[Ord. No. 20-21, 12-16-2020]
A.
Purpose. The purpose of this Section is to regulate the placement,
construction, and modification of wireless communications facilities
to protect the health, safety, and welfare of the public, while at
the same time not unreasonably interfering with the development of
the competitive wireless telecommunications marketplace in the City.
Specifically, this Section is intended to:
1.
Provide for the appropriate location and development of wireless
communications facilities and systems to serve the citizens and businesses
of the City;
2.
Minimize adverse visual impacts of wireless communications facilities
through careful design, siting, landscape screening, and innovative
camouflaging techniques that provide predictability for nearby property
owners and others that future uses will not materially alter such
approved aesthetic protections without zoning hearing procedures and
input from interested parties to the extent possible;
3.
Ensure that any new wireless communications facilities are located
in an area compatible with the neighborhood or surrounding community
to the extent possible; and
4.
Ensure that regulation of wireless communications facilities
do not have the effect of prohibiting the provision of personal wireless
services, do not unreasonably discriminate among functionally equivalent
providers of such service, and promotes the provision and availability
of communication services within the City.
B.
Legislative Findings And Applicability.
1.
The Telecommunications Act of 1996, as amended, and the Uniform
Small Wireless Facility Deployment Act, Section 67.5110 et seq., RSMo.,
preserve the authority of the City to regulate the placement, construction,
and modification of certain wireless communications facilities and
to protect the health, safety, and welfare of the public.
2.
The City has been granted the authority to enact legislation
to regulate the construction, placement, and operation of wireless
communications facilities pursuant to zoning powers established in
Chapter 89, RSMo., as amended, and additionally pursuant to the general
and specific police powers established by Statute authorizing the
regulations herein to protect the public health, safety, and welfare.
4.
Consistent with the Telecommunications Act of 1996, the regulations
of this Section will not have the effect of prohibiting the provision
of personal wireless services and do not unreasonably discriminate
among functionally equivalent providers of such service. The regulations
also impose reasonable restrictions to protect the public safety and
welfare and ensure opportunities for placement of antenna with prompt
approval by the City. This Section does not attempt to regulate in
areas within the exclusive jurisdiction of the FCC.
5.
Notwithstanding any ordinance to the contrary, the procedures
set forth in this Section shall be applicable to all wireless communications
facilities existing or installed, built or modified after the effective
date of this Section to the fullest extent permitted by law. No provision
of this Section shall apply to any circumstance in which such application
shall be unlawful under superseding Federal or State law, and furthermore,
if any Section, Subsection, sentence, clause, phrase, or portion of
this Section is now or in the future superseded or preempted by State
or Federal law or found by a court of competent jurisdiction to be
unauthorized, such provision shall be automatically interpreted and
applied as required by law.
C.
AGL (ABOVE GROUND LEVEL)
ANTENNA
CABINET
DIRECTOR
DISGUISED SUPPORT STRUCTURE
1.
2.
3.
4.
5.
EXISTING STRUCTURE
FAA
FAST-TRACK SMALL WIRELESS FACILITY or FAST-TRACK
1.
2.
3.
FCC
INCIDENTAL USE
MODIFICATION
SHELTER
SMALL WIRELESS FACILITY
1.
2.
SUPPORT STRUCTURE
TOWER
UTILITY POLE
WIRELESS COMMUNICATIONS FACILITY
Definitions. As used in this Section, the following terms shall have
the meanings and usages indicated:
Ground level shall be determined by the average elevation
of the natural ground level within a radius of fifty (50) feet from
the center location of measurement.
Any device that transmits and/or receives radio waves for
voice, data or video communications purposes, including, but not limited
to, television, AM/FM radio, texts, microwave, cellular telephone,
and similar forms of communications. The term shall exclude satellite
earth station antenna less than two (2) meters in diameter [mounted
within twelve (12) feet of the ground or building mounted] and any
receive-only home television antenna.
A structure for the protection and security of communications
equipment associated with one (1) or more antenna where direct access
to equipment is provided from the exterior, and that has horizontal
dimensions that do not exceed four (4) feet by six (6) feet and height
that does not exceed six (6) feet.
The Code Enforcement Official or his/her designee or official
acting in such capacity.
Any freestanding, manmade structure designed for the support
of antenna, the presence of which is camouflaged or concealed as an
appropriately-placed architectural or natural feature. Depending on
the location and type of disguise used, such concealment may require
placement underground of the utilities leading to the disguised support
structure. Such disguised support structures, may include, but are
not limited to, clock towers, campaniles, observation towers, light
standards, flagpoles, and artificial trees. For purposes of this definition,
a structure "camouflaged or concealed as an appropriately-placed and
designed architectural or natural feature" shall mean:
It is consistent with and contributes to and does not detract
from the character and property values and use of the area and neighborhood
in which it is located;
It does not contain distorted proportions, size, or other features
not typically found on the type of structure or feature to which it
is designed to replicate;
It cannot be identified as a support structure by persons with
reasonable sensibilities and knowledge;
Its equipment, accessory buildings, or other aspects or attachments
relating to the disguised support structure are wholly concealed using
a manner consistent with and typically associated with the architectural
or natural structure or feature being replicated; and
It is of a height, design, and type that would ordinarily occur
at the location and neighborhood selected.
Any structure capable of supporting wireless communications
facilities (other than a support structure) in full conformance with
the design and other requirements of this Section and exists prior
to the date of all applicable permit applications seeking City authorization
for installation of such facilities thereon, and is not built or installed
in anticipation of such specific installation or erected as a means
to evade approvals applicable to a non-existing structure.
The Federal Aviation Administration.
A small wireless facility that meets the following requirements
for an antenna and associated equipment:
No more than seven (7) cubic feet in volume [comprised of no
more than twenty-seven (27) square feet of exterior surface area,
excluding the surface width equal to the width of the existing structure
or utility pole to which it is mounted, on an imaginary enclosure
around the perimeter thereof, excluding cable or cable conduit of
four (4) inches or less]. Volume shall be the measure of the exterior
displacement of the antenna and associated equipment;
Located with the consent of the owner on an existing structure
or utility pole, or concealed within or on a replacement utility pole
if the appearance is not materially altered and the replacement existing
structure or utility pole is no more than five (5) feet taller;
Not exceeding six (6) feet above the top of an existing structure
or utility pole for a total height not exceeding forty-five (45) feet
[nor taller than more than six (6) feet above the average of similar
poles within three hundred (300) feet].
The Federal Communications Commission.
Any use authorized herein that exists in addition to the
principal use of the property.
Any addition, deletion, or change, including the addition
or replacement of antenna, or any change to a support structure requiring
a building permit or other governmental approval.
A building for the protection and security of communications
equipment associated with one (1) or more antenna and where access
to equipment is gained from the interior of the building. Human occupancy
for office or other uses or the storage of other materials and equipment
not in direct support of the connected antenna is prohibited.
An antenna and associated equipment that meets the following:
An antenna of no more than six (6) cubic feet in volume; and
All other associated equipment, to the extent permitted by applicable
law to be calculated, of cumulatively no more than twenty-eight (28)
cubic feet in volume, provided that no single piece of equipment on
the utility pole shall exceed nine (9) cubic feet in volume, and no
single piece of ground mounted equipment shall exceed fifteen (15)
cubic feet in volume.
A tower or disguised support structure.
A structure designed for the support of one (1) or more antenna
and including guyed towers, self-supporting (lattice) towers or monopoles,
but not disguised support structures, utility poles, or buildings.
The term shall also not include any support structure including attachments
of sixty-five (65) feet or less in height owned and operated solely
for use by an amateur radio operator licensed by the FCC.
A pole that is or may be used for wireline communications,
lighting, traffic control, signage, or a similar function, which may
also support a small wireless facility or fast-track.
Any antenna, small wireless facility, fast-track, cabinet,
shelter, and support structure, and associated equipment.
D.
Application Procedures; Timing.
1.
Applications. Applications for permitted, administrative, or
conditional uses pursuant to this Section shall be subject to the
supplementary procedures in this Section. Applications shall be submitted
to the City as a complete application on forms provided by the City.
A "complete application" shall be an application submitted on the
forms provided by the City, fully executed by the applicant, identifying
the specific approval sought, and containing all attachments, fees
as may be established to reimburse the City for its inspection and
review costs, and information as required thereon or by the City,
consistent with this Section. Applications shall be accompanied by
a building permit application and other applicable forms.
2.
Proof Of Owner Consent. Applications for permitted, administrative,
or conditional uses pursuant to this Section shall be required to
provide proof of owner consent, which shall minimally include:
a.
Written consent to pursue the application by all fee simple
owners of the underlying real estate (or where located in street right-of-way,
the right-of-way owner thereof), including when the proposed location
is also in a utility easement; and
b.
Written consent to pursue the application of the owner of the
structure on which such facility is to be placed, if different than
applicant.
3.
Timing. Applications shall be decided upon within a reasonable
time, subject further to State or Federal specific additional time
requirements as may apply to the particular application.
E.
General Requirements. The requirements set forth in this Section
shall be applicable to all wireless communications facilities installed,
built, or modified after the effective date of this Section to the
full extent permitted by law. Such zoning review and approvals required
in this Section shall be in addition to any other generally applicable
permitting requirement, including applicable building, excavation,
or other right-of-way permits.
1.
Permitted Or Incidental Use. Towers may be either a principal
or incidental use in all non-residential zoning districts, subject
to any applicable requirement herein and relating to yard or setback.
An incidental use subject to a leasehold interest of a person other
than the lot owner may be approved for a tower only if the leasehold
area separately meets all requirements for a separate subdivided lot,
including dedicated access, parking, setbacks, and lot size, applicable
to a primary use in the district in which the use is proposed as if
it was a separate subdivided lot. No other district shall allow towers
unless required by law. All other wireless facilities other than towers,
may be a principal or incidental use in all districts subject to the
requirements herein.
2.
Building Codes, Safety Standards, And Zoning Compliance. Wireless
communications facilities shall be constructed and maintained in compliance
with all standards contained in applicable State and local building
codes. A certified engineer's structural report shall be required
for all applications to construct a new or modify, or any way alter,
a support structure, a utility pole, or antenna, including small wireless
facility and fast-track, unless waived upon application to the Director
stating why such report is unnecessary to the specific application
and a determination in the discretion of the Director approving such
statement. In addition to any other approvals required by this Section,
no wireless communications facility or portion thereof shall be erected,
replaced, or expanded prior to receipt of a certificate of zoning
compliance, unless otherwise required by law, and the issuance of
a building permit. For sites within the right-of-way:
a.
The most restrictive adjacent underlying zoning district classification
shall apply unless otherwise specifically zoned and designated on
the Official Zoning Map;
b.
Wireless communications facilities shall be installed and maintained
as not to obstruct or hinder the usual travel or public safety on
the right-of-way or obstruct the legal use of such right-of-way by
authorities or authorized right-of-way users; and
3.
Regulatory Compliance. All wireless communications facilities
shall meet or exceed current standards and regulations of the FAA,
FCC, and any other local, State, or Federal agency with the authority
to regulate such wireless communications facilities. Should such standards
or regulations be amended, then the owner shall bring such devices
and structures into compliance with the revised standards or regulations
within the time period mandated by the controlling agency. No approval
for any placement, construction, or modification of any wireless communications
facilities permitted by this Section shall be granted for any applicant
having an uncured violation of this Section, any zoning regulation
regarding the lot on which the structure is proposed, or any other
governmental regulatory requirement related to such antenna or support
structures within the City unless preempted by applicable law.
4.
Security. All wireless communications facilities shall be protected
from unauthorized access by appropriate security measures. A description
of proposed security measures shall be provided as part of any application
to install, build, or modify a wireless communications facilities.
Additional measures may be required as a condition of the issuance
of a building permit or as deemed necessary by the Board of Aldermen
in the case of conditional use permit or development plan process
approvals.
5.
Lighting. Antenna, small wireless facilities, fast-track, and
support structures shall not be lighted unless required by the FAA
or other State or Federal agency with authority to regulate, in which
case a description of the required lighting scheme will be made a
part of the application to install, build, or modify the antenna,
small wireless facilities, fast-track, or support structure. Equipment
cabinets and shelters may have lighting only as approved by the Board
of Aldermen as part of conditional use permit approval or development
plan process approval as applicable.
6.
Advertising. Except for a disguised support structure in the
form of an otherwise lawfully permitted sign, the placement of signage
and advertising on structures regulated by this Section is prohibited
other than required safety signage.
7.
Design.
a.
Color. Subject to the requirements of the FAA or any applicable
State or Federal agency, wireless communications facilities and attachments
shall be painted a neutral color consistent with the natural or built
environment of the site or an alternative painting scheme approved
by the Director, or the Board of Aldermen in the case of conditional
use permits, consistent with the requirements of this Section. Unpainted
galvanized steel support structures are not permitted.
b.
Ground Equipment. When authorized, equipment shelters or cabinets
shall have an exterior finish compatible with the natural or built
environment of the site and shall also comply with any design guidelines
as may be applicable to the particular zoning district in which the
facility is located. All equipment shall be either placed underground,
contained in a single shelter or cabinet, or wholly concealed within
a building or approved walled compound.
c.
Antenna Design. Antenna attached to a disguised support structure
or tower shall be contained within the disguised support structure
or within or mounted flush on the surface of the tower to which they
are mounted. Antenna attached to an existing building, utility pole,
or structure shall be of a color identical to or closely compatible
with the surface to which they are mounted. Antenna on the rooftop
or attached to a building shall be screened or constructed and/or
colored to match the structure to which they are attached. All antenna
shall be designed disguised or, if otherwise permitted, maximally
concealed on or within the support structure. Unless demonstrated
to be technologically unfeasible, exposed or separated antenna on
"crows' nest" platforms are prohibited.
d.
Height. Support structures and antenna shall be no taller than
necessary and shall not exceed the height limitation of any airport
overlay zone as may be adopted by the City or other regulatory agency.
Support structures and antenna may exceed underlying zoning district
height restrictions for buildings and structures only where shown
to be necessary, provided that no reasonable alternative exists. To
the extent permitted by applicable law, district height restrictions
shall be considered by the City in determining the appropriateness
of the design and location of the application under the applicable
standards for approval. No support structure or antenna shall be approved
at a height exceeding one hundred twenty (120) feet AGL unless the
applicant clearly demonstrates that such height is required for the
proper function of the applicant's system.
e.
Monopole Design. All towers shall be of a monopole design. Lattice,
guyed towers, or other non-monopole tower designs shall not be permitted.
f.
Compound Walls/Landscaping. All towers shall be surrounded by
a minimum six-foot-high decorative wall constructed of brick, stone,
or comparable masonry materials and a landscaped buffer strip of not
less than ten (10) feet in width and planted with materials which
will provide a visual barrier to a minimum height of six (6) feet.
The buffer strip shall be exterior to any security wall. In lieu of
the required wall and buffer strip, an alternative means of screening
may be approved by the Board of Aldermen as part of conditional use
permit approval or development plan process approval, but only upon
demonstration by the applicant that an equivalent degree of visual
screening will be achieved. Landscaping or other improvements may
be required for disguised support structures if needed to implement
an approved disguise.
g.
Setbacks. All support structures, including any portions of
any wireless communications facilities thereon and associated structures,
fences, and walls (except for parking associated with the wireless
communications facility) shall be separated from any right-of-way,
sidewalk or street, alley, parking area, playground, or other building,
and from the property line of any adjacent property at least a horizontal
distance equal to the height of the support structure, including any
portions of any wireless communications facilities thereon.
h.
Storage. Vehicle or outdoor storage on any wireless communications
facilities site is prohibited, unless otherwise permitted by the zoning
district.
i.
Parking. On-site parking for periodic maintenance and service shall be provided at all support structure locations consistent with the requirements of Section 400.400.
j.
Decorative Poles. In districts where there are utility poles
which were specifically designed for their aesthetic nature and compatibility
with the built environment of that district, as determined by the
City, such utility poles shall be deemed to be decorative utility
poles. Such decorative utility poles, when authorized to be replaced
by an applicant for wireless communications facilities pursuant to
applicable law and in compliance with this Section and Code, shall
only be replaced with a substantially similar decorative utility pole
which matches the aesthetics and decorative elements of the original
decorative utility pole being replaced. Such replacement expenses
shall be borne wholly by the applicant seeking to place wireless communications
facilities on such decorative utility pole.
8.
Public Property. Wireless communications facilities located
on property owned, leased, or otherwise controlled by the City shall
be subject to the requirements of this Section. A license or lease
with the City authorizing the location of such wireless communications
facilities shall be required for each site.
9.
As-Built Plans. Within sixty (60) days of completion of the
initial construction and any additional construction, two (2) complete
sets of plans drawn to scale and certified as accurately depicting
the location of all wireless communications facilities constructed
shall be furnished to the City.
10.
Historic Preservation; Thirty-Day Hearing Period. To the extent
permitted by law, approval shall not be issued for any wireless communications
facility that the Director or Board of Aldermen determines would create
a significant negative visual impact or otherwise have a significant
negative impact on the historical character and quality of any property
within a Historic Preservation District or such district as a whole.
For co-location of any certified historic structure as defined in
Section 253.545, RSMo., in addition to all other applicable time requirements,
there shall be a thirty-day time period before approval of an application
during which one (1) or more public hearings on co-location to a certified
historic structure are held. The City may require reasonable, technically
feasible and technological neutral deign and concealment measures
as a condition of approval of a wireless communications facility within
a historic district.
F.
Administration. The Director shall have the authority to establish
forms and procedures consistent with this Section and applicable Federal,
State, and local law to ensure compliance and to facilitate prompt
review and administration of applications.
G.
Permitted Use.
1.
Uses. The placement of wireless communications facilities fully
conforming with the general requirements in this Section are permitted
in all zoning districts only as follows:
a.
Co-Locations On Existing Support Structures. The attachment of additional or replacement complying antenna or shelters to any tower existing on the effective date of this Section or subsequently approved in accordance with this Section, or as otherwise authorized by State or Federal law where local zoning is preempted, provided that building permit requirements, national safety codes, and other applicable codes including recognized accepted industry standards for structural, safety, capacity, reliability, and engineering are satisfied, including specifically the requirement to submit a certified structural engineering report as provided in Subsection (E).
b.
Antenna On Existing Buildings/Structures. In all districts,
except not on single-family residential or two-family dwellings, the
mounting of antenna on any existing building or structure (other than
a support structure or utility pole), provided that the presence of
the antenna and equipment is concealed by architectural elements or
fully camouflaged by painting a color identical to the surface to
which the antenna are attached, and further provided that all requirements
of this Section and the underlying zoning ordinance are met.
c.
Antenna On High-Voltage Towers. The mounting of antenna on or
within any existing high-voltage electric transmission tower, but
not exceeding the height of such tower by more than ten (10) feet,
provided that all requirements of this Section and the underlying
zoning ordinance are met.
d.
New, Replacement, And Modified Utility Poles.
(1)
New, replacement, or modified utility poles, at
heights below the height limitations outlined in this Subsection,
and co-location of small wireless facilities on the same shall be
a permitted use in all districts except single-family residential
and historic districts, provided the proposed installation does not:
(a)
Materially interfere with the safe operation of
traffic and control equipment or City-owned communications equipment;
(b)
Materially interfere with compliance with the Americans
with Disabilities Act, or similar Federal or State standards regarding
pedestrian access or movement;
(c)
Materially obstruct or hinder the usual travel
or public safety on the rights-of-way;
(d)
Materially obstruct the legal use of the rights-of-way
by the City, utility, or other third party;
(f)
Fail to comply with applicable national safety
codes, including recognized engineering standards for utility poles
or support structures;
(g)
Fail to comply with the decorative pole replacement
requirements herein;
(i)
Interfere or impair the operation of existing utility
facilities, or City or third-party attachments.
(2)
New, replacement, or modification of utility poles
under the following circumstances shall not be considered a permitted
use under this Section:
2.
Application. Application for a permitted use under this Section shall require submission of an application with proof of owner consent as required by Subsection (D)(2) and an application fee of five hundred dollars ($500.00) as required to partly cover the City's actual costs, but not to exceed such amounts as may be limited by law. If the applicant is not a wireless services provider, then the applicant must submit evidence of agreements or plans, or otherwise provide attestations to the same, which conclusively demonstrate to the City that the proposed site(s) will become operational and used by a wireless services provider within one (1) year of the permit's issuance date. For any application for a small wireless facility, the applicant shall provide an attestation that the proposed small wireless facility complies with the volumetric limitations as required to meet the definition of a small wireless facility in accordance with this Section and pursuant to applicable law. The applicant shall also submit a certified structural analysis as required in the general requirements of this Section. Applications requesting any information that is prohibited by Federal or State law under the applicable circumstance shall be deemed inapplicable to the subject application. The Director shall issue a decision on the application for a permitted use within the time frame permitted by applicable law. A decision to deny an application shall be made in writing and state the specific reasons for the denial.
H.
Administrative Approval.
1.
Uses. The placement of wireless communications facilities fully
conforming with the general requirements in this Section are permitted
in all zoning districts by administrative permit approved by the Director
only as follows:
a.
Disguised Support Structures. The construction of a disguised
support structure, provided that all related equipment shall be placed
underground or concealed within the structure. Equipment may be placed
in an appropriately concealed cabinet if the disguised support structure
is incidental to an industrial, commercial, or other non-residential
use and fits with the natural built environment or the disguised support
structure. Any disguised support structure shall have as a condition
of approval, unless expressly exempted in the approval, an obligation
and corresponding covenant recorded on the property that runs with
the land to the benefit of the City on behalf of the public, prohibiting
modifications to the disguised support structure that eliminate or
are materially detrimental to the disguise, unless such proposed modification
is approved by a duly authorized zoning or conditional use approval.
If the applicant does not wish to have such a covenant, the application
shall not qualify for administrative permit approval, unless another
mechanism is proposed and approved to ensure that the disguise is
not subsequently eliminated or materially detrimentally altered.
b.
"Fast-Track" Small Wireless Facilities. An application for a
fast-track may be approved administratively by the Director, subject
to meeting the following requirements:
(1)
General Requirements. The following requirements
shall generally apply to all fast-track located within the City:
(a)
The fast-track shall substantially match any current
aesthetic or ornamental elements of the existing structure or utility
pole, or otherwise be designed to maximally blend in to the built
environment, with attention to the current uses within the district
at the proposed site;
(b)
Any portion above the existing structure or utility
pole shall be concealed and of the same dimensions and appearance
so as to appear to be a natural extension of the existing structure
or utility pole in lieu of an enclosure or concealment;
(c)
The fast-track equipment shall not emit noise audible
from the building line of any residentially zoned or used property;
and
(d)
Location, placement, and orientation of the fast-track
shall, to the extent feasible, minimize the obstruction to, or visibility
from, the closest adjacent properties unless otherwise required by
the City for safety reasons.
(2)
Additional Requirements When Sited Near Pedestrian
And Vehicle Ways. When a fast-track is proposed to be located on an
existing structure or utility pole on or adjacent to public or private
streets, sidewalks, or other pedestrian or vehicle ways:
(a)
Only one (1) fast-track shall be permitted per
structure or utility pole in the rights-of-way;
(b)
The height of all portions of the fast-track shall
be located at least eight (8) feet above ground level;
(c)
No ground equipment shall be permitted; and
(d)
No portions of the fast-track shall extend horizontally
from the surface of the utility pole or existing structure more than
sixteen (16) inches.
(3)
Waiver For Good Cause Shown.
(a)
Additionally, the Director may for good cause shown
increase any one (1) or more of the maximum volumetric specifications
from the definition of a fast-track by up to fifty percent (50%) if
the applicant demonstrates that it:
(b)
The Board of Aldermen may further waive one (1) or more of the requirements found in the definition of fast-track, or from Subsection (H)(1)(b)(1), General Requirements, or Subsection (H)(1)(b)(2), Additional Requirements When Sited Near Pedestrian And Vehicle Ways, upon good cause shown by the applicant, and provided a showing that the waiver is the minimum necessary to accomplish the purposes of this Section. The burden of proof for any waiver shall be wholly on the applicant.
2.
Application Procedures. Applications for administrative permits
shall be made on the appropriate forms to the Director consistent
with the requirements of this Section. Applications requesting any
information that is prohibited by Federal or State law under the applicable
circumstance shall be deemed inapplicable to the subject application.
a.
General Application Requirements. Applicant shall submit along
with its completed application form:
(1)
An application fee of five hundred dollars ($500.00)
as required to partly cover the City's actual costs, but not to exceed
such amounts as may be limited by law; any amount not used by the
City shall be refunded to the applicant upon written request after
a final decision;
(2)
A detailed site plan, based on a closed boundary
survey of the host parcel, shall be submitted indicating the exact
location of the facility, all dimensions and orientations of the facility
and associated equipment, in addition to all existing and proposed
improvements including buildings, drives, walkway, parking areas,
and other structures, right-of-way, the zoning categories of the subject
and adjoining properties, the location of and distance to off-site
residential structures, required setbacks, required buffer and landscape
areas, hydrologic features, and the coordinates and height AGL of
the utility pole or existing structure, if applicable;
(3)
Specifications, dimensions, photos, or drawings
of the completed installation;
(5)
Certified structural analysis as required in the
general requirements of this Section;
(6)
If the applicant is not a wireless services provider,
as defined by Section 67.5111, RSMo., then the applicant must submit
evidence of agreements or plans, or otherwise provide attestations
to the same, which conclusively demonstrate to the City that the proposed
site(s) will become operational and used by such wireless services
provider within one (1) year of the permit's issuance date; and
(7)
All other information necessary to show compliance
with the applicable requirements of this Section.
b.
Fast-Track-Specific Application Requirements. In addition to
the above general application requirements, applications for a fast-track
shall include the following:
(1)
An attestation that the proposed fast-track meets
the volumetric and other requirements to meet the definition of fast-track
provided in this Section; and
(2)
Information demonstrating that the applicant's
proposed plans are in compliance with Section 67.5113.3(9), RSMo.,
to the satisfaction of the City.
c.
Review. The application shall be reviewed by the Director to
determine compliance with the above standards, including specifically
design, location, safety, and appearance requirements, and transmit
the application for review and comment by other departments and public
agencies as may be affected by the proposed facility.
d.
Additional Information May Be Required. In reviewing an application,
the Director may require the applicant to provide additional information,
including technical studies, to the extent permitted by applicable
law. An application shall not be deemed complete until satisfaction
of all application requirements and submission of all requested information
as provided herein.
e.
Decisions; Denials Required In Writing. The Director shall issue
a decision on the permit within the time frame permitted by applicable
law. The Director may deny the application or approve the application
as submitted or with such modifications or conditions as are, in his/her
judgment, reasonably necessary to protect the safety or general welfare
of the citizens and property values consistent with and to affect
the purposes of this Section. The Director may consider the purposes
of this Section and the factors established herein for granting a
conditional use permit as well as any other considerations consistent
with this Section. A decision to deny an application shall be made
in writing and state the specific reasons for the denial.
I.
Conditional Use Permit Required. All applications to install, build, erect, or modify wireless communications facilities not permitted in Subsection (G) or (H) of this Section shall be permitted only upon the approval of a conditional use permit authorized consistent with Article XI of this Chapter following a duly advertised public hearing, subject to the following additional requirements, procedures, and limitations:
1.
Applications. Applications for conditional use permits shall be filed on such forms required by the Director and processed subject to the requirements of and in the manner established by applicable law, herein, and for conditional use permits in this Chapter and, in addition to such other requirements, shall be accompanied by a deposit of one thousand five hundred dollars ($1,500.00), to the extent permitted by applicable law to the specific wireless communications facility. Any amount not used by the City shall be refunded to the applicant upon written request after a final decision. Except as otherwise provided by law, no application for a conditional use permit under this Section shall be deemed complete until the applicant has paid all fees and deposits required under this Section, submitted certified engineering plans, and provided proof of owner consent as required by Subsection (D)(2). Applications requesting any information that is prohibited by Federal or State law under the applicable circumstance shall be deemed inapplicable to the subject application.
2.
Decision And Findings Required. A decision shall be contemporaneously
accompanied by substantial evidence supporting the decision, which
shall be made a part of the written record of the meeting at which
a final decision on the application is rendered. Evidence shall be
under oath and may be submitted with the application or thereafter
or presented during the public hearing by the applicant or others.
3.
Additional Minimum Requirements. No conditional use permit shall be issued unless the applicant has clearly demonstrated by substantial evidence that placement of wireless communications facilities pursuant to Subsection (G) or (H) of this Section is not technologically or economically feasible. The City may consider current or emerging industry standards and practices, among other information, in determining feasibility.
4.
Findings Required. In addition to the determinations or limitations specified herein and by the applicable provisions of Article XI of this Chapter for the consideration of conditional use permits, no conditional use permit shall be approved by the Board of Aldermen unless findings in the affirmative are made that the following conditions exist:
a.
That the design of the wireless communications facilities, including
ground layout, maximally reduces visual degradation and otherwise
complies with provisions and intent of this Section;
b.
That the design is visually compatible with the area, will not
distract from the view of the surrounding area, is maximally concealed
or blended in with the environment, and will not adversely affect
property values;
c.
That such conditional use shall not be inconsistent or adversely
affect the regular permitted uses in the district in which the same
is located; and
d.
That the proposal fully complies with applicable law, including
the general requirements herein, provided that an exception to the
general requirements, other than building or safety code compliance,
may be approved upon evidence that compliance is not feasible or is
shown to be unreasonable under the specific circumstances shown.
J.
Obsolete, Non-Complying Tower Structures. Any upper portion of a
tower which is not occupied by active antenna for a period of twelve
(12) months, and any entire tower which is not so occupied for a period
of six (6) months, shall be removed at the owner's expense. Removal
of upper portions of a tower manufactured as a single unit shall not
be required. Failure to comply with this provision shall constitute
a nuisance that may be remedied by the City at the tower or property
owner's expense.
K.
Commercial Operation Of Unlawful Tower Or Antenna. Notwithstanding
any right that may exist for a governmental entity to operate or construct
a support structure, it shall be unlawful for any person to erect
or operate for any private commercial purpose of any wireless communications
facility in violation of any provision of this Section, regardless
of whether such facility is located on land owned by a governmental
entity.
L.
Penalty. In addition to any penalties imposed by this Chapter, any
person violating any portion of this Section shall be subject to a
penalty of not more than five hundred dollars ($500.00) fine or ninety
(90) days in jail, or both. Each day the violation continues shall
constitute a separate offense.
