[Ord. No. 01-024 §1, 10-4-2001; Ord. No. 02-017 §1, 6-10-2002]
A. Purpose. The purpose of this Section is to:
1. Provide for the appropriate location and development of communication
facilities and systems to serve the citizens and businesses of the
City.
2. Minimize adverse visual impact of communications antennas and towers
through careful design, setting, landscape screening and innovative
techniques.
3. Protect residential areas/land uses from potential adverse impacts
of towers.
4. Maximize the use of existing and new towers so as to minimize the
need to construct new or additional facilities.
5. Maximize and encourage the use of disguised support structures and
antenna support structures so as to ensure the architectural integrity
of designated areas within the City and the scenic quality of protected
natural habitats.
6. To promote and encourage shared use/co-location of towers as a primary
option rather than construction of additional towers.
B. Definitions. As used in this Section, the following terms
shall have the meanings and usages indicated:
ANTENNA
Any device that transmits or receives radio frequency signals
for voice, data or video communication purposes including, but not
limited to, television, AM/FM radio, microwave, cellular telephone
and similar forms of communication. The term shall exclude satellite
earth station antennas less than six (6) feet in diameter and any
receive-only home television antennas.
ANTENNA SUPPORT STRUCTURE
Any building or other structure such as a water tower, other
than a tower or a disguised support structure as herein defined, which
can be used for the location of telecommunications.
COMMUNICATIONS EQUIPMENT CABINET
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.
COMMUNICATIONS EQUIPMENT SHELTER
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.
DISGUISED SUPPORT STRUCTURE
Any freestanding, manmade structure used for the support
of communications antennas, the presence of which is camouflaged or
concealed as an architectural or natural feature. Such structures
may include, but are not limited to, clock towers, campaniles, observation
towers, light standards, flagpoles and artificial trees.
FAA
The Federal Aviation Administration.
FCC
The Federal Communications Commission.
HEIGHT
The vertical distance measured from the base of the structure
at ground level to its highest point and including the main structure
and all attachments thereto.
TOWER
A structure designated for the support of one (1) or more
antennas including mixed towers, self supporting (lattice) towers
or monopoles but not disguised support structures or antenna support
structures as herein defined. The term shall not include support structure
owned and operated by an amateur radio operator licensed by the Federal
Communications Commission.
C. Permitted Uses. The following shall be permitted in non-residential zones subject to the issuance of a building permit by the Building Commissioner, providing that drawings and other documentation are submitted showing compliance with Subsection
(F) of this Section.
1. The attachment of additional or replacement antennas to any tower
or the addition of communications equipment shelters or cabinets to
any tower site existing prior to approval of this Section in accordance
with these regulations.
2. The mounting of antennas on any existing antenna support structure.
This shall not include the mounting of antennas on signs.
3. The installation of antennas or towers on structures or land owned
by the City will be a first priority for location selection subject
to approval by the Board of Aldermen.
D. Appeals. Appeals from the denial of a building permit, by the Building Commissioner/Public Works Coordinator under Subsection
(C), when the denial is based on failure to comply with the provisions of this Section, shall be made to the Board of Adjustment. Any decision of the Board of Adjustment upholding a decision to deny a building permit under Subsection
(C) shall be in writing and supported by substantial evidence contained in the written record.
E. Special Exception Uses. It is the policy of the City of
Herculaneum to minimize the number of towers and to encourage the
co-location of antennas of more than one (1) wireless communications
service provider on a single tower.
Construction of new communications towers or any alteration of a communications tower not covered under subsection
(C) above shall be allowed only after the issuance of a special use permit.
1. Applications for special exception permits shall be filed and processed in the manner established under Section
415.030 of the Code of Ordinances, City of Herculaneum, and shall include:
a. The names, addresses and telephone numbers of all owners (including
the applicant) of other towers or disguised support structures which
are capable of providing a location to construct the telecommunications
facilities that are planned to be housed or located on the tower within
the City of Herculaneum and within one-half (½) mile of the
City limits of the City of Herculaneum.
b. Written documentation that the applicant made diligent but unsuccessful
efforts for permission to install or co-locate the applicant's telecommunications
facilities on City-owned towers or antenna support structures.
c. Written documentation that the applicant made diligent but unsuccessful
efforts to install or co-locate the applicant's telecommunications
facilities on towers or useable antenna support structures owned by
other persons.
d. Written documentation stating whether the applicant's telecommunications
facilities are technically capable of being installed or co-located
on another person's tower or support structure.
e. If the applicant asserts that its antenna or other facilities are
technically infeasible of being installed or co-located on another
person's tower or support structure, a written statement from the
applicant setting forth in detail the reason(s), with regard to each
person contacted, why such installation or co-location is technically
or economically infeasible.
f. If the tower is designated to accommodate one (1) or more additional
carriers, the application shall designate the nature of the co-location
that will be accommodated.
g. A site plan drawn to scale specifying the equipment shelters and
cabinets, parking layout, landscaping, screening and the zoning designation
of the site.
Items (a) through (g) above shall be certified as to accuracy
by a professional engineer.
2. In rendering its decision on a special use permit request, the Board
of Aldermen shall consider the following:
a. Whether or not existing towers are located within the geographic
area necessary to meet the applicant's engineering requirements.
b. Whether or not existing towers, structures or buildings within the
applicant's required geographic area are of sufficient height to meet
system engineering requirements.
c. Whether or not existing towers or structures have sufficient structural
strength to support the applicant's proposed antennas.
d. Whether or not the fees, costs or other contractual terms required
by the owner(s) of existing tower(s), structure(s) or building(s)
within the required geographic area of the applicant or to retrofit
the existing tower(s) or structure(s) are reasonable.
e. Whether or not there are other limiting conditions that render existing
towers, structures or buildings within the applicant's required geographic
area unsuitable.
f. Whether or not the proposal minimizes the number and size of towers
or structures that will be required in the area.
g. Whether or not the applicant has previously failed to take advantage
of available shared use opportunities provided by this Section or
otherwise.
h. Whether or not the applicant has provided sufficient evidence indicating
that the tower will be made available for use by others, subject to
reasonable technical limitations and reasonable financial terms.
3. Written record. Any decision to deny a request to
construct or alter a tower shall be in writing and supported by substantial
evidence contained in the written record.
F. General Requirements. The requirements set forth in this
Section shall be applicable to all antenna towers installed, built
or altered after the effective date of this Section to the full extent
of the law.
1. Regulatory compliance. All antennas and towers shall
meet or exceed current standards and regulations of the FAA, FCC and
any other State or Federal agency with the authority to regulate communications
antennas and towers. Should 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.
2. Security. All antennas and towers shall be protected
from unauthorized access by appropriate security devices. A description
of proposed security measures shall be provided as part of any application
to install, build or alter antennas or towers. Additional measures
may be required as deemed necessary by the Board of Aldermen in the
case of a special use permit.
3. Lighting. Antennas and towers 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
alter the antenna or tower. Strobe lights shall not be used unless
required by the FAA or other State or Federal agency with authority
to regulate.
4. Advertising. Placement of advertising on structures
regulated by this Section is prohibited.
5. Height. The height of a tower shall be governed
by the underlying engineering requirements; however, when rendering
its decision on a special use permit for a new tower, the Board of
Aldermen may allow an increase in height as it deems appropriate.
6. Design.
a. Towers shall maintain a galvanized steel finish or, subject to the
requirements of the FAA or any applicable State or Federal agency,
be painted a neutral color consistent with the natural or manmade
environment of the site.
b. At the discretion of the Board of Aldermen equipment shelters, cabinets
and guy anchors shall be screened from view by a permanent screen
consisting of a masonry wall, wood fence, landscaping material or
combination thereof at least eight (8) feet in height.
c. All towers shall meet the setback and yard requirements of the applicable
zone. In addition, all towers shall be separated from any off-site
residential structure or the boundary of any residentially zoned property
a distance equal to the height of the tower.
d. Ground anchors of all guyed towers shall be located on the same parcel
as the tower and meet the setbacks of the applicable zone.
e. On-site parking for periodic maintenance and service shall be provided
at all tower locations.
f. The horizontal dimensions of a communications equipment cabinet shall
not exceed four (4) feet by six (6) feet.
g. Materials or equipment which are not in direct support of an antenna
shall not be stored in a shelter.
G. Obsolete Tower Structures And Antennas. Any tower or disguised support structure which is not occupied by active antennas for a period of twelve (12) months or any antenna which is not used for a period of twelve (12) months shall be removed at the owner's expense. The Building Commissioner/Public Works Coordinator is authorized to order the owner of any private property to remove any unused tower or antenna on the owner's property within a reasonable time specified by the Building Commissioner/Public Works Coordinator. The order shall require the tower or antenna to be removed unless the owner, within ten (10) days of receipt of the order, appeals the matter to the Board of Adjustment pursuant to Section
435.020. If the Board of Adjustment finds that a tower has not been occupied by the active antennas for twelve (12) months or an antenna has not been used for twelve (12) months, it shall order the tower or antenna to be removed within a specified time. If the unused tower or antenna is not removed as specified in an unappealed order of the Building Commissioner/Public Works Coordinator or as specified by the Board of Adjustment, the Building Commissioner/Public Works Coordinator may cause the tower or antenna to be removed. The Building Commissioner/Public Works Coordinator shall submit the actual cost of such removal to the owner of the property. If the owner does not pay the cost within thirty (30) days of receipt the Building Commissioner/Public Works Coordinator shall certify the cost to the City Administrator who shall cause a special tax bill against the property to be prepared and collected. The tax bill shall be due and payable from the date of issuance and shall be a lien on the property from the date of issuance until paid. Tax bills issued pursuant to this Section shall bear interest from the date of issuance at statutory rate as set forth in Section 88.814 RSMo.
H. Commercial Operation Of Unlawful Towers Or Antennas. Notwithstanding
any right that may exist for a Government entity to operate or construct
a tower or structure, it shall be unlawful for any person to erect
or operate for any private commercial purpose any new antenna, tower
or disguised support structure in violation of any provision of this
Section regardless of whether such antenna or structure is located
on land belonging to a Governmental entity.