(a)    Antenna/Tower Height. The applicant shall demonstrate that the antenna/tower is the minimum height required to function satisfactorily. No antenna that is taller than the minimum height shall be approved.
   (b)    Setbacks from the Base of the Tower. If a new cellular communications tower is to be constructed, the minimum distance between the base of the tower or any guy wire anchors and the property line shall be the greatest of the following:
      (1)    Forty (40) percent of the tower height;
      (2)    The minimum setback in the underlying zoning district; or
      (3)    Fifty (50) feet.
   (c)    Cellular Communications Tower Safety. The applicant shall demonstrate that the proposed cellular communications tower and its antenna are safe and that the surrounding properties will not be negatively affected by tower failure, falling ice or other debris, electromagnetic fields or radio frequency interference. Furthermore, all cellular communications towers shall be fitted with anti-climbing devices as approved by the manufacturers.
   (d)    Fencing. A fence shall be required around the cellular communications tower and its support structures(s), unless the antenna is mounted on an existing structure. The fence shall be a minimum of eight (8) feet in height and shall be erected to prevent access to nonauthorized personnel.
   (e)    Landscaping.
      (1)    The following landscaping shall be required to screen as much of the support structures as possible, the fence surrounding the cellular communications tower, support structure(s) and any other ground level features and, in general, soften the appearance of the cellular communications site. The City may permit any combination of existing vegetation, topography, walls, decorative fences or other features instead of landscaping, if they achieve the same degree of screening as the required landscaping. If the antenna is mounted on an existing structure, and other equipment is housed inside of an existing structure, landscaping shall not be required.
      (2)    Any freestanding cellular communications tower shall incorporate landscaping which includes trees, shrubs and other landscaping vegetation that is subject to review and is acceptable to the Planning Commission. In addition, existing vegetation on and around the site shall be preserved to the greatest extent possible.
   (f)    Limiting the Number of Cellular Communications Towers. In order to reduce the number of antenna support structures needed in the City in the future, the proposed cellular communications tower shall be required to accommodate other users, including other cellular communications companies, and local police, fire, and ambulance departments.
   (g)    Licensing. The cellular communications company must demonstrate to the City that it is licensed by the Federal Communications Commission (FCC).
   (h)    Required Parking. If the cellular communications site is fully automated, adequate parking shall be required for maintenance workers. If the site is not fully automated, the number of required parking spaces shall equal the number of employees working on the largest shift. All parking specifications and requirements shall be consistent with the applicable parking requirements as established in the Zoning Code.
   (i)    Appearance. Cellular communications towers under 200 feet in height shall be painted silver or have a galvanized finish retained in order to reduce visual impact. Cellular communications towers under 200 feet in height, but extending into the air over 100 feet in height shall be equipped with sufficient lighting to alert helicopters that this tower is in the flight path. The lighting shall be comparable to that required by the Federal Aviation Administration (FAA) for towers over two hundred feet in height. Cellular communications towers shall meet all other FAA requirements. Furthermore, no cellular communication towers or antenna shall contain any signage containing a commercial message.
   (j)    Site Plan Required. A full site plan shall be required for all proposed cellular communications sites, at a scale of 1 inch to 100 feet ( 1" = 100'), indicating, as a minimum, the following:
      (1)    The total area of the site.
      (2)    The existing zoning of the property in question and of all adjacent properties.
      (3)    All public and private right-of-way and easement lines located on or adjacent to the property which is proposed to be continued, created, relocated or abandoned.
      (4)    Existing topography with a maximum of five (5) foot contours intervals.
      (5)    The proposed finished grade of the development shown by contours not exceeding five (5) foot intervals.
      (6)    The location of all existing buildings and structures and the proposed location of the cellular communications tower and all cellular communications support structures including dimensions, heights, and where applicable, the gross floor area of the buildings.
      (7)    The location and dimensions of all curb cuts, driving lanes, off-street parking and loading areas including the number of spaces, grades, surfacing materials, drainage plans and illumination of the facility.
      (8)    All existing and proposed sidewalks and open areas on the site.
      (9)    The location of all proposed fences, screening and walls.
      (10)    The location of all existing and proposed streets.
      (11)    All existing and proposed utilities including types and grades.
      (12)    The schedule of any phasing of the project.
      (13)    A written statement by the cellular communications company as to the visual and aesthetic impacts of the proposed cellular communications tower on all adjacent residential zoning districts.
      (14)    Any other information as may be required by the Planning Commission to determine the conformance with this Zoning Code.
   Upon submission of a complete application for site plan review to the Building Inspector, the application shall be transmitted to the Planning Commission where it shall review the site plan to determine if it meets the purpose and requirements as established in this Section, of the zoning district where the proposed cellular communications site is located and of any other applicable Section of this Zoning Code.
   The Planning Commission shall act upon all site plans within sixty (60) days after the receipt of the complete application from the Building Inspector. The Planning Commission may approve, disapprove, or approve with modifications the site plan as submitted. Within the said sixty (60) day period, a majority of the members of the Planning Commission may vote to extend the said period of time, not to exceed an additional sixty (60) days.
(Ord. 00-85. Passed 9-25-00.)