A.Â
OUTDOOR SWIMMING POOLS:
(1)Â
(2)Â
(3)Â
(4)Â
Definitions. As used in this section, the following
terms shall have the meanings indicated:
PUBLIC SWIMMING POOLA facility for swimming operated by the Town of Ellicott.
COMMERCIAL SWIMMING POOLA facility for swimming operated for gain or in conjunction with any such commercial enterprise and open to the public.
CLUB SWIMMING POOLA facility for swimming operated for members and their guests.
PRIVATE SWIMMING POOLA facility for swimming which is an accessory use to a residential building. Such pool shall be for the exclusive use of the occupants of the principal residential building and their guests.
B.Â
Limitations. Except for the public swimming pool,
all pools are required to meet the following regulations:
(1)Â
A building permit shall be required for all swimming pools over 24 inches in depth (refer to Article XIII). The applicant shall provide the Building Inspector with plans and specifications in detail to be determined by said Building Inspector.
(2)Â
All pools shall be completely enclosed by a chain
link fence or approved substitute. Fence height shall be a maximum
of six feet for a private pool, seven feet for club or commercial
pools, and of suitable type to prevent accidental or unauthorized
entry, subject to the approval of the Building Inspector.
(3)Â
Site, lighting and plumbing plans for any pool shall
be submitted to the Town of Ellicott Building Inspector for approval.
Drainage shall be only into an approved storm sewer or suitable substitute
to be approved by the above Department.
(4)Â
No pool wall, paved terrace, fence or related structure
may be located within 10 feet of an adjoining residentially zoned
lot.
[Amended 3-7-2002 by L.L. No. 1-2002]
(5)Â
Swimming pools and related structures shall comply
with the area, yard and other requirements of the Zoning and Planning
Code for that district.
[Amended 3-7-2002 by L.L. No. 1-2002]
(6)Â
Club swimming pools shall be permitted only as an
accessory structure to a membership club in the zoning district where
said club is a permitted use and subject to the area and yard requirements
of that district.
(7)Â
Private pools shall not be located within a front
yard in any Residential District.
[Amended 3-7-2002 by L.L. No. 1-2002]
A.Â
A building permit is required for all fences or walls
constructed in the Town of Ellicott except the following:
B.Â
All fences or walls requiring a permit shall conform
to the following requirements:
(1)Â
The fence or wall shall have a maximum height of not
more than six feet.
(2)Â
The finished side of the fence or wall must face the
closest neighboring property.
(3)Â
The fence or wall shall be a minimum of six inches
inside the property line, unless a written agreement is made with
the adjoining property owner.
(4)Â
The fence shall be fixed permanently in the ground
to insure its stability.
(5)Â
The fence or wall shall conform to the general character
of the neighborhood.
(6)Â
No fence or wall shall be erected which creates a
traffic hazard or endangers public safety, nor shall it be allowed
where such fences or wall will create a nuisance to the adjoining
property.
[Amended 9-5-1990 by L.L. No. 2-1990; 2-15-1995 by L.L. No.
3-1995; 3-7-2002 by L.L. No. 1-2002]
A.Â
Home occupations. The Zoning Board of Appeals shall
not issue a special use permit for a home occupation unless it first
determines that the home occupation is customary and will be conducted
exclusively by persons residing in the dwelling unit. Examples of
customary home occupations include tailoring, manicuring, hair dressing
and in-home computer work. No home occupation may occupy more than
25% of the total dwelling space, or 500 square feet, whichever is
less.
B.Â
Occupied mobile living units. No occupied travel trailer,
mobile home, tent camper or other mobile living quarters may be parked
in any residential district, and they may not be parked and occupied
in any other district without a trailer permit having first been obtained
from the Code Enforcement Officer. No trailer permit may exceed 30
days in duration or be issued within six months from expiration of
a prior permit.
C.Â
Tents. No tent shall be used as living quarters. No
tent shall be erected or used for commercial purposes without a permit
having first been obtained from the Code Enforcement Officer. No tent
permit may exceed 30 days in duration or be issued within six months
from the expiration of a prior permit. No tent shall be erected so
as to diminish the minimum parking or safety requirements of any business.
D.Â
Can and bottle redemption centers. Can and/or bottle redemption centers
are subject to the following restrictions:
[Added 11-19-2012 by L.L.
No. 4-2012]
[Added 11-19-2018 by L.L.
No. 6-2018[1]]
A.Â
ACCESSORY FACILITY OR STRUCTURE
ANTENNA
APPLICANT
APPLICATION
BOARD
CO-LOCATION
COMMERCIAL IMPRACTICABILITY or COMMERCIALLY IMPRACTICABLE
COMPLETED APPLICATION
DISTRIBUTED ANTENNA SYSTEM or DAS
ELIGIBLE FACILITY
ESSENTIAL COMMUNICATIONS
FAA
FCC
HEIGHT
MODIFICATION or MODIFY
NIER
PERSON
PERSONAL WIRELESS FACILITY
PERSONAL WIRELESS SERVICES or PWS or PERSONAL TELECOMMUNICATIONS
SERVICE or PCS
REPAIRS AND MAINTENANCE
SPECIAL USE PERMIT
STATE
STEALTH or STEALTH TECHNOLOGY
TELECOMMUNICATIONS
TELECOMMUNICATIONS SITE
TELECOMMUNICATIONS STRUCTURE
TEMPORARY
TOWER
WIRELESS TELECOMMUNICATIONS FACILITIES
Definitions. For purposes of this section, 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 subsection. 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.
A system of electrical conductors that transmit or receive
electromagnetic waves or radio frequency or other wireless signals.
Any wireless service provider that submitted 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.
The Zoning Board of Appeals of the Town of Ellicott.
The use of an existing tower or structure used as an existing
cell antenna site 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 not taller than the old tower and the old tower is removed
in a reasonably short time frame 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 "commercially 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.
A network of spatially separated antenna nodes connected
to a common source via a transport medium that provides wireless service
within a geographic area or structure.
A facility as defined in FCC 14-153.
Wireless service provided by telecommunications towers, antennas
and related facilities.
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 pre-existing 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 discernible 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 discernible
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."
Shall have 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 discernible 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
section; something not 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.
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 structure, including, but not limited to, buildings,
churches, 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.
B.Â
Overall policy and desired goals for special use permits for wireless
telecommunications facilities. 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 section, 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:
(1)Â
Requiring a special use permit for any new, co-location or modification
of a wireless telecommunications facility.
(2)Â
Implementing an application process for persons seeking a special
use permit for wireless telecommunications facilities.
(3)Â
Establishing a policy for examining an application for and issuing
a special use permit for wireless telecommunications facilities that
is both fair and consistent.
(4)Â
Promoting and encouraging, wherever possible, the sharing and/or
co-location of wireless telecommunications facilities among service
providers.
(5)Â
Promoting and encouraging, wherever possible, the placement, height
and quantity of wireless telecommunications facilities is 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.
(6)Â
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.
C.Â
Exceptions from special use permits for wireless telecommunications
facilities.
(1)Â
Except as otherwise provided by this section, 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 section 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 exclusions noted in Subsection D.
(2)Â
All legally permitted wireless telecommunications facilities, constructed
as permitted, existing on or before the effective date of this section
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 section.
(3)Â
Any repair and maintenance of a wireless facility does not require
an application for a special use permit.
D.Â
Exclusions. The following shall be exempt from this section:
(1)Â
The Town's Fire Department, Police Department, Department of Transportation
or other public service facilities owned and operated by the Town.
(2)Â
Any facilities expressly exempt from the Town's siting, building
and permitting authority.
(3)Â
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.
(4)Â
Facilities exclusively for private, noncommercial radio and television
reception and private citizens bands, licensed amateur radio and other
similar noncommercial telecommunications.
(5)Â
Facilities used exclusively for providing unlicensed spread spectrum
technology, i.e., Bluetooth or a hotspot, where the facility does
not require a new tower, where the service is not to be used for commercial
purposes, where there is no fee or charge for the use of the service
and where the service is intended to be usable for less than 200 feet.
E.Â
Special use permit application and other requirements.
(1)Â
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 section. The Town 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 Town Board with respect to the granting
or not granting or revoking special use permits for wireless telecommunications
facilities.
(2)Â
The Town Board delegates its authority to the Town Building Inspector, or his/her designee, to accept, review, analyze and make administrative approvals with respect to the granting or not granting or revoking special use permits for those facilities that meet requirements of this section and that do not require a public hearing as defined by Subsection N.
(3)Â
The Town may reject applications not meeting the requirements stated
herein or which are otherwise incomplete.
(4)Â
No wireless telecommunications facilities shall be installed, constructed
or modified until the application is reviewed and approved by the
Town, and the special use permit has been issued.
(5)Â
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.
(6)Â
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.
(7)Â
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.
(8)Â
The applicant shall include a statement in writing:
(a)Â
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 Town in writing, as well as all applicable and
permissible local codes, ordinances, and regulations, including any
and all applicable Town, state and federal laws, rules, and regulations.
(b)Â
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.
(9)Â
Where a certification is called for in this section, such certification
shall bear the signature and seal of a registered professional licensed
in the state.
(10)Â
In addition to all other required information as stated in this
section, all applications for construction or installation of new
wireless telecommunications facilities or modification of an existing
facility shall contain the information hereinafter set forth.
(a)Â
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;
(b)Â
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;
(c)Â
The name, address and phone number of the person preparing the
report;
(d)Â
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 than the applicant, provide
name and address of the tower owner;
(e)Â
The postal address and tax map parcel number of the property;
(f)Â
The zoning district or designation in which the property is
situated;
(g)Â
Size of the property stated both in square feet and lot line
dimensions, and a survey showing the location of all lot lines;
(h)Â
The location of nearest residential structure;
(i)Â
The location, size and height of all existing and proposed structures
on the property which is the subject of the application;
(j)Â
The type, locations and dimensions of all proposed landscaping
and fencing;
(k)Â
The azimuth, size and center-line height location of all proposed
and existing antennas on the supporting structure;
(l)Â
The number, type and model of the antenna(s) proposed, with
a copy of the specification sheet;
(m)Â
The make, model, type and manufacturer of the tower and design
plan stating the tower's capacity to accommodate multiple users;
(n)Â
A site plan describing the proposed tower and antenna(s) and
all related fixtures, structures, appurtenances and apparatus, including
height above pre-existing grade, materials, color and lighting;
(o)Â
The frequency, modulation and class of service of radio or other
transmitting equipment;
(p)Â
The actual intended transmission power stated as the maximum
effective radiated power (ERP) in watts;
(q)Â
Signed documentation such as the "Checklist to Determine Whether
a Facility is Categorically Excluded" to verify that the wireless
telecommunications facility with the proposed installation will be
in full compliance with the current FCC RF emission guidelines (NIER).
If not categorically excluded, a complete RF emissions study is required
to provide verification;
(r)Â
A signed statement that the proposed installation will not cause
physical or RF interference with other telecommunications devices;
(s)Â
A copy of the FCC license applicable for the intended use of
the wireless telecommunications facilities;
(t)Â
A copy of the geotechnical subsurface soils investigation, evaluation
report and foundation recommendation for a proposed or existing tower
site, and if an existing tower or water tank site, a copy of the installed
foundation design.
(11)Â
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 the Federal Aviation Administration Regulation
Part 77[2] 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.
[2]
Editor's Note: See 14 CFR Part 77.
(12)Â
Application for new tower.
(a)Â
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 towers 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.
(b)Â
In order to better inform the public, in the case of a new telecommunications
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 three feet 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 days 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.
(c)Â
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:
[1]Â
The foreseeable number of FCC licenses available for the area;
[2]Â
The kind of wireless telecommunications facilities site and
structure proposed;
[3]Â
The number of existing and potential licenses without wireless
telecommunications facilities spaces/sites;
[4]Â
Available space on existing and approved towers.
(d)Â
Upon completing construction and before the issuance of the
certificate of compliance, to ensure the tower was constructed as
permitted, the applicant is to provide signed documentation of the
tower's condition, such as an ANSI report as per Annex J, Tower Maintenance
and Inspection Procedures, ANSI/TIA/EIA-222-G or most recent version.
The inspection report must be performed every three years for a guyed
tower and every five years for monopoles and self-supporting towers.
(e)Â
The owner of the 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:
[1]Â
Respond within 60 days to a request for information from a potential
shared-use applicant;
[2]Â
Negotiate in good faith concerning future requests for shared
use of the new tower by other telecommunications providers;
[3]Â
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;
(f)Â
Failure to abide by the conditions outlined above may be grounds
for the revocation of the special use permit.
(13)Â
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. All new or modified tower or other vertical support
structures containing wireless antennas shall be designed to an ANSI/TIA/EIA-222-G
Class III standard or any subsequently adopted more stringent standard.
(14)Â
If proposal is for co-location or modification of an existing
tower, the applicant is to provide signed documentation of the tower's
condition, such as an ANSI report as per Annex J, Tower Maintenance
and Inspection Procedures, ANSI/TIA/EIA-222-G or most recent version.
The inspection report must be performed every three years for a guyed
tower and every five years for monopoles and self-supporting towers.
(15)Â
All proposed wireless telecommunications facilities shall contain
a demonstration that the facility will be sited so as to minimize
visual intrusion as much as possible, given the facts and circumstances
involved, and will thereby have the least adverse visual effect on
the environment and its character and on the residences in the area
of the wireless telecommunications facility.
(16)Â
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:
(a)Â
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.
(b)Â
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.
(c)Â
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.
(17)Â
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.
(18)Â
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 surrounding.
This shall include the utilization of stealth or concealment technology
as may be required by the Town.
(19)Â
All utilities at a wireless telecommunications facilities site
shall be installed underground whenever possible and in compliance
with all laws, ordinances, rules and regulations of the Town, including
specifically, but not limited to, the National Electrical Safety Code
and the National Electrical Code where appropriate.
(20)Â
At a telecommunications site, an access road, turnaround 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.
(21)Â
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.
(22)Â
A holder of a special use permit granted under this section
shall obtain, at its own expense, all permits and licenses required
by applicable laws, rules, regulations or codes, 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.
(23)Â
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.
(24)Â
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.
(25)Â
The holder of the 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
telecommunication facility.
(26)Â
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.
F.Â
Location of wireless telecommunications facilities.
(1)Â
Applicants for wireless telecommunications facilities shall locate, site and erect said wireless telecommunications facilities in accordance with the following priorities, Subsection F(1)(a) being the highest priority and Subsection F(1)(g) being the lowest priority.
(a)Â
On existing towers or other structures on Town-owned properties,
including the right-of-way.
(b)Â
On existing towers or other structures on other property in
the Town.
(c)Â
A new tower on Town-owned properties, including the right-of-way.
(d)Â
A new tower on properties in areas zoned for heavy industrial
use.
(e)Â
A new tower on properties in areas zoned for commercial use.
(f)Â
A new tower on properties in areas zoned for agricultural use.
(g)Â
A new tower on properties in areas zoned for residential use.
(2)Â
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.
(3)Â
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.
(4)Â
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.
(5)Â
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
in the application.
(6)Â
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:
(a)Â
Conflict with safety and safety-related codes and requirements;
(b)Â
Conflict with the historic nature or character of a neighborhood
or historical district;
(c)Â
The use or construction of wireless telecommunications facilities
which is contrary to an already stated purpose of a specific zoning
or land use designation;
(d)Â
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;
(e)Â
Conflicts with the provision of this section.
G.Â
Shared use of wireless telecommunications facilities and other structures.
(1)Â
The Town, as opposed to the construction of a new tower, shall prefer
locating on existing towers or other 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.
(2)Â
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.
(3)Â
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.
H.Â
Height of telecommunications tower(s).
(1)Â
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.
(2)Â
No tower constructed after the effective date of this section, including
allowing for all attachments, shall exceed the 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 ordinance, code, rule or regulation.
I.Â
Visibility of wireless telecommunications facilities.
(1)Â
Wireless telecommunications facilities shall not be artificially
lighted or marked, except as required by law.
(2)Â
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 section.
(3)Â
If lighting is required, the applicant shall provide a plan for sufficient
lighting of as unobtrusive and inoffensive an effect as is permissible
under state and federal regulations.
J.Â
Security of wireless telecommunications facilities. All wireless
telecommunications facilities and antennas shall be located, fenced
or otherwise secured in a manner that prevents unauthorized access.
Specifically:
(1)Â
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
(2)Â
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.
K.Â
Signage. 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 an applicable law, rule or
regulation requires lighting. No other signage, including advertising,
shall be permitted.
L.Â
Lot size and setbacks. 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 the height of the proposed tower or wireless telecommunications
facility structure plus 10% of the height of the tower or structure,
or the existing setback requirement of the underlying zoning district,
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.
M.Â
Retention of expert assistance and reimbursement by applicant.
(1)Â
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.
(2)Â
An applicant shall deposit with the Town escrow funds sufficient
to reimburse the Town for all costs of the Town's consultant in providing
expert evaluation and consultation to any agency of the Town in connection
with the review of any application, including, where applicable, the
lease negotiation, the pre-approval 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 their 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. If notified by the Town that
additional escrow is required, the applicant may request copies of
consultants' and/or experts' invoices. If the applicant finds errors
in those invoices, the applicant may ask the Town to audit those specific
items for reasonableness, and may request relief therefrom if not
deemed reasonable by the Town.
(3)Â
Notwithstanding the above, there shall be a fee cap of $17,000 as
to the total consultant fees to be charged to the applicant in a case.
The foregoing does not prohibit the Town from imposing additional
reasonable and cost-based fees for costs incurred should an applicant
amend or change its application, and the fee cap shall not apply as
to any fees which the Town determines to be attributable to the dilatory
or otherwise bad faith actions of applicant in providing a complete
application or in proceeding with a public hearing.
(4)Â
The total amount of the funds needed as set forth in Subsection M(2) 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.
N.Â
Public hearing and notification requirements.
(1)Â
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.
(2)Â
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. In addition, for
an eligible facility request, no public hearing shall be required.
Rather, an administratively granted special use permit shall be granted
by the Town Building Inspector.
O.Â
Action on application for special use permit for wireless telecommunications
facilities.
(1)Â
The Town will undertake a review of an application pursuant to this
section 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.
(2)Â
The Town may refer any application or part thereof to any advisory
or other committee or commission for a nonbinding recommendation.
(3)Â
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.
(4)Â
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 approval 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.
(5)Â
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.
P.Â
Extent and parameters of special use permit for wireless telecommunications
facilities. The extent and parameters of a special use permit for
wireless telecommunications facilities shall be as follows:
(1)Â
Such special use permit shall not be assigned, transferred or conveyed
without the express prior written notification to the Town.
(2)Â
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 section, after prior written notice to
the holder of the special use permit.
Q.Â
Application fee. 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 modifying or co-locating on an existing
tower or other suitable structure, where no increase in height of
the tower or structure is required, or for a temporary facility, the
nonrefundable fee shall be $2,500.
R.Â
Performance security. 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 deemed sufficient by the Town to assure the faithful performance
of the terms and conditions of this section and conditions of any
special use permit issued pursuant to this section. 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.
S.Â
Reservation of authority to inspect wireless telecommunications facilities.
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, ordinances 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.
T.Â
Liability insurance.
(1)Â
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 set forth below:
(2)Â
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.
(3)Â
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.
(4)Â
The insurance policies shall contain an endorsement obligating the
insurance company to furnish the Town within at least 30 days prior
written notice in advance of the cancellation of the insurance.
(5)Â
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.
(6)Â
Before construction of 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 an copy of each of the policies or certificates
representing the insurance in the required amounts.
U.Â
Indemnification.
(1)Â
Any application for wireless telecommunications facilities that is
proposed for Town property, pursuant to this section, 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.
V.Â
Fines.
(1)Â
In the event of a violation of this section or any special use permit
issued pursuant to this section, 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.
(2)Â
The holder of a special use permit's failure to comply with the provisions of this section shall constitute a violation of this section and shall subject the applicant to the code enforcement provisions and procedures as provided in Code of the Town of Ellicott § 146-76F(1) and (2) and § 146-76G.
(3)Â
Notwithstanding anything in this section, 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 section or any subsection of this section.
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 section, without limiting other remedies available to the
Town.
W.Â
Default and/or revocation. 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 section 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 Subsection V, 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.
X.Â
Removal of wireless telecommunications facilities.
(1)Â
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.
(a)Â
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 365-day period, except for periods caused by force majeure
or acts of God, in which case, repair or removal shall commence within
90 days;
(b)Â
Permitted wireless telecommunications facilities fall into such
a state of disrepair that they create a health or safety hazard;
(c)Â
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 use permit may be revoked.
(2)Â
If the Town makes such a determination as noted in Subsection X(1) 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.
(3)Â
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.
(4)Â
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.
(5)Â
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 them 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.
(6)Â
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.
Y.Â
Relief. Any applicant desiring relief, waiver or exemption from any
aspect or requirement of this section may request such, 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 effect on the health, safety and welfare
of the Town, its residents and other service providers.
Z.Â
Periodic regulatory review by Town.
(1)Â
The Town may at any time conduct a review and examination of this
entire section.
(2)Â
If after such a periodic review and examination of this section,
the Town determines that one or more provisions of this section 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
section at any time.
AA.Â
Adherence to state and/or federal rules and regulations.
(1)Â
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 and regulations,
then the holder of such special use permit shall adhere to, and comply
with, all applicable rules, regulations, standards, and provisions
of any state and 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.
(2)Â
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.
[1]
Editor's Note: This local law also repealed former §
146-72, Radio/Communications towers, added 3-7-2002 by L.L. No. 1-2002.