City of Manteca, CA WIRELESS TELECOMMUNICATION FACILITIES

An application for the approval of a wireless communication facility shall include the following information, in addition to all other information required by the City for a Conditional Use Permit application as established in Section 17.10.130 (Conditional Use Permit):

Visual simulations showing what the proposed facility will look like from the surrounding area as viewed from residential properties and public rights-of-way at varying distances, to assist the Approving Authority and the public in assessing the visual impacts of the proposed facility and its compliance with the provisions of this Chapter.

A map or description of the service area of the proposed wireless communication facility and an explanation of the need for the facility.

A map showing the locations and service areas of other wireless communication facility sites operated by the applicant and those that are proposed by the applicant that are close enough to affect service within the city. A written explanation of why adjacent existing wireless communication facilities could not be used for collocation shall be required.

Description of proposed approach for screening all wireless communication facilities from public view including plans for installation and maintenance of landscaping, sample exterior materials, and colors. Where applicable, a plan showing existing surrounding landscaping, proposed landscaping, a landscape protection plan for construction, and a maintenance plan including an irrigation plan.

Narrative description and map showing the coverage area and location of the provider's existing wireless communication facilities and the proposed coverage area of the specific site that is the subject of the application.

Technical information explaining the reasons that a permit is being sought (e.g., whether a new antenna is necessary to accommodate increased demand or to fill a "dead zone" in the provider's coverage area), the reasons that the subject site is considered necessary to accomplish the provider's coverage objectives, and the reasons that the proposed site is the most appropriate location under existing circumstances.

(Ord. 1501 § 1, 2011)

General Development Standards. The following general development standards shall apply to all wireless telecommunication facilities:

All wireless telecommunication facilities shall comply with all applicable requirements of the City-adopted building code and shall be consistent with the General Plan and this Title, as well as other standards and guidelines adopted by the City, and all applicable state and federal law.

Wireless telecommunication facilities shall be collocated with existing facilities, with other planned new facilities, and with other facilities such as water tanks, light standards, and other utility structures whenever feasible and aesthetically desirable. To facilitate collocation when deemed appropriate, conditions of approval for Conditional Use Permits shall require all service providers to cooperate in the siting of equipment and antennas to accommodate the maximum number of operators at a given site when found to be feasible and aesthetically desirable. The applicant shall agree to allow future collocation of additional antennas and shall not enter into an exclusive lease for the use of the site.

All wireless communication facilities shall comply with the City's Noise Ordinance.

No wireless communication facility shall be sited or operated in such a manner that it poses, either by itself or in combination with other such wireless communication facilities, a potential threat to public health. To this end, no wireless communication facility or combination thereof shall produce, at any time, power densities in any inhabited area that exceed the Federal Communication Commission's Maximum Permissible Exposure (MPE) limits for electric and magnetic field strength and power density for transmitters or any more restrictive standard adopted or promulgated by the City or by the county, state, or federal government.

Removal Provisions. In the event that one or more wireless communication facility or any component thereof, including, but not limited to, antennas, towers, or related equipment, are not operated for the provision of wireless telecommunication services for a continuous period of three months or more, such wireless communication facility or component thereof shall be deemed abandoned. The owner, operator, or other person or entity responsible for the wireless communication facility or component thereof shall remove such items within 30 days following the mailing of written notice from the City that removal is required. If two or more providers of wireless telecommunication services use the wireless communication facility or any component thereof, the period of non-use under this Section shall be measured from the cessation of operation at the location by all such providers. Failure to remove shall constitute a public nuisance and shall be enforced as such.

Development Standards for Antennas (Excluding Amateur Radio Antennas). The following development standards shall apply to receive-only antennas (ground- and building-mounted), parabolic antennas, and satellite earth stations as defined in this Title.

Antenna Location. Parabolic antenna and SES shall be ground-mounted in residential Zoning Districts. In all nonresidential Zoning Districts, building-mounted antennas are preferred. No antenna shall be located in the required front or street side yard of any parcel unless entirely screened from pedestrian view on the abutting street rights-of-way (excluding alleys). In all Zoning Districts, ground-mounted antennas shall be situated as close to the ground as feasible to reduce visual impact without compromising function, and all portions of the antenna shall be set back a minimum of 5 feet from any property line.

Height Limit. The height limit for ground-mounted antenna is 6 feet. However, the height may be increased to a maximum of 12 feet if the setback distance from all property lines is at least equal to the height of the antenna and if the structure is screened in accordance with Subsection 17.88.060(B)(3) (Screening) below. Building-mounted antenna shall not extend above the roofline, parapet wall, or other roof screen or project beyond a maximum of 18 inches from the face of the building or other support structure.

Screening. Ground-mounted antennas shall be screened with a fence, wall, and dense landscaping so that the antenna is not visible from the public right-of-way. Building-mounted antennas shall be screened as follows:

Wall-mounted antennas and ancillary equipment shall be flush-mounted and painted or finished to match the building with concealed cables.

Roof-mounted antennas and ancillary equipment shall be screened from view of public rights-of-way by locating the antenna below the roofline, parapet wall, or other roof screen and by locating the antenna as far away as physically feasible and aesthetically desirable from the edge of the building.

Color. Antennas shall have subdued colors and comprise non-reflective materials which blend with the materials and colors of the surrounding area or building.

Development Standards for Amateur Radio Antennas. Amateur radio antenna structures provide a valuable and essential telecommunication service during periods of natural disasters and other emergency conditions. As such, amateur radio antennas may exceed the height limit and/or the setback provisions of the underlying Zoning District only when such provisions will result in unreasonable limitations on, or prevent, reception or transmission of signals from the amateur radio antennas.

Height Limits. Amateur radio antennas in any district may extend to a maximum height of 75 feet, provided that the tower is equipped with a lowering device (motorized and/or mechanical) capable of lowering the antenna to the maximum permitted height when not in operation.

Location Parameters. All antenna structures shall be located outside of required front and street side yard areas. Antenna structures shall also be set back a minimum distance of 5 feet from interior property lines.

Tower Safety. All antennas shall be located within an enclosed fenced area or have a minimum 5-foot-high tower shield at the tower base to prevent climbing. All active elements of antennas shall have a minimum vertical clearance of 8 feet.

Development Standards for Tower. The following development standards shall apply to towers (including collocation facilities).

Site Design. All wireless communication facilities (including related equipment) shall be designed to minimize the visual impact to the greatest extent feasible, considering technological requirements, by means of placement, screening, camouflage, to be compatible with existing architectural elements, landscape elements, and other characteristics of the site on which they are located. The applicant shall use the smallest and least visible antennas feasible to accomplish the owner/operator's coverage objective. A visual impact analysis is required to demonstrate how the proposed facility will appear from public rights-of-way (including public trails).

Safety Design. All facilities shall be designed so as to be resistant to and minimize opportunities for unauthorized access, climbing, vandalism, graffiti, and other conditions which would result in hazardous conditions, visual blight, or attractive nuisances.

Location. Towers shall not be located in any required front or street side yard in any Zoning District. The setback distance from any abutting street right-of-way, residential property line, or public trail shall be equal to the height of the facility (tower and related equipment). Otherwise, the minimum setback distance from all other property lines shall be at least equal to 20 percent of the height of the tower. In order to facilitate collocations, setback distance will be waived for placement of antennas on existing towers when there is no increase in the overall height of the tower.

Height Limit. The height limit for towers shall be compatible with existing development and surrounding land uses. There is no height limit specified for collocations on existing structures, provided wireless communication facilities are screened from view of abutting street rights-of-way or camouflaged by matching the color(s) and/or material(s) of the structure to which it is attached.

Lighting. Towers and related equipment shall be unlit except as provided below:

A manually operated or motion-detector-controlled light above the equipment shed door may be provided. Such light shall remain off except when personnel are present on site at night.

The minimum tower lighting required under Federal Aviation Administration regulation.

Where tower lighting is required, such lighting shall be shielded or directed downward to the greatest extent possible to ensure that such light does not spill over onto abutting properties, especially residential Zoning Districts or uses.

Landscaping

Where appropriate, wireless communication facilities shall be installed in a manner that maintains and enhances existing landscaping on the site, including trees, foliage, and shrubs, whether or not utilized for screening. Additional landscaping shall be planted around the tower and related equipment to buffer abutting residential Zoning Districts or uses, and to buffer public trails in accordance with the following standard.

Perimeter of Leased Area of the Wireless Communication Facility. Landscaping around the perimeter of the facility (e.g., leased area) shall include dense tree and shrub plantings with necessary irrigation. Wireless communication facilities shall be developed with an immediate landscape screen. Trees shall be fast-growing evergreen species, a minimum of 24-inch box in size. Shrubs shall be a minimum of 15-gallon size covering a minimum planter area depth of 5 feet around the facility. Trees and shrubs shall be planted no further apart on center than the mature diameter of the proposed species.

Design/Finish. New towers shall be camouflaged whenever possible. If not feasible to camouflage, then the tower and related equipment shall have subdued colors and non-reflective materials that blend with the colors and materials of surrounding areas.

Advertising. The tower and related equipment shall not bear any signs or advertising devices other than certification, warning, or other required seals or signs.

(Ord. 1501 § 1, 2011)