(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 or wireless communications tower is to be constructed, the minimum distance between the base of the tower or any guy wires anchors and the property line shall be the greater 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 or Wireless Communications Tower Safety. The applicant shall demonstrate that the proposed cellular or wireless 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 or wireless communications towers shall be fitted with anti-climbing devices as approved by the manufactures.
   (d)   Fencing. A fence shall be required around the cellular or wireless communications tower and its support structure(s), unless the antenna is mounted on an existing structure. The fence shall be minimum of eight (8) feet in height and shall be erected to prevent access to non-authorized personnel.
   (e)   Landscaping. The following landscaping shall be required to screen as much of the support structures as possible, the fence surrounding the cellular or wireless communications tower, support structure(s) and any other ground level features and, in general, soften the appearance of the cellular or wireless 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.
   Any freestanding cellular or wireless communications tower shall incorporate landscaping which includes trees, shrubs and other landscaping vegetation that is subject to review and is acceptable to the Zoning Board. In addition, existing vegetation on and around the site shall be preserved to the greatest extent possible.
   (f)   Limiting the Number of Cellular or Wireless Communications Towers. In order to reduce the number of antenna support structures needed in the City in the future, the proposed cellular or wireless communications tower shall be required to accommodate other uses, including other cellular or wireless communications companies, and the local police and fire departments.
   (g)   Licensing. The communications company must demonstrate to the City that it is licensed by the Federal Communications Commission (FCC).
   (h)   Required Parking. If the cellular or wireless 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 or wireless communications towers under 200 feet in height shall be painted silver or have a galvanized finish retained in order to reduce visual impact. Cellular or wireless communications towers shall meet all Federal Aviation Administration (FAA) regulations. No cellular or wireless communications towers may be artificially lighted except when required by the FAA. Furthermore, no cellular or wireless communication tower 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 or wireless 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 or wireless communications tower and all cellular or wireless communications support structures including dimensions, heights, and where applicable, the gross floor area of the buildings.
      (7)   The locations 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 or wireless 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 Zoning Board to determine the conformance with the Zoning Code.
   Upon submission of a complete application for site plan review to the Building Commissioner, the application shall be transmitted to the Zoning Board where they shall review the site plan to determine if it meets the purpose and requirements as established in this chapter, of the zoning district where the proposed cellular or wireless communication site is located and of any other applicable section of the Zoning Code. No public notice or public hearing shall be required in conjunction with the review, approval, approval with modifications or disapproval of the site plan.
   The Zoning Board shall act upon all site plans with thirty-five (35) days after the receipt of the complete application from the Building Commissioner. The Zoning Board may approve, disapprove, or approve with modifications the site plan as submitted. Within the said thirty-five (35) day period, a majority of the members of the Zoning Board present at the meeting thereof may vote to extend the said period of time, not to exceed an additional sixty (60) days.