Village of Sea Cliff, NY
Nassau County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Board of Trustees of the Village of Sea Cliff 5-29-2001 by L.L. No. 2-2001. Amendments noted where applicable.]
GENERAL REFERENCES
Building construction — See Ch. 48.
Dish antennas — See Ch. 55.
Environmental quality review — See Ch. 60.
Landmark preservation — See Ch. 80.
Site plan review — See Ch. 107.
This chapter shall be known and may be cited as the "Wireless Telecommunications Facilities Siting Law for the Incorporated Village of Sea Cliff."
A. 
On February 8, 1996, the United States Congress enacted the Telecommunications Act of 1996 (hereinafter referred to as the "Act"). The purpose of the Act is to provide a more competitive environment for wired and wireless communication services in the United States by deregulating the telecommunications industry. The Act preserves the authority of local government to regulate the placement, construction, and modification of wireless telecommunications facilities.
B. 
The purpose of this chapter is to establish predictable and balanced regulations for the siting and screening of wireless telecommunications facilities in order to accommodate the growth of such systems within the Incorporated Village of Sea Cliff (hereinafter referred to as the "Village") while protecting the public against any adverse impacts on aesthetic resources, avoiding potential damage to adjacent properties from tower failure through structural standards and setback requirements, and reducing the number of towers needed to service the Village by maximizing the use of existing towers and structures.
C. 
This chapter is intended to regulate the placement, construction, and modification of wireless telecommunications facilities in order 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 Village. Specifically, this chapter is intended to:
(1) 
Establish a fair and efficient process for the review and approval of applications;
(2) 
Regulate the location of the wireless telecommunications facilities in the Village;
(3) 
Protect residential areas and land uses from potential adverse impacts of wireless telecommunications facilities;
(4) 
Minimize negative and adverse visual impacts of wireless telecommunications facilities through careful design, siting, landscaping, and innovative camouflaging techniques in order to protect the natural features and aesthetic character of the Village;
(5) 
Promote and encourage shared use/colocation of freestanding towers and antenna support structures as a primary option rather than construction of additional single-use towers;
(6) 
Promoting and encouraging wherever possible, the placement of a wireless telecommunications facility in such a manner as to cause minimal disruption to the land, property, buildings and other facilities adjacent to, surrounding and in generally the same area as the requested location of such a wireless telecommunications facility and to minimize adverse aesthetic impacts to the community;
(7) 
Promote and encourage utilization of technological designs that will either eliminate or reduce the need for erection of new tower structures to support antennas and telecommunications facilities;
(8) 
Avoid potential damage to property caused by wireless telecommunications facilities by ensuring such structures are soundly and carefully designed, constructed, modified, maintained, and removed when no longer used or determined to be structurally unsound;
(9) 
Ensure that wireless telecommunications facilities are compatible with surrounding land uses; and
(10) 
Assure an integrally comprehensive review of environmental impacts of wireless telecommunications facilities.
D. 
Jurisdiction.
(1) 
The Communications Act of 1934, as amended by the Act, grants the Federal Communications Commission (FCC) exclusive jurisdiction over:
(a) 
The regulation of the environmental effects of "radio frequency" (RF) emissions from telecommunications facilities; and
(b) 
The regulation of radio signal interference among users of the RF spectrum.
(2) 
The Village's regulation of wireless telecommunications facilities in the Village will not have the effect of prohibiting any person from providing wireless telecommunications services which effect would be in violation of the Act.
For the purposes of this chapter, and where not inconsistent with the context of a particular section, the defined terms, phrases, words abbreviations and their derivations shall have the meaning given in this section. When not inconsistent with the context, words in the present tense include the future tense, words used in the plural number include words in the singular number, and words in the singular number include the plural number. The word "shall" is always mandatory and not merely directory.
ACCESSORY STRUCTURE
An accessory building, facility, or structure serving or being used in conjunction with a wireless telecommunications facility and located on the same property or lot as the wireless telecommunications facility, including, but not limited to, utility or transmission equipment storage sheds or cabinets, and/or base stations designed and used to shelter equipment and/or to support personal wireless services. The term "accessory structure" does not include offices, long-term storage of vehicles or other equipment storage, or broadcast studios.
ANTENNA
A device used to propagate and/or collect electromagnetic waves or radio frequency signals.
ANTENNA ATTACHMENTS
All poles or devices that attach an antenna to a tower or antenna support structure, including all connection cables.
ANTENNA SUPPORT STRUCTURE
Any building or structure, other than a freestanding tower, used to support antennas used in personal wireless services.
APPLICANT
Any person submitting an application to the Village for a special use permit for wireless telecommunications facilities.
APPLICATION
The process by which an applicant submits a request to the Village for a special use permit for a wireless telecommunications facility. The application shall include all necessary, appropriate, and written documentation, verbal statements, and representations, in whatever form or forum submitted or made by an applicant to the Village concerning such request.
BOARD
The Board of Trustees of the Village of Sea Cliff.
CAMOUFLAGING
The construction of facilities to house or support a wireless telecommunications facility so that the towers and/or antennas blend readily with the landscape, neighborhood, and adjacent architectural features. An example of camouflaging would be a simulated tree.
COLOCATION
The use of the same telecommunications tower, building, facilities or structure to carry two or more antennas for the provision of wireless services by two or more persons or entities.
COMMERCIAL IMPRACTICALITY or COMMERCIALLY IMPRACTICABLE
Shall have the meaning in this chapter and any special use permit granted hereunder as is defined and applied under the United States Uniform Commercial Code (UCC).
COMPLETED APPLICATION
An application that contains all information and/or data necessary to enable the Board to evaluate the merits of the application and to make an informed decision with respect to the effect and impact of the wireless telecommunications facility on the Village in the context of the permitted land use for the particular location requested.
EAF
The environmental assessment form approved by the New York State Department of Environmental Conservation.
ENGINEER
Any person licensed by the State of New York to practice engineering services.
FAA
The Federal Aviation Administration, or its duly designated and authorized successor agency.
FCC
The Federal Communications Commission, or its duly designated and authorized successor agency.
FREESTANDING TOWER
A self-supporting lattice or monopole structure specifically designed for the purpose of supporting antennas used in connection with a wireless telecommunications facility.
HEIGHT
When referring to a freestanding tower or an antenna support structure, the distance measured from the preexisting grade level to the highest point on the tower or structure, even if said highest point is an antenna.
NIER
Nonionizing electromagnetic radiation.
OWNER
Any person with fee title or a long-term (exceeding 10 years) leasehold to any parcel of land within the Village who desires to develop or construct, build, modify or erect a tower upon such parcel of land.
PERSON
Any natural person, firm, partnership, association, corporation, company or other legal entity, private or public, whether for profit or not for profit.
PERSONAL WIRELESS SERVICES
Commercial mobile services, unlicensed, wireless services, and common carrier wireless exchange access services as defined by Section 704 of the Federal Telecommunications Act.
SITE
The property, including all buildings and structures located thereon, on which a wireless telecommunications facility is, or is proposed to be, located.
SPECIAL USE PERMIT
The official document or permit by which an applicant is allowed to construct and use a wireless telecommunications facility as granted or issued by the Village.
STEALTH
Any tower or wireless telecommunications facility which is designed to enhance compatibility with adjacent land uses, including, but not limited to, architecturally screened roof-mounted antennas, antennas integrated into architectural elements, and towers designed to look other than like a tower such as light poles, power poles, and trees.
TELECOMMUNICATIONS
The transmission and reception of audio, video, data and other information by wire, radio frequency, light and other electronic or electromagnetic systems.
TELECOMMUNICATIONS STRUCTURE
Any structure used in, associated with or necessary for the provision of wireless services as described in the definition of "wireless telecommunications facility."
TEMPORARY
In relation to all aspects and components of this chapter, fewer than 90 days.
TOWER
Freestanding tower.
WIRELESS TELECOMMUNICATIONS FACILITY (or any functionally equivalent service or technology that may be developed in the future) [sometimes referred to herein as "WTF"]
A structure, facility or location designed, or intended to be used, or used, to transmit and/or receive radio, television, cellular, paging, 911 data, or personal telecommunications services, commercial satellite services, or microwave telecommunications signals. Not included are services used exclusively for fire, police and other dispatch telecommunications or exclusively for private radio and television reception and private citizen band, amateur radios and other similar telecommunications. A wireless telecommunications facility shall include, without limit, accessory structures and related equipment, antennas applied to the facade of a building or roof-mounted antennas, antenna attachments, freestanding towers, monopoles and similar structures, and all other accessory structures and related equipment.
A. 
No person shall build, erect, construct or use any wireless telecommunications facility upon any parcel of land within any zoning district within the Village unless a special use permit shall have been issued by the Board of Trustees.
B. 
No wireless telecommunications facility shall hereafter be used, erected, changed, altered, or modified for use except after obtaining a special use permit in conformity with this chapter.
C. 
Nothing in this chapter shall be construed to apply to, prohibit, regulate or otherwise affect the erection, maintenance or utilization, including antennae and support structures, which are deemed to be permitted uses and shall not be subject to the issuance of a special use permit, including:
[Added 6-7-2010 by L.L. No. 4-2010]
(1) 
Such uses located on property owned, leased or otherwise controlled by the Village of Sea Cliff or any subdivision thereof, provided that such uses are subject to a license or lease issued by the Village Board of Trustees.
(2) 
Such uses located on portions of Village roadways known as rights-of-way, provided that such uses are subject to a license or franchise agreement with the Village Board of Trustees.
(3) 
All antennae which are accessory to permitted residential uses and are mounted on the residential dwelling without a tower.
A. 
The Board of Trustees is hereby authorized to review, analyze, evaluate and approve, approve with modifications, or disapprove applications for special use permits pursuant to this chapter, including decisions with respect to recertifying or not recertifying, or revoking such permits. The Board of Trustees shall have the authority to impose such reasonable conditions and restrictions as are directly related to and incidental to the proposed wireless telecommunications facility.
B. 
The Board of Trustees shall review, analyze, evaluate and make decisions with respect to granting or revoking special use permits for wireless telecommunications facilities. The Board may, at its discretion, delegate or designate other official agencies of the Village to accept, review, analyze, evaluate and make recommendations to the Board with respect to the granting or not granting, recertifying or not recertifying, or revoking special use permits for wireless telecommunications facilities.
C. 
A special use permit issued by the Board of Trustees shall be effective for a period of three years which shall be renewable thereafter upon reapplication by the applicant and the payment of the required fee.
D. 
Pursuant to § 133-18, the Board of Trustees may hire any consultant and/or expert necessary to assist the Board in reviewing and evaluating the application and any requests for recertification, and the costs thereof shall be paid by the applicant pursuant to § 133-18B and C herein.
A. 
All applicants for a special use permit for a wireless telecommunications facility or any modification of such facility shall comply with the requirements set forth in this section.
B. 
All applicants for a special use permit for a wireless telecommunications facility shall submit an application to the Building Department on forms prepared by the Village of Sea Cliff.
C. 
An application for a special use permit for a wireless telecommunications facility shall be signed on behalf of the applicant by the person preparing the same and with knowledge of the contents and representations made therein and attesting to the truth and completeness of the information. The landowner, if different from the applicant, shall also sign the application. At the discretion of the Board, any false or misleading statement in the application may subject the applicant to denial of the application without further consideration or opportunity for correction.
D. 
Applications not meeting the requirements stated herein, or which are otherwise incomplete, may be rejected by the Board.
E. 
The applicant shall include a statement, in writing:
(1) 
That the applicant's proposed wireless telecommunications facility shall be maintained in a safe manner and in compliance with all conditions of the special use permit, without exception, unless specifically granted relief by the respective Board, in writing, as well as all applicable and permissible local codes, rules and regulations, including any and all applicable county, state and federal laws, rules and regulations.
(2) 
That the construction of the wireless telecommunications facility is legally permissible, including, but not limited to, the fact that the applicant is authorized to do business in New York State.
F. 
No wireless telecommunications facility shall be installed or constructed for the purpose of providing wireless telecommunications service until a plan of the site is reviewed and approved by the Planning Board during site plan review.
G. 
All applications for the construction or installation of, or the modification of an existing structure for use as, a new wireless telecommunications facility shall be accompanied by a facilities engineering report containing the information hereinafter set forth. The report shall be signed by a licensed professional engineer registered in New York State. Where this section calls for certification, such certification shall be by a qualified New York State licensed professional engineer acceptable to the Village, unless otherwise noted. The application shall include, in addition to the other requirements for the special use permit, the following information:
(1) 
Documentation that demonstrates the need for the wireless telecommunications facility to provide service primarily within the Village.
(2) 
The name, address, and telephone number of the person preparing the report.
(3) 
The name, address, and telephone number of the property owner, lessee, operator and applicant, including the legal basis for the applicant's authority.
(4) 
The legal description, postal address, and tax map designation of the property.
(5) 
The zoning district in which the property is situated.
(6) 
The size of the property, stated both in square feet and lot line dimensions.
(7) 
A survey of the property indicating the dimensions of the property, the location and height of all structures, the location, size and height of all proposed and existing towers, antennas, and accessory structures, and the type, size and location of all proposed and existing landscaping and fencing.
(8) 
The location of all residential structures within 750 feet in the case of a freestanding tower and within 250 feet in the case of all other wireless telecommunications facility applications.
(9) 
The location of all habitable structures within 750 feet in the case of a freestanding tower and within 250 feet in the case of all other wireless telecommunications facility applications.
(10) 
The names, addresses, and telephone numbers of all owners of other freestanding towers or existing antenna support structures located within a one-half-mile radius of the proposed wireless telecommunications facility including Village-owned property. The address and location of each such freestanding tower or antenna support structure shall be indicated.
(11) 
The number, type and design of the wireless telecommunications facility's proposed antenna(s) and the basis for the calculations of the wireless telecommunications facility's capacity to accommodate multiple users.
(12) 
The make, model and manufacturer of the wireless telecommunications facility and antenna(s).
(13) 
A description of the proposed wireless telecommunications facility and antenna(s) and all related fixtures, structures, appurtenances and apparatus, including height above preexisting grade, materials, color and lighting.
(14) 
The frequency, modulation and class of service of radio or other transmitting equipment.
(15) 
The transmission and maximum effective radiated power of the antenna(s).
(16) 
The direction of maximum lobes and associated radiation of the antenna(s).
(17) 
A description of the design plan proposed by the applicant. The applicant must identify its utilization of the most recent technological design, including microcell design, as part of the design plan. The applicant must demonstrate the need for a freestanding tower or an antenna support structure microcell, cannot be utilized to accomplish the provision of the applicant's telecommunications services.
(18) 
The applicant's proposed wireless facility maintenance and inspection procedures and related system of records.
(19) 
Certification, including such documentation as the Board of Trustees shall require, that NIER levels at the proposed site are within the threshold levels adopted by the FCC.
(20) 
A certification that the construction and placement of the proposed freestanding tower and the proposed antenna(s) will not interfere with public safety communications, the usual and customary transmission or reception of radio, television, or other communications services enjoyed by adjacent residential and nonresidential properties, or other existing telecommunications devices.
(21) 
A copy of the FCC license applicable for the use of the wireless telecommunications facility.
(22) 
Certification that a topographic and geomorphologic study and analysis has been conducted and, taking into account the subsurface and substrata and the proposed drainage plan, that the site is adequate to assure the stability of the proposed wireless telecommunications tower on the proposed site.
(23) 
Propagation studies of the proposed site and all adjoining proposed or in-service or existing sites.
(24) 
The applicant shall disclose, in writing, any agreement in existence prior to submission of the application that would limit or preclude the ability of the applicant to share any wireless telecommunications facility that it constructs.
(25) 
Certification that the wireless telecommunications facility, foundation and attachments are designed and will be constructed "as built" to meet all local, county, state and federal structural requirements for loads, including wind and ice loads. If the wireless telecommunications facility is subsequently approved and constructed, similar "as-built" certification indicating that the wireless telecommunications facility has been constructed in accordance with all standards shall be furnished prior to the Village issuance of a special use permit.
(26) 
An affidavit attesting to the fact that the applicant made diligent, but unsuccessful, efforts to obtain permission to install or colocate the applicant's wireless telecommunications facility on Village-owned freestanding towers or antenna support structures located within a one-half-mile radius of the proposed wireless telecommunications facility.
(27) 
An affidavit attesting to the fact that the applicant made diligent, but unsuccessful, efforts to install or colocate the applicant's wireless telecommunications facility on freestanding towers or antenna support structure owned by other persons located within a one-half-mile radius of the proposed wireless telecommunications facility.
(28) 
Written technical evidence from an engineer that the proposed wireless telecommunications facility cannot be installed or colocated on a freestanding tower or antenna support structure owned by other persons located within a one-half-mile radius of the proposed wireless telecommunications facility.
(29) 
Certification that the proposed site of the wireless telecommunications facility does not pose a risk of explosion, fire, or other danger to life or property due to its proximity to volatile, flammable, explosive, or hazardous materials such as LP gas, propane, gasoline, natural gas, or corrosive or other dangerous chemicals.
H. 
In the case of a new wireless telecommunications facility, the applicant shall be required to submit a written report demonstrating its efforts to secure municipal use or shared use of existing wireless telecommunications facilities. Copies of written requests and responses for shared use shall be provided to the Board.
I. 
After construction and prior to receiving a special use permit, the applicant shall furnish written certification that the wireless telecommunications facility and related facilities are grounded and bonded so as to protect persons and property and installed with appropriate surge protectors.
J. 
The applicant shall submit a completed long-form EAF and a completed visual EAF addendum. Based on the results of the visual EAF addendum, the Board may require submission of a more detailed visual analysis. Applicants are encouraged to seek preapplication meetings with the Board to address the scope of the required visual assessment.
K. 
A visual impact assessment which shall include:
(1) 
A "zone of visibility" map which shall be provided in order to determine locations where the facility may be seen.
(2) 
Pictorial representations of "before" and "after" views from key viewpoints both inside and outside of the Village to be determined by the Board, including, but not limited to, major roads, county and local parks, other public lands, historic districts, preserves and historic sites normally open to the public, and from any other location where the wireless telecommunications facility is visible to a large number of visitors, travelers, or residents. The Village will provide guidance concerning the appropriate key sites at a preapplication meeting.
(3) 
An assessment of the visual impact of the facility base and accessory structures from abutting and adjacent properties and streets.
(4) 
Color photo simulations showing the proposed site of the wireless telecommunications facility with a photo-realistic representation of the proposed wireless telecommunications facility as it would appear viewed from the closest residential property and from adjacent roadways.
L. 
The applicant shall, in a manner approved by the Board, demonstrate and provide in writing and/or by drawing how it shall effectively screen from view its proposed wireless telecommunications facility base and all related facilities and structures.
M. 
All utilities serving any wireless telecommunications facility site shall be installed underground and in compliance with all laws, rules and regulations of the Village, including, specifically, but not limited to, the National Electrical Safety Code and the National Electrical Code where appropriate. The Board may waive or vary the requirements of underground installation of utilities whenever, in the opinion of the Board, such waiver or variance shall not be detrimental to the health, safety, general welfare or environment, including the visual and scenic characteristics of the area.
N. 
A demonstration that the wireless telecommunications facility will be sited so as to have the least adverse visual effect on the environment and its character, on existing vegetation, and the residences in the area of the wireless telecommunications facility site.
O. 
Both the wireless telecommunications facility and any and all accessory or associated facilities shall maximize the use of building materials, colors and textures designed to blend with the structure to which it may be affixed and with the natural surroundings.
P. 
Access and parking for vehicles shall be provided to assure adequate emergency and service access. Maximum use of existing roads, whether public or private, shall be made to the extent practicable. Road construction shall at all times minimize ground disturbance and vegetation cutting. Road grades shall closely follow natural contours to assure minimal visual disturbance and reduce soil erosion potential.
Q. 
The applicant shall submit 15 copies of the completed application and such additional copies as may be determined at the preapplication meeting. A copy of the application shall be provided to the legislative body of all adjacent municipalities and to the Nassau County Planning Board. The responsibility of providing such notification shall be borne by the applicant, who shall file an affidavit of compliance with the Village.
R. 
If the applicant is proposing the construction of a freestanding tower, the applicant shall examine the feasibility of designing a tower to accommodate future demand for at least two additional commercial applications, e.g., future colocations. The scope of this examination shall be determined by the Board of Trustees. The wireless telecommunications facility shall be structurally designed to accommodate at least two additional antenna arrays equal to those of the applicant and located as close to the applicant's antenna as possible without causing interference. This requirement may be waived, provided that the applicant, in writing, demonstrates that the provisions of future shared usage of the wireless telecommunications facility is not technologically feasible or is commercially impracticable and creates an unnecessary and unreasonable burden, based upon:
(1) 
The number of FCC licenses foreseeably available for the area.
(2) 
The kind of wireless telecommunications facility site and structure proposed.
(3) 
The number of existing and potential licenses without wireless telecommunications facility spaces/sites.
(4) 
Available space on existing and approved telecommunications towers.
S. 
Unless waived by the Board, there shall be a preapplication meeting. The purpose of the preapplication meeting will be to address issues which will help to expedite the review and permitting process. Where the application is for the shared use of an existing telecommunications tower or antenna support structure, the applicant can seek to waive any application requirements that may not be applicable. At the preapplication meeting, the waiver requests, if appropriate, will be decided by the Village. Costs of the Village's consultants to prepare for and attend the preapplication meeting shall be borne by the applicant.
T. 
The holder of a special use permit shall notify the appropriate Village authority of any intended modification of a wireless telecommunications facility and shall apply to the Village to modify, relocate or rebuild a wireless telecommunications facility.
U. 
Any and all representations made by the applicant to the Board, on the record, during the application process, whether written or verbal, shall be deemed a part of the application and may be relied upon in good faith by the Board.
A. 
Location priorities.
(1) 
Applicants for wireless telecommunications facilities shall locate, site and erect said wireless telecommunications facilities, including freestanding towers or antenna or antenna support structures, in accordance with the following priorities, No. 1 being the highest priority and No. 5 being the lowest priority:
[Amended 11-13-2006 by L.L. No. 2-2006]
Priority Ranking
Location
1
Colocation on an existing antenna support structure other than a structure used exclusively for police and/or fire department communications purposes
2
Colocation on an existing freestanding tower other than a structure used exclusively for police and/or fire department communications purposes
3
On Village property or structures
4
On an existing tall structure which can be used as an antenna support structure
5
In commercial areas
6
In nonresidential areas
7
On other property in the Village
(2) 
If the proposed property site is not the highest priority listed above, then a detailed explanation must be provided as to why a site of a higher priority was not selected. The person seeking such an exception must satisfactorily demonstrate the reason or reasons why a special use permit should be granted for the proposed site and the hardship that would be incurred by the applicant if the permit were not granted for the proposed site.
(3) 
An applicant may not bypass sites of higher priority by stating that the site presented is the only site leased or selected. An application shall address colocation as an option and, if such option is not proposed, the applicant must explain why colocation is commercially or otherwise impracticable. Agreements between providers limiting or prohibiting colocation shall not be a valid basis for any claim of commercial impracticability or hardship.
(4) 
Notwithstanding the above, the Board may approve any site located within an area in the above list of priorities, provided that the Board finds that the proposed site is in the best interest of the health, safety and welfare of the Village and its inhabitants.
B. 
The applicant shall submit a written report demonstrating the applicant's review of the above locations in order of priority, demonstrating the technological reason for the site selection, if the site selected is not the highest priority, then a detailed written explanation as to why sites of a higher priority were not selected shall be included with the application.
C. 
The applicant shall, in writing, identify and disclose the number and locations of any additional sites that the applicant has, is or will be considering, reviewing or planning for wireless telecommunications facilities in the Village, and all municipalities adjoining the Village, for a two-year period following the date of the application.
D. 
Notwithstanding that a potential site may be situated in an area of highest priority or highest available priority, the Board may disapprove an application for any of the following reasons:
(1) 
Conflict with safety and safety-related codes and requirements.
(2) 
Conflict with traffic needs or traffic laws, or definitive plans for changes in traffic flow or traffic laws.
(3) 
Conflict with the historic nature of a neighborhood or historical district.
(4) 
The use or construction of a wireless telecommunications facility which is contrary to an already stated purpose of a specific zoning or land use designation.
(5) 
The placement and location of a wireless telecommunications facility which would create an unacceptable risk, or the probability of such, to residents, the public, employees and agents of the Village, or employees of the service provider or other service providers.
(6) 
Conflicts with the provisions of this chapter.
E. 
The minimum distance between wireless telecommunications facilities shall be 1/2 mile.
F. 
No wireless telecommunications facility shall be located within 300 feet of an historic building or structure.
A. 
Location of antennas on preexisting structures shall be considered and preferred. Shared use of existing towers or antenna support structures shall be preferred by the Village, as opposed to the proposed construction of new towers. Where such shared use is unavailable, the applicant shall submit a comprehensive report which lists an inventory of existing towers and antenna support structures within one mile of any proposed new tower site, unless the applicant can show that some other distance is more reasonable, and outlining opportunities for shared use of existing facilities and the use of other preexisting structures as a preferred alternative to new construction.
B. 
An applicant intending to share use of an existing tower or antenna support structure shall be required to document the intent of the existing owner to share use.
C. 
In the event that an application to share the use of an existing tower does not increase the height of the tower, the Board shall waive such requirements of the application required by this chapter as may be for good cause shown.
D. 
Such shared use shall consist only of the minimum antenna array technologically required to provide service within the Village unless good cause is shown.
E. 
An application for a wireless telecommunications facility shall not be approved unless the Board finds that the antenna planned for the proposed wireless telecommunications facility cannot be accommodated on an existing or approved tower or antenna support structure within a one-half-mile radius of the proposed wireless telecommunications facility due to one or more of the following reasons:
(1) 
The antenna would exceed the structural capacity of the existing or approved tower or antenna support structure, as documented by a qualified professional engineer, and the existing or approved tower or antenna support structure cannot be reinforced, modified, or replaced to accommodate the planned or equivalent antenna at a reasonable cost.
(2) 
The antenna would cause interference materially impacting the usability of other existing or planned antenna at the tower or antenna support structure as documented by a qualified professional engineer and the interference cannot be prevented at a reasonable cost.
(3) 
Existing or approved towers and antenna support structures within the one-half-mile radius cannot accommodate the antenna at a height necessary to function reasonably as documented by a qualified professional engineer.
(4) 
Other foreseen reasons that make it infeasible to locate the antenna upon an existing or approved tower or antenna support structure.
F. 
Any proposed tower or installation on an antenna support structure shall be designed, structurally, electrically, and in all respects, to accommodate both the applicant's antennas and comparable antennas for at least two additional users if the tower is over 80 feet in height or for at least one additional user if the tower is over 60 feet in height. Towers and installations on antenna support structures must be designed to allow for future rearrangement of antennas upon the tower and the antenna support structure and to accept antennas mounted at varying heights.
G. 
The applicant shall submit to the Board of Trustees a letter of intent committing the applicant and the owner of the property, and their respective successors in interest, to negotiate in good faith for shared use of the proposed tower or antenna support structure by other personal wireless service providers in the future. The issuance of a special use permit (assuming the wireless telecommunications facility is approved according to this section) shall commit the new tower owner, the operator of the wireless telecommunications facility, and the owner of the antenna support structure, and their respective successors in interest, to:
(1) 
Respond in a timely comprehensive manner to a request for information from a potential shared-use applicant.
(2) 
Negotiate in good faith concerning future requests for shared use of the new tower or antenna support structure, by other personal wireless service providers.
(3) 
Allow shared use of the new tower or antenna support structure if another personal wireless service provider agrees in writing to pay charges.
(4) 
Make no more than a reasonable charge for shared use, based on generally accepted accounting principles. The charge may include, but is not limited to, a pro rata share of the cost of site selection, planning, project administration, land costs, site design, construction and maintenance financing, return on equity, and depreciation, and all of the costs of adapting the tower or equipment to accommodate a shared user without causing electromagnetic interference.
H. 
In order to keep neighboring municipalities informed, and to facilitate the possibility of directing that an existing tall structure or existing tower in a neighboring municipality be considered for shared use, the applicant shall forward a copy of the application to the legislative body of each municipality that borders the Village and the Nassau County Planning Commission. Attached to the application shall be a notification which shall include the exact location of the proposed tower or antenna support structure, and a general description of the project including, but not limited to, the height of the tower and antenna support structure and their respective capacities for future shared use.
A. 
The applicant must submit documentation justifying to the respective Board the total height of any wireless telecommunications facility and/or antenna and the basis therefor. Such justification shall be to provide service within the Village, to the extent practicable, unless good cause is shown.
B. 
Wireless telecommunications facilities shall be no higher than the minimum height necessary. Unless waived by the Board upon good cause shown, the maximum height shall be 100 feet.
C. 
The maximum height of any wireless telecommunications facility shall not exceed that which shall permit operation without artificial lighting of any kind, except emergency lighting for safety purposes, in accordance with municipal, county, state and/or federal laws and/or regulations.
A. 
The use of guyed towers is prohibited. Freestanding towers must be self-supporting without the use of wires, cables, beams or other means. The design should utilize an open framework or monopole configuration. Permanent platforms or structures exclusive of antennas that serve to increase off-site visibility are prohibited.
B. 
No new tower shall be built, constructed, or erected in the Village unless the tower is capable of supporting another person's operating wireless telecommunications facility comparable in weight, size, and surface area to the wireless telecommunications facility installed by the applicant on the tower within six months of the completion of the tower construction.
A. 
Wireless telecommunications facilities shall not be artificially lighted or marked, except as required by law.
B. 
Towers, accessory structures, antennas, and antenna attachments shall be of a galvanized finish or painted with a rust-preventive paint of an appropriate color to harmonize with the surroundings, as approved by the Board, and shall be maintained in accordance with the requirements of this chapter.
C. 
If lighting is required, the applicant shall provide a detailed plan for sufficient lighting of as unobtrusive and inoffensive an effect as is permissible under state and federal regulations, and an artist's rendering or other visual representation showing the effect of light emanating from the site on neighboring habitable structures within 500 feet of all property lines of the parcel on which the wireless telecommunications facility is located.
All wireless telecommunications facilities and antennas shall be located, fenced or otherwise secured in a manner which prevents unauthorized access. Specifically:
A. 
All antennas, towers and accessory structures shall be made inaccessible to individuals and constructed or shielded in such a manner that they cannot be climbed or run into.
B. 
Transmitters and telecommunications control shall be installed such that they are readily accessible only to persons authorized to operate or service them.
Wireless telecommunications facilities shall contain a sign no larger than four square feet to provide adequate notification to persons in the immediate area of the presence of an antenna that has transmission capabilities. The sign shall contain the name(s) of the owner(s) and operator(s) of the antenna(s) as well as emergency telephone number(s). The sign shall be located so as to be visible from the access point of the site. No other signage, including advertising, shall be permitted on any wireless telecommunications facilities, antennas, antenna support structures or antenna towers, unless required by law. Signs, including their location, shall be approved by the Board of Architectural Review.
A. 
All proposed towers, antennas on an antenna support structure, and associated equipment shall be set back from abutting parcels, recorded rights-of-way and road and street lines a distance equal to or greater than the existing setback requirements of the underlying zoning district, or a distance sufficient to substantially contain on site all icefall or debris from a tower or tower failure, or from an antenna or antenna attachment failure, and to preserve the privacy and sanctity of any adjoining properties.
B. 
Wireless telecommunications facilities and antenna support structures shall be located with a minimum setback from any property line a distance equal to the existing setback requirement of the underlying zoning district.
C. 
Accessory structures shall be located so as to comply with the minimum setback requirements for the property on which they are situated.
D. 
Setback requirements for towers and antenna support structures shall be measured from the base of the tower or antenna support structure to the property line of the parcel of land on which it is located.
E. 
Setback requirements may be modified when such modification will permit placement of a tower or antenna or an antenna support structure in a location which will reduce the visual impact.
F. 
The setback of a tower or antenna or an antenna support structure may be reduced in the sole discretion of the Board of Trustees to allow the integration of a tower or antenna or antenna support structure into an existing or proposed structure such as a church steeple, light pole, power line, or similar structure.
Antennas, antenna attachments, towers and accessory structures shall be designed by use of camouflaging and stealth design to facilitate their blending into the surrounding environment through the use of color and camouflaging architectural treatment, except in instances where the color is indicated by federal or state authorities such as the Federal Aviation Administration. Every antenna, antenna attachment, tower and accessory structure shall be of neutral colors that are harmonious with, and that blend with, the natural features, buildings and structures surrounding such towers, antenna, antenna attachments and structures; provided, however, that directional or panel antennas and omnidirectional or whip antennas located on an antenna support structure shall be of colors that match, and cause the antenna to blend with, the exterior of the building. Accessory structures will be designed to be architecturally compatible with principal structures on the site.
All landscaping and buffer areas on a parcel of land containing towers, antenna support structures, or telecommunications structures shall be in accordance with the applicable landscaping and buffer requirements in the zoning district where the tower, antenna support structure, or telecommunications structures are located. The Village may require landscaping or buffer areas in excess of the requirements in the Village Code in order to enhance compatibility with adjacent land uses. Landscaping shall be installed on the outside of any fencing. Existing on-site vegetation shall be preserved to the maximum extent practicable. The base of the tower and any accessory structures shall be landscaped.
Any antennas which are not attached to a tower may be permitted on any antenna support structure at least 50 feet tall, regardless of the zoning restrictions pertaining to height applicable to the zoning district where the structure is located. Antennas are prohibited on all other structures. The owner of such structure shall, by written certification to the Board of Trustees, establish the following at the time plans are submitted for a special use permit:
A. 
The height from grade of the antenna shall not exceed the height from grade of the antenna support structure by more than 20 feet;
B. 
Any antenna and antenna attachments located above the primary roof of an antenna support structure shall be set back one foot from the edge of the primary roof for each one foot in height above the primary roof of the antenna. This setback requirement shall not apply to antennas and their antenna attachments located above the primary roof of an antenna support structure if such antennas are appropriately screened from view through the use of panels, walls, fences, or other screening techniques approved by the Village. Subject to approval by the Board of Trustees, setback requirements shall not apply to stealth antennas which are mounted to the exterior of antenna support structures below the primary roof, but which do not protrude more than 18 inches from the side of such an antenna support structure.
A. 
The Board may hire any consultant and/or expert necessary to assist the Board in reviewing and evaluating the application and any requests for recertification.
B. 
An applicant shall deposit with the Village funds sufficient to reimburse the Board for all reasonable costs of consultant and expert evaluation provided to the Board in connection with the review of any application. The initial deposit shall be $7,500. These funds shall accompany the filing of an application, and the Village will maintain a separate escrow account for all such funds. The Village's consultants/experts shall bill or invoice the Village no more frequently than monthly for its services in reviewing the application and performing its duties. If at any time during the review process this escrow account has a balance less than $2,500, the applicant shall immediately, upon notification by the Village, replenish said escrow account so that it has a balance of at least $5,000. Such additional escrow funds shall be deposited with the Village before any further action or consideration is taken on the application. In the event that the amount held in escrow by the Village is more than the amount of the actual billing or invoicing at the conclusion of the review process, the difference shall be promptly refunded to the applicant.
C. 
The total amount of the funds set forth in Subsection B of this section may vary with the scope and complexity of the project, the completeness of the application and other information as may be needed by the Board or its consultant/expert to complete the necessary review and analysis. Additional escrow funds, as reasonably required and requested by the Village, shall be paid by the applicant.
A. 
Prior to the approval of any application for a special use permit for a wireless telecommunications facility, a public hearing shall be held by the Board, notice of which shall be published in the official newspaper of the Village no less than 10 calendar days prior to the scheduled date of the public hearing.
B. 
In order that nearby landowners are provided notice of the hearing, the applicant, at least three weeks prior to the date of said public hearing, shall provide the names and addresses of all landowners whose property is located within 300 feet of any property line of the lot on which the new wireless telecommunications facility is proposed to be located. The applicant shall send notice of the public hearing to all such landowners via certified or registered mail, return receipt requested at least 10 days prior to the scheduled date of the public hearing, and shall submit to the Board at the public hearing proof of mailing of the notice of public hearing.
C. 
The Board shall schedule the public hearing referred to in Subsection A of this section after it determines that the application is complete. The Board, at any stage prior to issuing a special use permit, may require such additional information as it deems necessary.
A. 
The Board will undertake a review of an application pursuant to this chapter in a timely fashion, consistent with its responsibilities with SEQRA, and shall act within a reasonable period of time given the relative complexity of the application and the circumstances, with due regard for the public's interest and need to be involved, and the applicant's desire for a timely resolution.
B. 
The Board of Trustees shall be the lead agency pursuant to the State Environmental Quality Review Acct (SEQRA). In addition, the Planning Board shall review the application pursuant to its site plan review authority, including any environmental criteria or considerations contained therein.
C. 
The Board may refer any application or part thereof to any other agency or committee for comments and nonbinding recommendations.
D. 
The Board may require an applicant to supplement any information that the Board considers inadequate or that the applicant has failed to supply. The Board may deny an application on the basis that the applicant has not satisfactorily supplied the information required in this subsection.
E. 
No decision shall be made by the Board of Trustees until the Planning Board has completed its site plan review procedure and issued a final decision thereon.
F. 
After the public hearing and after formally considering the application, the Board may approve and issue or deny a special use permit. Its decision shall be in writing and shall be supported by substantial evidence contained in a written record. The burden of proof for the grant of the permit shall always be upon the applicant.
G. 
If the Board approves the special use permit for a wireless telecommunications facility, then the applicant shall be notified of such approval in writing within 10 calendar days of the Board's action, and the special use permit shall be issued within 30 days after such approval.
H. 
Except for necessary building permits, and subsequent certificates of compliance, once a special use permit has been granted hereunder, no additional permits or approvals from the Village, such as further site plan or zoning approvals, shall be required by the Village for the wireless telecommunications facility covered by the special use permit.
I. 
If the Board denies the special use permit for a wireless telecommunications facility, the applicant shall be notified of such denial in writing within 10 calendar days of the Board's action.
A. 
At any time between 12 months and six months prior to the three-year anniversary date after the effective date of the special use permit and all subsequent third anniversaries of the effective date of the original special use permit for a wireless telecommunications facility, the holder of a special use permit for such wireless telecommunication facility shall submit a signed written request to the Board for recertification. In the written request for recertification, the holder of such special use permit shall note the following:
(1) 
The name of the holder of the special use permit for the wireless telecommunications facility;
(2) 
If applicable, the number or title of the special use permit;
(3) 
The date of the original granting of the special use permit;
(4) 
Whether the wireless telecommunications facility has been moved, relocated, rebuilt, or otherwise modified since the issuance of the special use permit and if so, in what manner;
(5) 
If the wireless telecommunications facility has been moved, relocated, rebuilt, or otherwise modified, then whether the Board approved such action, and under what terms and conditions, and whether those terms and conditions were complied with;
(6) 
Any requests for waivers or relief of any kind whatsoever from the requirements of this chapter and any requirements for a special use permit;
(7) 
That the wireless telecommunications facility is in compliance with the special use permit and in compliance with all applicable codes, laws, rules and regulations;
(8) 
Recertification that the wireless telecommunication facility is designed and constructed ("as built") and continues to meet all local, county, state and federal structural requirements for loads, including wind and ice loads. Such recertification shall be by a qualified New York State licensed professional engineer acceptable to the Village the cost of which shall be borne by the applicant.
B. 
If after such review, the Board determines that the permitted wireless telecommunications facility is in compliance with the special use permit and all applicable statutes, laws, local laws, ordinances, codes, rules and regulations, then the Board shall issue a recertification special use permit for the wireless telecommunications facility, which may include any new provisions or conditions that are mutually agreed upon, or required by applicable statutes, laws, local laws, ordinances, codes, rules and regulations. If after such review, the Board determines that the permitted wireless telecommunications facility is not in compliance with the special use permit and all applicable statutes, local laws, ordinances, codes, rules and regulations, then the Board may refuse to issue a recertification special use permit for the wireless telecommunications facility, and in such event, such wireless telecommunications facility shall not be used after the date that the applicant receives written notice of such decision by the Board. Any such decision shall be in writing and supported by substantial evidence contained in a written record.
C. 
If the applicant has submitted all of the information requested by the Board and required by this chapter and if the Board does not complete its review, as noted in Subsection B of this section, prior to the three-year anniversary date of the special use permit, or subsequent third year anniversaries, then the applicant for the permitted wireless telecommunications facility shall receive an extension of the special use permit for up to six months, in order for the Board to complete its review.
D. 
If the holder of a special use permit for a wireless telecommunications facility does not submit a request for recertification of such special use permit within the time frame noted in Subsection A of this section, then such special use permit and any authorizations granted thereunder shall cease to exist on the date of the third anniversary of the original granting of the special use permit, or subsequent third year anniversaries, unless the holder of the special use permit adequately demonstrates to the Board that extenuating circumstances prevented a timely recertification request. If the Board agrees that there were legitimate extenuating circumstances, then the holder of the special use permit may submit a late recertification request or application for a new special use permit.
The extent and parameters of a special use permit for a wireless telecommunications facility shall be as follows:
A. 
Such special use permit shall be nonexclusive.
B. 
Such special use permit shall not be assigned, transferred or conveyed without the express prior written consent of the Board, and such consent shall not be unreasonably withheld or delayed.
C. 
Such special use permit may, following a hearing upon due prior notice to the applicant, be revoked, canceled, or terminated for a violation of the conditions and provisions of the special use permit for the wireless telecommunications facility, or for a material violation of this chapter after prior written notice to the applicant and the holder of the special use permit.
D. 
A holder of a special use permit granted under this chapter shall obtain, at its own expense, all permits and licenses required by applicable law, rule or regulation and must maintain the same, in full force and effect, for as long as required by the Village or other governmental entity or agency having jurisdiction over the applicant.
E. 
Applicants shall submit information on the proposed power density of their proposed wireless telecommunications facility and demonstrate how this meets FCC standards. Applicants shall submit evidence of compliance with FCC standards on a yearly basis to the Village. If new, more restrictive standards are adopted, the antennas shall be made to comply, or continued operations may be restricted by the Board of Trustees. The cost of verification of compliance shall be borne by the owner and operator of the tower.
F. 
All wireless telecommunication facilities shall be certified by an engineer to be structurally sound and in conformance with the requirements of the Building Code and all other construction standards set forth by the Village's Code and federal and state law. Such certification shall be submitted with an application pursuant to this chapter and every three years thereafter. The owner of the wireless telecommunications facility may be required by the Village to submit more frequent certifications should there be reason to believe that the structural and electrical integrity of the wireless telecommunications facility is jeopardized.
G. 
Owners of a wireless telecommunications facility and owners of an antenna support structure shall at all times employ ordinary and reasonable care and shall install and maintain in use nothing less than commonly accepted methods and devices for preventing failures and accidents which are likely to cause damage, injuries, or nuisances to the public.
H. 
Owners of a wireless telecommunications facility shall install and maintain towers, antennas, antenna attachments, accessory structures, wires, cables, fixtures and all other equipment of the wireless telecommunications facility in substantial compliance with the requirements of the National Electric Safety Code and all FCC, state, and local regulations, and in such manner that will not interfere with the use of other property.
I. 
All wireless telecommunications facilities and antenna support structures shall at all times be kept and maintained in good condition, order, and repair so that the same shall not menace or endanger the life or property of any person.
J. 
All maintenance or construction of wireless telecommunications facilities and antenna support structures shall be performed by licensed maintenance and construction personnel.
K. 
All wireless telecommunications facilities shall maintain compliance with current RF emission standards of the FCC.
L. 
In the event that the use of a wireless telecommunications facility is discontinued by the wireless telecommunications facility owner, the wireless telecommunications facility owner shall provide written notice to the Village of its intent to discontinue use and the date when the use shall be discontinued.
A. 
At the time that a person submits an application for a special use permit for a wireless telecommunications facility, such person shall pay a nonrefundable application fee of $5,000 to the Village. If the application is for a special use permit for colocating on an existing tower or antenna support structure where no increase in height of the tower or antenna support structure is required, the application fee shall be $2,000.
B. 
No application fee is required in order to recertify a special use permit for a wireless telecommunications facility, unless there has been a modification of the wireless telecommunications facility since the date of the issuance of the existing special use permit for which the conditions of the special use permit have not previously been modified. In the case of any modification, the application fees provided in Subsection A shall apply.
The applicant and the owner of record of any proposed wireless telecommunications facility property site shall at their cost and expense, be jointly required to execute and file with the Village a bond, or other form of security acceptable to the Village as to type of security and the form and manner of execution, in an amount of at least $75,000 and with such sureties as are deemed sufficient by the Board to assure the faithful performance of the terms and conditions of this chapter and the conditions of any special use permit issued pursuant to this chapter. The full amount of the bond or security shall remain in full force and effect throughout the term of the special use permit and/or until the removal of the wireless telecommunications facility, and any necessary site restoration is completed. The failure to pay any annual premium for the renewal of any such security shall be a violation of the provisions of the special use permit and shall entitle the Board to revoke the special use permit after prior written notice to the applicant and holder of the permit and after a hearing upon due prior notice to the applicant and holder of the special use permit.
A. 
In order to verify that the holder of a special use permit for a wireless telecommunications facility and any and all lessees, renters, and/or licensees of wireless telecommunications facilities, place, construct and maintain such facilities, including towers, antennas, antenna attachments and accessory structures, in accordance with all applicable technical, safety, fire, building, and zoning codes, laws, ordinances and regulations and other applicable requirements, the Village shall have authority to enter onto the property upon which the wireless telecommunications facility is located to inspect all facets of said permit holder's, renter's, lessee's, licensee's, or owner's placement, construction, modification and maintenance of such facilities, including, but not limited to, towers, antennas, antenna attachments, accessory structures, buildings or other structures constructed or located on the permitted site.
B. 
The Village reserves the right to conduct such inspections at any time, upon reasonable notice to the property owner and operator of the wireless telecommunications facility. All expenses related to such inspections by the Village shall be borne by the owner of the wireless telecommunications facility.
The holder of the special use permit shall, annually, certify in writing to the Village that NIER levels at the site are within the threshold levels adopted by the FCC. The certifying engineer must be licensed to practice engineering in the State of New York.
A. 
A holder of a special use permit for a wireless telecommunications facility shall secure and at all times maintain public liability insurance for personal injuries, death and property damage, and umbrella insurance coverage, for the duration of the special use permit in amounts as set forth below:
[Amended 11-13-2006 by L.L. No. 2-2006]
(1) 
Commercial general liability covering personal injuries, death and property damage: $5,000,000 per occurrence/$10,000,000 aggregate;
(2) 
Automobile coverage: $5,000,000 per occurrence/$10,000,000 aggregate;
(3) 
Workers' compensation and disability: statutory amounts.
B. 
The commercial general liability insurance policy shall specifically include the Village as an additional named insured.
C. 
The insurance policies shall be issued by an agent or representative of an insurance company licensed to do business in the State of New York and with a Best's rating of at least A.
D. 
The insurance policies shall contain an endorsement obligating the insurance company to furnish the Village with at least 30 days' prior written notice in advance of the cancellation of the insurance.
E. 
Renewal or replacement policies or certificates shall be delivered to the Village at least 15 days before the expiration of the insurance which such policies are to renew or replace.
F. 
Before construction of a permitted wireless telecommunications facility is initiated, but in no case later than 15 days after the grant of the special use permit, the holder of the special use permit shall deliver to the Village a copy of each of the policies or certificates representing the insurance in the required amounts.
A. 
Any application for a wireless telecommunication facility that is proposed for Village property shall contain a provision with respect to indemnification. Such provision shall require the applicant, to the extent permitted by the law, to at all times defend, indemnify, protect, save, hold harmless, and exempt the Village, and its officers, boards, employees, committee members, attorneys, agents, and consultants from any and all penalties, damages, costs, or charges arising out of any and all claims, suits, demands, causes of action, or award of damages, whether compensatory or punitive, or expenses arising therefrom, either at law or in equity, which might arise out of or are caused by the placement, construction, erection, modification, location, products performance, use, operation, maintenance, repair, installation, replacement, removal, or restoration of said wireless telecommunications facility. With respect to the penalties, damages or charges referenced herein, reasonable attorneys' fees, consultants' fees, and expert witness fees are included in those costs that are recoverable by the Village.
B. 
Notwithstanding the requirements noted in Subsection A of this section, an indemnification provision will not be required in those instances where the Village itself applies for and secures a special use permit for a wireless telecommunications facility.
A. 
In the event of a violation of this chapter or any special use permit issued pursuant to this chapter, the holder of the special use permit for the wireless telecommunications facility, and the owner of the property on which the wireless telecommunications facility is located, shall be guilty of a violation and shall, upon conviction by a court of competent jurisdiction, be sentenced to a fine as set forth below.
B. 
A violation of this chapter shall be punishable by a fine not exceeding $250 for conviction of a first offense; for conviction of a second offense both of which were committed within a period of five years, the violation shall be punishable by a fine of not less than $250 nor more than $500; and, upon conviction for a third or subsequent offense all of which were committed within a period of five years, the violation shall be punishable by a fine of not less than $500 nor more than $1,000.
C. 
Notwithstanding anything in this chapter, the holder of the special use permit for a wireless telecommunications facility may not use the payment of fines, liquidated damages or other penalties to evade or avoid compliance with this chapter or any section of this chapter. An attempt to do so shall subject the holder of the special use permit to termination and revocation of the special use permit. The Village may also seek injunctive relief to prevent the continued violation of this chapter, without limiting other remedies available to the Village.
A. 
If a wireless telecommunications facility is repaired, rebuilt, placed, moved, relocated, modified or maintained in a way that is inconsistent or not in compliance with the provisions of this chapter or of the special use permit, then the Board shall notify the holder of the special use permit in writing of such violation. Such notice shall specify the nature of the violation or noncompliance and that the violations must be corrected within seven days of the date of the postmark of the notice, or of the date of personal service of the notice, whichever is earlier. Notwithstanding anything to the contrary in this subsection or any other section of this chapter, if the violation causes, creates or presents an imminent danger or threat to the health or safety of lives or property, the Board may, at its sole discretion, order the violation remedied within 24 hours.
B. 
If within the period set forth in Subsection A above the wireless telecommunications facility is not brought into compliance with the provisions of this chapter, or of the special use permit, or substantial steps are not taken in order to bring the affected wireless telecommunications facility into compliance, then the Board may revoke such special use permit for the wireless telecommunications facility, and shall notify the holder of the special use permit within 48 hours of such action.
A. 
Under the following circumstances, the Board may determine that the health, safety, and welfare interests of the Village warrant and require the removal of a wireless telecommunications facility.
(1) 
A wireless telecommunications facility with a permit has been abandoned (i.e., not used as a wireless telecommunications facility) for a period exceeding 90 days or a total of 180 days in any three-hundred-sixty-five-day period, except for periods caused by force majeure or acts of God, in which case, repair or removal shall commence within 90 days;
(2) 
A permitted wireless telecommunications facility falls into such a state of disrepair that it creates a health or safety hazard;
(3) 
A wireless telecommunications facility has been located, constructed, or modified without first obtaining, or in a manner not authorized by, the required special use permit, or any other necessary authorization.
B. 
If the Board makes such a determination as noted in Subsection A of this section, then the Board shall notify the holder of the special use permit for the wireless telecommunications facility and the owner of the property within 48 hours that said wireless telecommunications facility is to be removed. The Board may approve an interim, temporary use agreement/permit, such as to enable the sale of the wireless telecommunications facility.
C. 
The holder of the special use permit, or its successors or assigns, or the property owner, shall dismantle and remove such wireless telecommunications facility and all associated structures and facilities, from the site and restore the site to as close to its original condition as is possible, such restoration being limited only by physical or commercial impracticability, within 90 days of receipt of written notice from the Board. However, if the owner of the property upon which the wireless telecommunications facility is located wishes to retain any access roadway to the wireless telecommunications facility, the owner may do so with the approval of the Board.
D. 
If a wireless telecommunications facility is not removed or substantial progress has not been made to remove the wireless telecommunications facility within 90 days after the permit holder and the property owner have received notice, then the Board may order officials or representatives of the Village to remove the wireless telecommunications facility at the sole expense of the owner and/or the special use permit holder.
E. 
If the Village removes, or causes to be removed, the wireless telecommunications facility, and the owner or operator of the wireless telecommunications facility or the property owner do not claim and remove it from the site to a lawful location within 10 days, then the Village may take steps to declare the wireless telecommunications facility abandoned, and sell it and its components.
F. 
Notwithstanding anything in this section to the contrary, the Board may approve a temporary use permit/agreement for the wireless telecommunications facility, for no more than 90 days, during which time a suitable plan for removal, conversion, or relocation of the affected wireless telecommunications facility shall be developed by the holder of the special use permit, subject to the approval of the Board, and upon such approval an agreement to such plan shall be executed by the holder of the special use permit and the Village. If such a plan is not developed, approved and executed within the ninety-day time period, then the Village may take possession of and dispose of the affected wireless telecommunications facility in the manner provided in this section.
Any applicant desiring relief or exemption from any aspect or requirement of this chapter may request such from the Board at a preapplication meeting, provided that the relief or exemption is contained in the original application for either a special use permit, or in the case of an existing or previously granted special use permit a request for modification of its wireless telecommunications facility. Such relief may be temporary or permanent; partial or complete, at the sole discretion of the Board. However, the burden of proving the need for the requested relief or exemption, is solely on the applicant to prove to the satisfaction of the Board. The applicant shall bear all costs of the Board or the Village in considering the request and the relief shall not be transferable to a new or different holder of the permit or owner of the wireless telecommunications facility without the specific written permission of the Board. No such relief or exemption shall be approved unless the applicant demonstrates by clear and convincing evidence that, if granted, the relief or exemption will have no significant affect on the health, safety and welfare of the Village, its residents and other service providers, and the Board must determine that the grant of relief or exemption does not conflict with and/or violate the intent of this chapter. Under no circumstances are the provisions for public hearing contained in this chapter to be waived.
A. 
To the extent that the holder of a special use permit for a wireless telecommunications facility has not received relief or is otherwise exempt from appropriate state and/or federal agency rules or regulations, then the holder of such a special use permit shall adhere to, and comply with, all applicable rules, regulations, standards, and provisions of any state or federal agency, including, but not limited to, the FAA and the FCC. Specifically included in this requirement are any rules and regulations regarding height, lighting, security, electrical and RF emission standards.
B. 
To the extent that applicable rules, regulations, standards, and provisions of any state or federal agency, including but not limited to the FAA and the FCC, and specifically including any rules and regulations regarding height, lighting, and security, are changed and/or are modified during the duration of a special use permit for a wireless telecommunications facility, then the holder of such a special use permit shall conform the permitted wireless telecommunications facility to the applicable changed and/or modified rule, regulation, standard, or provision within a maximum of 24 months of the effective date of the applicable changed and/or modified rule, regulation, standard, or provision, or sooner as may be required by the issuing entity.
Where this chapter differs or conflicts with other laws, rules and regulations, unless the right to do so is preempted or prohibited by the county, state or federal government, the more restrictive or protective of the Village and the public shall apply.
This chapter is enacted pursuant to the Municipal Home Rule Law. This chapter shall supersede the provisions of Village Law to the extent it is inconsistent with the same, and to the extent permitted by the New York State Constitution, the Municipal Home Rule Law, or any other applicable statute.
This chapter shall take effect 10 days after publication, posting, and filing with the Secretary of State.