(A) All wireless communication facilities and structures not warranting PCFA consideration as set forth in § 152.04 above must obtain a special communication facility approval (SCFA) by the City Council.
(1) Upon receipt of an application requiring SCFA, the Clerk or his or her authorized deputy shall mail a notice of the receipt of the application to the record owners of real property within 300 feet of the boundary of the property identified in the application.
(2) These notices shall be mailed not less than 5 days before the application is to be considered by the City Council and shall provide notice of the date, time, and location of the City Council meeting where the application will be considered, and shall further inform the recipients of this notice as to where and when the application may be reviewed prior to the City Council meeting.
(B) All applications submitted for SCFA consideration where the proposed facility or structure is proposed to be located or altered within any area of the city zoned M-1 or M-2, pursuant to Chapter 157, as amended, shall be reviewed by the City Council in accordance with, and subject to, the following standards and conditions:
(1) All of those standards and conditions as set forth in § 152.04(B) above;
(2) The maximum height of the new or modified support structure and antenna shall be minimum height demonstrated to be necessary for reasonable communication by the applicant, and by other entities to colocate on the structure. The accessory building contemplated to enclose such things as switching equipment shall be limited to the maximum height for accessory buildings within the respective district;
(3) The setback of the support structure from any residentially zoned area, existing or proposed rights-of-way or other publicly traveled roads shall be equal to or greater than the fall zone radius as determined by a State of Michigan licensed professional engineer;
(4) Where a proposed new or altered support structure abuts a parcel of land zoned for a use other than residential, the minimum setback of the structure, and accessory structures, shall be in accordance with the required setbacks for main or principal buildings as provided in Chapter 157, as amended, for the zoning district in which the support structure is located;
(5) There shall be unobstructed access to the support structure, for operation, maintenance, repair, and inspection purposes, which may be provided through or over an easement. This access shall have a width and location determined by such factors as: the location of adjacent thoroughfares and traffic and circulations within the site; utilities needed to service the tower and any attendant facilities; the location of buildings and parking facilities; proximity to residential districts and minimizing disturbance to the natural landscape; and the type of equipment which will need to access the site;
(6) Where an attached wireless communication facility is proposed on the roof of a building, if the equipment enclosure is proposed as a roof appliance or penthouse on the building, it shall be designed, constructed, and maintained to be architecturally compatible with the principal building. The equipment enclosure may be located within the principal building or may be proposed as an accessory building. If proposed as an accessory building, it shall conform with all district yard setback requirements for principal buildings;
(7) The color of support structures and all accessory buildings shall be reviewed to minimize distraction, reduce visibility, maximize aesthetic appearance, and ensure compatibility with surroundings. It shall be the responsibility of the applicant to maintain the wireless communication facility in a neat and orderly condition;
(8) The facility’s support system shall be constructed in accordance with all applicable building codes;
(9) The City Council may consider the soils where the proposed structure is to be located. The City Council may require the submission a soils report of a geotechnical engineer, licensed in this state. This soils report shall include soil borings and statements confirming the suitability of soil conditions for the proposed use;
(10) A maintenance plan shall be presented by the applicant and approved by the City Council concurrently with or prior to final SCFA approval. The maintenance plans shall be designed to insure the long term, continuous maintenance of the facility. The applicant and its successor and assigns shall be obligated to comply with the plan as approved by the City Council, any failure to strictly comply with the maintenance plans shall be deemed a violation of this ordinance; and
(11) The applicant shall also provide a demonstration of the technical, practical, or economic need for the proposed facility to be located as proposed based upon the presence of 1 or more of the following factors:
(a) Proximity to an interstate or major thoroughfare;
(b) Areas of population concentration;
(c) Concentration of commercial, industrial, and/or other business centers;
(d) Areas where signal interference has occurred due to tall buildings, masses of trees, or other obstructions;
(e) Topography of the proposed facility location in relation to other facilities with which the proposed facility is to operate; and
(f) Other specifically identified reason(s) creating facility need.
(C) The City Council may approve such an application with any conditions to ensure that the facility will be constructed, maintained, and removed in accordance with these standards and conditions.