(A) Purpose and intent. The purpose of this section is:
(1) To allow a process to permit a utility substation in a location that is necessary for public convenience and service, and cannot be supplied with equal public convenience if located elsewhere.
(2) To provide standards so that the use shall not seriously impair the use of neighboring property.
(3) To ensure the architectural scale, design, and landscaping treatment of the use shall be compatible with other development in the area and shall be fully or partially enclosed as may be necessary to provide compatibility.
(4) To ensure findings are made as part of the permitting process regarding adverse effects of the project on the character of the surrounding area including impacts from sound, light, visual appearance, impervious surfaces, traffic impacts, and on forest and wildlife impacts.
(5) To establish predictable and balanced regulations to protect the public health, safety, and general welfare of the city.
(6) To facilitate the provision of telecommunications services and facilities in the city.
(7) To minimize adverse visual effects of utility substations through careful design standards.
(8) To avoid potential damage to adjacent properties from utility substations failure and weather related occurrences through structural standards, careful siting, and setback requirements.
(B) Permits required. It shall be unlawful for any person, firm or corporation to erect, construct in place, place, or re-erect any utility substation, without first making application to the city and securing a permit. A change in construction, dimension, lighting design, or design type shall also require a permit. The placement of towers or antennae on previously approved utility substations must apply for a new building permit.
(C) Utility substation design requirements. Utility Substations and all accessory structures or buildings shall conform to the following minimum requirements:
(1) Utility substations, shall to the greatest degree possible, be located so as to minimize impacts on surrounding properties and public infrastructure and at a minimum meet all zoning district setbacks.
(2) Screening shall be provided as determined by the Conditional Use process to minimize visual impacts to surrounding properties.
(3) Whenever practicable, utility buildings shall have the exterior appearance of other structures in the area.
(4) Lighting shall not project from the Utility Substation on to other properties, or public right-of-ways.
(D) Utility substation performance standards. Utility Substations and all accessory structures or buildings shall conform to the following minimum requirements:
(1) Utility substations, shall to the greatest degree possible, be located so as to minimize impacts on surrounding properties and public infrastructure and at a minimum meet all zoning district setbacks.
(2) Screening shall be provided as determined by the conditional use process to minimize visual impacts to surrounding properties.
(3) Whenever practicable, utility buildings shall have the exterior appearance of other structures in the area.
(4) Lighting shall not project from the Utility Substation on to other properties, or public rights-of-way.