[HISTORY: Adopted by the Town Board of the Town of Oneonta 12-8-2009 by L.L. No.
5-2009. Amendments noted where applicable.]
The Telecommunications Act of 1996 affirmed the Town of Oneonta's
authority concerning the placement, construction and modification
of wireless telecommunications facilities. The Town of Oneonta finds
that wireless telecommunications facilities may pose significant concerns
to the health, safety, public welfare, character and environment of
the Town and its inhabitants. The Town also recognizes that facilitating
the development of wireless service technology can be an economic
development asset to the Town and of significant benefit to the Town
and its residents. In order to ensure that the placement, construction
or modification of wireless telecommunications facilities is consistent
with the Town's land use policies, the Town is adopting a single,
comprehensive, wireless telecommunications facilities application
and permit process. The intent of this chapter is to minimize impact
of wireless telecommunications facilities, establish a fair and efficient
process for review and approval of applications, assure an integrated,
comprehensive review of environmental impacts of such facilities,
and protect the health, safety and welfare of the Town of Oneonta.
This chapter shall be known as the "Town of Oneonta Wireless
Telecommunications Facilities Siting Law."
A.
If any word, phrase, sentence, part, section, subsection, or other
portion of this chapter or any application thereof to any person or
circumstance is declared void, unconstitutional, or invalid for any
reason, then such word, phrase, sentence, part, section, subsection,
or other portion, or the proscribed application thereof, shall be
severable, and the remaining provisions of this chapter, and all applications
thereof, not having been declared void, unconstitutional, or invalid,
shall remain in full force and effect.
B.
Any special use permit issued under this chapter shall be comprehensive
and not severable. If part of a permit is deemed or ruled to be invalid
or unenforceable in any material respect, by a competent authority,
or is overturned by a competent authority, the permit shall be void
in total, upon determination by the Town.
For purposes of this chapter, and where not inconsistent with
the context of a particular section, the defined terms, phrases, words,
abbreviations, and their derivations shall have the meaning given
in this section. When not inconsistent with the context, words in
the present tense include the future tense, words used in the plural
number include words in the singular number and words in the singular
number include the plural number. The word "shall" is always mandatory,
and not merely directory.
An accessory facility or structure serving or being used
in conjunction with wireless telecommunications facilities, and located
on the same property or lot as the wireless telecommunications facilities,
including but not limited to utility or transmission equipment storage
sheds or cabinets.
Any wireless service provider submitting an application for
a special use permit for wireless telecommunications facilities.
All necessary and appropriate documentation that an applicant
submits in order to receive a special use permit for wireless telecommunications
facilities.
A system of electrical conductors that transmit or receive
electromagnetic waves or radio frequency or other wireless signals.
The Planning Board of the Town of Oneonta.
The use of an existing tower or structure to support antennas
for the provision of wireless services. A replacement tower that is
constructed on the same site as an existing tower will be considered
a co-location as long as the new tower is no taller than the old tower
and that the old tower is removed within 180 days after the new tower
is constructed.
The inability to perform an act on terms that are reasonable
in commerce; the cause or occurrence of which could not have been
reasonably anticipated or foreseen and that jeopardizes the financial
efficacy of the project. The inability to achieve a satisfactory financial
return on investment or profit, standing alone, shall not deem a situation
to be "commercial impracticable" and shall not render an act or the
terms of an agreement "commercially impracticable."
An application that contains all information and/or data
necessary to enable an informed decision to be made with respect to
an application.
The Federal Aviation Administration, or its duly designated
and authorized successor agency.
The Federal Communications Commission, or its duly designated
and authorized successor agency.
When referring to a tower or structure, the distance measured
from the preexisting grade level to the highest point on the tower
or structure, even if said highest point is an antenna or lightning
protection device.
The addition, removal or change of any of the physical and
visually discernable components or aspects of a wireless facility,
such as antennas, cabling, equipment shelters, landscaping, fencing,
utility feeds, changing the color or materials of any visually discernable
components, vehicular access, parking and/or an upgrade or changeout
of equipment for better or more modern equipment. Adding a new wireless
carrier or service provider to a telecommunications tower or telecommunications
site as a co-location is a modification. A modification shall not
include the replacement of any components of a wireless facility where
the replacement is identical to the component being replaced or for
any matters that involve the normal repair and maintenance of a wireless
facility without adding, removing or changing anything.
Non-ionizing electromagnetic radiation.
Any individual, corporation, estate, trust, partnership,
joint stock company, association of two or more persons having a joint
common interest, or any other entity.
See definition for "wireless telecommunications facilities."
The same meaning as defined and used in the 1996 Telecommunications
Act.
The replacement of any components of a wireless facility
where the replacement is identical to the component being replaced
or for any matters that involve the normal repair and maintenance
of a wireless facility without the addition, removal or change of
any of the physical or visually discernable components or aspects
of a wireless facility that will add to the visible appearance of
the facility as originally permitted.
The official document or permit by which an applicant is
allowed to file for a building permit to construct and use wireless
telecommunications facilities as granted or issued by the Town.
The State of New York.
To minimize adverse aesthetic and visual impacts on the land,
property, buildings, and other facilities adjacent to, surrounding,
and in generally the same area as the requested location of such wireless
telecommunications facilities, which shall mean using the least visually
and physically intrusive facility that is not technologically or commercially
impracticable under the facts and circumstances.
The transmission and/or reception of audio, video, data,
and other information by wire, radio frequency, light, and other electronic
or electromagnetic systems.
See definition for "wireless telecommunications facilities."
A structure used in the provision of services described in
the definition of "wireless telecommunications facilities."
Temporary in relation to all aspects and components of this
chapter, something intended to, or that does not exist for more than
90 days.
Any structure designed primarily to support an antenna for
receiving and/or transmitting a wireless signal.
The Town Board of the Town of Oneonta.
Includes a "telecommunications site" and "personal wireless
facility." It means a structure, facility or location designed, or
intended to be used as, or used to support antennas or other transmitting
or receiving devices. This includes, without limit, towers of all
types and kinds and structures, including but not limited to buildings,
church steeples, silos, water towers, signs or other structures that
can be used as a support structure for antennas or the functional
equivalent of such. It further includes all related facilities and
equipment such as cabling, equipment shelters and other structures
associated with the site. It is a structure and facility intended
for transmitting and/or receiving radio, television, cellular, SMR,
paging, 911, personal communications services (PCS), commercial satellite
services, microwave services and any commercial wireless telecommunication
service not licensed by the FCC.
In order to ensure that the placement, construction, and modification
of wireless telecommunications facilities protects the Town's
health, safety, public welfare, environmental features, the nature
and character of the community and neighborhood and other aspects
of the quality of life specifically listed elsewhere in this chapter,
the Town hereby adopts an overall policy with respect to a special
use permit for wireless telecommunications facilities for the express
purpose of achieving the following goals:
A.
Requiring a special use permit for any new, co-location or modification
of a wireless telecommunications facility.
B.
Implementing an application process for person(s) seeking a special
use permit for wireless telecommunications facilities.
C.
Establishing a policy for examining an application for and issuing
a special use permit for wireless telecommunications facilities that
is both fair and consistent.
D.
Promoting and encouraging, wherever possible, the sharing and/or
co-location of wireless telecommunications facilities among service
providers.
E.
Promoting and encouraging, wherever possible, the placement, height
and quantity of wireless telecommunications facilities in such a manner,
including but not limited to the use of stealth technology, to minimize
adverse aesthetic and visual impacts on the land, property, buildings,
and other facilities adjacent to, surrounding, and in generally the
same area as the requested location of such wireless telecommunications
facilities, which shall mean using the least visually and physically
intrusive facility that is not technologically or commercially impracticable
under the facts and circumstances.
F.
That in granting a special use permit, the Town has found that the
facility shall be the most appropriate site as regards being the least
visually intrusive among those available in the Town.
A.
No person shall be permitted to site, place, build, construct, modify or prepare any site for the placement or use of wireless telecommunications facilities as of the effective date of this chapter without having first obtained a special use permit for wireless telecommunications facilities. Notwithstanding anything to the contrary in this section, no special use permit shall be required for those noncommercial exceptions noted in § 93-7.
B.
All legally permitted wireless telecommunications facilities, constructed
as permitted, existing on or before the effective date of this chapter
shall be allowed to continue as they presently exist; provided, however,
that any visible modification of an existing wireless telecommunications
facility will require the complete facility and any new installation
to comply with this chapter.
C.
Any repair and maintenance of a wireless facility does not require
an application for a special use permit.
The following shall be exempt from this chapter:
A.
The Town's fire, police, department of transportation or other
public service facilities owned and operated by the local government.
B.
Any facilities expressly exempt from the Town's siting, building
and permitting authority.
C.
Over-the-air reception devices, including the reception antennas
for direct broadcast satellites (DBS), multichannel multipoint distribution
(wireless cable) providers (MMDS), television broadcast stations (TVBS)
and other customer-end antennas that receive and transmit fixed wireless
signals that are primarily used for reception.
D.
Facilities exclusively for private, noncommercial radio and television
reception and private citizen's bands, licensed amateur radio
and other similar noncommercial telecommunications.
E.
Facilities exclusively for providing unlicensed spread spectrum technologies
[such as IEEE 802.11a, b, g (Wi-Fi) and Bluetooth] where the facility
does not require a new tower.
A.
All applicants for a special use permit for wireless telecommunications
facilities or any modification of such facility shall comply with
the requirements set forth in this chapter. The Planning Board is
the officially designated agency or body of the Town to whom applications
for a special use permit for wireless telecommunications facilities
must be made, and that is authorized to review, analyze, evaluate
and make decisions with respect to granting or not granting or revoking
special use permits for wireless telecommunications facilities. The
Town may at its discretion delegate or designate other official agencies
or officials of the Town to accept, review, analyze, evaluate and
make recommendations to the Planning Board with respect to the granting
or not granting or revoking special use permits for wireless telecommunications
facilities.
B.
The Town may reject applications not meeting the requirements stated
herein or which are otherwise incomplete.
C.
No wireless telecommunications facilities shall be installed, constructed
or modified until the application is reviewed and approved by the
Planning Board, and the special use permit has been issued.
D.
Any and all representations made by the applicant to the Town on
the record during the application process, whether written or verbal,
shall be deemed a part of the application and may be relied upon in
good faith by the Town.
E.
An application for a special use permit for wireless telecommunications
facilities shall be signed on behalf of the applicant by the person
preparing the same and with knowledge of the contents and representations
made therein and attesting to the truth and completeness of the information.
F.
The applicant must provide documentation to verify it has the right
to proceed as proposed on the site. This would require an executed
copy of the lease with the landowner or landlord or a signed letter
acknowledging authorization. If the applicant owns the site, a copy
of the ownership record is required.
G.
The applicant shall include a statement in writing:
(1)
That the applicant's proposed wireless telecommunications facilities
shall be maintained in a safe manner, and in compliance with all conditions
of the special use permit, without exception, unless specifically
granted relief by the Planning Board in writing, as well as all applicable
and permissible local codes, local laws, and regulations, including
any and all applicable Town, state and federal laws, rules, and regulations;
(2)
That the construction of the wireless telecommunications facilities
is legally permissible, including, but not limited to the fact that
the applicant is authorized to do business in the state.
H.
Where a certification is called for in this chapter, such certification
shall bear the signature and seal of a registered professional engineer
licensed in the state.
I.
In addition to all other required information as stated in this chapter,
all applications for the construction or installation of new wireless
telecommunications facilities or modification of an existing facility
shall contain the information hereinafter set forth.
(1)
A descriptive statement of the objective(s) for the new facility
or modification including and expanding on a need such as coverage
and/or capacity requirements;
(2)
Documentation that demonstrates and proves the need for the wireless
telecommunications facility to provide service primarily and essentially
within the Town. Such documentation shall include propagation studies
of the proposed site and all adjoining planned, proposed, in-service
or existing sites that demonstrate a significant gap in coverage and/or
if a capacity need, including an analysis of current and projected
usage;
(3)
The name, address and phone number of the person preparing the report;
(4)
The name, address, and phone number of the property owner and applicant,
and to include the legal name of the applicant. If the site is a tower
and the owner is different that the applicant, provide name and address
of the tower owner;
(5)
The postal address and tax map parcel number of the property;
(6)
The Zoning District or designation in which the property is situated;
(7)
Size of the property stated both in square feet and lot line dimensions,
and a survey showing the location of all lot lines;
(8)
The location of nearest residential structure;
(9)
The location, size and height of all existing and proposed structures
on the property which is the subject of the application;
(10)
The type, locations and dimensions of all proposed and existing landscaping,
and fencing;
(11)
The azimuth, size and center-line height location of all proposed
and existing antennas on the supporting structure;
(12)
The number, type and model of the antenna(s) proposed with a copy
of the specification sheet;
(13)
The make, model, type and manufacturer of the tower and design plan
stating the tower's capacity to accommodate multiple users.
(14)
A site plan describing the proposed tower and antenna(s) and all
related fixtures, structures, appurtenances and apparatus, including
height above preexisting grade, materials, color and lighting;
(15)
The frequency, modulation and class of service of radio or other
transmitting equipment;
(16)
The actual intended transmission power stated as the maximum effective
radiated power (ERP) in watts;
(17)
Signed documentation such as the "Checklist to Determine Whether
a Facility is Categorically Excluded" to verify that the wireless
telecommunication facility with the proposed installation will be
in full compliance with the current FCC RF Emissions Guidelines (NIER).
If not categorically excluded, a complete RF emissions study is required
to provide verification;
(18)
A signed statement that the proposed installation will not cause
physical or RF interference with other telecommunications devices;
(19)
A copy of the FCC license applicable for the intended use of the
wireless telecommunications facilities;
(20)
A copy of the geotechnical subsurface soils investigation, evaluation
report and foundation recommendation for a proposed or existing tower
site and if existing tower or water tank site, a copy of the installed
foundation design.
J.
The applicant will provide a written copy of an analysis, completed
by a qualified individual or organization, to determine if the proposed
new tower or existing structure intended to support wireless facilities
is in compliance with Federal Aviation Administration Regulation Part
77 and if it requires lighting. This requirement shall also be for
any existing structure or building where the application increases
the height of the structure or building. If this analysis determines
that an FAA determination is required, then all filings with the FAA,
all responses from the FAA and any related correspondence shall be
provided with the application.
K.
Application for new tower.
(1)
In the case of a new tower, the applicant shall be required to submit
a written report demonstrating its meaningful efforts to secure shared
use of existing tower(s) or the use of alternative buildings or other
structures within the Town. Copies of written requests and responses
for shared use shall be provided to the Town in the application, along
with any letters of rejection stating the reason for rejection.
(2)
In order to better inform the public, in the case of a new telecommunication
tower, the applicant shall, prior to the public hearing on the application,
hold a "balloon test". The applicant shall arrange to fly, or raise
upon a temporary mast, a minimum of a three foot in diameter brightly
colored balloon at the maximum height of the proposed new tower. The
dates (including a second date, in case of poor visibility on the
initial date), times and location of this balloon test shall be advertised
by the applicant seven and 14 days in advance of the first test date
in a newspaper with a general circulation in the Town. The applicant
shall inform the Town, in writing, of the dates and times of the test,
at least 14 days in advance. The balloon shall be flown for at least
four consecutive hours sometime between 7:00 a.m. and 4:00 p.m. on
the dates chosen. The primary date shall be on a weekend, but in case
of poor weather on the initial date, the secondary date may be on
a weekday. A report with pictures from various locations of the balloon
shall be provided with the application.
(3)
The applicant shall examine the feasibility of designing the proposed
tower to accommodate future demand for at least four additional commercial
applications, for example, future co-locations. The tower shall be
structurally designed to accommodate at least four additional antenna
arrays equal to those of the applicant, and located as close to the
applicant's antenna as possible without causing interference.
This requirement may be waived, provided that the applicant, in writing,
demonstrates that the provisions of future shared usage of the tower
is not technologically feasible, is commercially impracticable or
creates an unnecessary and unreasonable burden, based upon:
(a)
The foreseeable number of FCC licenses available for the area;
(b)
The kind of wireless telecommunications facilities site and
structure proposed;
(c)
The number of existing and potential licenses without wireless
telecommunications facilities spaces/sites;
(d)
Available space on existing and approved towers.
(4)
The owner of a proposed new tower, and his/her successors in interest,
shall negotiate in good faith for the shared use of the proposed tower
by other wireless service providers in the future, and shall:
(a)
Respond within 60 days to a request for information from a potential
shared-use applicant;
(b)
Negotiate in good faith concerning future requests for shared
use of the new tower by other telecommunications providers;
(c)
Allow shared use of the new tower if another telecommunications
provider agrees in writing to pay reasonable charges. The charges
may include, but are not limited to, a pro rata share of the cost
of site selection, planning, project administration, land costs, site
design, construction and maintenance financing, return on equity,
less depreciation, and all of the costs of adapting the tower or equipment
to accommodate a shared user without causing electromagnetic interference.
(d)
Failure to abide by the conditions outlined above may be grounds
for revocation of the special use permit.
L.
The applicant shall provide certification with documentation (structural
analysis) including calculations that the telecommunication facility
tower and foundation and attachments, rooftop support structure, water
tank structure, and any other supporting structure as proposed to
be utilized are designed and will be constructed to meet all local,
town, state and federal structural requirements for loads, including
wind and ice loads.
M.
If proposal is for a co-location or modification on an existing tower,
the applicant is to provide signed documentation of the Tower condition
such as an ANSI report as per Annex E, Tower Maintenance and Inspection
Procedures, ANSI/TIA/EIA-222F or most recent version. The inspection
report must be performed every three years for a guyed tower and five
years for monopoles and self-supporting towers.
N.
All proposed wireless telecommunications facilities shall contain
a demonstration that the facility be sited so as to be the least visually
intrusive reasonably possible, given the facts and circumstances involved
and thereby have the least adverse visual effect on the environment
and its character, on existing vegetation, and on the residences in
the area of the wireless telecommunications facility.
O.
If a new tower, proposal for a new antenna attachment to an existing
structure, or modification adding to a visual impact, the applicant
shall furnish a visual impact assessment, which shall include:
(1)
If a new tower or increasing the height of an existing structure
is proposed, a computer generated "Zone of Visibility Map" at a minimum
of one-mile radius from the proposed structure, with and without foliage,
shall be provided to illustrate locations from which the proposed
installation may be seen.
(2)
Pictorial representations of "before and after" (photo simulations)
views from key viewpoints both inside and outside of the Town as may
be appropriate, including but not limited to state highways and other
major roads; state and local parks; other public lands; historic districts;
preserves and historic sites normally open to the public; and from
any other location where the site is visible to a large number of
visitors, travelers or residents. Guidance will be provided, concerning
the appropriate key sites at the pre-application meeting. Provide
a map showing the locations of where the pictures were taken and distance
from the proposed structure.
(3)
A written description of the visual impact of the proposed facility
including, and as applicable, the Tower base, guy wires, fencing and
accessory buildings from abutting and adjacent properties and streets
as relates to the need or appropriateness of screening.
P.
The applicant shall demonstrate and provide in writing and/or by
drawing how it shall effectively screen from view the base and all
related equipment and structures of the proposed wireless telecommunications
facility.
Q.
The wireless telecommunications facility and any and all accessory
or associated facilities shall maximize the use of building materials,
colors and textures designed to blend with the structure to which
it may be affixed and/or to harmonize with the natural surroundings,
this shall include the utilization of stealth or concealment technology
as may be required by the Town.
R.
All utilities at a wireless telecommunications facilities site shall
be installed underground and in compliance with all laws, local laws,
rules and regulations of the Town, including specifically, but not
limited to, the National Electrical Safety Code and the National Electrical
Code where appropriate.
S.
At a telecommunications site, an access road, turn-around space and
parking shall be provided to assure adequate emergency and service
access. Maximum use of existing roads, whether public or private,
shall be made to the extent practicable. Road construction shall at
all times minimize ground disturbance and the cutting of vegetation.
Road grades shall closely follow natural contours to assure minimal
visual disturbance and reduce soil erosion.
T.
All wireless telecommunications facilities shall be constructed,
operated, maintained, repaired, provided for removal of, modified
or restored in strict compliance with all current applicable technical,
safety and safety-related codes adopted by the Town, state, or United
States, including but not limited to the most recent editions of the
ANSI Code, National Electrical Safety Code and the National Electrical
Code, as well as accepted and responsible workmanlike industry practices
and recommended practices of the National Association of Tower Erectors.
The codes referred to are codes that include, but are not limited
to, construction, building, electrical, fire, safety, health, and
land use codes. In the event of a conflict between or among any of
the preceding, the more stringent shall apply.
U.
A holder of a special use permit granted under this chapter shall
obtain, at its own expense, all permits and licenses required by applicable
law, rule, regulation or code, and must maintain the same, in full
force and effect, for as long as required by the Town or other governmental
entity or agency having jurisdiction over the applicant.
V.
There shall be a pre-application meeting. The purpose of the pre-application
meeting will be to address issues that will help to expedite the review
and permitting process. A pre-application meeting shall also include
a site visit if there has not been a prior site visit for the requested
site. Costs of the Town's consultants to prepare for and attend
the pre-application meeting will be borne by the applicant.
W.
An applicant shall submit to the Town the number of completed applications
determined to be needed at the pre-application meeting. Written notification
of the application shall be provided to the legislative body of all
adjacent municipalities as applicable and/or requested.
X.
The holder of a special use permit shall notify the Town of any intended
modification of a wireless telecommunication facility and shall apply
to the Town to modify, relocate or rebuild a wireless telecommunications
facility.
Y.
With respect to this application process, the Board will normally
seek to have lead agency status pursuant to SEQRA. The Board shall
conduct an environmental review of the proposed project pursuant to
SEQRA in combination with its review of the application.
A.
Applicants for wireless telecommunications facilities shall locate,
site and erect said wireless telecommunications facilities in accordance
with the following priorities, "one" being the highest priority and
"six" being the lowest priority.
(1)
On existing towers or other structures on Town-owned properties.
(2)
On existing towers or other structures on other property in the Town.
(3)
A new tower on Town-owned properties.
(4)
A new tower on properties in areas zoned for ID – Industrial.
(5)
A new tower on properties in areas zoned for R-80 – Residential
Agricultural.
(6)
A new tower on properties in areas zoned for RA-40 – Residential
Agricultural.
B.
If the proposed site is not proposed for the highest priority listed
above, then a detailed explanation must be provided as to why a site
of a higher priority was not selected. The person seeking such an
exception must satisfactorily demonstrate the reason or reasons why
such a permit should be granted for the proposed site, and the hardship
that would be incurred by the applicant if the permit were not granted
for the proposed site.
C.
An applicant may not bypass sites of higher priority by stating the
site proposed is the only site leased or selected. An application
shall address co-location as an option. If such option is not proposed,
the applicant must explain to the reasonable satisfaction of the Town
why co-location is commercially or otherwise impracticable. Agreements
between providers limiting or prohibiting co-location shall not be
a valid basis for any claim of commercial impracticability or hardship.
D.
Notwithstanding the above, the Town may approve any site located
within an area in the above list of priorities, provided that the
Town finds that the proposed site is in the best interest of the health,
safety and welfare of the Town and its inhabitants and will not have
a deleterious effect on the nature and character of the community
and neighborhood.
E.
The applicant shall submit a written report demonstrating the applicant's
review of the above locations in order of priority, demonstrating
the technological reason for the site selection. If appropriate, based
on selecting a site of lower priority, a detailed written explanation
as to why sites of a higher priority were not selected shall be included
with the application.
F.
Notwithstanding that a potential site may be situated in an area
of highest priority or highest available priority, the Town may disapprove
an application for any of the following reasons.
(1)
Conflict with safety and safety-related codes and requirements;
(2)
Conflict with the historic nature or character of a neighborhood
or historical district;
(3)
The use or construction of wireless telecommunications facilities
which is contrary to an already stated purpose of a specific zoning
or land use designation;
(4)
The placement and location of wireless telecommunications facilities
which would create an unacceptable risk, or the reasonable probability
of such, to residents, the public, employees and agents of the Town,
or employees of the service provider or other service providers;
(5)
Conflicts with the provisions of this chapter.
G.
Notwithstanding any other provisions of this section, the construction
of new communication towers is prohibited in R10, R20, PDD-R, MHD,
B1 and B2 Districts.
A.
The Town, as opposed to the construction of a new tower, shall require
locating on existing towers or others structures without increasing
the height. The applicant shall submit a comprehensive report inventorying
existing towers and other suitable structures within two miles of
the location of any proposed new tower, unless the applicant can show
that some other distance is more reasonable and demonstrate conclusively
why an existing tower or other suitable structure cannot be used.
B.
An applicant intending to locate on an existing tower or other suitable
structure shall be required to document the intent of the existing
owner to permit its use by the applicant.
C.
Such shared use shall consist only of the minimum antenna array technologically
required to provide service primarily and essentially within the Town,
to the extent practicable, unless good cause is shown.
A.
The applicant shall submit documentation justifying the total height
of any tower, facility and/or antenna requested and the basis therefor.
Documentation in the form of propagation studies must include all
backup data used to perform at requested height and a minimum of 10
feet lower height to allow verification of this height need. Such
documentation will be analyzed in the context of the justification
of the height needed to provide service primarily and essentially
within the Town, to the extent practicable, unless good cause is shown.
B.
No tower constructed after the effective date of this chapter, including
allowing for all attachments, shall exceed that height which shall
permit operation without required artificial lighting of any kind
in accordance with Town, state, and/or any federal statute, law, local
law, Town local law, code, rule or regulation.
A.
Wireless telecommunications facilities shall not be artificially
lighted or marked, except as required by law.
B.
Towers shall be galvanized and/or painted with a rust-preventive
paint of an appropriate color to harmonize with the surroundings and
shall be maintained in accordance with the requirements of this chapter.
C.
If lighting is required, the applicant shall provide a detailed plan
for sufficient lighting of as unobtrusive and inoffensive an effect
as is permissible under state and federal regulations.
All wireless telecommunications facilities and antennas shall
be located, fenced or otherwise secured in a manner that prevents
unauthorized access. Specifically:
A.
All antennas, towers and other supporting structures, including guy
anchor points and wires, shall be made inaccessible to individuals
and constructed or shielded in such a manner that they cannot be climbed
or collided with; and
B.
Transmitters and telecommunications control points shall be installed
in such a manner that they are readily accessible only to persons
authorized to operate or service them.
C.
All facilities, antennas, towers and accessory structures shall be
equipped with motion-activated security lighting which does not project
off site and which is only activated upon entry to the fenced perimeter.
Wireless telecommunications facilities shall contain a sign
no larger than four square feet in order to provide adequate notification
to persons in the immediate area of the presence of RF radiation or
to control exposure to RF radiation within a given area. A sign of
the same size is also to be installed to contain the name(s) of the
owner(s) and operator(s) of the antenna(s) as well as emergency phone
number(s). The sign shall be on the equipment shelter or cabinet of
the applicant and be visible from the access point of the site and
must identify the equipment owner of the shelter or cabinet. On tower
sites, an FCC registration site as applicable is also to be present.
The signs shall not be lighted, unless applicable law, rule or regulation
requires lighting. No other signage, including advertising, shall
be permitted.
All proposed towers and any other proposed wireless telecommunications
facility structures shall be set back from abutting parcels, recorded
rights-of-way and road and street lines by the greater of the following
distances: a distance equal to 110% of the height of the proposed
tower or wireless telecommunications facility structure, or 500 feet
from any residential structure, whichever is greater. Any accessory
structure shall be located so as to comply with the applicable minimum
setback requirements for the property on which it is situated.
A.
The Town may hire any consultant and/or expert necessary to assist
the Town in reviewing and evaluating the application, including the
construction and modification of the site, once permitted, and any
site inspections.
B.
An applicant shall deposit with the Town funds sufficient to reimburse
the Town for all reasonable costs of consultant and expert evaluation
and consultation to the Town in connection with the review of any
application including where applicable, the lease negotiation, the
preapproval evaluation, and the construction and modification of the
site, once permitted. The initial deposit shall be $8,500. The placement
of the $8,500 with the Town shall precede the pre-application meeting.
The Town will maintain a separate escrow account for all such funds.
The Town's consultants/experts shall invoice the Town for its
services related to the application. If at any time during the process
this escrow account has a balance less than $2,500, the applicant
shall immediately, upon notification by the Town, replenish said escrow
account so that it has a balance of at least $5,000. Such additional
escrow funds shall be deposited with the Town before any further action
or consideration is taken on the application. In the event that the
amount held in escrow by the Town is more than the amount of the actual
invoicing at the conclusion of the project, the remaining balance
shall, upon request of the applicant, be promptly refunded to the
applicant.
C.
The total amount of the funds needed as set forth in Subsection B of this section may vary with the scope (lease negotiations and/or review) and complexity of the project, the completeness of the application and other information as may be needed to complete the necessary review, analysis and inspection of any construction or modification.
A.
Prior to the approval of any application for a special use permit
for wireless telecommunications facilities, a public hearing shall
be held by the Town, notice of which shall be published in the newspaper
of general circulation in the Town no less than 10 calendar days prior
to the scheduled date of the public hearing. In order that the Town
may notify nearby landowners, the application shall contain the names
and address of all landowners whose property is located within 1,500
feet of any property line of the lot or parcel on which the new wireless
telecommunications facilities are proposed to be located.
B.
There shall be no public hearing required for an application to co-locate
on an existing tower or other structure or a modification at an existing
site, as long as there is no proposed increase in the height of the
tower or structure, including attachments thereto.
A.
The Town will undertake a review of an application pursuant to this
chapter in a timely fashion, consistent with its responsibilities,
and shall act within a reasonable period of time given the relative
complexity of the application and the circumstances, with due regard
for the public's interest and need to be involved, and the applicant's
desire for a timely resolution.
B.
The Town may refer any application or part thereof to any advisory,
other committee or commission for a non-binding recommendation.
C.
After the public hearing and after formally considering the application,
the Town may approve, approve with conditions, or deny a special use
permit. Its decision shall be in writing and shall be supported by
substantial evidence contained in a written record. The burden of
proof for the granting of the permit shall always be upon the applicant.
D.
If the Town approves the special use permit for wireless telecommunications
facilities, then the applicant shall be notified of such approval
in writing within 10 calendar days of the Town's action, and
the special use permit shall be issued within 30 days after such approval.
Except for necessary building permits, and subsequent certificates
of compliance, once a special use permit has been granted hereunder,
no additional permits or approvals from the Town, such as site plan
or zoning approvals, shall be required by the Town for the wireless
telecommunications facilities covered by the special use permit.
E.
If the Town denies the special use permit for wireless telecommunications
facilities, then the applicant shall be notified of such denial in
writing within 10 calendar days of the Town's action.
The extent and parameters of a special use permit for wireless
telecommunications facilities shall be as follows:
A.
Such special use permit shall not be assigned, transferred or conveyed
without the express prior written notification to the Town.
B.
Such special use permit may, following a hearing upon due prior notice
to the applicant, be revoked, canceled, or terminated for a violation
of the conditions and provisions of the special use permit, or for
a material violation of this chapter after prior written notice to
the holder of the special use permit.
At the time that a person submits an application for a special
use permit for a new tower, such Person shall pay a nonrefundable
application fee of $5,000 to the Town. If the application is for a
special use permit for co-locating on an existing tower or other suitable
structure, where no increase in height of the tower or structure is
required, the nonrefundable fee shall be $2,500.
The applicant and the owner of record of any proposed wireless
telecommunications facilities property site shall, at its cost and
expense, be jointly required to execute and file with the Town a bond,
or other form of security acceptable to the Town as to type of security
and the form and manner of execution, in an amount of at least $75,000
for a tower facility and $25,000 for a co-location on an existing
tower or other structure and with such sureties as are deemed sufficient
by the Town to assure the faithful performance of the terms and conditions
of this chapter and conditions of any special use permit issued pursuant
to this chapter. The full amount of the bond or security shall remain
in full force and effect throughout the term of the special use permit
and/or until any necessary site restoration is completed to restore
the site to a condition comparable to that which existed prior to
the issuance of the original special use permit.
In order to verify that the holder of a special use permit for
wireless telecommunications facilities and any and all lessees, renters,
and/or licensees of wireless telecommunications facilities, place
and construct such facilities, including towers and antennas, in accordance
with all applicable technical, safety, fire, building, and zoning
codes, laws, local laws and regulations and other applicable requirements,
the Town may inspect all facets of said permit holder's, renter's,
lessee's or licensee's placement, construction, modification
and maintenance of such facilities, including, but not limited to,
towers, antennas and buildings or other structures constructed or
located on the permitted site.
A.
A holder of a special use permit for wireless telecommunications
facilities shall secure and at all times maintain public liability
insurance for personal injuries, death and property damage, and umbrella
insurance coverage, for the duration of the special use permit in
amounts as set forth below.
B.
For a wireless telecommunications facility on Town property, the
commercial general liability insurance policy shall specifically include
the Town and its officers, boards, employees, committee members, attorneys,
agents and consultants as additional insureds.
C.
The insurance policies shall be issued by an agent or representative
of an insurance company licensed to do business in the state and with
a Best's rating of at least A.
D.
The insurance policies shall contain an endorsement obligating the
insurance company to furnish the Town with at least 30 days'
prior written notice in advance of the cancellation of the insurance.
E.
Renewal or replacement policies or certificates shall be delivered
to the Town at least 15 days before the expiration of the insurance
that such policies are to renew or replace.
F.
Before construction of a permitted wireless telecommunications facilities
is initiated, but in no case later than 15 days after the granting
of the special use permit, the holder of the special use permit shall
deliver to the Town a copy of each of the policies or certificates
representing the insurance in the required amounts.
A.
Any application for wireless telecommunication facilities that is
proposed for Town property, pursuant to this chapter, shall contain
a provision with respect to indemnification. Such provision shall
require the applicant, to the extent permitted by the law, to at all
times defend, indemnify, protect, save, hold harmless, and exempt
the Town, and its officers, boards, employees, committee members,
attorneys, agents, and consultants from any and all penalties, damages,
costs, or charges arising out of any and all claims, suits, demands,
causes of action, or award of damages, whether compensatory or punitive,
or expenses arising therefrom, either at law or in equity, which might
arise out of, or are caused by, the placement, construction, erection,
modification, location, products performance, use, operation, maintenance,
repair, installation, replacement, removal, or restoration of said
facility, excepting, however, any portion of such claims, suits, demands,
causes of action or award of damages as may be attributable to the
negligent or intentional acts or omissions of the Town, or its servants
or agents. With respect to the penalties, damages or charges referenced
herein, reasonable attorneys' fees, consultants' fees, and
expert witness fees are included in those costs that are recoverable
by the Town.
A.
In the event of a violation of this chapter or any special use permit
issued pursuant to this chapter, the Town may impose and collect,
and the holder of the special use permit for wireless telecommunications
facilities shall pay to the Town, fines or penalties as set forth
below.
B.
Failure of the holder of a special use permit to comply with provisions
of this chapter shall constitute a violation of this chapter and shall
subject the applicant to the code enforcement provisions and procedures
as set forth in the Town of Oneonta Code.
C.
Notwithstanding anything in this chapter, the holder of the special
use permit for wireless telecommunications facilities may not use
the payment of fines, liquidated damages or other penalties, to evade
or avoid compliance with this chapter or any section of this chapter.
An attempt to do so shall subject the holder of the special use permit
to termination and revocation of the special use permit. The Town
may also seek injunctive relief to prevent the continued violation
of this chapter, without limiting other remedies available to the
Town.
If a wireless telecommunications facility is repaired, rebuilt, placed, moved, relocated, modified or maintained in a way that is inconsistent or not in compliance with the provisions of this chapter or of the special use permit, then the Town shall notify the holder of the special use permit in writing of such violation. A permit holder in violation may be considered in default and subject to fines as in § 93-25, and if a violation is not corrected to the satisfaction of the Town in a reasonable period of time the special use permit is subject to revocation.
A.
Under the following circumstances, the Town may determine that the
health, safety, and welfare interests of the Town warrant and require
the removal of wireless telecommunications facilities.
(1)
Wireless telecommunications facilities with a permit have been abandoned
(i.e., not used as wireless telecommunications facilities) for a period
exceeding 90 consecutive days or a total of 180 days in any three-hundred-sixty-five-day
period, except for periods caused by force majeure or acts of God,
in which case, repair or removal shall commence within 90 days;
(2)
Permitted wireless telecommunications facilities fall into such a
state of disrepair that it creates a health or safety hazard;
(3)
Wireless telecommunications facilities have been located, constructed,
or modified without first obtaining, or in a manner not authorized
by, the required special use permit, or any other necessary authorization,
and the special permit may be revoked.
B.
If the Town makes such a determination as noted in Subsection A of this section, then the Town shall notify the holder of the special use permit for the wireless telecommunications facilities within 48 hours that said wireless telecommunications facilities are to be removed, the Town may approve an interim temporary use agreement/permit, such as to enable the sale of the wireless telecommunications facilities.
C.
The holder of the special use permit, or its successors or assigns,
shall dismantle and remove such wireless telecommunications facilities,
and all associated structures and facilities, from the site and restore
the site to as close to its original condition as is possible, such
restoration being limited only by physical or commercial impracticability,
within 90 days of receipt of written notice from the Town. However,
if the owner of the property upon which the wireless telecommunications
facilities are located wishes to retain any access roadway to the
wireless telecommunications facilities, the owner may do so with the
approval of the Town.
D.
If wireless telecommunications facilities are not removed or substantial
progress has not been made to remove the wireless telecommunications
facilities within 90 days after the permit holder has received notice,
then the Town may order officials or representatives of the Town to
remove the wireless telecommunications facilities at the sole expense
of the owner or special use permit holder.
E.
If the Town removes, or causes to be removed, wireless telecommunications
facilities, and the owner of the wireless telecommunications facilities
does not claim and remove it from the site to a lawful location within
10 days, then the Town may take steps to declare the wireless telecommunications
facilities abandoned, and sell them and their components.
F.
Notwithstanding anything in this section to the contrary, the Town
may approve a temporary use permit/agreement for the wireless telecommunications
facilities, for no more 90 days, during which time a suitable plan
for removal, conversion, or relocation of the affected wireless telecommunications
facilities shall be developed by the holder of the special use permit,
subject to the approval of the Town, and an agreement to such plan
shall be executed by the holder of the special use permit and the
Town. If such a plan is not developed, approved and executed within
the ninety-day time period, then the Town may take possession of and
dispose of the affected wireless telecommunications facilities in
the manner provided in this section.
Any applicant desiring relief, waiver or exemption from any
aspect or requirement of this chapter may request such at the pre-application
meeting, provided that the relief or exemption is contained in the
submitted application for either a special use permit, or in the case
of an existing or previously granted special use permit a request
for modification of its tower and/or facilities. Such relief may be
temporary or permanent, partial or complete. However, the burden of
proving the need for the requested relief, waiver or exemption is
solely on the applicant to prove. The applicant shall bear all costs
of the Town in considering the request and the relief, waiver or exemption.
No such relief or exemption shall be approved unless the applicant
demonstrates by clear and convincing evidence that, if granted the
relief, waiver or exemption will have no significant affect on the
health, safety and welfare of the Town, its residents and other service
providers. Any applicant seeking variance or relief from this chapter
shall be subject to strict scrutiny under the federal act and state
environmental quality review.
A.
The Town may at any time conduct a review and examination of this
entire Local Law.
B.
If after such a periodic review and examination of this chapter,
the Town determines that one or more provisions of this chapter should
be amended, repealed, revised, clarified, or deleted, then the Town
may take whatever measures are necessary in accordance with applicable
law in order to accomplish the same. It is noted that where warranted,
and in the best interests of the Town, the Town may repeal this entire
Local Law at any time.
A.
To the extent that the holder of a special use permit for wireless
telecommunications facilities has not received relief, or is otherwise
exempt, from appropriate state and/or federal agency rules or regulations,
then the holder of such a special use permit shall adhere to, and
comply with, all applicable rules, regulations, standards, and provisions
of any state or federal agency, including, but not limited to, the
FAA and the FCC. Specifically included in this requirement are any
rules and regulations regarding height, lighting, security, electrical
and RF emission standards.
B.
To the extent that applicable rules, regulations, standards, and
provisions of any state or federal agency, including, but not limited
to, the FAA and the FCC, and specifically including any rules and
regulations regarding height, lighting, and security are changed and/or
are modified during the duration of a special use permit for wireless
telecommunications facilities, then the holder of such a special use
permit shall conform the permitted wireless telecommunications facilities
to the applicable changed and/or modified rule, regulation, standard,
or provision within a maximum of 24 months of the effective date of
the applicable changed and/or modified rule, regulation, standard,
or provision, or sooner as may be required by the issuing entity.
Where this chapter differs or conflicts with other laws, rules
and regulations, unless the right to do so is preempted or prohibited
by the Town, state or federal government, this chapter shall apply.
This chapter shall be effective immediately upon passage, pursuant
to applicable legal and procedural requirements.
This chapter is enacted pursuant to applicable authority granted
by the state and federal government.
