and notification requirements.
§ 263-18 Action on an application for a wireless telecommunications facilities permit.
§ 263-19 Extent and parameters of wireless telecommunications facilities permit.
§ 263-22 Reservation of authority to inspect wireless telecommunications facilities.
§ 263-26 Default and/or revocation.
§ 263-27 Removal of wireless telecommunications facilities.
§ 263-28 Relief by City Council.
§ 263-29 Periodic regulatory review by City.
§ 263-30 Adherence to state and/or federal rules and regulations.
Editor’s Note: This ordinance also repealed former Ch. 263, Wireless Communications Facilities, adopted 11-13-2000 by Ord. No. 381.
The Telecommunications Act of 1996 affirmed the City of Rockwood's authority concerning the placement, construction and modification of wireless telecommunications facilities. The City of Rockwood finds that wireless telecommunications facilities may pose significant concerns to the health, safety, public welfare, character and environment of the City and its inhabitants. The City also recognizes that facilitating the development of wireless service technology can be an economic development asset to the City and of significant benefit to the City and its residents. In order to ensure that the placement, construction or modification of Wireless Telecommunications Facilities is consistent with the City's land use policies, the City is adopting a single, comprehensive wireless telecommunications facilities application and permit process. The intent of this chapter is to minimize impact of wireless telecommunications facilities, establish a fair and efficient process for review and approval of applications, assure an integrated, comprehensive review of environmental impacts of such facilities, and protect the health, safety and welfare of the City of Rockwood.
This chapter shall be known and cited as "the Wireless Telecommunications Facilities siting Ordinance for the City of Rockwood."
Any permit issued under this chapter shall be comprehensive and not severable. If part of a permit is deemed or ruled to be invalid or unenforceable in any material respect, by a competent authority, or is overturned by a competent authority, the permit shall be void in total, upon determination by the City.
An accessory facility or structure serving or being used in conjunction with wireless telecommunications facilities, and located on the same property or lot as the wireless telecommunications facilities, including but not limited to utility or transmission equipment storage sheds or cabinets.
Any wireless service provider submitting an application for a wireless telecommunications facilities permit.
All necessary and appropriate documentation that an applicant submits in order to receive a wireless telecommunications facilities permit.
The use of an existing tower or structure to support antennae for the provision of wireless services. A replacement tower that is constructed on the same site as an existing tower will be considered a co-location as long as the new tower is no taller than the old tower and that the old tower is removed in a reasonable short time frame after the new tower is constructed.
The inability to perform an act on terms that are reasonable in commerce, the cause or occurrence of which could not have been reasonably anticipated or foreseen and that jeopardizes the financial efficacy of the project. The inability to achieve a satisfactory financial return on investment or profit, standing alone, shall not deem a situation to be commercially impracticable and shall not render an act or the terms of an agreement commercially impracticable.
The City Council of the City of Rockwood.
When referring to a tower or structure, the distance measured from the preexisting grade level to the highest point on the tower or structure, even if said highest point is an antenna or lighting protection device.
The addition, removal or change of any of the physical and visually discernable components or aspects of a wireless facility, such as antennas, cabling, equipment shelters, landscaping, fencing, utility feeds, changing the color or materials of any visually discernable components, vehicular access, parking and/or an upgrade or changeout of equipment for better or more modern equipment. Adding a new wireless carrier or service provider to a telecommunications tower or telecommunications site as a co-location is a modification. A modification shall not include the replacement of any components of a wireless facility where the replacement is identical to the component being replaced or for any matters that involve the normal repair and maintenance of a wireless facility without adding, removing or changing anything.
A wireless telecommunications facilities permit, as defined below.
The replacement of any component of a wireless facility where the replacement is identical to the component being replaced or for any matters that involve the normal repair and maintenance of a wireless facility without the addition, removal or change of any of the physical or visually discernable components or aspects of a wireless facility that will add to the visible appearance of the facility as originally permitted.
See definition for wireless telecommunications facilities.
Temporary in relation to all aspects and components of this chapter, something intended to, or that does not exist for more than 90 days.
Includes a "telecommunications site" and "personal wireless facility." It means a structure, facility or location designed, or intended to be used as, or used to support antennas or other transmitting or receiving devices. This includes without limit, towers of all types and kinds and structures, including, but not limited to buildings, church steeples, silos, water towers, signs or other structures that can be used as a support structure for antennas or the functional equivalent of such. It further includes all related facilities and equipment such as cabling, equipment shelters and other structures associated with the site. It is a structure and facility intended for transmitting and/or receiving radio, television, cellular, SMR, paging, 911, personal communications services (PCS), commercial satellite services, microwave services and any commercial wireless telecommunication service not licensed by the FCC.
The City approval prerequisite to an applicant filing for a building permit under the City's Building Code to construct and use wireless telecommunications facilities in the City.
Requiring a permit for any new, co-location or modification of a wireless telecommunications facility.
Establishing a policy for examining an application for and issuing a wireless telecommunications facilities permit that is both fair and consistent.
Promoting and encouraging, wherever possible, the sharing and/or co-location of wireless telecommunications facilities among service providers.
In granting a permit, the City has found that the facility shall be the most appropriate site as regards being the least visually intrusive among those available in the City.
Except as otherwise provided by this chapter, no person shall be permitted to site, place, build, construct, modify or prepare any site for the placement or use of, wireless telecommunications facilities as of the effective date of this chapter without having first obtained a wireless telecommunications facilities permit. Notwithstanding anything to the contrary in this section, no permit shall be required for those noncommercial exceptions noted in § 263-7.
All legally permitted wireless telecommunications facilities, constructed as permitted, existing on or before the effective date of this chapter shall be allowed to continue as they presently exist; provided, however, that any visible modification of an existing wireless telecommunications facility will require the complete facility and any new installation to comply with this chapter.
Any repair and maintenance of a wireless facility does not require an application for a permit.
The City's fire, police, or other public service facilities owned and operated by the local government.
Facilities exclusively for providing unlicensed spread spectrum technologies (such as IEEE 802.11a, b, g [Wi-Fi] and Bluetooth) where the facility does not require a new tower.
All applicants for a wireless telecommunications facilities permit or any modification of such facility shall comply with the requirements set forth in this chapter. The City Council is the officially designated agency or body of the City to whom applications for a wireless telecommunications facilities permit must be made, and that is authorized to review, analyze, evaluate and make decisions with respect to granting or not granting or revoking wireless telecommunications facilities permit. The City Council may at its discretion delegate or designate other boards, commissions, or officials of the City to accept, review, analyze, evaluate and make recommendations to the City Council with respect to the granting, not granting or revoking of wireless telecommunications facilities permits.
No wireless telecommunications facilities shall be installed, constructed or modified until the application is reviewed and approved by the City, and the permit has been approved.
An application for a wireless telecommunications facilities permit shall be signed on behalf of the applicant by the person preparing the same and with knowledge of the contents and representations made therein and attesting to the truth and completeness of the information.
That the construction of the wireless telecommunications facility is legally permissible, including, but not limited to the fact that the applicant is authorized to do business in the state.
Where a certification is called for in this chapter, such certification shall bear the signature and seal of a registered professional licensed in the state.
The make, model, type and manufacturer of the tower and design plan stating the tower's capacity to accommodate multiple users.
A copy of the geotechnical subsurface soils investigation, evaluation report and foundation recommendation for a proposed or existing tower site and if, existing tower or water tank site, a copy of the installed foundation design.
The applicant will provide a written copy of an analysis, completed by a qualified individual or organization, to determine if the proposed new tower or existing structure intended to support wireless facilities is in compliance with Federal Aviation Administration Regulation Part 77 and if it requires lighting. This requirement shall also be for any existing structure or building where the application increases the height of the structure or building. If this analysis determines that an FAA determination is required, then all filings with the FAA, all responses from the FAA and any related correspondence shall be provided with the application.
In the case of a new tower, the applicant shall be required to submit a written report demonstrating its meaningful efforts to secure shared use of existing tower(s) or the use of alternative buildings or other structures within the City Copies of written requests and responses for shared use shall be provided to the City in the application, along with any letters of rejection stating the reason for rejection.
In order to better inform the public, in the case of a new telecommunication tower, the applicant shall, prior to the public hearing on the application, hold a "balloon test." The applicant shall arrange to fly, or raise upon a temporary mast, a minimum of a three-foot-in-diameter brightly colored balloon at the maximum height of the proposed new tower. The dates, (including a second date, in case of poor visibility on the initial date) times and location of this balloon test shall be advertised by the applicant seven and 14 days in advance of the first test date in a newspaper with a general circulation in the City. The applicant shall inform the City, in writing, of the dates and times of the test, at least 14 days in advance. The balloon shall be flown for at least four consecutive hours sometime between 7:00 a.m. and 4:00 p.m. on the dates chosen. The primary date shall be on a weekend, but in case of poor weather on the initial date, the secondary date may be on a weekday. A report with pictures from various locations of the balloon shall be provided with the application.
Failure to abide by the conditions outlined above may be grounds for revocation of the permit.
If proposal is for a co-location or modification on an existing tower, the applicant is to provide signed documentation of the tower condition such as an ANSI report as per Annex E, Tower Maintenance and Inspection Procedures, ANSI/TIA/EIA-222F or most recent version. The inspection report must be performed every three years for a guyed tower and five years for monopoles and self-supporting towers.
All proposed wireless telecommunications facilities shall contain a demonstration that the facility will be sited so as to minimize visual intrusion as much as possible, given the facts and circumstances involved and will thereby have the least adverse visual effect on the environment and its character and on the residences in the area of the wireless telecommunications facility.
If a new tower or increasing the height of an existing structure is proposed, a computer-generated "zone of visibility map" at a minimum of one-mile radius from the proposed structure, with and without foliage shall be provided to illustrate locations from which the proposed installation may be seen.
Pictorial representations of "before and after" (photo simulations) views from key viewpoints both inside and outside of the City as may be appropriate, including but not limited to state highways and other major roads; state and local parks; other public lands; historic districts; preserves and historic sites normally open to the public; and from any other location where the site is visible to a large number of visitors, travelers or residents. Guidance will be provided, concerning the appropriate key sites at the pre-application meeting. Provide a map showing the locations of where the pictures were taken and distance from the proposed structure.
The wireless telecommunications facility and any and all accessory or associated facilities shall maximize the use of building materials, colors and textures designed to blend with the structure to which it may be affixed and/or to harmonize with the natural surroundings; this shall include the utilization of stealth or concealment technology as may be required by the City.
All utilities at a wireless telecommunications facilities site shall be installed underground whenever possible and in compliance with all laws, ordinances, rules and regulations of the City, including specifically, but not limited to, the National Electrical Safety Code and the National Electrical Code where appropriate.
At a telecommunications site, an access road, turn-around space and parking shall be provided to assure adequate emergency and service access. Maximum use of existing roads, whether public or private, shall be made to the extent practicable. Road construction shall at all times minimize ground disturbance and the cutting of vegetation. Road grades shall closely follow natural contours to assure minimal visual disturbance and reduce soil erosion.
A holder of a permit granted under this chapter shall obtain, at its own expense, all permits and licenses required by applicable law, rule, regulation or code, and must maintain the same, in full force and effect, for as long as required by the City or other governmental entity or agency having jurisdiction over the applicant.
There shall be a pre-application meeting. The purpose of the pre-application meeting will be to address issues that will help to expedite the review and permitting process. A pre-application meeting shall also include a site visit if there has not been a prior site visit for the requested site.
An applicant shall submit to the City the number of completed applications determined to be needed at the pre-application meeting. Written notification of the application shall be provided to the legislative body of all adjacent municipalities as applicable and/or requested.
The holder of a permit shall notify the City of any intended modification of a wireless telecommunications facility and shall apply to the City to modify, relocate or rebuild a wireless telecommunications facility.
Applicants for wireless telecommunications facilities shall locate, site and erect said wireless telecommunications facilities in accordance with the following priorities, with Item (1) being the highest priority and Item (7) being the lowest priority.
On existing towers or other structures on City-owned properties, including the right-of-way.
A new tower on City-owned properties, including the right-of-way.
A new tower on properties in areas zoned for public utility transmission use.
A new tower on properties in areas zoned for industrial use.
A new tower on properties in areas zoned for business or office use.
A new tower on properties in areas zoned for residential use.
An applicant may not bypass sites of higher priority by stating the site proposed is the only site leased or selected. An application shall address co-location as an option. If such option is not proposed, the applicant must explain to the reasonable satisfaction of the City why co-location is commercially or otherwise impracticable. Agreements between providers limiting or prohibiting co-location shall not be a valid basis for any claim of commercial impracticability or hardship.
The City, as opposed to the construction of a new tower, shall prefer locating on existing towers or others structures without increasing the height. The applicant shall submit a comprehensive report inventorying existing towers and other suitable structures within two miles of the location of any proposed new tower, unless the applicant can show that some other distance is more reasonable and demonstrate conclusively why an existing tower or other suitable structure cannot be used.
The applicant shall submit documentation justifying the total height of any tower, facility and/or antenna requested and the basis therefore. Documentation in the form of propagation studies must include all backup data used to perform at requested height and a minimum of 10 feet lower height to allow verification of this height need. Such documentation will be analyzed in the context of the justification of the height needed to provide service primarily and essentially within the City, to the extent practicable, unless good cause is shown.
No tower constructed after the effective date of this chapter, including allowing for all attachments, shall exceed that height which shall permit operation without required artificial lighting of any kind in accordance with City, state, and/or any federal statute, law, local law, City ordinance, code, rule or regulation.
If lighting is required, applicant shall provide a plan for sufficient lighting of as unobtrusive and inoffensive an effect as is permissible under state and federal regulations.
The existing setback requirement of the underlying zoning district, whichever is greater.
Any accessory structure shall be located so as to comply with the applicable minimum setback requirements for the lot or parcel on which it is situated.
An applicant shall deposit with the City funds sufficient to reimburse the City for all reasonable costs of consultant and expert evaluation and consultation to the City in connection with the review of any application including, where applicable, the lease negotiation, the preapproval evaluation, and the construction and modification of the site, once permitted. The initial deposit shall be $8,500. The placement of the $8,500 with the City shall precede the preapplication meeting. The City will maintain a separate escrow account for all such funds. The City's consultants/experts shall invoice the City for its services related to the application. If at any time during the process this escrow account has a balance less than $2,500, the applicant shall immediately, upon notification by the City, replenish said escrow account so that it has a balance of at least $5,000. Such additional escrow funds shall be deposited with the City before any further action or consideration is taken on the application. In the event that the amount held in escrow by the City is more than the amount of the actual invoicing at the conclusion of the project, the remaining balance shall, upon request of the applicant, be promptly refunded to the applicant.
The total amount of the funds needed as set forth in Subsection B of this section may vary with the scope (lease negotiations and/or review) and complexity of the project, the completeness of the application and other information as may be needed to complete the necessary review, analysis and inspection of any construction or modification.
Prior to the approval of any application for a wireless telecommunications facilities permit, a public hearing shall be held by the City, notice of which shall be published in a newspaper of general circulation in the City no less than 15 calendar days prior to the scheduled date of the public hearing.
In order that the City may notify nearby landowners, the application shall contain the names and addresses of all persons to whom real property is assessed and to occupants of all structures within 1,500 feet of any property line of the lot or parcel on which the new wireless telecommunications facilities are proposed to be located. If the name of an occupant is not known, the term 'occupant' may be used.
The City shall schedule the public hearing referred to in Subsection A of this section once it finds the application is complete. The City, at any stage prior to issuing a permit, may require such additional information as it deems necessary.
The City may refer any application or part thereof to any advisory, other committee or commission for a nonbinding recommendation.
After the public hearing and after formally considering the application, the City may approve, approve with conditions, or deny a permit. Its decision shall be in writing and shall be supported by substantial evidence contained in a written record. The burden of proof for the granting of the permit shall always be upon the applicant.
If the City approves the wireless telecommunications facilities permit, then the applicant shall be notified of such approval in writing within 10 calendar days of the City's action, and the permit shall be issued within 30 days after such approval. Except for necessary building permits and subsequent certificates of compliance, once a permit has been granted hereunder, no additional permits or approvals from the City, such as site plan or zoning approvals, shall be required by the City for the wireless telecommunications facilities covered by the permit.
If the City denies the wireless telecommunications facilities permit, then the applicant shall be notified of such denial in writing within 10 calendar days of the City's action.
Such permit shall not be assigned, transferred or conveyed without the express prior written notification to the City.
Such permit may, following a hearing upon due prior notice to the applicant, be revoked, canceled, or terminated for a violation of the conditions and provisions of the permit, or for a material violation of this chapter after prior written notice to the holder of the permit.
At the time that a person submits an application for a permit for a new tower, such person shall pay a nonrefundable application fee of $5,000 to the City. If the application is for a permit for modifying or co-locating on an existing tower or other suitable structure, where no increase in height of the tower or structure is required, or for a temporary facility the nonrefundable fee shall be $2,500.
The applicant and the owner of record of any proposed wireless telecommunications facilities property site shall, at its cost and expense, be jointly required to execute and file with the City a bond, or other form of security acceptable to the City as to type of security and the form and manner of execution, in an amount of at least $75,000 for a tower facility and $25,000 for a co-location on an existing tower or other structure and with such sureties as are deemed sufficient by the City to assure the faithful performance of the terms and conditions of this chapter and conditions of any permit issued pursuant to this chapter. The full amount of the bond or security shall remain in full force and effect throughout the term of the permit and/or until any necessary site restoration is completed to restore the site to a condition comparable to that, which existed prior to the issuance of the original permit.
In order to verify that the holder of a wireless telecommunications facilities permit and any and all lessees, renters, and/or licensees of wireless telecommunications facilities place and construct such facilities, including towers and antennas, in accordance with all applicable technical, safety, fire, building, and zoning codes, laws, ordinances and regulations and other applicable requirements, the City may inspect all facets of said permit holder's, renter's, lessee's or licensee's placement, construction, modification and maintenance of such facilities, including, but not limited to, towers, antennas and buildings or other structures constructed or located on the permitted site.
Before construction of a permitted wireless telecommunications facility is initiated, but in no case later than 15 days after the granting of the permit, the holder of the permit shall deliver to the City a copy of each of the policies or certificates representing the insurance in the required amounts.
Any application for wireless telecommunication facilities that is proposed for City property, pursuant to this chapter, shall contain a provision with respect to indemnification. Such provision shall require the applicant, to the extent permitted by the law, to at all times defend, indemnify, protect, save, hold harmless, and exempt the City, and its officers, councils, employees, committee members, attorneys, agents, and consultants from any and all penalties, damages, costs, or charges arising out of any and all claims, suits, demands, causes of action, or award of damages, whether compensatory or punitive, or expenses arising therefrom, either at law or in equity, which might arise out of, or are caused by, the placement, construction, erection, modification, location, products performance, use, operation, maintenance, repair, installation, replacement, removal, or restoration of said facility; excepting, however, any portion of such claims, suits, demands, causes of action or award of damages as may be attributable to the negligent or intentional acts or omissions of the City, or its servants or agents. With respect to the penalties, damages or charges referenced herein, reasonable attorneys' fees, consultants' fees, and expert witness fees are included in those costs that are recoverable by the City.
Notwithstanding the requirements noted in Subsection A of this section, an indemnification provision will not be required in those instances where the City itself applies for and secures a wireless telecommunications facilities permit.
In the event of a violation of this chapter or any permit issued pursuant to this chapter, the City may impose and collect, and the holder of the permit for wireless telecommunications facilities shall pay to the City, fines or penalties as set forth below.
The failure of a permit holder to comply with provisions of this chapter shall constitute a violation of this chapter and shall subject the applicant to the code enforcement provisions and procedures as provided in Chapter 1 of the Codified Ordinances of the City of Rockwood.
Notwithstanding anything in this chapter, the holder of the wireless telecommunications facilities permit may not use the payment of fines, liquidated damages or other penalties to evade or avoid compliance with this chapter or any section of this chapter. An attempt to do so shall subject the holder of the permit to termination and revocation of the permit. The City may also seek injunctive relief to prevent the continued violation of this chapter, without limiting other remedies available to the City.
If a wireless telecommunications facility is repaired, rebuilt, placed, moved, relocated, modified or maintained in a way that is inconsistent or not in compliance with the provisions of this chapter or of the permit, then the City shall notify the holder of the permit in writing of such violation. A permit holder in violation may be considered in default and subject to fines as in § 263-25 and, if a violation is not corrected to the satisfaction of the City in a reasonable period of time, the permit is subject to revocation.
Wireless telecommunications facilities have been located, constructed, or modified without first obtaining, or in a manner not authorized by, the required permit, or any other necessary authorization and the permit may be revoked.
If the City makes such a determination as noted in Subsection A of this section, then the City shall notify the holder of the wireless telecommunications facilities permit within 48 hours that said wireless telecommunications facilities are to be removed. The City may approve an interim temporary use agreement/permit, such as to enable the sale of the wireless telecommunications facilities.
The holder of the permit, or its successors or assigns, shall dismantle and remove such wireless telecommunications facilities, and all associated structures and facilities, from the site and restore the site to as close to its original condition as is possible, such restoration being limited only by physical or commercial impracticability, within 90 days of receipt of written notice from the City. However, if the owner of the property upon which the wireless telecommunications facilities are located wishes to retain any access roadway to the wireless telecommunications facilities, the owner may do so with the approval of the City.
If wireless telecommunications facilities are not removed or substantial progress has not been made to remove the wireless telecommunications facilities within 90 days after the permit holder has received notice, then the City may order officials or representatives of the City to remove the wireless telecommunications facilities at the sole expense of the owner or permit holder.
Notwithstanding anything in this section to the contrary, the City may approve a temporary use permit/agreement for the wireless telecommunications facilities, for no more than 90 days, during which time a suitable plan for removal, conversion, or relocation of the affected wireless telecommunications facilities shall be developed by the holder of the permit, subject to the approval of the City, and an agreement to such plan shall be executed by the holder of the permit and the City. If such a plan is not developed, approved and executed within the ninety-day time period, then the City may take possession of and dispose of the affected wireless telecommunications facilities in the manner provided in this section.
Relief, waiver or exemption from any aspect or requirement of this chapter may be granted by City Council, provided that the relief or exemption is contained in the submitted application for either a wireless telecommunications facilities permit, or in the case of an existing or previously granted wireless telecommunications facilities permit, a request for modification of its tower and/or facilities. Such relief may be temporary or permanent, partial or complete. However, the burden of proving the need for the requested relief, waiver or exemption is solely on the applicant to prove. The applicant shall bear all costs of the City in considering the request and the relief, waiver or exemption. No such relief or exemption shall be approved by City Council unless the applicant demonstrates by clear and convincing evidence that, if granted the relief, waiver or exemption, there will be no significant effect on the health, safety and welfare of the City, its residents and other service providers.
If, after such a periodic review and examination of this chapter, the City determines that one or more provisions of this chapter should be amended, repealed, revised, clarified, or deleted, then the City may take whatever measures are necessary in accordance with applicable law in order to accomplish the same. It is noted that where warranted, and in the best interests of the City, the City may repeal this entire Ordinance at any time.
To the extent that the holder of a wireless telecommunications facilities permit has not received relief, or is otherwise exempt, from appropriate state and/or federal agency rules or regulations, then the holder of such a permit shall adhere to, and comply with, all applicable rules, regulations, standards, and provisions of any state or federal agency, including, but not limited to, the FAA and the FCC. Specifically included in this requirement are any rules and regulations regarding height, lighting, security, electrical and RF emission standards.
To the extent that applicable rules, regulations, standards, and provisions of any state or federal agency, including but not limited to, the FAA and the FCC, and specifically including any rules and regulations regarding height, lighting, and security are changed and/or are modified during the duration of a wireless telecommunications facilities permit, then the holder of such a permit shall conform the permitted wireless telecommunications facilities to the applicable changed and/or modified rule, regulation, standard, or provision within a maximum of 24 months of the effective date of the applicable changed and/or modified rule, regulation, standard, or provision, or sooner as may be required by the issuing entity.

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