(a) Development regulations.
(1) Location. Wireless telecommunications towers shall not be located in, or within 75 feet of, an area in which all utilities are located underground.
(2) Conditional use. Wireless telecommunications towers are permitted by conditional use, outside the public rights-of-way, subject to all applicable prohibitions and conditions enumerated in the Township Zoning Code.
(3) Sole use on a lot. A wireless telecommunications tower shall be permitted as a sole use on a lot, provided that the underlying lot meets the minimum size specifications set forth in the Township Zoning Code.
(4) Combined with another use. A wireless telecommunications tower may be permitted on a property with an existing use, or on a vacant parcel in combination with another use, subject to the following conditions:
A. Existing use. The existing use on the property may be any permitted use in the applicable district, and need not be affiliated with the WCF.
B. Minimum lot area. The minimum lot shall comply with the requirements for the applicable district and shall be the area needed to accommodate the wireless telecommunications tower and guy wires, the equipment building, security fence, and buffer planting if the proposed WCF is greater than 40 feet in height.
C. Minimum setbacks. The minimum distance between the base of a wireless telecommunications tower and any adjoining property line or street right-of-way line shall be equal to 100% of the height of the wireless telecommunications tower or the minimum front yard setback of the underlying zoning district, whichever is greatest. Where the site on which a wireless telecommunications tower is proposed to be located is contiguous to an educational use, child day care facility, or agriculture or residential use, the minimum distance between the base of a wireless telecommunications tower and any such adjoining uses shall equal 250 feet, regardless of the height of the wireless telecommunications tower, unless it is demonstrated to the reasonable satisfaction of the Board of Commissioners that in the event of failure the WCF is designed to collapse upon itself within a setback area less than the required minimum setback without endangering such adjoining uses and their occupants.
(b) Design regulations.
(1) The WCF shall employ the most current stealth technology available in an effort to appropriately blend into the surrounding environment and minimize aesthetic impact. Application of the stealth technology chosen by the WCF Applicant shall be subject to the approval of the township.
(2) To the extent permissible by law, any height extensions to an existing wireless telecommunications tower shall require prior approval of the township.
(3) Any proposed wireless telecommunications tower shall be designed structurally, electrically, and in all respects to accommodate both the WCF applicant’s antennas and comparable antennas for future users.
(4) Any wireless telecommunications tower over 40 feet in height shall be equipped with an anti-climbing device, as approved by the manufacturer.
(c) Surrounding environs.
(1) The WCF applicant shall ensure that the existing vegetation, trees and shrubs located within proximity to the WCF structure shall be preserved to the maximum extent possible.
(2) The WCF applicant shall submit a soil report to the township complying with the standards of Appendix I: Geotechnical Investigations, ANSI/EIA-222, as amended, to document and verify the design specifications of the foundation of the wireless telecommunications tower, and anchors for guy wires, if used.
(d) Fence/screen.
(1) A security fence with a minimum height of eight feet shall completely surround any wireless telecommunications tower greater than 40 feet in height, as well as guy wires, or any building housing WCF equipment.
(2) A. Landscaping shall be required to screen as much of a newly constructed wireless telecommunications tower as possible. The Township Board of Commissioners may permit any combination of existing vegetation, topography, walls, decorative fences or other features instead of landscaping, if, in the discretion of the Board of Commissioners, they achieve the same degree of screening. Existing vegetation shall be preserved to the maximum extent possible.
B. An evergreen screen shall be required to surround the site. The evergreen screen shall be a minimum height of six feet at planting.
(e) Accessory equipment.
(1) Ground-mounted related equipment associated to, or connected with, a wireless telecommunications tower shall be placed underground or screened from public view using stealth technologies, as described above.
(2) All related equipment, utility buildings and accessory structures shall be architecturally designed to blend into the environment in which they are situated and shall meet the minimum setback requirements of the underlying zoning district.
(f) Access road. An access road, turnaround space and parking shall be provided to ensure adequate emergency and service access to wireless telecommunications towers. The access road shall be a dust-free all-weather surface for its entire length. Maximum use of existing roads, whether public or private, shall be made to the extent practicable. Road grades shall closely follow natural contours to assure minimal visual disturbance and minimize soil erosion. Where applicable, the WCF owner shall present documentation to the Township that the property owner has granted an easement for the proposed facility.
(g) Parking. For each wireless telecommunications tower greater than 40 feet in height, there shall be two off-street parking spaces.
(h) Inspection. The township reserves the right to inspect any wireless telecommunications tower to ensure compliance with the Zoning Code and any other provisions found within the township code or state or federal law. The township and/or its agents shall have the authority to enter the property upon which a WCF is located at any time, upon reasonable notice to the operator, to ensure such compliance.
(Ord. 984, passed 11-20-2018)