For purposes of this chapter, the following words, terms, phrases
and their derivations have the meanings given in this section. The
word "shall" is always mandatory and not merely directory.
"Antenna"
means a device for transmitting and receiving radiofrequency
(RF) signals.
"Base station"
means collectively all of the equipment and apparatus, excluding
antennas, serving as components of an existing wireless telecommunications
communications facility, including any antenna support structure.
"Co-location" or "co-located"
means the location of multiple antennas which are either
owned or operated by more than one service provider at a single location
and mounted to a common support structure.
"Eligible facility"
means an existing wireless tower or base station to be modified
by: (1) the installation of new transmission equipment, including
co-locations; (2) removal of transmission equipment; or (3) replacement
of transmission equipment, without a substantial change to the physical
dimensions or replacement of the underlying structure.
"Equipment"
means any apparatus serving as a component of a wireless
communication facility including, but not limited to, a base station,
cables/wires, air conditioning units, mounting brackets, equipment
cabinets, generators, battery or other power supplies, pedestals,
and meters, but excluding antennas and antenna support structures.
"FCC"
means the Federal Communications Commission of the United
States.
"Tower"
includes any structure built for the sole or primary purpose
of supporting any FCC-licensed or authorized antennas and their associated
facilities.
"Wireless telecommunication facility," "wireless facility" or
"facility"
means any unmanned facility established for the purpose of
providing wireless transmission of voice, data, images or other information,
including but not limited to, cellular telephone service, personal
communication service, and paging service. A wireless telecommunication
facility can consist of one or more antennas with associated equipment.
(Ord. 566 § 3, 2019)
In addition to meeting standard application submittal requirements for discretionary permits, detailed in other chapters in this title, all wireless telecommunications facility carriers or providers shall provide the information listed below. The Director may waive certain submittal requirements based on specific project factors. This section does not apply to wireless telecommunications facilities requiring an antenna permit as set forth in Section
13.34.085.
A. Visual
Impact Demonstration. A visual impact analysis shall be provided showing
the maximum silhouette and proposed or required screening. The visual
impact analysis shall photo simulations and any required photo overlays,
scaled models or architectural renderings necessary to determine visual
impact. A map depicting where the photos were taken shall be included.
B. Narrative.
1. Antennas.
List the number of proposed antennas and base transceiver stations
and/or equipment cabinets and any existing facilities on the site.
2. Location.
Describe the location and type of antenna installations (stand-alone
rooftop, rooftop attached to a mechanical penthouse, or building façade)
and location of the base transceiver station(s), equipment cabinets
and/or buildings.
3. Height.
List the height of the antenna installation. Carriers must provide
documentation that establishes that the proposed facilities have been
designed to the minimum height required from a technological standpoint
for the proposed site.
4. Radio
Frequency. List the radio frequency range in megahertz and list the
wattage output of the equipment.
5. Radio
Frequency Emissions. A report listing the effective radiated power
generated by the proposed facility, shall be submitted to the Director.
The report shall identify exposure levels for both controlled and
uncontrolled areas where the levels are projected to be highest.
6. FCC
Compliance. Provide documentation certifying all applicable licenses
or other approvals required by the Federal Communications Commission
to provide the services proposed, have been obtained.
7. Maintenance.
Describe the anticipated maintenance and monitoring program for the
antennas and back-up equipment.
8. Noise/Acoustical
Information. Provide noise and acoustical information for equipment
such as air conditioning units and back-up generators.
9. Site
Selection Process. Provide a map and narrative description explaining
the site selection process including information about other sites
considered and reason for their rejection.
10. Geographic Service Area. Identify the geographic service area for
the subject installation, including a map showing the site and the
associated "next" cell sites within the network. Describe the distance
between cell sites. Describe how this service area fits into and is
necessary for the company's service network. Illustrate the geographic
area in which the facility could be located showing all other sites
that could be used for antenna location.
11. Preferred Location Sites. Each application shall identify the location preference, listed in Section
13.34.040, that the proposed facility is meeting. If the proposed location is not a preferred location, the applicant shall provide a list (by address and assessor's parcel number) and a map at a one to 200 scale of all preferred location sites within the service area; what good faith efforts and measures were taken to secure each other of these preferred location sites; describe why each such site was not technologically, legally or economically feasible and why such efforts were unsuccessful; how and why the proposed site is essential to meet service demands for the geographic service area and the Citywide network.
12. Preferred Mounting Technique. Each applicant shall identify the antenna mounting preference, listed in Section
13.34.050, the proposed facility is meeting. If the proposed mounting technique is not a preferred technique, the applicant shall provide a list (by address and assessor's parcel number) and a map at a one to 200 scale of all such buildings/sites within the service area; what good faith efforts and measures were taken to secure each of these preferred mounting location/sites; describe why each such site was not technologically, legally or economically feasible and why such efforts were unsuccessful; and how and why the proposed site is essential to meet service demands for the geographic service area and the Citywide network.
13. Cumulative Effects. Identify the location of all the applicant's
antennas and backup facilities and location of other wireless telecommunications
facilities on and near the property; include the following:
a. Height. The height of all existing and proposed wireless telecommunications
facilities on the property, shown in relation to the height limit
for the zoning district;
b. Antennas. The dimension of each existing and proposed antenna, base
transceiver station, equipment cabinet and associated building and
backup equipment on the property;
c. Power Rating. The power rating for all existing and proposed backup
equipment;
d. Total Watts. The total number of watts per installation and the total
number of watts for all installations on the building (roof or side);
e. Facilities Within 100 Feet. The number and types of wireless telecommunications
within 100 feet of the proposed site and provide estimates of the
cumulative electromagnetic radiation emissions at the proposed site.
C. Co-Location
Agreement. All wireless telecommunications carriers shall provide
a letter stating their willingness to allow other carriers to co-locate
on their facilities wherever technically and economically feasible
and aesthetically desirable. When determined to be technically feasible
and appropriate, the Director may require unutilized space to be made
available for co-location of other wireless telecommunications facilities,
including space for entities providing similar, competing services.
Co-location is not required in cases where the addition of the new
service or facilities would cause quality of service impairment to
the existing facility or if it becomes necessary for the host to go
off-line for a significant period of time.
D. The
applicant shall provide a list of planned or anticipated facilities
within the City, and their anticipated construction schedules. The
Director may require concurrent processing of planned facilities.
E. At
the discretion of the Director the applicant may be required to provide
an authorization waiver to permit the City to hire an independent,
qualified consultant to evaluate any technical aspect of the proposed
wireless telecommunications facility, including, but not limited to,
compliance with applicable Federal emission standards, potential for
interference with existing or planned public safety emergency response
wireless telecommunications facilities, or analysis of feasibility
of alternate sites, screening methods or devices. Any authorization
for this purpose shall include an agreement by the applicant to reimburse
the City for all reasonable costs associated with the consultation.
Any proprietary information disclosed to the City or the consultant
is hereby deemed not be a public record, shall remain confidential,
and not be disclosed to any third party without the express consent
of the applicant.
F. Any
other relevant information as required by the Director.
(Ord. 566 § 3, 2019)
The following general requirements apply at all times to all
wireless telecommunications facilities located in all zoning districts:
A. Each
facility must comply with any and all applicable provisions of the
Santee Municipal Code, including, but not limited to, provisions of
the Building Code, as amended by the City, and any conditions of approval
imposed as part of the approval process.
B. Each
facility must comply with any and all applicable regulations and standards
promulgated or imposed by any State or Federal agency, including,
but not limited to, the Federal Communications Commission and the
Federal Aviation Administration.
C. The
facility must at all times comply with all applicable health requirements
and standards pertaining to RFR emissions.
D. Interference
with City communications systems is prohibited. All proposed facility
applications shall include reports, as required by the Fire Department,
to evaluate potential interference. The applicant shall be responsible
for any costs incurred by the City, including the costs of retaining
consultants, to review and analyze the reports.
E. Without
limitation, the provisions of this chapter do not permit placement
of wireless telecommunications facilities in the public right-of-way
without an encroachment permit authorizing such placement issued by
the City, or permit placement of wireless telecommunications facilities
on private property without the permission of the property owner.
(Ord. 566 § 3, 2019)
Location preference for wireless telecommunications facilities
should be given to:
A. Co-Location
Sites. Co-located and multiple-user wireless telecommunications facilities
may be required when, in the determination of the Director, it is
technically feasible and appropriate and will minimize overall visual
impact to the community.
B. Property
designated industrial or commercial, unless otherwise prohibited pursuant
to this chapter.
C. Facilities
Attached or Sited Adjacent to Existing Structures. Appropriate types
of existing structures may include, but are not limited to: buildings,
water tanks, telephone and utility poles, sign standards, traffic
signals, light standards and roadway overpasses.
D. Sites
that are not highly visible from adjacent roadways.
E. Unless
otherwise indicated in this chapter, no wireless telecommunications
facility shall be installed on an exposed ridgeline or on property
located within the Hillside Overlay District or along a scenic road
or scenic corridor as designated in the Santee General Plan unless
the facility blends with the surrounding existing natural and man-made
environment to the maximum extent possible and a finding is made that
no other location is technically feasible.
(Ord. 566 § 3, 2019)
The following antenna and equipment siting and mounting techniques
are preferred:
A. Façade
mounted antennas that meet the visual requirements specified in this
chapter;
B. Roof
mounted antennas that are not visible to the public; and
C. Monopoles
or freestanding towers that utilize stealthing techniques.
(Ord. 566 § 3, 2019)
In addition to all other requirements set forth in this chapter,
all wireless telecommunications facilities shall meet the following
design requirements:
A. All
facilities shall be designed to minimize the visual impact to the
greatest extent feasible by means of placement, screening, and camouflage
and to be compatible with existing architectural elements, building
materials and other site characteristics. The applicant shall use
the smallest and least visible antennas possible to accomplish the
coverage objectives.
B. Colors
and materials for facilities shall be nonreflective and chosen to
minimize visibility. Facilities, including support equipment and buildings,
shall be painted or textured using colors to match or blend with the
primary background.
C. Wireless
support structures and base stations shall be illuminated as required
by the FCC and/or the Federal Aviation Administration (FAA). If allowed
under FAA and other governmental regulations, alternatives to strobe
lighting shall be used at night and lighting shall be shielded to
ensure that lighting is focused toward the top of the wireless support
structure or base station. Lightning arresters and beacon lights shall
not be included in the design of facilities unless required by the
FAA and shall be included when calculating the height of facilities
such as lattice towers and monopoles.
D. Façade-mounted
equipment shall be architecturally integrated into the building design
and otherwise made as unobtrusive as possible. Antennas must be located
entirely within an existing or newly created architectural feature
so as to be completely screened from view.
E. Satellite
dish or parabolic antennas shall be situated as close to the ground
as possible to reduce visual impact without compromising their function.
F. Where
appropriate, facilities shall be installed so as to maintain and enhance
existing landscaping on the site, including trees, foliage and shrubs,
whether or not utilized for screening.
G. All
monopoles and lattice towers shall be designed to be the minimum functional
height and width required to support the proposed antenna installation.
Freestanding monopoles shall incorporate stealth techniques to minimize
their prominence.
H. Roof-mounted
antennas shall be constructed at the minimum height possible to serve
the operator's service area and shall be set back from the edge of
the building or otherwise screened with the building parapet to minimize
their visibility.
I. Support
equipment pads, cabinets, shelters and buildings require architectural,
landscape, color, or other camouflage treatment to minimize visual
impact. Equipment shelters and buildings shall not be used for the
storage of any excess equipment or hazardous waste (e.g., discarded
batteries). No outdoor storage yards shall be allowed in an equipment
compound. Equipment compounds shall not be used as habitable space.
J. No
freestanding facility such as a monopole, lattice tower, or similar
structure including ancillary support equipment may be located between
the face of a building and a public street, bikeway or park.
K. The
City shall retain the authority to limit the number of antennas with
related equipment and providers to be located at any site and adjacent
sites in order to prevent negative visual impact associated with multiple
facilities.
L. Freestanding
facilities, including towers, lattice towers, and monopoles, shall
not exceed the maximum height of the base district by more than 15
feet. The height of a freestanding facility shall be measured from
the natural undisturbed ground surface below the center of the base
of the tower itself to the tip of the highest antenna or piece of
equipment attached thereto. In the case of roof-mounted towers, the
height of the tower includes the height of the portion of the building
on which it is mounted.
M. No
telecommunications facility that is readily visible from off-site
shall be installed on a site that is not already developed with a
telecommunications facility unless a finding is made, based on technical
evidence acceptable to the Director, as appropriate, showing a clear
need for this facility that no technically feasible alternative site
exists.
(Ord. 566 § 3, 2019)
In all zoning districts, a conditional use permit shall be required
for any wireless telecommunications facility not otherwise specifically
enumerated or defined in this chapter.
(Ord. 566 § 3, 2019)
All improvements, including foundations and appurtenant ground
wires, shall be removed from the property and the site restored to
its original pre-installation condition within 180 days of cessation
of operation or abandonment of the facility. A wireless telecommunications
facility shall be considered abandoned if it fails to be utilized
for its intended and permitted purpose for a period of 180 days, except
in the event of damage to the structure and with notice of such damage
to the Director. Should a permittee fail to remove all improvements
within 30 days of abandonment, cessation of operation or notice from
the City, then the City may remove the facility at the sole cost of
the permittee. If the permittee fails to pay the City its costs incurred,
the City shall be entitled to act on the bond required in this chapter
for reimbursement.
(Ord. 566 § 3, 2019)
Notwithstanding any other provision of this chapter to the contrary,
the City may grant an exception to any of the requirements of this
chapter, if the City makes a finding that the applicant has demonstrated
that the refusal of the City to allow such a use would prohibit or
have the effect of prohibiting the provision of personal wireless
services within the meaning of 47 USC Section 332(c)(7), or otherwise
is preempted or prohibited by State or Federal law.
(Ord. 566 § 3, 2019)
Notwithstanding any other provision of this title, including Section
13.04.110, the following additions, modifications or changes shall be permitted at a wireless telecommunications facility that qualifies as a legal nonconforming use:
B. A co-location
or modification that constitutes an eligible facilities request.
Any of the above changes shall be subject to all applicable
provisions of this chapter, including the receipt of an antenna permit
as necessary.
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(Ord. 566 § 3, 2019)