[Ord. No. 3760 § 2, 12-18-2017]
Statement of Purpose. The general purpose of this Chapter is to regulate the placement, construction, and modification of telecommunications 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 of Fenton. Specifically, this Chapter is intended to:
Provide for the appropriate location and development of telecommunications facilities and systems to serve the citizens and businesses of the City of Fenton;
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;
Ensure that any new wireless communications facilities are located in an area compatible with the neighborhood or surrounding community to the extent possible; and
Ensure that regulation of wireless communications facilities does not have the effect of prohibiting the provision of personal wireless services, and does not unreasonably discriminate among functionally equivalent providers of such service and promotes the provision and availability of communication services within the City.
Applicability; Preemption. Notwithstanding any ordinance to the contrary, the procedures and regulations set forth in this Chapter shall be applicable to all wireless communications facilities existing or installed, built or modified after the effective date of this Chapter to the fullest extent permitted by law. No provision of this Chapter 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furthermore, if any section, subsection, sentence, clause, phrase, or portion of this Chapter is now or in the future superseded or preempted by State or federal law or found by a court of competent jurisdiction to be unauthorized, such provision shall be automatically interpreted and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.
Editor's Note: Section 1 of this ordinance provides that the whereas clauses, which include legislative authority and legislative findings, are specifically incorporated into this ordinance by reference. The complete text of this ordinance, including said whereas clauses, is on file in the City offices. Section 2 of this ordinance repealed former Ch. 491, Telecommunications Facility and Antenna Regulations, adopted and/or amended by Ord. No. 3001 § 1, 12-23-2008.
[Ord. No. 3760 § 2, 12-18-2017]
As used in this Chapter, the following terms shall have the meanings and usages indicated:
- Any device that transmits and/or receives wireless 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.
- AGL (ABOVE GROUND LEVEL)
- 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.
- A structure for the protection and security of communications equipment associated with one (1) or more antennas where direct access to equipment is provided from the exterior and that has horizontal dimensions that do not exceed four (4) feet by four (4) feet, and vertical height that does not exceed six (6) feet.
- The Community Improvement Director or his/her designee or official acting in such capacity.
- A. Any freestanding, man-made structure designed for the support of antennas, the presence of which is camouflaged or concealed as an appropriately placed and designed 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 structure. Such structures may include but are not limited to clock towers, campaniles, observation towers, light standards, flag poles, and artificial trees. For purposes of this definition, a structure "camouflaged or concealed as an appropriately placed and designed architectural or natural feature" shall meet the following additional criteria:
- 1. 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;
- 2. It does not contain distorted proportions, size, or other features not typically found on the type of structure or feature which it is designed to replicate;
- 3. It cannot be identified as an antenna support structure by persons with reasonable sensibilities and knowledge;
- 4. 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
- 5. It is of a height, design, and type that would ordinarily occur at the location and neighborhood selected.
- B. 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 approved in the same manner as required for an original construction of such disguised support structure. If the applicant does not wish to have such a covenant, the application shall not qualify as a disguised support structure, unless another mechanism is proposed and approved to ensure that the disguise is not subsequently eliminated or materially detrimentally altered.
- EXISTING STRUCTURE
- Any structure capable of supporting wireless communications facilities (other than a support structure) in full conformance with the design and other requirements of this Chapter and is:
- The Federal Aviation Administration.
- The Federal Communications Commission.
- The vertical distance measured from the average grade of the base of the structure at ground level to its highest point and including the main structure and all attachments thereto.
- INCIDENTAL USE
- 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 antennas, or any change to a 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 antennas 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.
- A. An antenna and associated equipment of:
- 1. No more than four (4) cubic feet in volume comprised of no more than twelve (12) square feet of exterior surface area (excluding the surface width equal to the width of the support structure or 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;
- 3. Not exceeding six (6) feet above the top of the existing structure for a total height not exceeding forty-five (45) feet [nor taller more than six (6) feet above the average of similar poles within three hundred (300) feet];
- 4. A similar color to the existing structure;
- 5. Any portion above the existing structure shall be concealed and of the same dimensions and appearance so as to appear to be a natural extension of the existing structure; provided that up to two (2) rod antenna less than two (2) inches in diameter and a height of not more than thirty-four (34) inches may be located exposed directly over the existing structure in lieu of an enclosure or concealment; and
- 6. Shall not emit noise audible from the building line of any residential zoned or used property.
- B. Volume shall be the measure of the exterior displacement of the small wireless facility.
- SUPPORT STRUCTURE
- A tower or disguised support structure.
- A structure designed for the support of one (1) or more antennas and including guyed towers, self-supporting (lattice) towers, or monopoles, but not disguised support structures or buildings. The term shall also not include any support structure that includes 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.
- WIRELESS COMMUNICATIONS FACILITY
- Any antenna, small wireless facility, cabinet, shelter, and support structure and associated equipment.
[Ord. No. 3760 § 2, 12-18-2017]
Applications. Applications for permitted, administrative, or conditional uses pursuant to this Chapter shall be subject to the supplementary procedures in this Chapter. 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, and information as required thereon or by the City, consistent with this Chapter. Applications shall be accompanied by a building permit application and other applicable forms, and such application fees as may be established to reimburse the City for its inspection and review costs.
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.
[Ord. No. 3760 § 2, 12-18-2017]
Principal or Incidental Use. towers may be either a principal or incidental use in all non-residential districts, subject to any applicable requirement 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.
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 or antenna, including small wireless facility, 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 Chapter, 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 City rights-of-way:
The most restrictive adjacent underlying zoning district classification shall apply unless otherwise specifically zoned and designated on the Official Zoning Map; and
No application shall be submitted for permit approval without attaching the City's consent to use the rights-of-way for the specific application.
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 wireless communications facilities, and including all required licenses, permits, and taxes applicable to such structure and/or modification. 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 Chapter shall be granted for any applicant having an uncured violation of this Chapter, any zoning regulation regarding the lot on which the structure is proposed, or any other governmental regulatory, licensing, or tax requirement applicable to such wireless communications facilities within the City.
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, alter, or modify wireless communications facilities. Additional measures may be required as a condition of the issuance of a building permit as deemed necessary by the Director or by the Board of Aldermen in the case of a special use permit.
Lighting. Antennas, small wireless facilities, 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, alter, or modify the antenna, small wireless facilities, or support structure. Lighting may also be approved as a consistent component of a disguised support structure. Equipment cabinets and shelters may have lighting only as approved by the Director or Board of Aldermen in the case of a special use permit.
Signs. Except for a disguised support structure in the form of an otherwise lawfully permitted sign, the placement of advertising on wireless communications facilities is prohibited other than identification signage of not greater than one (1) square foot on ground equipment.
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 special use permits, consistent with the requirements of this Chapter. Unpainted galvanized steel support structures are not permitted.
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.
Antenna Design. Antennas attached to a disguised support structure shall be contained within the disguised support structure or within or mounted flush on the surface of the disguised support structure so as not to defeat the disguised design. Antennas attached to a tower shall be contained within the tower or mounted flush on the surface of the tower to which they are mounted. All antennas attached to an existing building or structure shall be of a color identical to the surface to which they are mounted. antennas 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 antennas shall be designed to be disguised and maximally concealed on or within the support structure or other structure. Exposed antennas on crow's nest or other visible platforms or extensions are prohibited.
Height. Support structures and antennas 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 may exceed underlying zoning district height restrictions for buildings and structures only where shown to be necessary, provided that no reasonable alternative exists. 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 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.
Monopole Design. All towers shall be of a monopole design. Lattice, guyed towers, or other non-monopole tower designs shall not be permitted.
Compound Walls/Landscaping. All towers shall be surrounded by a minimum of a six-foot-high decorative wall constructed of brick, stone, or comparable masonry materials and a landscape 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 landscape strip shall be exterior to any security wall. In lieu of the required wall and landscape strip, an alternative means of screening may be approved by the Director, or by the Board of Aldermen in the case of a special use permit, 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.
Setbacks. All support structures, including any portions of any wireless communications facilities thereon and related structures, fences, and walls (except for parking associated with the wireless communications facility) shall be separated from any public 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. In addition, a tower must be located more than seventy-five (75) feet from any residential dwelling unit and at least one hundred (100) feet from any trail, park, or outdoor recreation area, and no tower that is readily visible from off-site shall be installed closer than one-half (1/2) mile from another readily visible tower unless it is situated on a multiple-user site, or blends with the surrounding existing natural and man-made environment in such a manner as to be effectively unnoticeable.
Storage. Vehicle or outdoor storage on any wireless communications facilities site is prohibited, unless otherwise permitted by the zoning district.
Parking. On-site parking for periodic maintenance and service shall be provided at all antenna or support structure locations consistent with the underlying zoning district and the type of antenna or support structure approval granted.
Public Property. wireless communications facilities located on property owned, leased, or otherwise controlled by the City shall be subject to the requirements of this Chapter. A license or lease with the City authorizing the location of such wireless communications facilities shall be required for each site.
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.
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 or more public hearings on co-location to a certified historic structure are held.
Administration. The Director shall have the authority to establish forms and procedures consistent with this Chapter and applicable federal, State, and local law to ensure compliance and to facilitate prompt review and administration of applications.
[Ord. No. 3760 § 2, 12-18-2017]
Permitted Use. The placement of wireless communications facilities fully conforming with the general requirements in this Chapter are permitted in all zoning districts upon submittal of authorization to pursue the specific application from the respective property owner(s) and only as follows:
Co-locations on Existing Support Structures. The attachment of additional or replacement complying antennas or equipment to any existing fully conforming support structure 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 Section 491.040.
Antenna on High-Voltage Towers. The mounting of antennas 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 Chapter and the underlying zoning ordinance are met, except minimum setbacks provided in this Chapter shall not apply.
Antennas on Existing Buildings/Structures. In all districts, (but not on single-family or two-family dwellings), the mounting of antennas on any existing and conforming building or structure (other than a support structure) provided that the presence of the antenna and equipment is concealed by architectural elements or fully camouflaged or concealed by painting a color identical to the surface to which they are attached and further provided that all requirements of this Chapter and the underlying zoning ordinance are met.
Application Procedure. Application for a permitted use under this Section shall require submission of an application 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. 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.
[Ord. No. 3760 § 2, 12-18-2017]
Administrative Approval. The placement of wireless communications facilities fully conforming with the general requirements in this Chapter are permitted in all zoning districts by administrative permit approved by the Director only as follows:
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.
Fast-track small wireless facility approval.
A small wireless facility may be approved administratively by submission of an application, including showing specifications, dimensions, photos, or drawings of completed installation, and property owner consent to pursue the specific application ("owner consent"). Owner consent shall minimally include:
Written consent 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
Written consent of the owner of the structure on which such facility is to be placed.
The applicant is responsible also to obtain and include the written consent of any other real property interest owner that is required to lawfully use that location for the proposed use. A small wireless facility may be exempted from the General Requirements of this Chapter relating to parking/access, setback, and screening set forth in Section 491.040(A)(7)(f), (g), and (i) unless determined by the Director as applicable to the specific location. Provided the applications are complete and address the requirements of this Chapter, the Director shall endeavor to expedite these approvals and may combine multiple applications/locations at one time in a single approval.
Additional Requirements for Location on Public or Private Ways.
In addition to all other applicable requirements, when a small wireless facility is located on a utility pole, streetlight, or similar structure over or adjacent to public or private streets, sidewalks, or other pedestrian or vehicle ways:
The height of all portions of the small wireless facility shall be located at least eight (8) feet above ground level;
No ground equipment shall be permitted; and
No portions of the small wireless facility shall extend horizontally from the surface of the pole or structure more than sixteen (16) inches.
Location, placement, and orientation of the small wireless facility shall, to the extent feasible, minimize the obstruction or visibility from the closest adjacent properties unless otherwise required by the City for safety reasons.
The Director may for good cause shown alter the maximum specifications qualifying as a "small wireless facility" stated in the definition thereof by up to fifty percent (50%) if the carrier demonstrates that it:
The Board of Aldermen may further waive one or more of the requirements to qualify for a small wireless facility approval upon good cause shown by the applicant, including as required by applicable law 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 and must be shown by clear and convincing evidence.
Application Procedures. Applications for administrative permits shall be made on the appropriate forms to the Director consistent with the requirements of this Chapter. 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 applicant shall submit along with its completed application form:
A deposit of one thousand five hundred dollars ($1,500.00); any amount not used by the City shall be refunded to the applicant upon written request after a final decision;
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, walkways, parking areas, and other structures, public rights-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 existing structure, if applicable;
Proof of owner consent to pursue the specific application;
Certified structural analysis as required herein; and
All other information necessary to show compliance with the applicable requirements of this Chapter.
The application shall be reviewed by the Director to determine compliance with the above standards, including, specifically, design, location, safety, and appearance requirements and shall transmit the application for review and comment by other departments and public agencies as may be affected by the proposed facility.
In reviewing an application, the Director may require the applicant to provide additional information, including technical studies. An application shall not be deemed complete until satisfaction of all application requirements and submission of all requested information as provided herein.
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 Chapter. The Director may consider the purposes of this Chapter and the factors established herein for granting a special use permit as well as any other considerations consistent with this Chapter. A decision to deny an application shall be made in writing and state the specific reasons for the denial.
[Ord. No. 3760 § 2, 12-18-2017]
Special Use Permit Required. All proposals to construct or modify wireless communications facilities not permitted by Section 491.050 (Permitted Use) or Section 491.060 (Administrative Approval) or not fully complying with the general requirements of this Chapter shall be permitted only upon the approval of a special use permit authorized consistent with Section 420.020 following a duly advertised public hearing by the Planning and Zoning Commission, subject to the following additional requirements, procedures, and limitations:
Applications. Applications for special 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 special use permits in the Zoning Code and, in addition to such other requirements, shall be accompanied by a deposit of one thousand five hundred dollars ($1,500.00). 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 special use permit under this Section shall be deemed complete until the applicant has paid all fees and deposits required under this Chapter, submitted certified engineering plans, and provided written authorization to pursue the specific application from the real and personal, if any, property owner. Applications requesting any information that is prohibited by federal or State law under the applicable circumstance shall be deemed inapplicable to the subject application.
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.
Additional Minimum Requirements. No special use permit shall be issued unless the applicant has clearly demonstrated by substantial evidence that placement of wireless communications facilities pursuant to Section 491.050 (Permitted Uses) or Section 491.060 (Administrative Approval) of this Chapter is not technologically or economically feasible. The City may consider current or emerging industry standards and practices, among other information, in determining feasibility.
Findings Required. In addition to the determinations or limitations specified herein and by the applicable provisions of Section 420.020 of this Zoning Code for the consideration of special use permits, no special use permit shall be approved by the Board of Aldermen unless findings in the affirmative are made that the following conditions exist:
That the design of the wireless communications facilities, including ground layout, maximally reduces visual degradation and otherwise complies with provisions and intent of this Chapter;
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;
That such use shall not be inconsistent or adversely affect the regular permitted uses in the district in which the same is located; and
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.
Notwithstanding any right that may exist for a governmental entity to operate or construct wireless communications facilities, it shall be unlawful for any person to erect or operate for any private commercial purpose any wireless communications facilities in violation of any provision of this Chapter, regardless of whether such wireless communications facilities are located on land owned by a governmental entity.
[Ord. No. 3760 § 2, 12-18-2017]
Any wireless communications facility or antenna that is no longer in use for its original communications purpose shall be removed at the owner's expense. In the case of multiple operators sharing use of a single support structure, this provision requiring removal of the support structure shall not become effective until all users cease operations.
[Ord. No. 3760 § 2, 12-18-2017]
Except as may otherwise be provided by law, any person violating any provision in this Chapter shall be subject to a fine of not more than five hundred dollars ($500.00) or ninety (90) days in jail or both. Each day the violation continues shall constitute a separate offense.
[Ord. No. 3760 § 2, 12-18-2017]
The procedures of Chapter 160, Administrative Procedure for Review of Certain Actions, shall govern appeals by any aggrieved person of a final action under this Chapter of any City officer, employee, board, commission, or the Board of Aldermen that are claimed by an aggrieved person to be unlawful or an unconstitutional taking of property without compensation. To the fullest extent permitted by law, the review procedures of Chapter 160 shall be exhausted before any action may be filed in any court against the City or its officers, employees, boards, officials or commissions. Nothing herein shall be deemed to unlawfully limit any remedy that is required to be available as a matter of law.