HomeMy WebLinkAbout0535 Wireless Telecommunication Service Facilities 2000CITY OF CHUBBUCK, IDAHO
ORDINANCE NO. 5 3 5
AN ORDINANCE OF THE CITY OF CHUBBUCK, IDAHO,
CREATING A NEW CHAPTER 18.13 OF THE CHUBBUCK
MUNICIPAL CODE, PERTAINING TO PERSONAL WIRELESS
TELECOMMUNICATIONS FACILITIES, AND INCLUDING A
PURPOSE STATEMENT, DEFINITIONS, COMPLIANCE WITH
CHAPTER AND NON -CONFORMING USES, EXEMPTIONS, A
POLICY STATEMENT, SITE SELECTION CRITERIA, PRIORITY
OF LOCATIONS, USE PRIORITY ON PUBLIC PROPERTY AND
SITING REQUIREMENTS, CO -LOCATION AND DESIGN
CRITERIA, PERMIT INSPECTION REQUIREMENTS AND
LANDSCAPING REQUIREMENTS, NON-USE AND
ABANDONMENT PROVISIONS, THIRD PARTY REVIEW, AND
REMEDIES, AND PROVIDING FOR RESCISSION OF THE
MORATORIUM ON CERTAIN WIRELESS
TELECOMMUNICATION FACILITIES; REPEALING PRIOR
CONFLICTING ORDINANCES; PROVIDING FOR THE
SEVERABILITY OF THE PROVISIONS OF THIS ORDINANCE;
AND PROVIDING WHEN THIS ORDINANCE SHALL BECOME
EFFECTIVE.
BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY
OF CHUBBUCK, IDAHO:
SECTION 1. INTENT.
A. Section 704 of the federal Telecommunications Act of 1996, 47 USC Sec. 332(c)(7),
provides that local governments may, pursuant to their inherent zoning authority, regulate the
placement, construction, and modification of personal wireless telecommunications service
facilities, provided that the local governments do not unreasonably discriminate among providers
of functionally equivalent services, or prohibit or have the effect of prohibiting the provision of
personal wireless services.
B. The City Council finds that personal wireless service facilities often require large
structures or towers, whose height and footprint may not be compatible, as a matter of sound
urban planning, with the adjoining neighborhoods and neighborhood uses.
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C. The City Council further finds that the public interest is best served by enacting
specific siting regulations which will provide for placement of personal wireless facilities in areas
least likely to negatively affect residential property.
D. The City is in the process of and will continue to identify potential sites which will
allow for the placement of personal wireless telecommunications facilities subject to the criteria
enumerated herein and elsewhere in City Ordinances.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF CHUBBUCK, IDAHO,
DOES ORDAIN as follows:
SECTION 2. CHAPTER 18.13 IS HEREBY ADDED TO THE CHUBBUCK MUNICIPAL
CODE TO READ AS FOLLOWS:
Sections:
Chapter 18.13
Wireless Telecommunications Facilities
18.13.010
Purpose
18.13.020
Policy Statement
18.13.030
Definitions
18.13.040
Compliance with Chapter - Non—conforming Uses
18.13.050
Exemptions
18.13.060
Industry Site Selection Criteria
18.13.070
Site Selection Criteria
18.13.080
Priority of Locations
18.13.090
Use Priority on Public Property and Siting Requirements
18.13.100
Co -Location
18.13.110
Design Criteria
18.13.120
Permits Required
18.13.130
Inspection Requirements
18.13.140
Landscaping/Screening
18.13.150
Non-Use/Abandonment
18.13.160
Third Party Review
18.13.170
Remedies
18.13.180
Severability
18.13.010 Purpose.
A. These standards were developed to protect the public health, safety, and welfare, to
protect property values and minimize visual impact while furthering the development of enhanced
telecommunication services in the city. These standards were designed to comply with the
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Telecommunications Act of 1996. The provisions of this Chapter are not intended to and shall not
be interpreted to prohibit or to have the effect of prohibiting personal wireless services. This
Chapter shall not be applied in such a manner as to unreasonably discriminate between providers
of functionally equivalent personal wireless services.
B. To the extent that any provision of this Chapter is inconsistent or conflicts with any
other City Ordinance, this Chapter shall control. Otherwise, this Chapter shall be construed
consistently with the other provisions and regulations of the City.
C. In reviewing any application to provide personal wireless service or to install personal
wireless service facilities, the City shall act within a reasonable period of time, taking into account
the nature and scope of the application. The City shall approve, approve with condition, or deny
the application in accordance with the time frames set forth in Title 18 of the Chubbuck Municipal
Code and in accordance with other applicable Ordinances and regulations of the City.
18.13.020 Policy Statement. The purpose of this Chapter is to establish general guidelines for
the siting of towers and antennas. The goals of this Chapter are to: (a) enhance the ability of
personal wireless service providers to provide such services throughout the City quickly,
effectively, and efficiently; (b) encourage personal wireless service providers to locate towers and
antenna in non-residential areas; (c) encourage personal wireless service providers to co -locate on
new and existing tower sites in order to minimize the number of towers within the City; (d)
encourage personal wireless service providers to locate towers and antennas, to the extent
possible, in areas where the adverse impact on city residents is minimal; and (e) encourage
personal wireless service providers to configure towers and antennas in a way that minimizes any
significant adverse visual impact. Accordingly, the City Council finds that the promulgation of this
Chapter is warranted and necessary:
A. To manage the location of towers and antennas in the city;
B. To protect neighborhoods from potential adverse impacts of towers;
C. To minimize adverse visual impacts of towers through careful design, siting,
landscape screening, and innovative camouflaging and screening techniques;
D. To accommodate an increased need for towers to serve the wireless communications
needs of city residents;
E. To promote and encourage co -location on existing and new towers as an option
rather than construction of additional single -use towers, and to reduce the number of such
structures needed in the future;
F. To consider the public health and safety of towers to the extent permitted by the
Telecommunications Act of 1996; and
G. To avoid potential damage or adverse impacts to adjacent properties through sound
engineering practices and the proper siting of antenna support structures.
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18.13.030 Definitions. For the purpose of this Chapter, the following terms shall have the
meaning ascribed to them below:
1. "Abandonment" means: (a) to cease operation for a period of sixty (60) or more
consecutive days; (b) to reduce the effective radiated power of an antenna by seventy-five
percent (75%) for sixty (60) or more consecutive days; (c) to relocate an antenna at a
point less than eighty (80) percent of the height of an antenna support structure; or (d) to
reduce the number of transmissions from an antenna by seventy-five percent for sixty (60)
or more consecutive days; Provided that non -operation or reduced operation for a period
of sixty (60) or more consecutive days to facilitate maintenance, re -design or other
changes about which the City was notified in advance shall not constitute abandonment.
2. "Antenna" means any exterior apparatus designed for telephonic, radio, data,
Internet, or television communication through the sending and/or receiving of
electromagnetic waves, and includes equipment attached to a tower or building for the
purpose of providing personal wireless services, including unlicensed wireless
telecommunications services, wireless telecommunications services utilizing frequencies
authorized by the Federal Communications Commission for "cellular," "enhanced
specialized mobile radio" and "personal communications services," telecommunications
services, and its attendant base station.
3. "Antenna Height" means the vertical distance measured from the base of the
antenna support structure at grade to the highest point of the structure even if said highest
point is an antenna. If the support structure is on a sloped grade, then the average between
the highest and lowest grades shall be used in calculating the antenna height.
4. "Antenna Support Structure" means any pole, telescoping mast, tower, tripod, or
other structure which supports a device used in the transmitting or receiving of radio
frequency signals.
5. "Applicant" means any provider or any person, partnership, or company who files
an application for any permit necessary to install, maintain, or remove a personal wireless
service facility within the City.
6. "Camouflaged" means a personal wireless service facility that is disguised,
hidden, or integrated with the existing environment and trees so as to be significantly
screened from view.
7. "Cell Site" or "Site" means a tract or parcel of land that contains personal
wireless service facilities including any antenna, support structure, accessory buildings,
and parking, and may include other uses associated with and ancillary to personal wireless
services.
8. "Co -location" means the use of a personal wireless service facility or cell site by
more than one personal wireless service provider.
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9. "Conditional Use Permit" or "CUP" means a process and approval as described in
Title 18 of the Chubbuck Municipal Code and other appropriate sections of the City Code.
10. "Design" means the appearance of personal wireless service facilities, including
such features as their materials, colors, and shape.
11. "EIA" means the Electronics Industry Association.
12. "Equipment Enclosure" means a structure, shelter, cabinet, or vault used to house
and protect the electronic equipment necessary for processing wireless communication
signals. Associated equipment may include air conditioning, backup power supplies and
emergency generators.
13. "FAA" means the Federal Aviation Administration.
14. "FCC" means the Federal Communications Commission.
15. "Governing Authority" means the Mayor and City Council of the City of
Chubbuck.
16. "Mobile Transmission Facility" means movable, non -stationary transmission
facilities that contains personal wireless service facilities including any antenna, support
structure, accessory structures, and may include other uses associated with and ancillary to
personal wireless services.
17. "Modification" means the changing of any portion of a personal wireless service
facility from its description in a previously approved permit, excluding routine
maintenance and repair. Examples include, but are not limited to, changes in design or
structure, changes in the heights of towers or monopoles, changes in any accessory
structures or appurtenances which are affiliated with or support a personal wireless
facility.
18. "Mount" means the structure or surface upon which personal wireless service
facilities are mounted. There are three types of mounts: (a) Building mounted. A personal
wireless service facility mount fixed to the roof or side of a building. (b) Ground mounted.
A personal wireless service facility mount fixed to the ground, such as a tower. (c)
Structure mounted. A personal wireless service facility fixed to a structure other than a
building, such as light standards, utility poles, and bridges.
19. "Personal Wireless Service," "Personal Wireless Service Facilities," and
"Facilities" used in this Chapter, shall be defined in the same manner as in Title 47, United
States Code, Section 332 (c)(7)(C), as they may be amended now or in the future and
includes facilities for the transmission and reception of radio or microwave signals used for
communication, cellular phone, personal communications services, enhanced specialized
mobile radio, and any other wireless services licensed by the FCC and unlicensed wireless
services.
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20. "Provider" means a corporation, company, association, joint stock company,
firm, partnership, sole -proprietorship, limited liability company, other entity or individual
which provides personal wireless service over personal wireless service facilities.
21. "Screening" means placement of a personal wireless telecommunication facility
such as a tower or mount among trees or other appropriate vegetation to provide a
natural, aesthetic appearance to the location of such personal wireless telecommunication
facility. For the purposes of this chapter, screening shall consist of not less than placement
of a personal wireless telecommunication facility such as a tower or mount amongst and
adjacent to (within 20 feet) three (3) or more trees at least seventy-five percent (75%) of
the base height of the facility.
22. "Secondary Use" means a use subordinate to the principle use of the property,
such as commercial, residential, utilities, etc.
23. "Security Barrier" means a wall, fence, or berm that has the purpose of securing a
personal wireless service facility from unauthorized entry or trespass.
24. "Tower" means any structure that is designed and constructed primarily for the
purpose of supporting one or more antennas, including self-supporting lattice towers, guy
towers, or monopole towers. The term encompasses personal wireless service facilities
including radio and television transmission towers, microwave towers, common -carrier
towers, cellular telephone towers or personal communications services towers, alternative
tower structures, and the like.
25. "Unlicensed Wireless Services" means commercial mobile services that operate
on public frequencies and are not required to have a FCC license to operate.
18.13.040 Compliance with Chapter - Non -conforming Uses.
A. New Uses: All new antennas and antenna support structures shall comply with the
requirements of this Chapter after the effective date of the Ordinance by which this Chapter was
adopted.
B. Existing Uses: Towers and antenna existing before the effective date of the
Ordinance by which this Chapter was adopted which do not meet the requirements of this Chapter
shall be allowed to continue as they presently exist, but will be considered non -conforming uses.
Routine maintenance shall be permitted on existing towers and antennas. However, new
construction other than routine maintenance on existing towers, antennas, buildings or other
facilities shall comply with the requirements of this Chapter.
18.13.050 Exemptions. The following are exempt from the provisions of this Chapter and shall
be permitted in all zones, unless otherwise specifically provided:
A. Industrial processing equipment and scientific or medical equipment using frequencies
regulated by the FCC.
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B. Antennas and related equipment no more than three (3) feet in height that are being
stored, shipped, or displayed for sale.
C. Radar systems for military and civilian communication and navigation.
D. Wireless radio utilized for temporary emergency communications in the event of a
disaster.
E. Licensed amateur (ham) radio stations.
F. Satellite dish antennas less than six and one half feet (6'/2') in diameter, including
direct to home satellite services, when used as a secondary use of the property.
G. Routine maintenance or repair of a personal wireless service facility and related
equipment, (excluding structural work or changes in height or dimensions of antennas, towers, or
buildings) provided that compliance with the standards of this Chapter are maintained.
H. Subject to compliance with all other applicable standards of this Chapter, a building
permit application need not be filed in advance of emergency repairs or maintenance of a personal
wireless service facility, provided that the permit application is on file within thirty (30) days of
completion of the emergency activity.
I. A Mobile Transmission Facility or other temporary Personal Wireless
Telecommunications Facility shall be permitted for a maximum of ninety (90) days or during an
emergency declared by the City.
18.13.060 Recognition of Industry Site Selection Criteria. In establishing a new site, the industry
requires a location that is technically compatible with the established network. A general area is to
be identified based upon engineering constraints and the desired area of service. Specific locations
within that general area will be evaluated using the following criteria which are not listed in order
of priority:
A. Topography as it relates to line of sight transmissions for optimum efficiency in
telephone service.
B. Availability of road access.
C. Availability of electric power.
D. Availability of land based telephone lines or microwave link capability.
E. Leasable lands, and landlords who want facilities to be located on their properties
consistent with zoning regulations.
F. Screening potential of existing vegetation, structures and topographic features.
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G. Zoning that will allow low power mobile radio service facilities.
H. Compatibility with adjacent land uses.
The least number of sites to cover the desired area.
The greatest amount of coverage, consistent with physical requirements.
K. Opportunities to mitigate possible visual impact.
L. Availability of suitable existing structures for antenna mounting.
18.13.070 Site Selection Criteria.
A. Any applicant proposing to construct an antenna support structure, or mount an
antenna on an existing structure, shall demonstrate by engineering evidence satisfactory to the
City that the antenna location will satisfy its function in the applicant's local network system.
Further, the applicant must demonstrate by satisfactory engineering evidence that the height
requested is the minimum height necessary to fulfill the site's function within the local network
system. Notwithstanding this provision, applicant may also propose a height greater than the
minimum necessary in order to plan for and accommodate co -location of other facilities on the
same structure.
B. Applications for necessary permits will only be processed when the applicant
demonstrates either that it is an FCC -licensed telecommunications provider or that it has
agreements with an FCC -licensed telecommunications provider for use or lease of the support
structure.
C. Low power mobile radio service facilities shall be located and designed to minimize
any significant adverse impact on residential property values. Facilities shall be placed in locations
where the existing topography, vegetation, buildings, or other structures provide the greatest
amount of screening.
D. In all zones, location and design of facilities shall consider the impact (including
visual) of the facility on the surrounding neighborhood. In all zones, towers shall be significantly
screened to the extent that it does not result in significant signal degradation. If there are no trees
to provide screening, the site shall utilize significant and satisfactory camouflage or other
design/construction methods so as to provide compatible aesthetics of and around the site, to the
fullest extent reasonably possible, as determined through the Design Review or Conditional Use
Permit process.
18.13.080 Priority of Locations.
A. The order of priorities for locating new personal wireless service facilities shall be as
follows:
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1. Place antennas on existing towers and structures on public property where other
antennas are already located, if practical.
2. Place antennas and towers on public property if practical.
3. Place antennas on appropriate rights of ways and existing structures, such as
buildings, towers, water towers and smokestacks; Provided that this shall not include non-
conforming structures or uses.
4. Place antennas and towers on industrial property in districts zoned for industrial
uses.
5. Place antennas and towers on commercial property in districts zoned for
commercial uses.
6. Place antennas and towers on property in districts zoned for mixed commercial
and residential use which does not adjoin or adversely impact residential neighborhoods.
7. Place antennas and towers on commercial property in districts zoned for mixed
commercial and residential uses.
8. Place antennas and towers on other non-residential property.
9. Place antennas on multi -family residential structures exceeding thirty feet (30') in
height.
10. Place antennas and towers on property in residential zones only if (a) locations
are not available on existing structures or in non-residential districts; and (b) locations are
on or in existing churches, parks, schools, utility facilities, or other appropriate public
facilities.
B. Location in residential zones.
1. An applicant that wishes to locate a new antenna support structure in a
residential zone shall demonstrate that a diligent effort has been made to locate the
proposed communications facilities on a government facility, a private institutional
structure, or other appropriate existing structures within a non-residential zone, and that
due to valid considerations including physical constraints, and economic or technological
feasibility, no appropriate location is available.
2. The information submitted by the applicant shall include (a) a map of the area to
be served by the tower or antenna, (b) its relationship to other cell sites in the applicant's
network and a network master plan, and (c) an evaluation of existing buildings taller than
thirty feet (30'), within one-quarter ('/4) mile of the proposed tower or antenna which from
a location standpoint could provide part of a network to provide transmission of signals.
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18 13 090 Use Priority on Public Property and Siting Requirements.
A. Where public property is sought to be utilized by an applicant, priority for the use of
City -owned land for wireless antennas and towers will be given to the following entities in
descending order:
City of Chubbuck;
2. Public safety agencies, including law enforcement, fire and ambulance services,
which are not part of the City of Chubbuck and private entities with a public safety
agreement with the City of Chubbuck;
Other governmental agencies, for uses which are not related to public safety; and
4. Entities providing licensed commercial wireless telecommunication services
including cellular, personal communication services (PCS), specialized mobilized radio
(SMR), enhanced specialized mobilized radio (ESMR), data, Internet, paging, and similar
services that are marketed to the general public.
B. Minimum Requirements: The placement of personal wireless service facilities on City -
owned property must comply with the following requirements:
1. The facilities will not interfere with the purpose for which the City -owned
property is intended;
2. The facilities will have no significant adverse impact on surrounding properties;
3. The applicant will obtain adequate liability insurance and commit to a lease
agreement which includes equitable compensation for the use of public land and other
necessary provisions and safeguards. The City shall establish fees after considering
comparable rates in other cities, potential expenses, risks to the City, and other
appropriate factors;
4. The applicant will submit a letter of credit, performance bond, or other security
acceptable to the City to cover the costs of removing the facilities;
5. The antennas or tower will not interfere with other users which have a higher
priority as discussed in Section 18.13.090(A);
6. The lease shall provide that, in the case of a declared emergency or documented
threat to public health, safety or welfare and following reasonable notice, the City may
require the applicant to remove the facilities at the applicant's expense;
7. The applicant must reimburse the City for any related costs which the City incurs
because of the presence of the applicant's facilities;
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8. The applicant must obtain all necessary land use approvals;
9. The applicant must cooperate with the City's objective to encourage co -locations
and thus limit the number of cell sites requested, and camouflage the site; and,
10. The applicant must comply with requirements for maintenance of the facility site,
including but not limited to keeping lawns mowed, providing litter control and maintaining
trees and other vegetation in a healthy state, or such stricter requirements as may be set
forth in any Design Review meeting minutes or Conditional Use Permit, or decision of a
reviewing body.
C. Special Requirements for Parks: The use of City -owned parks for personal wireless
service facilities brings with it special concerns due to the unique nature of these sites. The
placement of personal wireless service facilities in a park will be allowed only when the following
additional requirements are met:
1. The Land Use and Development Commission has reviewed and made a
recommendation regarding proposed personal wireless service facilities to be located in
the park and this recommendation must be forwarded to the City Council for
consideration;
2. Before personal wireless service facilities may be located in public parks, the
applicant shall demonstrate to the satisfaction of the City of Chubbuck that visual impacts
have been mitigated to the fullest extent reasonably possible and that accommodations
have been included in the design and placement so that there would be no disruption of
normal public use of the park;
3. The applicant shall clearly demonstrate that the placement of the personal
wireless service facilities in a public park is absolutely necessary for the effective operation
of the applicant's personal wireless service, and that alternate placement would not be
reasonably possible.
D. Required Submittals: Design Review, Application for Conditional Use Permit,
Building Permit, and other related requests may include any combination of site plans, surveys,
maps, technical reports, or written narratives necessary to convey the following information in
addition to the requirements of applicable codes and regulations of the City of Chubbuck:
1. Photo -simulations of the proposed facility from affected residential properties
and public rights-of-way at varying distances;
2. A site elevation and landscaping plan indicating the specific placement of the
facility on the site, the location of existing structures, trees, and other significant site
features, the type and location of plant materials used to screen the facility, and the
proposed color(s) of the facility;
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3. A signed statement indicating that (a) the applicant and landowner agree they will
diligently negotiate in good faith to facilitate co -location of additional personal wireless
service facilities by other providers on the applicant's structure or within the same site
location and (b) the applicant and/or landlord agree to remove the facility within sixty (60)
days after abandonment;
4. Copies of any environmental documents required by any federal agency. These
shall include the environmental assessment required by FCC Para. 1. 1307, or, in the event
that an FCC environmental assessment is not required, a statement that describes the
specific factors that obviate the requirement for an environmental assessment;
5. A site plan clearly indicating the location, type and height of the proposed tower
and antenna, on-site land uses and zoning, adjacent land uses and zoning, adjacent
roadways, proposed means of access, setbacks from property lines, elevation drawings of
the proposed tower, and any other proposed structures;
6. A current map and aerial showing the location of the proposed tower, a map
showing the locations and service areas of other personal wireless service facilities
operated by the applicant and those proposed by the applicant that are close enough to
impact service within the City;
7. Legal description of the parcel, if applicable;
8. A current map showing all existing towers and antennas of the applicant located
within the City
9. The approximate distance between the proposed tower and the nearest residential
unit, platted residentially zoned properties, and unplatted residentially zoned properties.
10. A landscape plan showing specific landscape materials;
I I Method of fencing, and finished color and, if applicable, the method of
camouflage and illumination;
12 A letter signed by the applicant stating the tower will comply with all FAA
regulations and EIA Standards and all other applicable federal, state and local laws and
regulations;
13. A statement by the applicant as to whether construction of the tower will
accommodate co -location of additional antennas for future users; and, if not, the reasons it
will not accommodate co -location.
14. Certification acceptable to the City that the equipment, facilities or their use will
not interfere with other adjacent or neighboring transmission or reception functions or
other neighborhood uses;
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15. The telecommunications company must demonstrate that it is licensed by the
FCC if required to be licensed under FCC regulations;
16. If the applicant is not the telecommunications service provider, the applicant shall
submit proof of lease agreements with an FCC licensed telecommunications provider if
such telecommunications provider is required to be licensed by the FCC;
17. A full site plan shall be required for all sites, showing the tower, antenna,
antenna support structure, building, fencing, buffering, access, and all other items required
in this Chapter; and
18. At the time of site selection, the applicant should demonstrate how the proposed
site fits into its overall network within the City.
18.13. 100 Co -location.
A. To minimize adverse visual impacts associated with the proliferation of towers, co -
location of personal wireless service facilities on existing or new towers is encouraged as follows:
1. Proposed facilities shall co -locate onto existing towers wherever reasonably
feasible. Such co -location is permitted outright and new or additional Conditional Use
Permit approval is not required, except that any other permit, license, lease, or franchise
requirements must be satisfied, and the co -location must be accomplished in a manner
consistent with the policy, site criteria, and landscape/screening provisions contained in
this Chapter.
2. The Conditional Use Permit requirement for a facility may not be required in
nonresidential zones if the applicant locates the antenna on an existing structure or an
existing tower. The applicant must submit detailed plans to the Building Official to
determine if the Conditional Use Permit process and public hearing is required.
3. The City may deny an application to construct new facilities if the applicant has
not shown by substantial evidence that it has made a diligent effort to mount the facilities
on an existing structure or tower.
4. To reduce the number of antenna support structures needed in the City in the
future, new proposed support structures shall be designed to accommodate antennas for
more than one user, unless the applicant demonstrates why such design is not feasible for
economic, technical or physical reasons.
5. Unless co -location is not feasible: (a) an applicant's site plan shall reserve an area
for other providers' equipment near the base of the applicant's tower. A first right -of -
refusal (which is either executed or maintained while the provider's personal wireless
facilities and services are in use) to lease the area at the base of the tower or mount for
other providers will meet the reservation requirement. and (b) the site plan for towers in
excess of 100 feet above ground level must propose space for two comparable providers,
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while the site plan for towers 100 feet or less must propose space for one comparable
provider. To provide further incentive for co -location, an existing tower may be modified
as a matter of right to accommodate co -location without new or additional Conditional
Use Permits, provided the additional antenna shall be of the same type as that on the
existing tower unless additional height requires a Conditional Use Permit and the
following conditions are met:
a. Height: An existing tower, other than a tower constituting a nonconforming
use pursuant to Section 18.13.040 of this Chapter may be modified or rebuilt to a
taller height, not to exceed twenty feet over the tower's existing height and not to
exceed the maximum height permitted under this Chapter, and subject to the other
provisions of this Chapter, including by way of example, and not limitation any
applicable requirements or conditional use and building permits. The height change
may occur only once per tower.
b. Except as set forth herein, no signs, banners or similar devices or materials
may be attached to the tower, antenna support structures or antennas.
B. While co -location and the requirements herein are encouraged, co -location shall not
take precedence over the construction of shorter towers with appropriate screening.
18.13.110 Design Criteria.
A. As provided above, new facilities shall be designed to accommodate co -location,
unless the applicant demonstrates why such design is not feasible for economic, technical, or
physical reasons.
B. Facilities shall be architecturally compatible with the surrounding buildings and land
uses in the zoning district and screened or otherwise integrated, through location and design, to
blend in with the existing characteristics of the site.
1. Setback: A tower's setback shall be measured from the base of the tower to the
property line of the parcel on which it is located. In residential districts and residential land
use areas, where permitted, towers shall be set back from all property lines a distance
equal to 100% of tower height as measured from ground level, unless applicant
demonstrates that because of design, landscaping or screening, unusual geographic
limitations or other public policy considerations such a setback is unnecessary and the
City, in its sole discretion, determines such a setback is not necessary. All other towers
shall comply with the minimum setback requirements of the area in which they are located
in all other zoning districts, unless there are unusual geographical limitations or other
public policy considerations as determined in the sole and absolute discretion of the City.
Such considerations shall include by way of illustration and not limitation, but are not
limited to:
a. Impact on adjacent properties;
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b. Alternative sites for personal wireless facilities; and
c. The extend to which screening and camouflaging will mitigate the
affects of the personal wireless facilities.
2. Right of Way Setback Exception: The setback requirement may be waived if the
antenna and antenna support structure are located in the City right-of-way.
3. View Corridors: Due consideration shall be given so that placement of towers,
antenna, and personal wireless service facilities do not obstruct or significantly diminish
views of the mountains west and south of the City.
4. Color: Towers shall have a color generally matching the surroundings or
background that minimizes their visibility, unless a different color is required by the FCC
or FAA. Security fencing should be colored or should be of a design which blends into the
character of the existing neighborhood.
5. Lightsgnals and Signs: No signals, lights, or signs shall be permitted on towers
unless required by the FCC or the FAA. Should lighting be required, in cases where there
are residences located within a distance which is 300% of the height of the tower, then
dual mode lighting shall be requested from the FAA.
6. Equipment Structures: Ground level equipment, buildings, and the tower base
shall be screened from public view. All such structures shall be considered primary
structures, not accessory structures. The standards for the equipment buildings are as
follows:
a. The maximum floor area is 300 square feet and the maximum height is 12 feet.
Except in unusual circumstances or for other public policy considerations the
equipment building may be located no more than 250 feet from the tower or antenna.
Depending upon the aesthetics and other issues, the City, in its sole discretion, may
approve multiple equipment structures or one or more larger structures.
b. Ground level buildings shall be screened from view by landscape plantings,
fencing, or other appropriate means, as specified herein or in other City Ordinances,
Code Sections or regulations.
c. Equipment buildings mounted on a roof shall have a finish similar to the
exterior building walls. Equipment for roof -mounted antenna may also be located
within the building on which the antenna is mounted.
d. In instances where equipment buildings are located in residential zones,
equipment buildings shall comply with setback requirements and shall be designed so
as to conform in appearance with nearby residential structures.
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Equipment buildings, antenna, and related equipment shall occupy no more
than 25% of the total roof area of the building the facility is mounted on, which may
vary in the City's sole discretion if co -location and an adequate screening structure is
used.
The use must be approved on a site plan or final development plan, as
applicable.
7. Federal Requirements: All towers must meet or exceed current standards and
regulations of the FAA, the FCC, and any other agency of the federal government with the
authority to regulate towers and antennas. If those standards and regulations are changed,
then personal wireless service providers governed by this Chapter shall bring their towers
and antennas into compliance with the revised standards and regulations within three (3)
months of their effective date or the time -lines provided by the revised standards and
regulations, whichever time period is longer. The revised standards and regulations are not
retroactively applicable to existing providers, unless otherwise provided or permitted by
Federal Law. Failure to bring towers and antennas into compliance with the revised
standards and regulations shall constitute grounds for the City to remove a provider's
facilities at the provider's expense.
8. Building Codes: Safety Standards. To ensure the structural integrity of towers,
the owner of a tower shall ensure that it is maintained in compliance with standards
contained in applicable City building codes and the applicable standards for towers that are
published by the Electronic Industries Association ("EIA"), as amended from time to time.
If, upon inspection, the City concludes that a tower fails to comply with such codes and
standards and constitutes a danger to persons or property, then upon notice being
provided to the owner of the tower, the owner shall have thirty (30) days to bring the
tower into compliance with such standards. If the owner fails to bring its tower into
compliance within thirty (30) days, the City may remove the tower at the owner's expense.
If the structure is determined by the City to pose an imminent danger to the public, the
City shall be entitled to abate the danger through the processes and according to the time-
tables of the Uniform Building Code.
9. Structural Design: Towers shall be constructed to the EIA Standards, which may
be amended from time to time, and to all applicable construction/building codes. Further,
any improvements or additions to existing towers shall require submission of site plans
stamped by a professional engineer which demonstrate compliance with the EIA Standards
and all other good industry practices. The plans shall be submitted and reviewed at the
time building permits are requested. The antenna and its support structure shall be
designed to withstand a wind force of 100 miles per hour without the use of supporting
guy wires.
10. Antenna support structure safety: The applicant shall demonstrate that the
proposed antenna and support structure are safe and the surrounding areas will not be
negatively affected by support structure failure, falling ice, or other debris or interference.
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All support structures shall be fitted with anti -climbing devices, as approved by the
manufacturers.
11. Fencing: A well constructed masonry or rock wall, or wooden fence not less
than six (6) feet in height from the finished grade shall be provided around each personal
wireless service facility. Access to the tower shall be through a locked gate, and there shall
be a KNOX BOX at any such gates. The use of chain link, plastic, vinyl, or wire fencing is
prohibited unless it is fully screened from public view by a minimum eight (8) foot -wide
landscaping strip. All landscaping shall meet the standards of the City of Chubbuck
Municipal Code.
12. Tower and Antenna Height: The applicant shall demonstrate that the tower and
antenna is the minimum height required to function satisfactorily; provided additional
height beyond the minimum may be allowed if necessary to accommodate co -location. No
tower or antenna that is taller than this minimum height shall be approved unless necessary
to accommodate co -location. No tower or mount shall exceed one hundred (100) feet in
any park, industrial zone or commercial zone. Towers in residential areas are not allowed
unless integrated with another structure.
A variance from the height limit may be granted if the applicant can show by clear and
convincing evidence that the additional height is necessary to provide adequate service to
the residents of the City and no other alternative is available.
13. Required parking: If the cell site is fully automated, adequate paved parking shall
be required for maintenance workers. If the site is not automated, arrangements for
adequate off-street parking shall be made and documentation thereof provided to the City.
14. Tower Separation: In no case shall towers be located closer than 500 feet from
another tower whether it is owned or utilized by applicant or another provider, unless the
City designates areas where multiple towers can be located in closer proximity.
15. Antenna Criteria: Antenna on or above a structure shall be subject to the
following:
a. The antenna shall be as architecturally compatible as reasonably possible, with
the building and wall on which it is mounted, and shall be designed and located so as
to minimize any adverse aesthetic impact.
b. The antenna shall be mounted on a wall of an existing building in a
configuration as flush to the wall as technically possible and shall not project above
the wall on which it is mounted unless it must be for technical reasons. In no event
shall an antenna project more than 16 feet above the roof line including parapets.
c. The antenna shall be constructed, painted, or fully screened to match as
closely as possible the color and texture of the building and wall on which it is
mounted.
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d. The antenna may be attached to an existing conforming mechanical equipment
enclosure which projects above the roof of the building, but may not project any
higher than the enclosure.
e. If an accessory equipment shelter is present, it must blend with the
surrounding buildings in architectural character and color.
f. The structure must be architecturally and visually (color, size, bulk)
compatible with surrounding existing buildings, structures, vegetation, and uses.
Such facilities will be considered architecturally and visually compatible if they are
camouflaged to disguise the facility.
g. Site location and development shall preserve the preexisting character of the
site as much as possible. Existing vegetation should be preserved or improved, and
disturbance of the existing topography of the site should be minimized, unless such
disturbance would result in less visual impact of the site on the surrounding area. The
effectiveness of visual mitigation techniques shall be evaluated by the City, in the
City's sole discretion.
h. In addition to the other requirements of this Chapter, on buildings thirty feet
(30') or less in height, the antenna may be mounted on the roof if the following
additional criteria are satisfied:
1) The City finds that it is not technically possible or aesthetically desirable to
mount the antenna on a wall.
2) No portion of the antenna or base station causes the height of the building
to exceed the limitations set forth herein.
3) The antenna or antennas and related base stations cover no more than an
aggregate total of 25 percent of the roof area of a building, which may vary in the
City's sole discretion, if co -locating and an adequate screening structure are used.
4) Roof mounted antenna and related base stations are completely screened
from view by materials that are consistent and compatible with the design, color,
and materials of the building.
5) No portion of the antenna may exceed sixteen (16) feet above the height of
the existing building.
i. If a proposed antenna is located on a building or a lot subject to a site
review, approval is required prior to the issuance of a building permit.
j. No antenna shall be permitted on property designated as an individual
landmark or as a part of a historic district, unless such antenna has been approved in
accordance with City Ordinances and regulations.
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k. No personal wireless service provider or lessee or agent thereof shall fail to
cooperate in good faith to accommodate co -location with competitors. If a dispute
arises about the feasibility of co -locating, the City may require a third party technical
study, at the expense of either or both parties, to resolve the dispute.
1. No personal wireless service provider or lessee shall fail to assure that its
antenna complies at all times with the current applicable FCC standards. After
installation, but prior to putting the antenna service, each provider shall submit a
certification by an independent professional engineer to that effect. In the event that
an antenna is co -located with another antenna, the certification must provide
assurances that FCC approved levels of electromagnetic radiation will not be
exceeded by the co -location.
in. Antennas shall comply with FCC regulations to minimize interference with
the reception of any other communications signals including public safety, television,
and radio broadcast signals.
n. No person shall locate an antenna or tower for wireless communications
services upon any lot or parcel except as provided in this Chapter.
18.13.120 Permits Required. Where a tower or antenna support structure will be 60 feet or less
in height, in addition to the other provisions of this Chapter, an applicant will be required to
submit the plan to the Design Review Committee for review. In the event that a proposed tower
or antenna support structure will be located in a residential zone; park; or mixed residential and
commercial zone, or will be more than 60 feet in height, in addition to the other provisions of this
Chapter, an applicant will be required to obtain a Conditional Use Permit, unless located in an
industrial zone, in which case the structure is a permitted use. With respect to the placement of
antenna on a tower or antenna support structure, the requirements for a Conditional Use Permit
will be applicable based on the height of the tower and antenna or mount and antenna unless this
Chapter provides other requirements to the contrary.
Project permit review procedures shall be as specified in the Ordinances, Codes,
Resolutions and regulations of the City of Chubbuck.
The following table specifies the permits required for the various types of personal
wireless service facilities that meet the standards of this Chapter -
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TYPE OF PERMIT
Type of Facility
Building
CUP
Rights -of -
Way Use
Towers > 60 feet or towers or antenna in
Yes
Yes
Yes
residential zones, park or mixed residential
(if applicable)
(if applicable)
and commercial zones but not industrial.
Structure mounted wireless facilities
Yes
Yes
(if applicable)
(if applicable)
Building mounted wireless facilities
Yes
Yes
(if applicable)
(if applicable)
Modification of existing facilities to
Yes
Yes
Yes
accommodate co -location
(if applicable)
(if applicable)
(if applicable)
Towers >60 feet in industrial zones
Yes
No
Yes
if applicable)
if applicable)
To meet the standards of this Chapter, a personal wireless service facility must also
comply with the other requirements under this Chapter and with the following:
For antenna attached to the roof or sides of a building at least thirty feet (30') in height, an
existing tower, a water tank, or a similar structure;
A. The antenna must be either:
1. An omnidirectional or whip antenna no more than 7 inches in diameter and
extending no more than sixteen 16 feet above the structure to which they are attached; or
2. A panel antenna no more than Two (2) feet wide and six (6) feet long, extending
above the structure to which they are attached by no more than ten (10) feet.
B. Antennas mounted on existing structures in any residential zone; park; or mixed
residential and commercial zone, not exceeding 16 feet in height, may be permitted following a
Design Review and submittal of an affidavit of compliance, with this Chapter and other City
regulations.
C. Antenna, antenna arrays, and support structures not on publicly -owned property shall
not extend more than sixteen 16 feet above the highest point of the structure on which they are
mounted.
D. Setback from Street: Unless there are unusual geographic limitations or other public
policy considerations, as determined in the City's sole discretion, no such antenna, antenna array,
or its support structure shall be erected or maintained closer to any street than the minimum
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setback for the zone in which it is located unless otherwise waived or exempt.
E. Guy wires restricted: No guy or other support wires shall be used in connection with
such antenna, antenna array, or its support structure except when used to anchor the antenna,
antenna array, or support structure to an existing building to which such antenna, antenna array,
or support structure is attached.
F. To the extent that antenna are attached to electric, phone or light poles and such
antenna are no more than two feet (2) in height, Design Review and building permit review will
be required, but such antenna shall not be subject to setbacks and screening requirements.
18.13.130 Inspection Requirements. Each year after a facility becomes operational, the facility
operator shall conduct a safety inspection in accordance with the EIA and FCC Standards and
within 60 days of the inspection file a report with the City Building Official. Submission of a copy
of FCC required, and duly filed, safety inspection report, or the facility operator's maintenance
reports for the prior twelve months in the event no FCC report is required for such year, shall
satisfy the requirements of this section.
18.13.140 Landscaping/Screening.
A. Landscaping. Landscaping, as described herein, shall be required to screen personal
wireless service facilities as much as possible, to soften the appearance of the cell 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 flush on an existing building, and other equipment is
housed inside an existing structure, landscaping shall not be required.
B. Screening. The visual impacts of a personal wireless service facility shall be mitigated
through landscaping or other screening materials at the base of the tower and ancillary structures.
The following landscaping and buffering shall be required around the perimeter of the tower and
accessory structures, except that the City may waive the standards for those sides of the facility
that are not in public view. Landscaping shall be installed on the outside of fences. Further,
existing vegetation shall be preserved to the maximum extent practicable and may be used as a
substitute for or as a supplement to landscaping requirements.
1. A row of evergreen trees a minimum of six feet tall at planting a maximum of six
feet apart shall be planted around the perimeter of the fence; and
2. A continuous hedge at least 36 inches high at planting capable of growing to at
least forty-eight (48) inches in height within eighteen (18) months shall be planted in front
of the tree line referenced above.
3. In the event that landscaping is not maintained at the level required herein or as
required in any Design Review or Conditional Use Permit, or decision of a reviewing
body, the City after giving thirty (30) days advance written notice may maintain or
establish the landscaping and bill both the owner and lessee for such costs until such costs
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are paid in full.
18.13.150 Non-Use/Abandonment. No less than 30 days prior to the date that a personal
wireless service provider plans to abandon or discontinue operation of a facility, the provider must
notify the City of Chubbuck by certified U.S. mail or personal delivery to the City Clerk of the
proposed date of abandonment or discontinuation of operation. In the event that a licensed carrier
fails to give notice, the facility shall be considered abandoned upon the City's discovery of
discontinuation of operation. Upon such abandonment, the provider shall have 60 days or
additional period of time determined in the reasonable discretion of the City within which to:
A. Reactivate the use of the facility or transfer the facility to another provider who
makes actual use of the facility; or
B. In the event that abandonment as defined in this Chapter occurs due to relocation of
an antenna at a lower point on the antenna support structure, reduction in the effective radiated
power of the antenna or reduction in the number of transmissions from the antennas, the operator
of the tower shall have six months from the date of effective abandonment to co -locate another
service on the tower. If another service provider is not added to the tower, then the operator shall
promptly dismantle and remove that portion of the tower which exceeds the minimum height
required to function satisfactorily. Not withstanding the forgoing, changes which are made to
personal wireless facilities which do not diminish their essential role in providing a total system
shall not constitute abandonment. However, in the event that there is a physical reduction in
height of substantially all of the providers towers in the City or surrounding area then all of the
towers within the City shall similarly be reduced in height.
C. Dismantle and removal facility. If the tower, antenna, foundation, and facility are not
removed within the sixty (60) days time period or additional period of time allowed by the City,
the City may remove such tower, antenna, foundation, and related facility at the provider's
expense. If there are two or more providers co -locating on a facility, except as provided for in the
paragraph above this provision shall not become effective until all providers cease using the
facility.
At the earlier of sixty (60) days from the date of abandonment without reactivating or
upon completion of dismantling and removal, City approval for the facility shall automatically
expire.
18.13.160 Third Party Review. Personal wireless service providers use various methodologies
and analyses, including geographically -based computer software, to determine the specific
technical parameters of their services and low power mobile radio service facilities, such as
expected coverage area, antenna configuration, topographic constraints that affect signal paths,
etc. In certain instances, a third party expert may need to review the technical data submitted by a
provider. The City may require a technical review as part of a permitting process. The costs of the
technical review shall be borne by the provider.
The selection of the third party expert may be by mutual agreement between the provider
and the City, or at the discretion of the City, with a provision for the provider and interested
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parties to comment on the proposed expert and review its qualifications. The expert review is
intended to address interference and public safety issues and be a site-specific review of technical
aspects of the facilities or a review of the providers' methodology and equipment used and not a
subjective review of the site which was selected by a provider. Based on the results of the expert
review, the City may require changes to the provider's application. The expert review shall
address the following:
A. The accuracy and completeness of submissions;
B. The applicability of analysis techniques and methodologies;
C. The validity of conclusions reached; and
D. Any specific technical issues designated by the City.
18.13.170 Remedies.
A. Any person violating any of the provisions of this Chapter upon conviction shall be
punishable by a fine not to exceed one thousand dollars ($1,000.00) or by imprisonment for a
period of up to ninety (90) days, or by both such fine and imprisonment, for each day during
which an offense occurs.
B. In addition to receiving any monetary remuneration, the City shall have the right to
seek injunctive relief for any and all violations of this Chapter, and for other relief and/or remedies
provided at law or in equity.
ADMINISTRATIVE PROVISIONS
Section 1. Repeal of Conflicting Ordinances. The provisions of any Ordinance of the City
of Chubbuck, Idaho, and any provision of the Chubbuck Municipal Code which are in conflict
with the provisions of this Ordinance are hereby repealed to the extent of such conflict.
Section 2. Severability. If any provision of this ordinance is held invalid, for any reason,
by any court of competent jurisdiction, such holding shall not affect the validity or enforceability
of any of the remaining provisions.
Section 3. Effective Date. The rule requiring an ordinance to be read on three separate
days, one of which shall be a reading in full, is hereby dispensed with, and this Ordinance shall
become effective upon its passage, approval and publication as provided by law.
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PASSED BY THE COUNCIL AND APPROVED BY THE MAYOR OF THE CITY
OF CHUBBUCK, IDAHO, this 12TH day of SEPTEMBER .12000.
*JohnCotant, MAYOR
ATTEST:
Ron Conlin, CITY CLERK
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