16.10.090 Preapplication requirements.
A. Prior to submission of an application, the applicant shall meet with the planning director for the purpose of discussing the site and development proposal, and to address any issues that will help to expedite the review and permitting process, including the scope of the visual assessment the applicant will be required to provide as part of the permit process. The preapplication process may also include a site visit, as determined by the planning director. No statement by either the applicant or the planning director shall be regarded as binding or authoritative for purposes of this section.
B. Visual Impact Assessment. The scope of the required assessment will be reviewed at the pre-application meeting, but the planning commission may require submission of a more detailed visual analysis after submittal of the actual permit application. The visual impact assessment must include:
1. A “zone of visibility map” sufficient in detail to allow for a determination of where the tall structure may be seen;
2. Current maps at appropriate scale, showing the location of the proposed use and the locations of other tall structure facilities operated by the applicant and those within two (2) miles of the proposed tall structure;
3. An analysis demonstrating that the tall structure will be sited so as to have the least adverse visual impact on the environment and its character, on existing vegetation, and on the properties in the area, while still meeting the applicant’s objectives;
4. A “before” pictorial representation of the proposed tall structure site together with photo-simulated postconstruction renderings of the completed proposed support structures, equipment cabinets, and ancillary structures which must, at a minimum, include renderings from multiple vantage points of any adjacent roadways and occupied or proposed nonresidential or residential structures, and other locations as determined by the planning director. The “before” representations and photosimulations shall be from the same locations. The applicant shall also provide simulated photographic evidence of the proposed tall structure’s appearance from any and all residential zones (as identified in the city of Bethel’s latest comprehensive plan) that are within one thousand five hundred (1,500) feet of the proposed site, from vantage points approved by the planning director. The photosimulated renderings must represent, at a minimum, the proposed tall structure’s overall height, configuration, physical location, mass and scale, materials and color, illumination and architectural design. The applicant shall also submit proposed exterior paint and stain samples for any items to be painted or stained, and exterior building material and roof samples;
5. Elevation drawings of the facilities depicting existing and proposed tall structures, other structures, landscaping, proposed color(s), method of camouflage and illumination;
6. A description of the visual impact of the tower base and accessory buildings from abutting properties and streets;
7. The applicant shall demonstrate, in writing and by drawing, how it will effectively screen from view the base of its proposed tall structure tower and all appurtenant facilities and structures;
8. If the tower is to be lit, a description of the specific type of lighting applicant proposes using and a description of how the applicant will comply with a directive in BMC 16.10.110(E), requiring the lighting be oriented, shielded or otherwise designed so as to not project directly onto surrounding property; and
9. When the proposed tall structure facility is to include a new tower, a plot plan at a scale of not less than one (1) inch is equal to one hundred (100) feet must be submitted. This plot plan must indicate all building uses within three hundred (300) feet of the proposed new facility. Aerial photos and/or renderings may augment the plot plan.
C. The applicant shall provide evidence that the proposed facility is designed to meet the minimum height requirement necessary for effective functioning of the tower’s intended use.
D. A site plan, drawn to scale under the seal of a qualified Alaska registered surveyor, clearly indicating all site boundaries, location of existing and proposed tall structures, antennas, other structures and other development on site, means of access, screening and fencing, topography, landscaping, drainage management, adjacent public easements and rights-of-way.
E. The applicant shall provide evidence that the proposed tall structure will not interfere with the approaches to any existing airport or airfield, including water bodies supporting aircraft use.
F. The applicant shall provide the results of a propagation study for the proposed tall structure which must have been conducted within the previous twelve (12) months.
G. Community Meeting. Prior to applying for a special use permit for a new tall structure, the potential applicant shall hold at least one (1) community meeting.
1. The meeting must be held at a centrally located public location capable of seating a minimum of forty (40) people;
2. Notice of the meeting must be published in a newspaper of local circulation a minimum of two (2) times prior to the meeting;
3. Notice of the meeting must be announced on the local radio a minimum of five (5) times during the week prior to the meeting;
4. Notice of the meeting must be posted on at least three (3) bulletin boards within the city limits which are generally accessible to the public;
5. Notice of the meeting must also be mailed by the applicant to all property owners within one thousand two hundred (1,200) feet of the parcel(s) under consideration for the proposed tall structure;
6. The meeting must be held at least fifteen (15) calendar days after all notifications are completed;
7. The meeting may not start prior to 5:30 p.m. or later than 7:00 p.m.;
8. Notification of the meeting must, at a minimum, include the following:
a. A legal description and map of the general parcel, or parcels, within the coverage area under consideration for the tall structure and upon which the tall structure is intended to be placed;
b. A description of the proposed development including height, design, lighting, potential access to the site and proposed service;
c. The date, time, and location of the informational meeting; and
d. The contact name, telephone number, and address of applicant;
9. A written report summarizing the results of the community meeting must be prepared and submitted to the planning director prior to submitting an application for a new tall structure permit. At a minimum, the written report must include the following information:
a. The date(s) and location(s) of all meetings where citizens were invited to discuss the potential applicant’s proposal;
b. The content, dates mailed, and number(s) of mailings, including letters, meeting notices, newsletters and other publications;
c. Sign-in sheet(s) used at the meeting, that includes places for names, addresses, phone numbers and other contact information such as e-mail addresses for the meeting participants;
d. A list of residents, property owners, and interested parties who have requested, in writing, that they be kept informed of the proposed development through notices, newsletters, or other written materials;
e. The number of people who attended meeting(s);
f. Copies of written comments received at the meeting;
g. A certificate of mailing identifying all who were notified of the meeting; and
h. A written summary that addresses the following:
i. The substance of the public’s written concerns, issues, and problems;
ii. How the applicant has addressed, or intends to address, concerns, issues and problems expressed during the process; and concerns, issues, and problems the applicant has not addressed or does not intend to address and why. [Ord. 15-27 § 3.]