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A. This section is designed to ensure when development is proposed in those areas of the community which have physical characteristics limiting development (hillside slopes of twenty (20) percent or greater and/or certain soil and bedrock conditions) that said development shall occur in a manner harmonious with adjacent lands so as to minimize problems of drainage, erosion, earth movement, and natural hazards.
B. Areas of land on which development is physically restricted due to excessive hillside slopes shall be limited according to the following requirements, notwithstanding any other section of this or any other ordinance adopted by the City.
1. Review and approval by the City Engineer shall be required for:
a. All land areas identified in the Comprehensive Plan For Development, Newport, Kentucky, Environmental Constraints as having the following combination of soils and bedrock:
(1) Eden Soils on Slopes of twelve percent (12%) to thirty five percent (35%); and,
(2) Kope Formation Bedrock; and,
b. Any other areas, which have slopes of twenty percent (20%) or greater.
2. No excavation, removal or placement of any soil, foundation placement, or construction of buildings or structures of any nature within the area identified in (1) above, may occur until plans and specifications for such work have been submitted in the form of a development plan as regulated by Section 9.19 of this Ordinance. In addition to development plan requirements, the following shall also be submitted:
a. Plan(s) which show existing topography and the proposed physical changes necessary for construction, indicating grading (cutting and filling), compaction, erosion ponds, areas to be defoliated, and any other pertinent information which will change the natural physical features of the site or general area. The source of topographic information shall be indicated in the plan.
b.
Subsurface investigation of the area under consideration, including test borings, laboratory tests, and engineering analysis shall be made by a qualified professional engineer of the appropriate discipline, (such as or including, but not limited to, geotechnical, structural, civil, materials, environmental, or utility engineers) indicating that the building and physical changes proposed in the area will be completed in a manner which will minimize hillside slippage or soil erosion.
3. The Development Plan, cut and fill permit, and other information required in Section 9.24 B. 2 of this Section of the Ordinance shall be reviewed by the City Engineer who will recommend to the Planning and Zoning Commission, or its duly authorized representative, what effect the proposed development will have on hillside slippage and soil erosion. After consideration of the recommendations of the City Engineer, the Planning and Zoning Commission, or its duly authorized representative, may grant a permit for use of the site in accordance with the submitted plans.
4. If, after review of the plans required by this section of the Ordinance, the Planning and Zoning Commission, or its duly authorized representative, determines that said proposed plans will not minimize hillside slippage, the Planning and Zoning Commission shall deny a permit for the development of said land and the site shall be limited to those open type uses, excluding structures, as permitted or conditionally permitted in the Conservation Zone.
(Am. Ord. O-2020-006, passed 3-10-2020)
A. No vehicle, which is abandoned, nonfunctional, in a state of disrepair, or lacking in a valid license, shall be stored in excess of seventy-two (72) hours in any residential zone, unless it is in a completely enclosed building.
B. It shall be unlawful for any person(s) to live in any boat, automobile, camper, recreational vehicle, or truck, within the jurisdiction of the legislative body, except houseboats may be permitted along the Licking and Ohio Rivers.
C. The outside storage in excess of seventy-two (72) hours, of any trailer, recreational vehicle, mobile home, camper, boat, or similar type equipment shall be restricted to paved surfaces in the rear yard of all lots within the jurisdiction of the legislative body, except as herein provided and in cases, where due to unique conditions, topographic or other, which do not allow use of the rear yard, the Board of Adjustment may permit such storage to be located in the side yard of the lot following review and approval by said Board. The Board may impose certain requirements (such as provided in Section 9.16 of this Ordinance) to insure that said vehicle and related equipment is properly screened from view of adjacent property. In no case shall more than one of the aforementioned vehicles or similar type equipment be permitted outside of an enclosed building on any lot or parcel of land.
D. The outside storage of any semi-tractor, tractor, panel truck, trailer, bus, motor home, camper, inoperable vehicle, vehicles with three or more axles, and/or other similar types of equipment, except as described above, shall be prohibited in all residential zones.
E. No storage of semis etc. on any front parking lot in any commercial zone.
F. Any storage of a vehicles due to special circumstances of topography, access etc. that can't be relocated in the rear may be granted by the Zoning Administrator.
Bus shelters shall be a permitted use in all zones, subject to the following requirements:
A. LOCATION: Bus shelters may be permitted only at bus stops designated by the Transit Authority of Northern Kentucky, subject to prior approval for each location by the Newport Board of Commissioners. Bus shelters may be permitted within a public right of way, subject to prior approval by the Newport City Engineer (for local streets) or by the Kentucky Department of Transportation (for state maintained right of ways). No portion of a bus shelter may extend within two (2) feet of the street pavement edge. Adequate pedestrian access shall be maintained through the bus shelter site.
B. SIZE RESTRICTIONS/CONSTRUCTION MATERIALS: Bus shelters shall conform to size specifications and shall be constructed with materials that have been approved by the Newport Board of Commissioners.
C. ADVERTISING SIGNS: No signage shall be allowed on any bus shelter.
D. REVIEW PROCEDURES: No bus shelters shall be constructed without an approved zoning and building permit. A development plan shall be required for a zoning permit for each bus shelter proposal and shall include the following information:
1. Total area in development project;
2. Identification of adjacent pavement width and right of way;
3. Identification of above ground and underground utilities;
4. Identification of all proposed utility connections;
5. Identification of all easements to be continued, created, relocated or abandoned;
6. Dimensions and location of proposed bus shelter;
7. Identification of any existing traffic signs or any obstructions to sight clearance within fifteen (15) feet of the proposed bus shelter.
Purpose
This district is designed to assist in the implementation of the Newport City Center Study. The purpose of this overlay district, along with the underlying zoning districts and articles of the City of Newport Zoning Regulations is to:
1. Provide a framework to guide appropriate development for future growth in the center of the City of Newport;
2. To further detail and compliment the Newport Comprehensive Plan for this area due to the vital nature of the area;
3. To evaluate potential development in terms of land use, density, traffic, parking impact and infrastructure in order to minimize negative impacts;
4. To provide development design review, streetscaping and special signage regulations that provide appropriate exterior appearance to the general public while exhibiting excellence in design.
Location & Definition
The City Center Study Overlay District (CCO) is an overlay zoning district illustrated on the City of Newport Zoning Map to which it is applied; the rights and obligations herein as set forth and in addition to those specified in the Zoning Regulations, the underlying zoning district and those described in the City Center Study. The boundaries or location of the CCO are identified on page 5 of the City Center Study and shall be designated as the suffix CCO. The current zoning of the overlay district shall also be identified on the Newport Zoning Map.
Applicability & Review
The City Center Study Overlay District (CCO) application and review requirements shall be applied to all properties within the area identified on page 5 of the City Center Study and other applicable articles of this zoning order. Specific land uses, building densities and zoning of parcels in the study area are identified in the "Concept Development Plan" and "Implementation" sections of the City Center Study. Application and review procedural requirements are specified in the City Center Study in addition to other appropriate articles in this zoning order.
Public Hearing
As part of the formal review of the Concept Development Plan, a Public Hearing shall be required. All notification and procedural requirements for the Newport Planning Commission to take action on approval or disapproval of each Concept Development shall be made in accordance with Article 17 and 18 of the zoning order.
TREE CONSERVATION AND RESTORATION REQUIREMENTS:
The following requirements shall apply for all development and/or subdivision plans submitted for new development in any zone:
1.
A tree inventory plan shall be submitted and reviewed in conjunction with all development and/or subdivision plans and before any clearing and/or grading takes place on the property. The tree inventory plan must be prepared by an arborist or other qualified tree specialist, and the protective tree barriers must be in place before any clearing and/or grading takes place on the property. The tree inventory plan shall include all trees with a diameter of six (6) inches or more as measured 12" above the ground for the entire site and contain information on species, diameter, and condition, as well as the location of all such trees within the buildable area and within twenty (20) feet of the perimeter of the buildable area. The tree inventory plan shall also identify any landmark tree(s) and delineate the buildable area of a proposed development. The Planning and Zoning Commission may permit the removal of a tree outside the buildable area, with the advice of the City Arborist, pursuant to the requirements contained elsewhere in this section, provided tree removal of the tree is reasonably required to develop the parcel in compliance herewith.
2. All trees to be saved outside of the buildable area of a development shall be conspicuously designated with suitable protective tree barriers as designated herein or as otherwise approved by the Zoning Administrator. Approved tree protective barriers shall be installed along the outermost dripline around the tree protection zone. Protecting groups or groves of two or more trees is encouraged rather than the protection of individual (non-specimen) trees that may be scattered throughout a development site. The layout of development improvements, utilities, access drives, grading, etc., of a site shall accommodate the required tree protective zones. The public improvements shall be placed between tree protective zones unless the placement of same causes undue hardship on the developer as determined by the Planning and Zoning Commission. Upon consultation with the City Arborists, if the Planning and Zoning Commission determines that public improvements and/or utilities may be placed within a tree protective zone, the installation of same shall occur by way of tunneling rather than trenching or other method as approved by The Planning and Zoning Commission.
Construction site activities including, but not limited to material storage, parking, or concrete washout shall not encroach into any tree protection zone without the prior approval of the Zoning Administrator. Any tree irreparably damaged or destroyed within a tree protection zone as a result of construction activity shall be removed and replaced with a tree at least two inches (2") caliper by the owner and/or developer at a ratio described in the table below for every tree irreparably damaged or destroyed. The species of the replacement trees must be approved by the Planning and Zoning Commission, or its duly authorized representative.
Size of Tree Damaged/Destroyed
|
Number of Required Replacement Trees per Tree Damaged/Destroyed
|
6-8 inches | 2 |
9-12 inches | 4 |
13-20 inches | 5 |
22-26 inches | 6 |
27 inches and above | 10 |
Tree protection zones shall be delineated with typical temporary construction fencing or continuous rope or flagging. In either case, the tree protection barrier shall be accompanied by “Tree Save Area” signage to be placed around the tree zone not more than every twenty (20) feet. Protective tree barriers shall be installed to a minimum height of four (4) feet above ground level around the outermost drip line of the tree protection zone, and the tree-planting plan shall indicate the total number and species of trees to be planted within a proposed development along with the intended location of same. Trees required to be planted by this ordinance should be planted predominately in the developed areas, driveway aisles, and/or parking areas of the project. In no case shall more than fifty percent (50%) of the trees required to be planted be utilized to satisfy the screening requirements of a development. The exact location of the trees to be planted and the species shall be approved by the Planning and Zoning Commission, after review of the City Arborist's recommendations, as part of the Stage I review process. Whenever the owner/developer can demonstrate to the Planning and Zoning Commission that the site spatial constraints result in an absolute inability to plant the required number of trees. As many trees as possible shall be planted on the site. Additional landscaping may be substituted for mandatory tree planting at the discretion of the Planning and Zoning Commission. The difference in the monetary value of the number of trees required to be planted, and the number of trees actually planted on the site shall be paid to the City's tree fund for tree planting elsewhere in the City on public property. A reduction credit of one (1) tree or more shall be granted to an owner/developer when either of the following conditions exist:
(a) For every tree saved within the buildable area of a development, eight (8) inches or more in diameter, or
(b) For every two (2) trees saved within the buildable area of a development six (6) to eight (8) inches in diameter.
3. A landmark tree may not be removed without prior approval of the Planning and Zoning Commission. If a landmark tree is irreparably damaged or must be removed, it must be replaced with six (6) trees of 4" caliper with location and species as determined by the Planning and Zoning Commission.
4. The following criteria shall apply for tree replacement for each zoning district as outlined below:
(a) The following requirements shall apply for all tree planting plans in conjunction with all development plans submitted for a development in a R-2, R-3, R-4, or R-5 Zone.
Two (2) trees shall be planted on the development site for every one (1) unit approved. Any tree planted relative to the requirements contained herein shall not be less than two (2) inches in diameter as measured 12" above the ground when planted.
(b) The following requirements shall apply for all tree planting plans in conjunction with development plans submitted for a development in a RFD Zone, CBDF Zone, CBD Zone, SC Zone NC Zone, PO Zone, 1-1 Zone or 1-2 Zone. One (1) tree shall be planted on the development site for every five (5) required parking spaces. Any tree planted relative to the requirements contained herein shall be not less than three (3) inches in diameter as measured 12 inches above the ground when planted.
(c) The following requirements shall apply for all tree-planting plans in conjunction with new subdivision plans with multiple lots submitted for a subdivision in R-l Zone and CO Zones. Two (2) trees shall be planted on each lot for every five thousand (5,000) square feet of lot area or fraction thereof. The tree(s) required to be planted on each lot may be planted on the lot or on the public rights-of-way in front of each lot. Any tree planted relative to the requirements contained herein shall not be less than two (2) inches in diameter as measured 12 inches above the ground when planted.
PENALTIES:
Any person, firm, organization who violates any of the provisions hereof shall, upon conviction, be guilty of a Class B Misdemeanor In accordance with the Kentucky Revised Statutes. Each day of continuous violation with any of the provisions contained herein shall be considered a separate offense and shall be punishable accordingly. Furthermore, any repeated violation of any provision of Section 9.28 of this Ordinance by any person, firm, organization or corporation shall be grounds for the revocation or suspension by the Building Inspector of any permit for the grading, construction, remodeling or demolitions of any site, building or structure on a site so Involved. Upon the revocation or suspension, the person, firm, organization or corporation shall not be granted any new permit for the site in question for a period of one (1) year from the date of said revocation or suspension.
(Am. Ord. O-2020-006, passed 3-10-2020)
A. PURPOSE. The purposes of these regulations are: to provide for the safest and most efficient integration of cellular antenna towers and small cell system towers for cellular telecommunications services or personal communications services within the community; to provide for such facilities in coordination with the recommendations of the comprehensive plan; and to allow for such facilities with the intention of furthering the public health, safety, and general welfare.
B. PRE-APPLICATION CONFERENCE. Applicants are encouraged to notify the planning commission to discuss proposals, to allow for early coordination, and to identify those items that are in conformance/nonconformance with the comprehensive plan, zoning ordinance, and the provisions of these regulations.
C. STATUS AS MINIMUM STANDARDS. In their interpretation and application, these regulations shall be viewed as minimum standards or requirements, adopted for promotion of public health, safety, and general welfare. Whenever these regulations conflict with a requirement of any other lawfully adopted rule, regulation, ordinance, order, or resolution, the most restrictive or that imposing the higher standards shall govern.
D. COMPLIANCE REQUIRED. Except as hereinafter specified, no cellular antenna tower or small cell system tower shall hereafter be placed or constructed except in conformity with these regulations.
E. USE OF GRAPHICS, ILLUSTRATIONS, AND FIGURES. Where a conflict may occur between the text and any graphic, illustration, or figure, the text shall control.
F. BURDEN OF PROOF. The burden of demonstrating that an application subject to these regulations complies with applicable review and approval standards is on the applicant. The burden is not on the staff, Planning Commission, or other parties to show that the standards have been met by the applicant or person responsible for the development.
G. DEFINITIONS. For the purposes of these regulations, the following definitions shall apply:
ALTERNATIVE CELLULAR ANTENNA TOWER: Manmade trees, clock towers, bell towers, steeples, light poles and similar alternative-design mounting structures that accommodate, camouflage, minimize or conceal the presence of cellular antennas or cellular antenna towers and that are constructed primarily for the purpose of accommodating cellular antennas or cellular antenna towers or are reconstructed for the purpose of accommodating cellular antennas or cellular antenna towers. This does not include existing structures erected for another primary purpose, but which subsequently have cellular antennas attached to or located within them, without any reconstruction of the original structure. For the provisions of these regulations, an alternative cellular antenna tower is considered a cellular antenna tower.
ANTENNAS OR RELATED EQUIPMENT: Any transmitting, receiving, or other equipment used to support cellular telecommunications service or personal communications service.
CELLULAR ANTENNA TOWER: A tower constructed for, or an existing facility that has been adapted for, the location of transmission or related equipment to be used in the provision of cellular telecommunications services or personal communications services.
CELLULAR TELECOMMUNICATIONS SERVICE: A retail telecommunications service that uses radio signals transmitted through cell sites and mobile switching stations.
CO-LOCATION: Locating two (2) or more transmission antennas or related equipment on the same cellular antenna tower.
GUYED CELLULAR ANTENNA TOWER: A type of wireless transmission tower that is supported by thin guy wires.
LATTICE CELLULAR ANTENNA TOWER: A self-supporting tower with multiple legs and cross bracing of structural steel.
MONOPOLE CELLULAR ANTENNA TOWER: A slender self-supporting tower on which wireless antenna can be placed.
PERSONAL COMMUNICATION SERVICE: Has the meaning as defined in 47 U.S.C. sec. 332 (c).
PLANNING COMMISSION: The Newport Planning and Zoning Commission
RIGHTS-OF-WAY: The surface of and space above and below any real property in the City in which the federal government, Commonwealth or City has a regulatory interest, or interest as a trustee for the public, as such interests now or hereafter exist, including, but not limited to, all streets, highways, avenues, roads, alleys, sidewalks, tunnels, bridges, or any other public place, area, or property under the control of the federal government, Commonwealth, or City.
SMALL CELL SYSTEM: A network of remote antenna nodes that distributes radio frequency signals from a central hub through a high capacity signal transport medium to a specific area. The term includes mini commercial towers, small cells, distributed antenna systems, mini cell, or similar systems.
SMALL CELL TOWER: Any structure under fifty (50) feet in height with an antenna or transmitter that is constructed for the sole or primary purpose of supporting any Federal Communications Commission- licensed or authorized antennas and their associated facilities, including structures that are constructed for wireless communications services including, but not limited to, private, broadcast, and public safety services, as well as unlicensed wireless services and fixed wireless services such as microwave backhaul, and the associated site. A pole originally installed for the primary purpose of supporting wireless telecommunications equipment, regardless of the timeframe between pole installation and connection/implementation of transmission equipment, is considered a SMALL CELL TOWER, and is not a utility pole. The term SMALL CELL TOWER includes mini cell towers, distributed antenna system towers, micro cell towers, mini cell or similar systems.
STEALTH TECHNOLOGY: State-of-the-art design techniques used to blend objects into the surrounding environment and to minimize visual impact. These design techniques may be applied to wireless communications towers, antennas, and other facilities, which blend the proposed facility into the existing structure or visual backdrop in such a manner as to render it less visible to the casual observer. Such methods include, but are not limited to, facilities constructed to resemble light poles, flag poles or other streetscape amenities. The use of additional features such as flags, decorative street lamps and banners or signs may be utilized to blend the proposed facility into the visual backdrop.
TRANSMISSION EQUIPMENT: Equipment that facilitates transmission for Federal Communications Commission-licensed or authorized wireless communication service, including, but not limited to, radio transceivers, antennas, coaxial or fiber-optic cable, and regular and backup power supply. The term includes equipment associated with wireless communications services including, but not limited to, private, broadcast, and public safety services, as well as unlicensed wireless services and fixed wirelesses services such as microwave backhaul.
UNIFORM APPLICATION: An application to construct a cellular antenna tower submitted to a planning commission in conformity with KRS 100.985 through KRS 100.987.
UTILITY: Has the meaning as defined in KRS 278.010(3).
UTILITY POLE: A structure originally constructed for the support of electrical, telephone, cable television or other video services, street lighting, or other similar cables and located within the public right-of-way or utility easements. A pole originally installed for the primary purpose of supporting wireless telecommunications equipment, regardless of the timeframe between pole installation and connection/implementation of transmission equipment, is considered a small cell tower, and is not a UTILITY POLE.
H. GENERAL. Cellular antenna towers and small cell system towers for cellular telecommunications services or personal communications services may be allowed in any zone after a planning commission review in accordance with the following procedures to ascertain agreement with the adopted comprehensive plan and the regulations contained within the zoning ordinance.
1. Applicability. Every utility, or a company that is engaged in the business of providing the required infrastructure to a utility, that proposes to construct a cellular antenna tower and/or small cell system towers shall submit a completed uniform application to the planning commission. Where the planning commission finds that circumstances or conditions relating to the application of an alternative cellular antenna tower are such that one or more of the requirements of the uniform application listed below are not necessary or desirable for the protection of surrounding property or the public health, safety, and general welfare, and that such special conditions or circumstances make one or more said requirements unreasonable, the planning commission, or its duly authorized representative, may modify or waive such requirement of the uniform application, either permanently or on a temporary basis. Any such modification or waiver shall be requested by the applicant, and the applicant shall submit a written justification for each requested modification or waiver. The planning commission shall not regulate the placement of antennas or related equipment on an existing structure.
2. Application Requirements. Applications for the construction of cellular antenna towers and/or small cell system towers for cellular telecommunications services or personal communications services shall include the following:
a. The full name and address of the applicant.
b. The applicant’s articles of incorporation, if applicable.
c. A geo-technical investigation report signed and sealed by a professional engineer registered in Kentucky that includes boring logs and foundation design recommendations.
d. A written report, prepared by a professional engineer or land surveyor, of findings as to the proximity of the proposed site to flood hazard areas.
e. Location within the City of Newport of the proposed site, including street names.
f. The lease or sale agreement for the property on which the tower is proposed to be located, except that, if the agreement has been filed in abbreviated form with the county clerk, an applicant may file a copy of the agreement as recorded by the county clerk, the portion, if applicable, of the agreement demonstrating compliance with KRS 100.987(2), and, if applicable, the portion of the agreement that specifies, in the case of abandonment, a method that the utility will follow in dismantling and removing the proposed cellular antenna tower including a timetable for removal.
g. The identity and qualifications of each person directly responsible for the design and construction of the proposed tower.
h. A site development plan or survey, signed and sealed by a professional engineer registered in Kentucky, that shows the proposed location of the tower and all easements and existing structures within five hundred (500) feet of the proposed site on the property on which the tower will be located, and all easements and existing structures within two hundred (200) feet of the access drive, including the intersection with the public street system.
i. A vertical profile sketch of the tower signed and sealed by a professional engineer registered in Kentucky indicating the height of the tower and the placement of all antennas.
j. The tower and foundation design plans and a description of the standard according to which the tower was designed, signed, and sealed by a professional engineer registered in Kentucky.
k. A map, drawn to a scale no less than one (1) inch equals two hundred (200) feet, that identifies every structure and every owner of real estate within five hundred (500) feet of the proposed tower.
l. A statement that every person who, according to the records of the property valuation administrator, owns property within five hundred (500) feet of the proposed tower or property contiguous to the site upon which the tower is proposed to be constructed, has been:
(1) Notified by certified mail, return receipt requested, of the proposed construction which notice shall include a map of the location of the proposed construction.
(2) Given the telephone number and address of the local planning commission; and
(3) Informed of his or her right to participate in the planning commission’s proceedings on the application.
m. A list of the property owners who received the notice, together with copies of the certified letters sent to the listed property owners.
n. A statement that the City Manager of the affected local government and the legislative body (i.e., City Manager, Board of Commissioners of the City of Newport, County Judge-Executive, Campbell County Fiscal Court, Mayor of Newport, Newport City Commission) have been notified, in writing, of the proposed construction.
o. A copy of the notice sent to the chief executive officer of the affected local government and the legislative body (i.e., City Manager, Board of Commissioners of the City of Newport; County Judge-Executive, Campbell County Fiscal Court; Mayor of Newport, Newport City Commission).
p. A statement that the Greater Cincinnati/Northern Kentucky Regional Airport has been notified, in writing, of the proposed construction and a copy of the notification.
q. A statement that:
(1) A written notice, of durable material at least two (2) feet by four (4) feet in size, stating that “[Name of applicant] proposed to construct a telecommunications tower on this site” and including the addresses and telephone numbers of the applicant and the planning commission, has been posted in a visible location on the proposed site; and
(2) A written notice, at least two (2) feet by four (4) feet in size, stating that [Name of applicant] proposes to construct a telecommunications tower near this site” and including the addresses and telephone numbers of the applicant and the planning commission, has been posted on the public road nearest the site and shall remain in a visible location on the proposed site until final disposition of the application.
r. A statement that notice of the location of the proposed construction has been published in the Campbell County Recorder of Campbell County, Kentucky.
s. A brief description of the character of the general area in which the tower is proposed to be constructed, which includes the existing land use for the specific property involved.
t. A statement that the applicant has considered the likely effects of the installation on nearby land uses and values and has concluded that there is no more suitable location reasonably available from which adequate service to the area can be provided, and that there is no reasonably available opportunity to locate its antennas and related facilities on an existing structure, including documentation of attempts to locate its antennas and related facilities on an existing structure, if any, with supporting radio frequency analysis, where applicable, and a statement indicating that he applicant attempted to locate its antennas and related facilities on a tower designed to host multiple wireless service providers’ facilities or on an existing structure, such as a telecommunications tower or other suitable structure capable of supporting the applicant’s antennas and related facilities.
u. A map of the area in which the tower is proposed t be located, that is drawn to scale, and that clearly depicts the necessary search area within which an antenna tower should, pursuant to radio frequency requirements, be located.
v. A grid map that shows the location of all existing cellular antenna towers and that indicates the general position of proposed construction sites for new cellular antenna towers within an area that includes:
(1) All of the planning unit’s jurisdiction (Campbell County, Kentucky); and
(2) A one-half (½) mile area outside of the boundaries of the planning unit’s jurisdiction, if that area contains either existing or proposed construction sites for cellular antenna towers.
w. A statement of the telecommunications objectives for the proposed location, whether the proposed facility is necessary to prevent or fill a gap, capacity shortfall, expand or provide new coverage, or to deploy new technology in the applicant or provider's service area, whether it is the least obtrusive means of doing so, and whether there are any alternative sites that would have fewer aesthetic impacts while providing comparable service.
x. A statement by an authorized representative that the applicant or provider holds all applicable licenses or other approvals required by the Federal Communications Commission, the Kentucky Public Service Commission, and any other agency of state or federal government with authority to regulate telecommunications facilities that are required in order for the applicant to construct the proposed facility.
y. A statement by an authorized representative that the applicant or provider is in compliance with all conditions required for such license and approvals. Any and all other requirements as required by the provisions of KRS 100.9865 as may be amended from time to time.
z. A full description of the number and dimensions of all small cell towers proposed to be installed.
3. Confidentiality of Application. All information contained in the application and any updates, except for any map or other information that specifically identifies the proposed location of the cellular antenna tower then being reviewed, shall be deemed confidential and proprietary within the meaning of KRS 61.878. The planning commission shall deny any public request for the inspection of this information, whether submitted under Kentucky’s Open Records Act or otherwise, except when ordered to release the information by a court of competent jurisdiction. Any person violating this subsection shall be guilty of official misconduct in the second degree as provided under KRS.522.030. The confidentially of the applications and any updates of the application can be waived by the written authorization of the applicant.
4. Application Fee. Shall be as set forth in Chapter 37, Appendix A of the Code of Ordinances.
5. Processing of Applications for Cellular Antenna Towers. Applications for the construction of cellular antenna towers for cellular telecommunications services or personal communications services shall be processed as follows:
a. At least one (1) public hearing on the proposal shall be held, at which hearing interested parties and citizens shall have the opportunity to be heard. Notice of the time and place of such hearing shall be published at least once, in the Campbell County Recorder of Campbell County, Kentucky, provided that one (1) publication occurs not less than seven (7) calendar days nor more than twenty-one (21) calendar days before the occurrence of such hearing.
b. Notice of the proposal shall be posted on the site at least fourteen (14) days in advance of the hearing. The notice shall consist of a written notice, of durable material at least two (2) feet by four (4) feet in size, stating that “[Name of applicant] proposes to construct a telecommunications tower on this site” and including the addresses and telephone numbers of the applicant and the planning commission. Notice of the proposal shall also be posted on the public road nearest the site. This notice shall consist of a written notice, of durable material at least two (2) feet by four (4) feet in size, stating that “[Name of applicant] proposes to construct a telecommunications tower near this site” and including the addresses and telephone numbers of the applicant and the planning commission.
c. Notice of the hearing shall be given at least fourteen (14) days in advance of the hearing, by certified mail, return receipt requested, to the owner of every parcel of property within five hundred (500) feet of the proposed tower or property contiguous to the site upon which the tower is proposed to be constructed. The notice shall include a map of the location of the proposed construction, the telephone number and address of the planning commission and shall inform the addressee of his right to participate in the planning commission’s proceedings on the application. Records maintained by the property valuation administrator may be relied upon conclusively to determine the identity and address of said owner. In the event a property is in condominium or cooperative forms of ownership, then the person notified by mail shall be the president or chairperson if the owner group that administers property commonly owned by the condominium or cooperative owners. A joint notice may be mailed to two or more co-owners of an adjoining property who are listed in the property valuation administrator’s records as having the same address.
d. Upon holding the hearing, the planning commission shall, within sixty (60) days commending from the date that the application is received by the planning commission, or within a date specified in a written agreement between the planning commission and the applicant, make its final decision to approve or disapprove the uniform application. If the planning commission fails to issue a final decision within sixty (60) days, and if there is no written agreement between the planning commission and the utility to a specific date for the planning commission to issue a decision, it shall be presumed that the planning commission has approved the utility’s uniform application.
I. DESIGN STANDARDS FOR CELLULAR ANTENNA TOWERS. The applicant shall provide information demonstrating compliance with the requirements contained herein. Potential sites that should be considered (in order from most-preferred to least-preferred) include street rights-of-way, existing utility towers, industrial zones, commercial zones, and government buildings. Where the planning commission finds that circumstances or conditions relating to the particular application are such that one or more of the requirements listed below are not necessary or desirable for the protection or surrounding property or the public health, safety, and general welfare, and that such special conditions or circumstances make one or more said requirements unreasonable, the planning commission, or its duly authorized representative, may modify or waive such requirement, either permanently or on a temporary basis. Any such modification or waiver shall be requested by the applicant, and the applicant shall submit a written justification for each requested modification or waiver.
1. Monopole Cellular Antenna Towers shall be permitted in any zone. Lattice and guyed cellular antenna towers shall be permitted in any zone except for residential zones.
2. Lattice and Guyed Cellular Antenna Towers constructed in an agricultural zone shall be located a minimum distance of not less than 250 feet from all existing residential structures. Distance shall be measured from the base of the tower to the nearest wall of the residential structure.
3. Setbacks for all structures constructed in connection with guyed or lattice cellular antenna towers, except fences and/or guy wires, shall be a minimum distance from the property line or lease line equal to at least one-half (½) the height of the tower, but not less than fifty (50) feet. All structures constructed in connection with monopole or alternative cellular antenna tower shall comply with the applicable setback requirements established for other structures within the applicable zoning district. Alternative cellular antenna towers that are to be located as part of a utility service facility (e.g. power pole or telephone pole) shall comply with setback requirements applicable to such utility service facilities, if any.
4. Height. A cellular antenna tower, or alternative antenna tower structure, may be constructed to a maximum height of two hundred (200) feet regardless of the maximum height requirements listed in the specific zoning district. This also applies to any tower taller than fifteen (15) feet constructed on the top of another building or structure, with the height being the overall height of building/structure and tower together, measured from the grade to the highest point. The planning commission may allow antennas greater than two hundred (200) feet in height upon review of the applicant’s justification that the additional height meets the criteria identified in Subsection 20-6.
5. The Cellular Antenna Tower shall be Constructed in compliance with the current ANSI/EIA/TIA 222-7 standards and other applicable state standards.
6. Illumination. Cellular antenna towers shall not be illuminated except in accordance with other state or federal regulations.
7. The Site shall be Unstaffed. Personnel may periodically visit the site for maintenance, equipment modification, or repairs. To accommodate such visits, ingress/egress shall be only from approved access points.
8. Woven Wire or Chain Link (eighty (80) percent open) or solid fences made from wood or other materials (less than fifty (50) percent open) shall be used to enclose the site. Such fences shall not be more than eight (8) feet in height, and may be located within the front, side, or rear yard. The use of barbed wire or sharp pointed fences shall be prohibited in or along any boundary adjoining residential or MHP zones.
9. Screening shall be provided by evergreen trees, with a minimum height of six (6) feet, planted in a staggered pattern at a maximum distance of fifteen (15) feet on center. The screening shall be placed in an area between the property line, or lease line, and a ten (10) foot setback.
10. Surfacing of All Driveways and Off-street Parking Areas shall comply with the requirements of the applicable local zoning ordinance.
11. Signs. There shall be no signs permitted, except those displaying emergency information, owner contact information, warning or safety instructions, or signs that are required by a federal, state, or local agency. Such signs shall not exceed five (5) square feet in area.
12. Number of Service Providers. All new cellular antenna towers shall be designed and constructed to accommodate a minimum of three (3) service providers.
13. Lease Agreements. All option and site lease agreements shall not prohibit the possibility of co-location, and in the case of abandonment, shall include a method that the utility will follow in dismantling and removing the proposed cellular antenna tower including a timetable for removal.
14. Approval of the Federal Aviation Administration (FAA) and the Kentucky Airport Zoning Commission (KAZC) or documentation where approval is not required shall be submitted prior to the issuance of a building permit for the construction of the cellular antenna tower.
15. No cellular antenna tower, wireless communications tower, small cell tower or antenna shall be constructed, replaced or altered without first obtaining the applicable building permit.
16. All cellular antenna towers, wireless communications towers, small cell towers or antennas shall be maintained in good condition and repair.
17. Upon the expiration date of the permit or upon early termination, revocation or abandonment of any cellular antenna tower, wireless communications tower, small cell tower or antenna or the facility related thereto, the permittee shall remove the same and shall restore the site to its natural or previous condition, excepting any landscaping improvements shall remain at the discretion of the City.
J. ADDITIONAL SMALL CELL TOWER LOCATION AND DESIGN REGULATIONS. A new small cell system is subject to design review and approval by staff. The design criteria required for the new small cell systems is determined by the type of location or zoning district in which the facility is to be located.
1. NON-TOWER SMALL CELL SYSTEM LOCATIONS: No administrative review by staff is required for antennas locating on existing telecommunications structures, water towers, buildings, utility poles (as defined by this regulation) or other existing structures. These non-tower locations must adhere to all other applicable federal, state, and local zoning codes, building codes or permits.
2. NEW SMALL CELL SYSTEM TOWER LOCATIONS IN ALL ZONING DISTRICTS: The regulations in this subsection apply to all new small cell system towers.
a. Temporary, mobile or wheeled cellular antenna towers shall not be permitted.
b. New small cell towers shall not exceed the maximum building height for the zoning district within which they are located. A height that is in excess of what is permitted within the zoning district may be approved by staff if it integrates stealth technology that better meets the objectives of these regulations.
c. New small cell towers shall be designed and constructed to accommodate a minimum of two (2) service providers.
d. New small cell towers may be located on public or private nonresidential land or within a public rights-of-way provided it does not interfere with other utilities, functionality of sidewalks, visibility, or other matters of public safety.
e. New small cell towers shall not be illuminated, except in accord with state or federal regulations, or unless illumination is integral to the stealth technology, such as a design intended to look like a street light pole.
f. New small cell towers shall not include signage or advertisements and may only display information required by a federal, state, or local agency. Such display shall not exceed one (1) square foot in area, unless required by state or federal regulations, or unless a larger display is integral to the stealth technology. Such display shall not exceed the width of the pole, unless a wider sign is integral to the stealth technology such as a design which integrates a decorative banner.
g. If a new small cell tower is located in an area with primarily underground utilities, or where no adjacent overhead utility lines exist, or where a project for underground utilities is underway, it shall not utilize overhead utility lines. It shall be required that in addition to all public utilities, small cell tower system infrastructure, excepting the antenna, where possible, shall be placed underground. This shall particularly apply to areas of the City with planned improvements. In the areas with planned improvements, where new small cell towers are proposed, they should be coordinated with other public improvements (such as with streetlighting), that could employ stealth technology.
h. In instances where an antenna is proposed to be constructed within a historic or commercial district with established public or private design control measures, regulations in subsection 3.4, C., shall be followed. Efforts shall be made to adhere to any established design control measures or existing furnishing or fixture styles within the district. Where additional local design review processes exist, such as certificates of appropriateness or urban design review boards, such approvals may be required.
3. NEW SMALL CELL SYSTEM TOWER LOCATIONS IN RESIDENTIAL ZONES: The regulations in this subsection apply to small cell towers to be located within, or immediately adjacent to, residential zoning districts.
a. Facilities in residential areas are strongly encouraged to be non-tower wireless communication facilities, which are exempt from these regulations.
b. New small cell towers and antenna or related equipment shall be camouflaged by stealth technology. Examples of appropriate stealth technology for residential areas includes, at a minimum, towers with all cables, wires, transmission equipment, electric meters, power equipment, etc. installed inside the small cell tower. Other types of stealth technology or other methods which will reduce the visual impact may be approved by staff.
c. All poles and antennas shall be uniform grey or black in color, unless another color is integral to the stealth technology as approved by staff.
d. The use of cooling fans is discouraged. When needed, fans with lower noise profiles must be used.
e. New small cell towers should avoid areas without overhead utilities. If a small cell tower is located in an area with primarily underground utilities it must adhere to stealth technology that incorporates the telecommunications equipment into a streetscape amenity such as a decorative lamp post, street light or other approved design. In areas with overhead utilities, cylindrical antennas are required.
f. In residential areas, a small cell tower shall not be located closer than the height of the proposed tower to an existing or proposed residential structure, or no closer than thirty (30) feet, whichever is greater.
g. Efforts should be made to locate new small cell towers in the yard location where other overhead utilities are located.
h. New small cell towers within residential areas should be located to avoid obstructing the view of building facades by placing the tower at a corner, intersection or along a lot line.
i. New small cell tower shall not be located within five hundred (500) Feet of an existing small cell system tower. Multiple carriers are permitted and encouraged to locate on one tower, where possible.
j. Reasonable efforts shall be made to locate new small cell towers in the order of hierarchy below, based on the following functional roadway classification from the most to least preferred:
(1) Interstate;
(2) Arterial;
(3) Collector; or
(4) Local.
4. NEW SMALL CELL SYSTEM TOWER LOCATIONS IN NONRESIDENTIAL ZONES: The regulations in this subsection apply to towers to be located within nonresidential zoning districts.
a. In instances where a facility is proposed to be constructed in the right-of- way within one hundred (100) feet of a residential zone or use, even if the antenna's physical location is within a nonresidential zone, regulations in subsection 3.4, C., shall be followed.
b. Antennas in commercial, institutional, or park areas are encouraged to be installed as non-tower wireless communication facilities, which are exempt from this regulation.
c. Reasonable effort shall be given to locate new equipment based upon the following hierarchy of zones and land uses from the most to least preferred:
(1) Co-locate on an existing structure whenever possible, which is exempt from these regulations, per subsection J.1.
(2) Institutional;
(3) Industrial;
(4) Commercial;
(5) Public parks; and
(6) Agricultural.
d. Equipment enclosures, including electric meters, should be nearly the same width as the pole or as small as possible. Ground mounted equipment boxes should be screened from view with shrubs or other appropriate screening as approved by staff.
e. Shrouds, risers, and conduits shall be used to reduce the appearance of external cabling.
f. All poles, antennas, brackets, cabling, risers, shrouds, and conduits shall be uniform grey or black in color, or other color as approved by staff.
g. Cylindrical antennas shall be required, unless another antenna style is integral to the stealth technology as approved by staff.
h. There shall be no more than a four (4) inch offset between the pole and pole mounted equipment enclosures.
K. EVALUATION CRITERIA FOR CELLULAR ANTENNA TOWERS AND SMALL CELL TOWERS.
1. COMPREHENSIVE PLAN CONSIDERATION. Approval or disapproval of the proposal shall be based upon an evaluation of the proposal’s agreement with the comprehensive plan and zoning regulations.
2. CO-LOCATION CONSIDERATION.
a. The planning commission may require the applicant to make a reasonable attempt to co-locate additional transmitting or related equipment. The planning commission may provide the location of existing cellular antenna towers on which the commission deems the applicant can successfully co-locate its transmitting and related equipment. If the planning commission requires the applicant to attempt co-location, the applicant shall provide the planning commission with a statement indicating that the applicant has:
(1) Successfully attempted to co-locate on towers designed to host multiple wireless service providers’ facilities or existing structures such as a telecommunications tower or another suitable structure capable of supporting the applicant’s facilities, and that identifies the location of the tower or suitable structure on which the applicant will co-locate its transmission and related facilities; or
(2) Unsuccessfully attempted to co-locate on towers designed to host multiple wireless service provider’s facilities or existing structures as a telecommunications tower or another suitable structure capable of supporting the applicant’s facilities and that:
(a) Identifies the location of the towers or other structures on which the applicant attempted to co-locate; and
(b) Lists the reasons why the co-location was unsuccessful in each instance.
b. The planning commission may deny a uniform application to construct a cellular antenna tower based on an applicant’s unwillingness to attempt to co-locate additional transmitting or related equipment on any new or existing towers or other structures.
c. The planning commission shall not regulate the placement of a cellular antenna tower on the basis of the environmental effects of radio frequency emissions to the extent that the proposed facility complies with the regulations of the Federal Communications Commission concerning radio frequency emissions.
3. AESTHETIC CONSIDERATIONS. The planning commission and staff shall evaluate:
a. The extent to which the proposed facility is camouflaged (i.e. use of stealth technology); and
b. The extent to which the proposed facility conforms to the character of the surrounding area ( i.e., buildings, street lighting, signs).
L. AMENDMENTS. Any amendments to plans, except for minor adjustments as determined by the planning commission, or its duly authorized representative, shall be made in accordance with the procedure required herein, subject to the same limitations and requirements as those under which such plans were originally approved.
(Am. Ord. O-2019-005, passed 3-25-2019)
SECTION I
1. Purpose:
It is the purpose of the Urban Residential Overlay Zone is to allow for flexibility in density when the result will be the development of new residential units with the following emphasis:
A). Promotes single-family owner occupied residences;
B). Promotes single-family residential development of lots that do not conform with the existing regulations;
C). Encourages redevelopment of existing substandard housing; and
D). Where the proposed overall development exceeds the existing minimum density requirements.
2. Designation:
The Urban Residential Overlay Zone shall be designated by the abbreviation (URO) on the City of Newport Zoning Map. All property so classified is subject to the provisions of the Section.
3. Applicability:
The URO shall operate as an overlay zone In the R-3 zoning district. All provisions of the underlying zoning shall apply, except as provided for in this Section.
4. Zoning Permit:
No Zoning Permit shall be issued for any new construction within an established URO without approval of a Development Plan under Section 9.13.
5. Procedures:
Owners and developers of property within an URO shall be subject to the following procedures and requirements to develop lots within the URO.
A). The Applicant must establish the number of existing buildings and residential units within the project area.
B). Applicant must demonstrate the existence of non-conforming lot sizes.
C). Applicant must demonstrate the existence of substandard housing units within the project area.
D). Multiply dwelling units (two, three and four family) must be on record with the City, or substantial evidence of the existence of use as multi-family must be presented by the applicant to the Zoning Administrator for approval.
E). Any two, three, four, or multiple unit buildings to be removed and replaced with single-family structures within the development area are to be counted as two units when calculating the total number of allowable units.
F). When new construction of 10 or more single family dwelling units occurs in the URO, the new number of total units to be built can exceed the densities established by the zone, up to but not exceeding the existing number of units when calculated as stipulated In (E). This exemption is only to be used when calculating existing established two-family units.
G). A project utilizing an URO shall contain 10 or more new single-family residential units. Lots need not be contiguous, however all must be constructed in a timeframe outlined within Section 16.2 of this Zoning Ordinance.
H). All development plans under the URO are subject to all other applicable sections of this Zoning Ordinance.
I). All new residential construction within the URO must be single-family dwelling units.
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