Goals, Objectives and Policies

GOAL: Enable telecommunications providers to furnish comprehensive and efficient wireless communication services to the community, while minimizing the adverse impacts their facilities may have on neighboring properties.

OBJECTIVE 1: Assure safety

POLICIES:

  1. Require building plans to show that the proposed facility meets all local and federal safety and health requirements.
  2. Require separation of towers and residences by a distance equal to at least 110 percent of the height of the tower.
  3. Require removal of abandoned towers or other wireless communication facilities.
  4. Support the use of wireless communications in the Emergency 911 Communication System.
  5. Comply with any future Federal standards for use of wireless facilities in the Homeland Security effort.

OBJECTIVE 2: Promote comprehensive and efficient wireless communication services.

POLICIES:

  1. Licensed wireless telecommunications shall be allowed to locate in all zoning districts, subject to complying with the policies of this plan and the requirements of the Zoning Ordinance.
  2. Regulation and review of telecommunications facilities shall comply with the Telecommunications Act of 1996.
  3. A standing wireless communications committee shall be formed and shall meet at least twice a year to review changes in technology that may require further review of policies and regulation.
  4. The range of incentives for unobtrusive telecommunications installations shall be expanded. (See Objective 7).
  5. A database of wireless communication facilities shall be established and maintained.

OBJECTIVE 3: Ensure compatibility with adjacent land uses

POLICIES:

  1. Require use on review approval when the design or location of telecommunications facilities would cause an unreasonable intrusion on other properties by way of appearance, noise, lighting, removal of vegetation or where such facilities could have an adverse impact on the future development pattern proposed by the General Plan and sector plans.
  2. In approving a telecommunications installation, MPC must make the following findings in accordance with the Zoning Ordinance.

    The proposed facility:

    • A. Is consistent with adopted plans and policies, including the General Plan and the sector plans.
    • B. Is in harmony with the general purpose and intent of these zoning regulations.
    • C. Is compatible with the character of the neighborhood where it is proposed, and with the size and locations of buildings in the vicinity.
    • D. Will not significantly injure the value of adjacent property by noise, lights, fumes, odors, vibration, traffic congestion or other impacts, which may detract from the immediate environment.
    • E. Is not of a nature or so located as to draw substantial additional traffic through residential streets.
    • F. Is reasonably necessary for the convenience and welfare of the community.
    • G. Will not have an adverse impact on the character of the neighborhood in which the site is located.

  3. The nature of development in the surrounding area is not such as to pose a potential hazard to the proposed use or to create an undesirable environment for the proposed use.
  4. Additionally, the Planning Commission must find that the facility complies with the specific requirements for commercial telecommunications facilities included in the Zoning Ordinance.
  5. Section 6, Guidelines for Tower Placement and Appearance, provides a variety of suggested standards and techniques for avoiding adverse visual impacts and promoting compatibility with adjacent neighborhoods. Use on review applicants should use these or similar techniques to the extent possible to reduce the impacts of telecommunications installations on neighboring properties and the landscape. The Planning Commission should accept compliance with the guidelines as compliance with the ordinance requirements regarding visual impacts.
  6. Require photo-simulation of the appearance of the proposed facility as viewed from the street right-of-way in front of a sampling of affected dwellings.

OBJECTIVE 4: Protect revitalization and redevelopment areas, historic districts and other like areas of considerable public investment

POLICIES:

Require compliance with Section 106 of the National Environmental Policy Act, which requires review of licensed telecommunications facilities to prevent degradation of historic or architectural resources.

OBJECTIVE 5: Avoid adverse visual impacts to the city/county landscape

POLICIES:

  1. Where new tower construction is found absolutely necessary, compatible design measures, such as monopole towers at reduced heights, camouflaging techniques, and screening should be instituted to minimize detrimental effects to the community.
  2. The following order of preference will be used in regulating and approving sites for telecommunications facilities. (While these approaches to tower siting are listed from most to least preferable, all of the approaches are encouraged by this plan.)

    A. Co-location of facilities on existing towers, buildings, or other structures.

    B. Locations where natural topography, existing vegetation, building or other structures screen the facilities from public view

    C. Locations where stealth towers or alternative tower structures may be used to hide antennas and related equipment

    D. Locations in undeveloped areas or industrial or general commercial areas where the impacts on view sheds and residential areas are minimal.

    E. Within residential areas, non-residential sites such as churches, large parking areas, golf courses and cemeteries where facilities can be installed with minimal impact on view sheds or residences.

    F. Locations where low monopoles with low profile antenna arrays can blend in with comparably sized utility poles or similar structures.

  3. Section 6, Guidelines for Tower Placement and Appearance, provides a variety of suggested standards and techniques for avoiding adverse visual impacts and promoting compatibility with adjacent neighborhoods.

OBJECTIVE 6: Discourage unnecessary proliferation of wireless facilities.

POLICIES:

  1. Construction of new communication towers should be an option of last resort. To the extent feasible, antennas should be co-located on existing towers or located on building rooftops and other suitable structures.
  2. Regulation of wireless communication facilities shall continue to encourage Co-location with expedited review procedures, "permitted use" status, and incentives.
  3. Approval of new towers or structures, other than Co-location, shall require a demonstration of need and feasibility, including a demonstration that good faith efforts have been made by the permit applicant to comply with the Co-location policy.
  4. The Planning Commission will need to consider revisions to the Co-location policy for lower towers that may be necessary to supplement capacity of the network or avoid neighborhood impacts.

OBJECTIVE 7: Provide incentives for antenna support structures that are visually unobtrusive and that are compatible with their surroundings.

POLICIES:

  1. 1. The following telecommunications uses are administratively approvable by the chief building official when all applicable development standards are met:

    A. Antennas located on existing structures, including existing telecommunications towers, so long as the antenna:

    • Complies with applicable FCC and FAA regulations and does not extend more than 30 feet above the highest point of the structure.
    • (In the county only) is placed on towers in commercial or industrial zones over 500 feet away from any residential zoning district or dwelling structure.
    • Consideration should be given to extending this list to include the licensed wireless telecommunications facilities as suggested in Section 7, Recommendations for Incentives.