Loading...
(A) Exempt activities. School fundraising activities are exempt from the special use permit requirements of this section. Private garage and yard sales, as defined in this chapter, in the AG or any business district are exempt from the special use permits requirements of this section.
(B) Evidence of ownership or permission. Evidence of ownership, lease, or permission for use of any site for which a temporary permit or approval is sought, must accompany all permit requests.
(C) Length of permit. A temporary permit may be granted by the Planning Commission for a maximum of three consecutive months. Additional temporary permits for the same proponent on the same site may be granted no sooner than one month following the expiration of the previous permit. The total time period for all temporary permits granted to one proponent shall not exceed six months in one calendar year.
(D) Stuctures - outdoor uses. Structures for the display of outdoor sales items are allowed provided they are not used for human shelter. Structures may not be used for an indoor sales area. One structure for storage of sales items is allowed under the following conditions:
(1) It is no larger than 150 square feet;
(2) There is no foundation;
(3) No portion of the structure may become unattached or move as a result of wind;
(4) It is anchored to withstand 30 pounds per square foot wind stress factor; and
(5) Structures of any kind must be removed prior to expiration of the permit.
(E) Structures - indoor uses. Structures for the display of indoor sales items are allowed provided they are not used for human shelter. One structure for sales items is allowed under the following conditions:
(1) There is no foundation;
(2) No portion of the structure may become unattached or move as a result of wind;
(3) It is anchored to withstand 30 pounds per square foot wind stress factor; and
(4) Structures of any kind must be removed prior to expiration of the permit.
(F) Uses requiring an official site plan and Planning Commission review. If the use is for greater than five days, within a 180 day period, a site plan must be submitted to the Planning Commission, and all other provisions of this section must be followed, but no fee is required. The owner of the property on which the temporary use is located is responsible for providing the site plan showing the temporary indoor or outdoor use and its conformance with chapter requirements. This site plan may be an addition to the original plan for the property. Any violations of the temporary use are the responsibility of the owner of the property on which it is located.
(1) Overnight residing on temporary site prohibited. The temporary site may not be occupied for more than 12 hours per day. In no event shall overnight occupation be permitted.
(2) Sanitary facilities. Sites selling items for human consumption must have access to hand washing and toilet facilities. Sites selling items not for human consumption must have access to toilet facilities only.
(3) Display of goods. Display and sale of goods may not be within the required yards for the zoning district.
(G) Uses not requiring an official site plan or Planning Commission approval. Private temporary outdoor uses and those associated with nonprofit organizations meeting the definition of NONPROFIT ORGANIZATIONS, in § 153.011, may be granted temporary use permits by the Zoning Administrator, at no cost to the organization if:
(1) The use is for five days or less within a 180 day period;
(2) A drawing of the site and description of activity is provided;
(3) No structures for display, sale or storage remain on the site other than during the hours of operation;
(4) The organization agrees by signature, to consent to the conditions outlined by the Zoning Administrator for this temporary outdoor use;
(5) As a result of the addition of a temporary use, the number of parking spaces shall not be reduced below the required number of parking spaces for the temporary use and permanent use combined; and
(6) The temporary use location must meet all yard requirements of the zone in which it is located.
(Ord. passed 11-16-2020)
Please see the Michigan Guidelines for Wind Energy Systems as amended for siting principles.
(A) Definitions. As used in this section:
AMBIENT. Ambient is defined as the sound pressure level exceeded 90% of the time or L90.
ANSI. American National Standards Institute.
dB(A). The sound pressure level in decibels. Refers to the "a" weighted scale defined by ANSI. A method for weighting the frequency spectrum to mimic the human ear.
DECIBEL. The unit of measure used to express the magnitude of sound pressure and sound intensity.
IEC. International Electrotechnical Commission. The IEC is the leading global organization that prepares and publishes international standards for all electrical, electronic and related technologies.
ISO. International Organization for Standardization. ISO is a network of the national standards institutes of 156 countries.
ONSITE USE WIND ENERGY SYSTEMS. An onsite use wind energy system is intended to primarily serve the needs of the consumer.
ROTOR. An element of a wind energy system that acts as a multi-bladed airfoil assembly, thereby extracting through rotation, kinetic energy directly from the wind.
SCADA TOWER. A freestanding tower containing instrumentation such as anemometers that is designed to provide present moment wind data for use by the supervisory control and data acquisition (SCADA) system.
SHADOW FLICKER. Alternating changes in light intensity caused by the moving blade of a wind energy system casting shadows on the ground and stationary objects, such as a window at a dwelling.
SOUND PRESSURE. Average rate at which sound energy is transmitted through a unit area in a specified direction. The pressure of the sound measured at a receiver.
SOUND PRESSURE LEVEL. The sound pressure mapped to a logarithmic scale and reported in decibels (dB).
UTILITY GRID WIND ENERGY SYSTEMS. A utility grid wind energy system is designed and built to provide electricity to the electric utility grid.
WIND ENERGY SYSTEM. A wind energy conversion system which converts wind energy into electricity through the use of a wind turbine generator and includes the turbine, blades, and tower as well as related electrical equipment. This does not include wiring to connect the wind energy system to the grid.
WIND SITE ASSESSMENT. An assessment to determine the wind speeds at a specific site and the feasibility of using that site for construction of a wind energy system.
(B) Onsite use wind energy systems. An onsite use wind energy system is intended to primarily serve the needs of the consumer. An onsite use wind energy system with a tower higher than 65 feet shall be considered a special land use. Onsite use wind energy systems with no towers or towers 65 feet or less shall be a permitted use in all zoning classifications where structures of any sort are allowed subject to the following requirements. Anemometer towers more than 65 feet in height used to conduct a wind site assessment for possible installation of an onsite use wind energy system shall also be a special land use. Prior to the installation of an onsite use wind energy system with a tower higher than 20 meters, an application for a special land use permit shall be filed with the local government that will include:
(1) Applicant identification;
(2) A site plan;
(3) Documentation that sound pressure level, construction code, tower, interconnection (if applicable), and safety requirements have been met; and
(4) Proof of the applicant's public liability insurance.
(C) Construction of on site use wind energy systems.
(1) Property setback. The distance between an on site use wind energy system and the owner's property lines shall be at least 1 ½ times the height of the wind energy system tower including the top of the blade in its vertical position. The distance between an anemometer tower and the owner's property lines shall be at least 1½ times the height of the tower. No part of the wind energy system structure, including guy wire anchors, may extend closer than ten feet to the owner's property lines.
(2) Sound pressure level. On-site use wind energy systems shall not exceed 55 dB(A) at the property line closest to the wind energy system. This sound pressure level may be exceeded during short-term events such as utility outages and/or severe windstorms. If the ambient sound pressure level exceeds 55 dB(A), the standard shall be ambient dB(A) plus five dB(A).
(3) Construction codes, towers, and interconnection standards. On-site use wind energy systems, including towers shall comply with all applicable state construction and electrical codes and local building permit requirements. On-site use wind energy systems including towers shall comply with Federal Aviation Administration requirements, the Michigan Airport Zoning Act (Public Act 23 of 1950, M.C.L.§§ 259.431 et seq.), the Michigan Tall Structures Act (Public Act 259 of 1959, M.C.L. §§ 259.481 et seq.), and local jurisdiction airport overlay zone regulations. An interconnected onsite use wind energy system shall comply with Michigan Public Service Commission and Federal Energy Regulatory Commission standards. Off-grid systems are exempt from this requirement.
(4) Safety. An onsite use wind energy system shall have automatic braking, governing, or a feathering system to prevent uncontrolled rotation or over speeding. All wind towers shall have lightning protection. If a tower is supported by guy wires, the wires shall be clearly visible to a height of at least six feet above the guy wire anchors. The minimum vertical blade tip clearance from grade shall be 20 feet for a wind energy system employing a horizontal axis rotor.
(D) Wind site assessment for utility grid wind energy systems. Prior to construction of a utility grid wind energy system, a wind site assessment is conducted to determine the wind speeds and the feasibility of using the site. Installation of anemometer towers also known as meteorological or "Met" towers shall be considered a special land use. Prior to the installation of the tower, an application for a special land use permit shall be filed with the local government that will include:
(1) Applicant identification;
(2) A site plan;
(3) A copy of that portion of the applicant's lease with the landowner granting authority to install the Met tower and requiring the applicant to remove all equipment and restore the site after completion of the wind site assessment; and
(4) Proof of the applicant's public liability insurance. The distance from the center of a Met tower and the property lines between the leased property and the non-leased property shall be at least the height of the Met tower. Leased property can include more than one piece of property and the requirement shall apply to the combined properties.
(E) Utility grid wind energy systems. A utility grid wind energy system is designed and built to provide electricity to the electric utility grid. Utility grid wind energy systems shall be considered a special land use. Prior to the installation of a utility grid wind energy system, an application for a special land use permit shall be filed with the local government and shall include the following:
(1) Applicant identification. Applicant name, address, and contact information.
(2) Project description. A general description of the proposed project including a legal description of the property or properties on which the project would be located and an anticipated construction schedule.
(3) Site plan. The site plan shall include maps showing the physical features and land uses of the project area, both before and after construction of the proposed project. The site plan shall include:
(a) The project area boundaries;
(b) The location, height, and dimensions of all existing and proposed structures and fencing;
(c) The location, grades, and dimensions of all temporary and permanent on-site and access roads from the nearest county or state-maintained road;
(d) Existing topography;
(e) Water bodies, waterways, wetlands, and drainage channels; and
(f) All new infrastructure above ground related to the project.
(4) Insurance. Proof of the applicant's public liability insurance.
(5) Consent documents. Copies of any written waivers from neighboring property owners.
(6) Sound pressure level. Copy of the modeling and analysis report.
(7) Certifications. Certification that the applicant has complied or will comply with all applicable state and federal laws and regulations. Copies of all such permits and approvals that have been obtained or applied for should be provided at time of the application.
(8) Visual impact. Visual simulations of how the completed project will look from four viewable angles.
(9) Environmental impact. Copy of the environmental impact analysis.
(10) Avian and wildlife impact. Copy of the avian and wildlife impact analysis.
(11) Shadow flicker. Copy of the shadow flicker analysis.
(12) Manufacturers' material safety data sheet(s). Documentation shall include the type and quantity of all materials used in the operation of all equipment including, but not limited to, all lubricants and coolants.
(13) Decommissioning. Copy of the decommissioning plan.
(14) Complaint resolution. Description of the complaint resolution process.
(15) An applicant shall remit an application fee in the amount specified in the fee schedule adopted by the local government. This schedule shall be based on the cost of the application review and may be adjusted from time to time.
(F) The utility grid wind energy system project shall meet the following standards and requirements:
(1) Overlay zone. If the site of the proposed project is subject to an overlay zone, the proposed project shall meet or exceed the applicable standards in the overlay zone.
(2) Property setback.
(a) The distance between a utility grid wind energy system and the property lines of adjacent non-leased properties shall be at least one rotor radius away from the unleased property line unless otherwise agreed upon by the abutting property owners of the leased and unleased property line.
(b) The distance between a utility grid wind energy system and the property lines of adjacent leased properties may be zero.
(c) Where property is leased on both sides of a public right of way, a wind energy system may be placed no closer than one rotor radius from the closest edge of the right of way. Leased property can include more than one piece of property and the requirement shall apply to the combined properties.
(d) The distance between a utility grid wind energy system and a dwelling unit shall be at least 1,000 feet.
(3) SCADA (supervisory control and data acquisition) or meteorological (Met) towers shall also comply with the property setback requirement. The setback shall be at least the height of the SCADA or Met tower. An operations and maintenance office building, a substation, or ancillary equipment shall comply with any property setback requirement that may be applicable to that type of building or equipment. Overhead transmission lines and power poles shall comply with the setback requirements applicable to public utilities.
(4) Sound pressure level.
(a) The sound pressure level generated by a utility grid wind energy system shall not exceed 55 dB(A) measured at the property lines between leased and non-leased property. This sound pressure level shall not be exceeded for more than three minutes in any hour of the day. If the ambient sound pressure level exceeds 55 dB(A), the standard shall be ambient dB(A) plus 5 dB(A).
(b) As part of the application and prior to installation, the applicant shall provide modeling and analysis that will confirm that the utility grid wind energy system will not exceed the maximum permitted sound pressure levels. Modeling and analysis shall conform to IEC 61400 and ISO 9613. After installation of the utility grid wind energy system, sound pressure level measurements shall be done by a third party, qualified professional according to the procedures in the most current version of ANSI S12.18. All sound pressure levels shall be measured with a sound meter that meets or exceeds the most current version of ANSI S1.4 specifications for a Type II sound meter. Documentation of the sound pressure level measurements shall be provided to the local government within 60 days of the commercial operation of the project.
(5) Construction codes, towers, and interconnection standards. Utility grid wind energy systems including towers shall comply with all applicable state construction and electrical codes and Huron County adopted building permit requirements. Utility grid wind energy systems including towers shall comply with Federal Aviation Administration requirements, the Michigan Airport Zoning Act (Public Act 23 of 1950, M.C.L.§§ 259.431 et seq.), the Michigan Tall Structures Act (Public Act 259 of 1959, M.C.L.§§ 259.481 et seq.), and local jurisdiction airport overlay zone regulations. The minimum FAA lighting standards shall not be exceeded. All tower lighting required by the FAA shall be shielded to the extent possible to reduce glare and visibility from the ground. The tower shaft shall not be illuminated unless required by the FAA. Utility grid wind energy systems shall comply with applicable utility, Michigan Public Service Commission, and Federal Energy Regulatory Commission interconnection standards.
(6) Safety. All utility grid wind energy systems shall be designed to prevent unauthorized access to electrical and mechanical components and shall have access doors that are kept securely locked at all times when service personnel are not present. All spent lubricants and cooling fluids shall be properly and safely removed in a timely manner from the site of the wind energy system. A sign shall be posted near the tower or operations and maintenance office building that will contain emergency contact information. Signage placed at the road access shall be used to warn visitors about the potential danger of falling ice. The minimum vertical blade tip clearance from grade shall be 20 feet for a wind energy system employing a horizontal axis rotor.
(7) Visual impact. Utility grid wind energy system projects shall use tubular towers and all utility grid wind energy systems in a project shall be finished in a single, non-reflective matte finished color. A project shall be constructed using wind energy systems of similar design, size, operation, and appearance throughout the project. No lettering, company insignia, advertising, or graphics shall be on any part of the tower, hub, or blades. Nacelles may have lettering that exhibits the manufacturer's and/or owner's identification. The applicant shall avoid state or federal scenic areas and significant visual resources listed in the local unit of government's comprehensive plan.
(8) Environmental impact.
(a) The applicant shall have a third party, qualified professional conduct an analysis to identify and assess any potential impacts on the natural environment including, but not limited to wetlands and other fragile ecosystems, historical and cultural sites, and antiquities. The applicant shall take appropriate measures to minimize, eliminate or mitigate adverse impacts identified in the analysis.
(b) The applicant shall identify and evaluate the significance of any net effects or concerns that will remain after mitigation efforts. The applicant shall comply with applicable parts of the Michigan Natural Resources and Environmental Protection Act (Act 451 of 1994, M.C.L. §§ 324.101 et seq.) including but not limited to Part 31 Water Resources Protection (M.C.L. §§ 324.3101 et seq.), Part 91 Soil Erosion and Sedimentation Control (M.C.L. §§ 324.9101 et seq.) , Part 301 Inland Lakes and Streams (M.C.L. §§ 324.30101 et seq.), Part 303 Wetlands (M.C.L. §§ 324.30301 et seq.), Part 323 Shoreland Protection and Management (M.C.L. §§ 324.32301 et seq.), Part 325 Great Lakes Submerged Lands (M.C.L. §§ 324.32501 et seq.), and Part 353 Sand Dunes Protection and Management (M.C.L. §§ 324.35301 et seq.). The applicant shall be responsible for making repairs to any public roads damaged by the construction of the utility grid wind energy system.
(9) Avian and wildlife impact. The applicant shall have a third party, qualified professional conduct an analysis to identify and assess any potential impacts on wildlife and endangered species. The applicant shall take appropriate measures to minimize, eliminate or mitigate adverse impacts identified in the analysis. The applicant shall identify and evaluate the significance of any net effects or concerns that will remain after mitigation efforts.
(a) Sites requiring special scrutiny include wildlife refuges, other areas where birds are highly concentrated, bat hibernacula, wooded ridge tops that attract wildlife, sites that are frequented by federally and/or state listed endangered species of birds and bats, significant bird migration pathways, and areas that have landscape features known to attract large numbers of raptors.
(b) At a minimum, the analysis shall include a thorough review of existing information regarding species and potential habitats in the vicinity of the project area. Where appropriate, surveys for bats, raptors, and general avian use should be conducted. The analysis shall include the potential effects on species listed under the federal Endangered Species Act and Michigan's Endangered Species Protection Law.
(c) The analysis shall indicate whether a post construction wildlife mortality study will be conducted and, if not, the reasons why such a study does not need to be conducted. Power lines should be placed underground, when feasible, to prevent avian collisions and electrocutions. All above-ground lines, transformers, or conductors should comply with the Avian Power Line Interaction Committee (APLIC, http://www.aplic.org/) published standards to prevent avian mortality.
(10) Electromagnetic interference. No utility grid wind energy system shall be installed in any location where its proximity to existing fixed broadcast, retransmission, or reception antennae for radio, television, or wireless phone or other personal communication systems would produce electromagnetic interference with signal transmission or reception unless the applicant provides a replacement signal to the affected party that will restore reception to at least the level present before operation of the wind energy system. No utility grid wind energy system shall be installed in any location within the line of sight of an existing microwave communications link where operation of the wind energy system is likely to produce electromagnetic interference in the link's operation unless the interference is insignificant.
(11) Shadow flicker. The applicant shall conduct an analysis on potential shadow flicker at occupied structures. The analysis shall identify the locations of shadow flicker that may be caused by the project and the expected durations of the flicker at these locations from sunrise to sunset over the course of a year. The analysis shall identify problem areas where shadow flicker may affect the occupants of the structures and describe measures that shall be taken to eliminate or mitigate the problems.
(12) Decommissioning. The applicant shall submit a decommissioning plan. The plan shall include:
(a) The anticipated life of the project;
(b) The estimated decommissioning costs net of salvage value in current dollars;
(c) The method of ensuring that funds will be available for decommissioning and restoration; and
(d) The anticipated manner in which the project will be decommissioned, and the site restored.
(13) Complaint resolution. The applicant shall develop a process to resolve complaints from nearby residents concerning the construction or operation of the project. The process may use an independent mediator or arbitrator and shall include a time limit for acting on a complaint. The process shall not preclude the local government from acting on a complaint. During construction the applicant shall maintain and make available to nearby residents a telephone number where a project representative can be reached during normal business hours.
(Ord. passed 11-16-2020)
(A) Intent and purpose. The intent and purpose of these regulations is to accommodate the communications needs of people while protecting the public health, safety and general welfare of the community. These regulations will:
(1) Facilitate the provision of wireless telecommunication services to the residents and businesses of the village;
(2) Minimize adverse visual effects of towers through design and siting standards;
(3) Avoid potential damage to adjacent property from tower failure through structural standards and setback requirements; and
(4) Maximize the use of existing approved towers and buildings to accommodate new wireless telecommunication facilities in order to reduce the number of towers necessary to serve the community.
(B) District regulations. A wireless communication facility shall require a Huron County adopted building permit in all instances and may be permitted as follows:
(1) All districts. A wireless service facility may locate on any existing guyed tower, lattice tower, monopole, electric utility transmission tower, fire tower or water tower, provided the installation of the new facility does not increase the height of the existing structure except as provided in the height regulations in this chapter. Such installations shall be permitted by right in all zoning districts and be permitted through village staff review.
(2) Towers in residentially and agriculturally zoned areas are only allowed if they are:
(a) Towers supporting amateur radio antennas and conforming to all applicable provisions of this chapter shall be allowed in the rear yard of parcels.
(b) Towers supporting commercial antennas and conforming to all applicable provisions of this chapter shall be allowed only in the following locations by right and shall be permitted through the site plan review procedures outlined in this chapter:
(c) Church sites, when camouflaged as steeples or bell towers;
(d) Park sites, when compatible with the nature of the park; and,
(e) Government, school, utility and institutional sites, according to the statement of priority of users and minimum requirements for use of village owned properties.
(f) Wireless telecommunication antennas on roofs, walls and existing towers may be approved by the village staff provided the antennas meet the requirements of this chapter after submittal of a final site plan and a report prepared by a licensed professional engineer, surveyor or architect indicating the existing structure or tower's suitability to accept the antenna and the proposed method for affixing the antenna to the structure. Complete details of all fixtures and couplings and the precise point of attachment shall be indicated.
(3) Towers in agriculturally, commercially or industrially zoned areas are allowed by right if they qualify as towers allowed by right in residentially zoned areas.
(4) Newly constructed towers in agriculturally, commercially or industrially zoned areas are allowed by special use permit under the following situations:
(a) The Planning Commission finds the telecommunications equipment planned for the proposed tower cannot be accommodated on an existing or approved tower or building within a one and one half mile radius of the proposed tower location due to one or more of the following reasons:
1. The planned equipment would exceed the structural capacity of the existing or approved tower or building, as documented by a qualified and licensed engineer, and the existing or approved tower cannot be reinforced, modified, or replaced to accommodate planned or equivalent equipment at a reasonable cost.
2. The planned equipment would cause interference materially impacting the usability of other existing or planned equipment at the tower or building as documented by a qualified and licensed professional engineer and the interference cannot be prevented at a reasonable cost.
3. Existing or approved towers and buildings within the search radius cannot accommodate the planned equipment at a height necessary to function reasonable as documented by a qualified and licensed professional engineer.
4. Other unforeseen reasons make it infeasible to locate the planned telecommunications equipment upon an existing or approved tower or building.
(C) Colocation.
(1) Licensed carriers shall share wireless service facilities and sites where feasible and appropriate, thereby reducing the number of wireless service facilities that are stand-alone facilities. All applicants for a special use permit for a wireless service facility shall demonstrate a good faith effort to co-locate with other carriers. Such good faith effort includes:
(a) A survey of all existing structures that may be feasible sites for co-locating wireless service facilities;
(b) Contact with all the other licensed carriers for commercial mobile radio services operating in the village; and
(c) Sharing information necessary to determine if colocation is feasible under the design configuration most accommodating to colocation.
(2) In the event that colocation is found to be infeasible, a written statement of the reasons for the lack of feasibility shall be submitted to the village. The village may retain a technical expert in the field of RF engineering to verify if colocation at the site is not feasible or is feasible given the design configuration most accommodating to colocation. The cost for such a technical expert will be at the expense of the applicant. The village may deny a special use permit to an applicant that has not demonstrated a good faith effort to provide for colocation.
(D) Tower setbacks. Towers shall conform with each of the following minimum setbacks requirements:
(1) Towers shall meet the setbacks of the underlying zoning district with the exception of industrial zoning districts, where towers may encroach into the rear setback areas, provided that the rear property line abuts another industrially zoned property and the tower does not encroach upon any easements.
(2) Towers shall not be located between a principal structure and a public street, with the following exceptions:
(a) In industrial zoning districts, towers may be placed within a side yard abutting an internal industrial street; and
(b) On sites adjacent to public streets on all sides, towers may be placed within a side yard abutting a local street.
(3) A tower's location in relation to a public street varied, at the discretion of the village Planning Commission to allow the integration of a tower into an existing or proposed structure such as a church steeple, light standards, power line support device, or similar structure.
(4) Towers and associated structures, including fencing, may not be constructed within 500 feet of a dwelling unit, except where they are being co-located on existing towers or structures.
(E) Tower height. In all zoning districts, the maximum height of any tower, including antennas and other attachments, shall not exceed 200 feet except as granted by the Zoning Board of Appeals.
(F) Tower lighting. Towers shall not be illuminated by artificial means and shall not display strobe lights unless such lighting is specifically required by the Federal Aviation Administration or other federal or state authority for a particular tower. When incorporated into the approved design of the tower, light fixtures used to illuminate ball fields, parking lots or similar areas may be attached to the tower.
(G) Signs and advertising. The use of any portion of a tower for signs or other forms of advertising other than warning or equipment information signs are prohibited.
(H) Abandoned or unused towers or portions of towers. Abandoned or unused towers or portions of towers shall be removed as follows:
(1) All abandoned or unused towers and associated facilities shall be removed within 12 months of the cessation of operations at the site unless a time extension is approved by the Zoning Administrator. A copy of the relevant portions of a signed lease which requires the applicant to remove the tower and associated facilities upon cessation of operations at the site shall be submitted at the time of application. In the event that a tower and associated facilities is not removed within 12 months of the cessation of operations at a site, the tower and associated facilities may be removed by the village and the costs of removal assessed against the property.
(2) Unused portions of towers above a manufactured connection shall be removed within six months of the time of antenna relocation. The replacement of portions of a tower previously removed requires the issuance of a new special use permit.
(I) Interference with public safety telecommunications. No new or existing telecommunications service shall interfere with public safety telecommunications. All applications for new service shall be accompanied by an intermodulation study which provides a technical evaluation of existing and proposed transmission and indicates all potential interference problems. Before the introduction of new service or changes in existing service, telecommunication providers shall notify the [word missing] at least ten calendar days in advance of such changes and allow the village to monitor interference levels during the testing process.
(J) Modifications. A modification of a wireless service facility may be considered equivalent to an application for a new wireless service facility and will require a special use permit when the following events apply:
(1) The applicant and/or co-applicant wants to alter the terms of the special use permit by changing the wireless service facility in one or more of the following ways:
(a) Change in the number of facilities permitted on the site; and
(b) Change in the technology used for the wireless service facility.
(2) The applicant and/or co-applicant wants to add any equipment or additional height not specified in the original design filing.
(Ord. passed 11-16-2020)
SITE PLAN REVIEW
Before a building permit is issued, a site plan shall be submitted to the Planning Commission for review and approval. In addition, site plans are required for all new developments and substantial modifications. Before granting approval, the Planning Commission shall ascertain that all provisions of this chapter are complied with and that the proposed location and arrangement of buildings, accesses, parking areas, walkways, yards, open areas, and other improvements produce no potential health, safety, or protection hazards, and the arrangement of buildings and structures will provide convenience for the intended occupants or utilization by the public, will be harmonious with development on adjacent properties, and preserve historic structures.
(Ord. passed 11-16-2020)
(A) A site plan is required for:
(1) All construction in the MR, C, and M districts; and
(2) Expansion, remodeling, or enlargement of existing buildings with a State or National Register Historic designation or determined to be historic in nature per this chapter. See § 153.011.
(B) The following newly built buildings, structures, or uses shall be exempt from site plan review and procedures.
(1) Single- or two-family homes under separate ownership on an individual and separate lot for each home and including accessory uses.
(2) Expansion, remodeling, or enlargement of existing buildings, provided these projects are less than 1,000 square feet in the:
(a) MR - Multiple Family Residential District;
(b) C - Commercial District; or
(c) M - Industrial District.
(3) Projects greater than 1,000 square feet must have a site plan review by the Planning Commission.
(4) On premises advertising signs providing they conform to this chapter.
(Ord. passed 11-16-2020)
Loading...