The purpose of this article is to establish general guidelines for the siting of wireless communications towers and antennas. The goals of this article are as follows:

1.

Protect residential areas and land uses from potential adverse impacts of towers and antennas;

2.

Encourage the location of towers in nonresidential areas;

3.

Minimize the total number of towers throughout the community;

4.

Strongly encourage the joint use of new and existing tower sites as a primary option rather than construction of additional single-use towers;

5.

Encourage users of towers and antennas to locate them, to the extent possible, in areas where the adverse impact on the community is minimal;

6.

Encourage users of towers and antennas to configure them in a way that minimizes the adverse visual impact of the towers and antennas through careful design, siting, landscape screening and innovative camouflaging techniques;

7.

Enhance the ability of the providers of telecommunications services to provide such services to the community quickly, effectively, and efficiently;

8.

Consider the public health and safety of communication towers; and

9.

Avoid potential damage to adjacent properties from tower failure through engineering and careful siting of tower structures.

(Ord. of 3-21-2005, § 2500)

In furtherance of the goals set forth in section 2500, the township shall give due consideration to its master plan for future land use, zoning map, existing land uses, and environmentally sensitive areas in approving sites for the location of towers and antennas.

(Ord. of 3-21-2005, § 2501)

The following words, terms and phrases, when used in this article, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:

Alternative tower structure means manmade trees, clock towers, bell steeples, light poles and similar alternative design mounting structures that camouflage or conceal the presence of antennas or towers.

Antenna means any exterior transmitting or receiving device mounted on a tower, building or structure and used in communications that radiate or capture electromagnetic waves, digital signals, analog signals, radio frequencies (excluding radar signals), wireless telecommunications signals or other communication signals.

Backhaul network means the lines that connect a provider's towers/cell sites to one or more cellular telephone switching offices, or long distance providers, or the public switched telephone network.

FAA means the Federal Aviation Administration.

FCC means the Federal Communications Commission.

Height means the distance measured from the finished grade of the parcel to the highest point on the tower or other structure, including the base pad and any antenna.

Preexisting towers and preexisting antennas means any tower or antenna for which a building permit or special land use permit has been properly issued prior to August 12, 1998, the effective date of this article, including permitted towers or antennas that have not yet been constructed so long as such approval is current and not expired.

Tower means any structure that is designed and constructed primarily for the purpose of supporting one or more antennas for telephone, radio and similar communication purposes, including self-supporting lattice towers, guyed towers, or monopole towers. The term includes radio and television transmission towers, microwave towers, common-carrier towers, cellular telephone towers, alternative tower structures, and the like. The term includes the structure and any support thereto.

(Ord. of 3-21-2005, § 2505)

1.

New towers and antennas. All new towers or antennas, or modifications of existing towers or antennas, in the township shall be subject to these regulations, except as provided in the following paragraphs 2, 3 and 4.

2.

Amateur radio station operators/receive only antennas. This ordinance shall not govern any tower, or the installation of any antenna, that is under 70 feet in height and is owned and operated by a federally licensed amateur radio station operator or is used exclusively for receive only antennas.

3.

Preexisting towers or antennas. Preexisting towers and preexisting antennas shall not be required to meet the requirements of this ordinance, other than the requirements of paragraphs 5 and 6. of section 2515.

4.

AM array. For purposes of implementing this ordinance, an AM array, consisting of one or more tower units and supporting ground system which functions as one AM broadcasting antenna, shall be considered one tower. Measurements for setbacks and separation distances shall be measured from the outer perimeter of the towers included in the AM array. Additional tower units may be added within the perimeter of the AM array by right.

(Ord. of 3-21-2005, § 2510)

1.

Principal or accessory use. Antennas and towers may be considered either principal or accessory uses. A different existing use of an existing structure on the same lot shall not preclude the installation of an antenna or tower on such lot.

2.

Lot size. For purposes of determining whether the installation of a tower or antenna complies with district development regulations, including, but not limited to, setback requirements, lot-coverage requirements, and other such requirements, the dimensions of the entire lot shall control, even though the antennas or towers may be located on leased parcels within such lot.

3.

Inventory of existing sites. Each applicant for an antenna and/or tower shall provide to the building inspector an inventory of any existing towers, antennas, or sites approved for towers or antennas, that are either within the jurisdiction of the township or within one mile of the border thereof, including specific information about the location, height, and design of each tower. The building inspector may share such information with other applicants applying for administrative approvals or special land use permits under this ordinance or other organizations seeking to locate antennas within the jurisdiction of the township; provided, however that the building inspector is not, by sharing such information, in any way representing or warranting that such sites are available or suitable.

4.

Aesthetics. Towers and antennas shall meet the following requirements:

a.

Finish and color of towers. Towers shall either maintain a galvanized steel finish or, subject to any applicable standards of the FAA, be painted a neutral color so as to reduce visual obtrusiveness.

b.

Blend with setting. At a tower site, the design of the buildings and related structures shall, to the extent possible, use materials, colors, textures, screening, and landscaping that will blend into the natural setting and surrounding buildings.

c.

Color of antenna. If an antenna is installed on a structure other than a tower, the antenna and supporting electrical and mechanical equipment must be of a neutral color that is identical to, or closely compatible with, the color of the supporting structure so as to make the antenna and related equipment as visually unobtrusive as possible.

d.

Lighting. Towers shall not be artificially lighted, unless required by the FAA or other applicable authority. If lighting is required, the lighting alternatives and design chosen must cause the least disturbance to the surrounding views.

5.

State or federal requirements. All towers must meet or exceed current standards and regulations of the FAA, the FCC, and any other agency of the state or federal government with the authority to regulate towers and antennas. If such standards and regulations are changed, then the owners of the towers and antennas governed by this ordinance shall bring such towers and antennas into compliance with such revised standards and regulations within six months of the effective date of such standards and regulations, unless a different compliance schedule is mandated by the controlling state or federal agency. Failure to bring towers and antennas into compliance with such revised standards and regulations shall constitute grounds for the removal of the tower or antenna at the owner's expense.

6.

Building codes; safety standards. To ensure the structural integrity of towers, the owner of a tower shall ensure that it is maintained in compliance with standards contained in applicable state or local building codes and the applicable standards for towers that are published by the Electronic Industries Association, as amended from time to time. If, upon inspection, the township concludes that a tower fails to comply with such codes and standards and constitutes a danger to persons or property, then upon notice being provided to the owner of the tower, the owner shall have 30 days to bring such tower into compliance with such standards. Failure to bring such tower into compliance within said 30 days shall constitute grounds for the removal of the tower or antenna at the owner's expense.

7.

Measurement. For purposes of measurement, tower setbacks and separation distances shall be calculated and applied to facilities located in the township irrespective of municipal and county jurisdictional boundaries.

8.

Not essential services. Towers and antennas shall be regulated and permitted pursuant to this ordinance and shall not be regulated or permitted as essential services, public utilities, or private utilities.

9.

Franchises. Owners and/or operators of towers or antennas shall certify that all franchises required by law for the construction and/or operation of a wireless communication system in the township have been obtained and shall file a copy of all required franchises with the building inspector.

10.

Public notice. For purposes of this ordinance, any special land use request, variance request, or appeal of an administratively approved use or special land use shall require public notice to all abutting property owners and all property owners of properties that are located within the corresponding separation distance listed in paragraph 11, section 2530 in addition to any notice otherwise required by this zoning ordinance.

11.

Signs. No signs shall be allowed on an antenna or tower.

12.

Buildings and support equipment. Buildings and support equipment associated with antennas or towers shall comply with the requirements of section 2535 of this ordinance.

13.

Multiple antenna/tower plan. The township encourages the users of towers and antennas to submit a single application for approval of multiple towers and/or antenna sites. Applications for approval of multiple sites shall be given priority in the review process.

(Ord. of 3-21-2005, § 2515)

1.

General. The uses listed in this section 2520 are deemed to be permitted uses and shall not require administrative approval or a special land use permit.

2.

Permitted uses. The following uses are specifically permitted:

a.

Antennas or towers located on property owned, leased, or otherwise controlled by the township, provided a license or lease authorizing such antenna or tower has been approved by the township; and

b.

Antennas located on a previously approved tower upon submission of structural calculations certified and sealed by a licensed structural engineer certifying that the previously approved tower can support additional antennas. An antenna placed on a previously approved tower may be authorized by the building inspector and need not be submitted to the planning commission.

(Ord. of 3-21-2005, § 2520)

1.

Generally. The provisions set forth in this section 2525 shall govern the issuance of administrative approvals for towers and antennas.

2.

Approval by building inspector. The building inspector may administratively approve the uses listed in section 2525, paragraph 9.

3.

Application and fee. Each applicant for administrative approval shall apply to the building inspector providing the information set forth in paragraphs 5 and 7 of section 2530 and a nonrefundable fee in the amount of $500.00 to reimburse the township for the costs of application review.

4.

Review by building inspector. The building inspector shall review the application for administrative approval and determine if the proposed use complies with section 2515 of this ordinance and paragraphs 8, 9, 10 and 11 of section 2530.

5.

Response by building inspector. The building inspector shall respond to each such application within 60 days after receiving it by either approving or denying the application. If the building inspector fails to respond to the applicant within said 60 days, then the application shall be deemed to be approved.

6.

Waiver of setbacks. In connection with any such administrative approval, the building inspector may, in order to encourage shared use, administratively waive any zoning district setback requirements in paragraph 8 of section 2530 or separation distances between towers in paragraphs 9, 10, and 11 of section 2530 by up to 50 percent.

7.

Reconstruction of existing tower. In connection with any such administrative approval, the building inspector may, in order to encourage the use of monopoles, administratively allow the reconstruction of an existing tower to monopole construction.

8.

Prior to appeal upon denial. If an administrative approval is denied, the applicant shall file an application for a special land use permit pursuant to section 2530 of this ordinance prior to filing any appeal that may be available under this zoning ordinance.

9.

List of administratively approved uses. The uses listed in paragraphs 10 through 15 below may be approved by the building inspector after conducting an administrative review.

10.

Industrial or general commercial districts. Any antenna, including the placement of additional buildings or other supporting equipment used in connection with said tower or antenna, may be approved by the building inspector if it is located in any limited industrial (I-1), general industrial (I-2) or general commercial (C-2) district.

11.

Antennas on existing structures. Any antenna which is not attached to a tower may be approved by the building inspector as an accessory use to any commercial, manufacturing, professional, institutional, or multi-family structure of eight or more dwelling units, provided as follows:

a.

The antenna does not extend more than 30 feet above the highest point of the structure;

b.

The antenna complies with all applicable FCC and FAA regulations; and

c.

The antenna complies with all applicable building codes.

12.

Antennas on existing towers. Any antenna which is attached to an existing tower may be approved by the building inspector and, to minimize adverse visual impacts associated with the proliferation and clustering of towers, collocation of antennas by more than one carrier on existing towers shall take precedence over the construction of new towers, provided such collocation is accomplished in a manner consistent with the following:

a.

A tower which is modified or reconstructed to accommodate the collocation of an additional antenna shall be of the same tower type as the existing tower, unless the building inspector allows reconstruction as a monopole.

b.

An existing tower may be modified or rebuilt to a taller height, not to exceed 30 feet over the tower's existing height, to accommodate the collocation of an additional antenna, provided that:

(1)

Such height change may occur only one time per communication tower; and

(2)

The additional height shall not require an additional distance separation as set forth in section 2530 of this ordinance. The tower's premodification height shall be used to calculate such distance separations.

c.

A tower which is being rebuilt to accommodate the collocation of an additional antenna may be moved on site within 50 feet of its existing location.

d.

After the tower is rebuilt to accommodate collocation, only one tower may remain on the site.

e.

A relocated on-site tower shall continue to be measured from the original tower location for purposes of calculating separation distances between towers pursuant to paragraphs 9, 10, and 11 of section 2530. The relocation of a tower hereunder shall in no way be deemed to cause a violation of paragraphs 9, 10, and 11 of section 2530.

f.

The on-site relocation of a tower which comes within the separation distances to residential units or residentially zoned lands as established in paragraphs 9, 10, and 11 of section 2530 shall only be permitted when approved by the building inspector.

13.

New towers in certain nonresidential zoning districts. Any new tower in a nonresidential zoning district other than any limited industrial (I-1), general industrial (I-2) or general commercial (C-2) district may be approved by the building inspector, provided that:

a.

A licensed professional engineer certifies the tower can structurally accommodate the number of shared users proposed by the applicant;

b.

The building inspector concludes that the tower is in conformity with the goals set forth in section 2500 and the requirements of section 2515 of this ordinance;

c.

The tower meets the setback requirements in section 2530, paragraph 8 and the separation distances in paragraphs 9, 10 and 11 of section 2530; and that the tower meets the following height and usage criteria:

(1)

For a single user, up to 90 feet in height;

(2)

For two users, up to 120 feet in height; and

(3)

For three or more users, up to 150 feet in height.

14.

Alternative tower structure. Locating any alternative tower structure in a zoning district other than any limited industrial (I-1), general industrial (I-2) or general commercial (C-2) district that, in the judgment of the building inspector, is in conformity with the goals set forth in section 2500 of this ordinance.

15.

Cable microcell network. Installing a cable microcell network through the use of multiple low-powered transmitters/receivers attached to existing wireline systems, such as conventional cable or telephone wires, or similar technology that does not require the use of towers.

(Ord. of 3-21-2005, § 2525)

1.

Generally. The following provisions shall govern the issuance of special land use permits for towers or antennas by the planning commission:

a.

If the tower or antenna is not a permitted use under section 2520 of this ordinance or permitted to be approved administratively pursuant to section 2525 of this ordinance, then a special land use permit shall be required for the construction of a tower or the placement of an antenna in all zoning districts.

b.

Applications for special land use permits under this shall section 2530 shall be subject to the procedures and requirements of article 22 of this ordinance, except as modified in this section 2530.

2.

Imposed conditions. In granting a special land use permit, the planning commission may impose conditions to the extent the planning commission concludes such conditions are necessary to minimize any adverse effect of the proposed tower on adjoining properties.

3.

Certified information. Any information of an engineering nature that the applicant submits, whether civil, mechanical, or electrical, shall be certified by a licensed professional engineer.

4.

Application fee. An applicant for a special land use permit shall submit the information described in this section 2530 and a nonrefundable fee as established by resolution of the board of trustees to reimburse it for the costs of reviewing the application.

5.

Information required. In addition to any information required for applications for special land use permits pursuant to article 22 of this ordinance, applicants for a special land use permit for a tower shall submit the following information:

a.

A scaled site plan clearly indicating the location, type and height of the proposed tower, on-site land uses and zoning, adjacent land uses and zoning (including when adjacent to other municipalities), master plan land use classification of the site and all properties within the applicable separation distances set forth in paragraphs 9, 10 and 11, adjacent roadways, proposed means of access, setbacks from property lines, elevation drawings of the proposed tower and any other structures, topography, parking, and other information deemed by the building inspector to be necessary to assess compliance with this ordinance;

b.

Legal description of the parent tract and leased parcel (if applicable);

c.

The setback distance between the proposed tower and the nearest residential unit, platted residentially zoned properties, and unplatted residentially zoned properties;

d.

The separation distance from other towers described in the inventory of existing sites submitted pursuant to section 2515 paragraph 3 shall be shown on an updated site plan or map. The applicant shall also identify the type of construction of existing towers and the owner/operator of any existing towers, if known;

e.

A landscape plan showing specific landscape materials;

f.

Method of fencing, and finished color and, if applicable, the method of camouflage and illumination;

g.

A description of compliance with paragraphs 3 through 11 of section 2515, and paragraphs 5 through 8 of section 2530 and all applicable federal, state or local laws;

h.

A notarized statement by the applicant as to whether construction of the tower will accommodate collocation of additional antennas for future users;

i.

Identification of the entities providing the backhaul network for the tower described in the application and other cellular sites owned or operated by the applicant in the municipality;

j.

A description of the suitability of the use of existing towers, other structures or alternative technology not requiring the use of towers or structures to provide the services to be provided through the use of the proposed new tower; and

k.

A description of the feasible locations of future towers or antennas within the township based upon existing physical, engineering, technological or geographical limitations in the event the proposed tower is erected.

6.

Factors considered in granting special land use permits for towers. In addition to any standards for consideration of special land use permit applications pursuant to article 22 of this ordinance, the planning commission may waive or reduce the burden on the applicant of one or more of these criteria in determining whether to issue a special land use permit if the planning commission concludes that the goals of this ordinance are better served thereby. To waive or reduce the burden, the planning commission shall consider the following factors:

a.

The height of the proposed tower;

b.

The proximity of the tower to residential structures and residential district boundaries;

c.

The nature of uses on adjacent and nearby properties;

d.

The surrounding topography, tree coverage and foliage;

e.

The design of the tower, with particular reference to design characteristics that have the effect of reducing or eliminating visual obtrusiveness;

f.

The proposed ingress and egress; and

g.

The availability of suitable existing towers, other structures, or alternative technologies not requiring the use of towers or structures, as discussed in the following paragraph 4. of this ordinance.

7.

Availability of suitable existing towers, other structures, or alternative technology. No new tower shall be permitted unless the applicant demonstrates to the reasonable satisfaction of the planning commission that no existing tower, structure or alternative technology that does not require the use of towers or structures can accommodate the applicant's proposed antenna. An applicant shall submit information requested by the planning commission related to the availability of suitable existing towers, other structures or alternative technology. Evidence submitted to demonstrate that no existing tower, structure or alternative technology can accommodate the applicant's proposed antenna may consist of any of the following:

a.

No existing towers or structures are located within the geographic area which meet the applicant's engineering requirements.

b.

Existing towers or structures are not of sufficient height to meet the applicant's engineering requirements.

c.

Existing towers or structures do not have sufficient structural strength to support the applicant's proposed antenna and related equipment.

d.

The applicant's proposed antenna would cause electromagnetic interference with the antenna on the existing towers or structures, or the antenna on the existing towers or structures would cause interference with the applicant's proposed antenna.

e.

The fees, costs, or contractual provisions required by the owner in order to share an existing tower or structure or to adapt an existing tower or structure for sharing are unreasonable. Costs exceeding new tower development are presumed to be unreasonable.

f.

The applicant demonstrates that there are other limiting factors that render existing towers and structures unsuitable.

g.

The applicant demonstrates that an alternative technology that does not require the use of towers or structures, such as a cable microcell network using multiple low-powered transmitters/receivers attached to a wireline system, is unsuitable. Costs of alternative technology that exceed new tower or antenna development shall not be presumed to render the technology unsuitable.

8.

Setbacks. The following setback requirements shall apply to all towers for which a special land use permit is required; provided, however, that the planning commission may reduce the standard setback requirements if the goals of this ordinance would be better served thereby:

a.

Towers which do not require guy wires must be set back a distance equal to at least 75 percent of the height of the tower from any adjoining lot line.

b.

Towers which require guy wires must be set back a distance equal to at least 100 percent of the height of the tower from any adjoining lot line.

c.

Guys and accessory buildings must satisfy the minimum zoning district setback requirements.

9.

Separation. The separation requirements set forth in paragraphs 10 and 11 of this section 2530 shall apply to all towers and antennas for which a special land use permit is required; provided, however, that the planning commission may reduce the standard separation requirements if the goals of this ordinance would be better served thereby.

_____

10.

Separation from off-site uses/designated areas. Tower separation requirements for towers shall comply with the following minimum standards and shall be measured from the base of the tower to the lot line of the off-site uses or designated areas:

¹ Includes modular homes and mobile homes used for living purposes.

² Separation measured from base of tower to closest building setback line.

³ Includes any unplatted residential use properties without a valid preliminary subdivision plan or valid development plan approval and any multifamily residentially zoned land.

11.

Separation distances between towers. Separation distances between towers shall be applicable for and measured between the proposed tower and preexisting towers. The separation distances shall be measured by drawing or following a straight line between the base of the existing tower and the base of the proposed tower, pursuant to the site plan. The minimum separation distances, in linear feet, shall be as follows:

_____

12.

Security fencing. Towers shall be enclosed by security fencing not less than six feet in height and shall also be equipped with an appropriate anti-climbing device; provided however, that the planning commission may waive such requirements, if deemed appropriate.

13.

Landscaping. The following requirements shall govern the landscaping surrounding towers for which a special land use permit is required; provided, however, that the planning commission may waive such requirements if the goals of this ordinance would be better served thereby:

a.

Tower facilities shall be landscaped with a buffer of plant materials that effectively screens the view of the tower compound from property used for residences. The standard buffer shall consist of a landscaped strip at least four feet wide outside the perimeter of the compound.

b.

In locations where the visual impact of the tower would be minimal, the landscaping requirement may be reduced or waived.

c.

Existing mature tree growth and natural land forms on the site shall be preserved to the maximum extent possible. In some cases, such as towers sited on large, wooded lots, natural growth around the property perimeter may be sufficient buffer.

(Ord. of 3-21-2005, § 2530)

1.

Antennas mounted on structures or rooftops. The equipment cabinet or structure used in association with antennas shall comply with the following:

a.

The cabinet or structure shall not contain more than 200 square feet of gross floor area nor be more than 13 feet in height. In addition, for buildings and structures which are less than 65 feet in height, the related unmanned equipment structure, if over 200 square feet of gross floor area or 13 feet in height, shall be located on the ground and shall not be located on the roof of the structure.

b.

If the equipment structure is located on the roof of a building, the area of the equipment structure and other equipment and structures shall not occupy more than 25 percent of the roof area.

c.

Equipment storage buildings or cabinets shall comply with all applicable building codes.

2.

Antennas mounted on utility poles, or light poles/towers. The equipment cabinet or structure used in association with antennas shall be located in accordance with the following paragraphs 3 or 4.

3.

Residential districts. In residential districts, the equipment cabinet or structure may be located:

a.

In a front or side yard, provided the cabinet or structure is no greater than 13 feet in height or 200 square feet of gross floor area and the cabinet/structure is located a minimum of 25 feet from all lot lines. The cabinet/structure shall be screened by an evergreen hedge with an ultimate height of at least 42 to 48 inches and a planted height of at least 36 inches.

b.

In a rear yard, provided the cabinet or structure is no greater than 13 feet in height or 500 square feet in gross floor area. The cabinet/structure shall be screened by an evergreen hedge with an ultimate height of eight feet and a planted height of at least 36 inches.

4.

Industrial or commercial districts. In any limited industrial (I-1), general industrial (I-2) or general commercial (C-2) district, the equipment cabinet or structure shall be no greater than 20 feet in height or 500 square feet in gross floor area. The structure or cabinet shall be screened by an evergreen hedge with an ultimate height of eight feet and a planted height of at least 36 inches. In all other instances, structures or cabinets shall be screened from view of all residential properties which abut or are directly across the street from the structure or cabinet by a solid fence eight feet in height or an evergreen hedge with an ultimate height of eight feet and a planted height of at least 36 inches.

5.

Modification of building size requirements. The requirements of paragraphs 1. through 4. above may be modified by the building inspector in the case of administratively approved uses or by the planning commission in the case of uses permitted by special land use permit, to encourage collocation.

(Ord. of 3-21-2005, § 2535)

Any antenna or tower that is not operated for a continuous period of 12 months shall be considered abandoned, and the owner of such antenna or tower shall remove the same within 90 days of receipt of notice from the township notifying the owner of such abandonment. Failure to remove an abandoned antenna or tower within said 90 days shall be grounds to remove the tower or antenna at the owner's expense. If there are two or more users of a single tower, then this provision shall not become effective until all users cease using the tower.

(Ord. of 3-21-2005, § 2540)

1.

Not expansion of nonconforming use. Towers that are constructed, and antennas that are installed, in accordance with the provisions of this ordinance, shall not be deemed to constitute the expansion of a nonconforming use or structure.

2.

Preexisting towers. Preexisting towers shall be allowed to continue their usage as they presently exist. Routine maintenance (including replacement with a new tower of like construction and height) shall be permitted on such preexisting towers. New construction other than routine maintenance on a preexisting tower shall comply with the requirements of this ordinance.

3.

Rebuilding damaged or destroyed nonconforming towers or antennas. Notwithstanding section 2540 of this ordinance, bona fide nonconforming towers or antennas that are damaged or destroyed may be rebuilt without having to first obtain administrative approval or a special land use permit and without having to meet the set back requirements of paragraph 8, section 2530 and separation requirements of paragraph 9, 10, and 11 of section 2530. The type, height, and location of the tower on site shall be of the same type and intensity as the original facility approval. Building permits to rebuild the facility shall comply with the then applicable building codes and shall be obtained within 180 days from the date the facility is damaged or destroyed. If no permit is obtained or if said permit expires, the tower or antenna shall be deemed abandoned as specified in section 2540 of this ordinance.

(Ord. of 3-21-2005, § 2545)