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09-18-96 Agenda and Packet E AGENDA CHANHASSENPLANNING COMMISSION WEDNESDAY, SEPTEMBER 18, 1996 CHANHASSEN CITY HALL,690 COULTER DRIVE 6:15 - 8:00 p.m. Planning Commission Work Session/Tour of Projects 8:00 p.m. - Regular Meeting CALL TO ORDER PUBLIC HEARINGS 1. Zoning Ordinance Amendment to Chapter 20 of the City Code regarding antennas and towers. 2. *Item Deleted. OLD BUSINESS NEW BUSINESS APPROVAL OF MINUTES CITY COUNCIL UPDATE ONGOING ITEMS OPEN DISCUSSION ADJOURNMENT NOTE: Planning Commission meetings are scheduled to end by 10:30 p.m.as outlined in official by-laws. We will make every attempt to complete the hearing for each item on the agenda. If,however,this does not appear to be possible,the Chair person will notify those present and offer rescheduling options. Items thus pulled from consideration will be listed first on the agenda at the next Commission meeting. *Item Deleted 2. Interim use permit allowing grading for a temporary soccer field. The proposed site of the soccer field is located on Lots 2 &3,Block 5,Chanhassen Business Park(Park Road). CITY OF otor 04 _ CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Planning Commission FROM: John Rask, Planner I DATE: September 11, 1996 SUBJ: Draft Ordinance Pertaining to Wireless Telecommunication Towers and Facilities INTRODUCTION Attached is a draft ordinance pertaining to towers and antennas that was prepared by city staff. The ordinance provides standards and district requirements for the placement of towers and antennas. As proposed, towers would be allowed in the IOP, OI,BH, RSF, RR, R-4, R-8, R-12, R-16, and A-2 zoning districts. Towers and antennas in areas developed, guided, or zoned residential are limited to church, park, government, school,utility, and institutional sites subject • to approval of a conditional use permit. The placement of antennas on existing structures would be a permitted use in the IOP, BH, OI, and BF districts subject to the standards provided in the draft ordinance. Tower construction would require a conditional use permit in all zoning districts, with the exception of the CBD and BG districts where they would be prohibited. The draft ordinance requires wireless telecommunication providers to search for available space on an existing tower or building. An existing tower must be utilized if it meets certain conditions as outlined in the draft ordinance. Any new tower must be designed to accommodate both the applicant's antennas and comparable antennas for at least one additional user. Other communities in the metro area have co-location requirements which state that new towers must provide additional space for at least two additional users. Staff is concerned that requiring space for two additional users may result in the overbuilding towers. If tower space goes unused, it not only increases the cost to the provider,but will result in a larger more visually obtrusive tower. Co-location requirements have their advantages and disadvantages. The advantages are that potentially you can reduce the number of towers within the city. By way of example, staff has been contacted by two providers who are looking to construct towers on two separate parcels immediately adjacent to each other. Co-location may provide the impetus for the construction of Wireless Telecommunication Ordinance September 11, 1996 Page 2 a single tower to meet both providers need. Additional benefits include cost savings associated with erecting a single tower, or the benefits of leasing space for a future antennae. Disadvantage to co-location include technical factors such as: a tower or building's structural capacity, radiofrequency interference, mechanical or electrical incompatibilities, and technological differences among providers. Staff is of the opinion that with the likely proliferation of towers in the city,a co-location requirement is necessary to protect the aesthetic environment of the city. Other cities have developed incentives rather than mandating co-location. These cities, however, have numerous tall buildings or structures in which antennas could be located. The City of Chanhassen does not have any buildings over three stories or forty feet in height, nor do we allow them in any zoning district. Therefore, it appears that towers may be the only option in a number of areas throughout the city. BACKGROUND In March 1995, the Federal Communication Commission(FCC)began to auction off 1,900 megahertz(MHz) band of the radio spectrum to new license holders. The country was originally divided into 51 major trading areas with two licenses awarded in each. For this area, those licenses were purchased by Sprint Spectrum and American Portable Telecomm (APT). In May of this year, the FCC sold an additional license in each region and may sell even more in the future. This additional license was purchased by OneComm, who purchased Motorola's Specialized Mobilized Radio(SMR) licenses to attach their enhanced system(ESMR) to the land line telephone network. These licenses have been sold to provide the next generation digital wireless services commonly referred to as PCS (Personal Communication Services). Airtouch (formally US West New Vector Group)and AT&T Wireless (formally Cellular One) are two licensed providers who currently provide cellular services in the area. Technology It should be emphasized that although the technologies discussed in this report currently function in slightly different manners, they will offer similar services in the future. In fact, all of these technologies are based on systems composted of interconnecting cell sites. With this common cell site base, it is predicted that as these technologies evolve, they will become more and more similar. For example, a transition to smaller cell sites and the use of more antennas per square mile are expected. Wireless communications are transmitted through the air via radio waves of various frequencies. Radio frequency radiation (RFR) is one of several types of electromagnetic radiation. Cellular and ESMR operate at frequencies between 800 and 900 MHz, and PCS operates at both 900 MHz as well as between 1,850 and 2,200 MHz. Wireless Telecommunication Ordinance September 11, 1996 Page 3 The technologies described in this report function similarly in that they are composed of interconnecting"cell sites,"or geographical areas that blanket a region. In this sense, all three technologies are"cellular technologies,"although mobile cellular phones are frequently referred to as the"cellular"technology because they pioneered the concept. As more people begin to demand wireless communications services, wireless systems will require additional capacity to handle calls. This additional calling capacity can be acquired in one of various ways: providers can increase the number of their cell sites, use digital versus analog technology, or a combination of these methods. As cell sites increase, the area of each site is reduced in order to avoid overlapping coverage. Each cell site within the system contains both transmitting and receiving antennas. Calls placed from a wireless phone or device are sent to a central computer switching system. The central switch completes the call be connecting it either to a conventional telephone through a land- based line,or to another mobile phone through the nearest antenna. As the mobile caller enters one cell and exists another,the call is transferred between the cells. Federal Telecommunications Act On January 31, 1996, Congress passed the Telecommunication Reform Act of 1996 which opened additional portions of the radio spectrum for PCS licenses. The cellular industry lobbied hard for federal preemption of local siting powers. Language was originally included in the Act which prohibited cities from regulating telecommunication facilities,but was removed shortly before passage. However,the Act contains language which limits the extent in which local governments can regulate telecommunications towers. Section 704 (Facilities Siting; Radio Frequency Emission Standards)prevents local zoning authorities from arbitrarily banning telecommunication towers. The Act reads as follows, "Except as provided(herein), nothing in this act shall limit or affect the authority of a State or local government or instrumentality thereof over decisions regarding the placement, construction, and modification of personal wireless service facilities. " The Act basically places three limitations on local zoning controls: 1)cities may not"unreasonably discriminate among providers of functionally equivalent services,"2) cities may not"prohibit or have the effect of prohibiting the provision of personal wireless services,"and 3) cities may not regulate personal wireless services"on the basis of the environmental effects of radio frequency emission to the extent that such facilities comply with the(FCC's)regulations concerning such emissions." EXISITNG ORDINANCE PROVISIONS The City's Zoning Ordinance allows commercial communication towers in the IOP and A-2 Districts as a conditional use. Section 20-256. Commercial Communication Transmission Wireless Telecommunication Ordinance September 11, 1996 Page 4 Towers states that, "towers not designed to collapse progressively shall be set back from all property lines a minimum distance equal to the height of the tower." No other provisions or standards are provided for telecommunication facilities. Under our current ordinance, a tower or antennae must be located on a separate parcel of land void of another principal use or building. In the IOP district, a one acre parcel would be required to locate a tower or antennae. The A-2 district would require a 2.5 acre parcel. The telecommunication industry appears to prefer locating antennas on existing buildings or erecting towers/poles on property which contains an existing building, such as property currently used for office, industrial or commercial purposes. It is questionable whether requiring a tower to be located on a separate parcel is the most efficient use of land in the city. There may be locations in the city where it would make more sense to locate an antenna on an existing building, or construct a tower behind a building to help screen the tower. With the likely proliferation of antennae and towers/poles in the City, standards consistent with the Federal Telecommunications Act will need to be adopted which protect public safety while minimizing impacts on surrounding properties. RECOMMENDATION Staff recommends that the Planning Commission review and recommend any changes, and recommend that the City Council adopt the draft ordinance. The draft ordinance will be codified prior to Council consideration. ATTACHMENT Draft Ordinance CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA ORDINANCE NO. AN ORDINANCE AMENDING CHAPER 20 OF THE CHANHASSEN CITY CODE PERTAINING TO TOWERS AND ANTENNAS The City Council of the City of Chanhassen ordains: Purpose and Intent. The purpose of this ordinance is to accommodate and provide a reasonable opportunity for the establishment of wireless telecommunications in the City. The City finds it necessary to adopt standards and regulations that promote the public health, safety, and general welfare, while minimizing the possible adverse effects of towers and antennas on nearby property. The Council finds that these regulations are necessary to: 1. Establish standards which permit a reasonable and equitable opportunity for the establishment of wireless telecommunication services in the City; 2. Ensure that towers and antennas are designed, constructed, installed, and maintained in a manner that does not adversely impact public safety; 3. Maximize the use of existing and approved towers and buildings to accommodate new wireless telecommunication antennas in order to reduce the number of towers needed to serve the community, and; 4. Minimize adverse visual effects of towers through careful design and siting standards which attempt to screen and/or camouflage towers and antennas from adjacent public and private property. Findings. The City of Chanhassen finds it necessary for the promotion and preservation of the public health, safety,welfare and aesthetics of the community that the construction, location, size and maintenance of wireless telecommunication facilities be controlled. Further, the City finds: 1. Towers and antennas have a direct impact on, and a relationship to, the image of the community; 2. The manner of installation, location, and maintenance of towers and antennas affects the public health, safety, welfare, and aesthetics of the community; 3. A reasonable opportunity for the establishment of wireless telecommunication must be provided to serve residential and business needs,and; 1 4. Uncontrolled and unlimited towers and antennas adversely impact the image and aesthetics of the community and, thereby, undermine economic value and growth. Section 1, Section 20-1, Definitions, is amended to add the following definitions: Antenna is defined as, "Any structure of device used for the purpose of collecting or transmitting electromagnetic waves, including but not limited to directional antennas, such as panels, microwave dishes, and satellite dishes, and omni-directional antennas, such as whip antennas." Commercial wireless telecommunication service is defined as, "Licensed commercial wireless telecommunication services including cellular,personal communication services (PCS), specialized mobilized radio(SMR), enhanced specialized mobilized radio (ESMR),paging,and similar services that are marketed to the general public." Public Utility is defined as, "Persons, corporations, or governments supplying gas, electric, transportation, water, sewer, or land line telephone service to the general public. For the purpose of this ordinance,personal wireless service shall not be considered public utility uses, and are defined separately." Tower is defined as, "Any ground or roof mounted pole, spire, structure, or combination thereof, including supporting lines cables, wires,braces,masts, intended primarily for the purpose of mounting an antenna, meteorological device, or similar apparatus above grade." Tower, Multi-User is defined as, "A tower to which is attached the antennas of more than one commercial wireless telecommunication service provider or governmental agency." Tower, Single-User, is defines as, "A tower to which is attached only the antennas of a single user, although the tower may be designed to accommodate the antennas of multiple users as required in this Code." ARTICLE IV. CONDITIONAL USES DIVISION 5. STANDARDS FOR TOWERS AND ANTENNAS HEIGHT RESTRICTIONS: 1. Height Determination. The height of towers shall be determined by measuring the vertical distance from the tower's point of contact with the ground or rooftop to the highest point of the tower, including all antennas or other attachments. When towers are mounted upon other structures,the combined height of the structure at the tower's point of attachment and tower must meet the height restrictions of this Section. 2 2. Except as provided in the following paragraph of this Section, maximum heights for towers are as follows: a) In all residential zoned property the maximum height of any tower, including all antennas and other attachments, shall be seventy(70) feet; except that no tower shall be in excess of a height equal to the distance from the base of the antenna and tower to the nearest overhead electrical power line which serves more than one dwelling or place of business, less five feet. b) In all non-residential zoning districts,the maximum height of any tower, including all antennas and other attachments, shall not exceed one foot for each two feet the tower is setback from residential property up to a maximum height of 150 feet. The City Council may allow towers up to 200 feet high if the applicant can demonstrate that based upon the topography of the site and surrounding areas, erred of the antenna, antenna design, surrounding tree cover and structures and/or through the use of screening,that off-site views of the tower will be minimized. Exceptions. The following are exception to the maximum height restrictions for towers: 1. Multi-Use Towers. Multi-use towers may exceed the height limitations of this Section by up to 20 feet. 2. Towers and other antenna devices over 70 feet in height which are attached to a structure and not freestanding may be located in residential zoned districts under the following conditions: a) the towers and antennas are located upon existing or proposed structures allowed as principal or conditional uses in the underlying zoning district and/or upon public structures; b) are limited to a height of 15' projecting above the structure. The City Council may permit antenna heights of up to 25' above the structure if the applicant can demonstrate that by a combination of antenna design,positioning of the structure and/or by screening erected or already in place on the property, that off-site views of the antenna are minimized to accepted levels. SETBACKS: Towers shall conform with each of the minimum setback requirements: 1. Towers shall meet the setbacks of the underlying zoning district. 2. For sites that are adjacent to parcels developed,guided,or zoned for residential use, setbacks shall be equal to the height of the tower. 3 3. Towers shall be set back from all planned public rights of way by a minimum distance equal to one half of the height of the tower including all antennas and attachments. 4. Antennas and towers shall be prohibited in all side and front yards. 5. A tower's setback may be reduced or its location in relation to a public street varied, at the sole discretion of the City Council, to allow the integration of a tower into an existing or proposed structure such as a church steeple, light pole,power line support device, or similar structure. 6. No tower, antenna, or accessory structure shall be located in a wetland or within the wetland setback. 7. In a residential district,the required setback for antennas and towers not rigidly attached to a building or structure, shall be equal to the height of the antenna and tower. Those antennas and towers rigidly attached to a building or structure, and whose base is on the ground, may reduce the required setback by the amount equal to the distance from the point of attachment to the ground. TOWERS IN RESIDENTIALLY ZONED DISTRICTS. Towers shall be allowed only in the following residentially zoned areas: 1. Towers supporting amateur radio antennas and conforming to all applicable provisions of Section 20-915 of the City Code. 2. Towers supporting commercial antennas and conforming to all applicable provisions of this Code shall be allowed in residential zoned districts in the following locations: a) Church sites, when camouflaged as an architectural feature such as steeples or bell towers. b) Park sites, when compatible with the nature of the park; and, c) Government, school, utility, and institutional sites. 3. Only one tower shall exist at any one time on any one residential parcel. MULTIPLE PRINCIPAL USES AND STRUCTURES ON A SINGLE LOT. For the purposes of this Division, one tower and multiple antennas shall be permitted on the same lot as another principal use or structure subject to the requirements of this Chapter. CONSTRUCTION REQUIREMENTS. All antennas and towers erected, constructed, or located within the City shall comply with the following requirements: 1. All applicable provisions of this Code. 4 2. Towers and their antennas shall be certified by a qualified and licensed professional engineer to conform to the latest structural standards and wind loading requirements of the Uniform Building Code and the Electronics Industry Association and all other applicable reviewing agencies. 3. With the exception of necessary electric and telephone service and connection lines approved by the City, no part of any antenna or tower nor any lines, cable, equipment or wires or braces in connection with either shall at any time extend across or over any part of the right-of-way, public street,highway, sidewalk, or property line. 4. Towers and their antennas shall be designed to conform with accepted electrical engineering methods and practices and to comply with the provisions of the National Electrical Code. 5. All towers shall be constructed to conform with the requirements of the Occupational Safety and Health Administration. 6. All towers shall be reasonably protected against unauthorized climbing. 7. Metal towers shall be constructed of, or treated with, corrosive resistant material. Wood poles shall be impregnated with rot resistant substances. 8. All communication towers and their antennas shall maintain a general liability insurance policy that provides coverage from any damage to property or injuries to persons caused by collapse of the tower. Said insurance policy shall provide coverage on an occurrence basis in an amount no less than one million dollars ($1,000,000.00) TOWER AND ANTENNA DESIGN. Proposed or modified towers and antennas shall meet the following design requirements. 1. Towers and antennas (including supporting cables and structures) shall be designed to blend into the surrounding environment through the use of color, camouflaging, and architectural treatments. Communication towers not requiring FAA or FCC painting/marking shall have either a galvanized finish or be painted a non-contrasting blue, gray, or black finish. 2. Commercial wireless telecommunication service towers shall be of a monopole design unless the City Council determines that an alternative design would better blend in to the surrounding environment. CO-LOCATION REQUIREMENT: All personal wireless communication towers erected, constructed,or located within the City shall comply with the following requirements: 1. A proposal for a new commercial wireless telecommunication service tower shall not be approved unless the City Council finds that the telecommunications equipment planned for the proposed tower cannot be accommodated on an existing or approved tower or 5 building within a one mile search radius (one-half mile search radius for towers under 120 feet in height, one quarter mile radius for towers under 80 feet in height)of the proposed tower due to one or more of the following reasons: a) The planned equipment would exceed the structural capacity of the existing or approved tower or building as documented by a qualified and licensed professional engineer,and the existing or approved tower cannot be reinforced, modified, or replaced to accommodate planned or equivalent equipment at a reasonable cost. b) The planned equipment would cause interference materially impacting the usability of other existing or planned equipment at the tower or building as documented by a qualified and licensed professional engineer and interference cannot be prevented at a reasonable cost. c) Existing or approved towers and buildings within the search radius cannot accommodate the planned equipment at a height necessary to function reasonably as documented by a qualified and licensed professional engineer. d) Other unforeseen reasons that make it unfeasible to locate the planned telecommunications equipment upon an existing or approved tower or building. 2. The applicant must demonstrate that a good faith effort to co-locate on existing towers and structures was made, but an agreement could not be reached. 3. Any proposed commercial wireless telecommunication service tower shall be designed, structurally, electrically, and in all respects,to accommodate both the applicant's antennas and comparable antennas for at least one additional user. Towers must be designed to allow for future rearrangement of antennas upon the tower and to accept antennas mounted at varying heights. LIGHTING: Towers shall not be illuminated by artificial means and shall not display strobe lights unless such lighting is specifically required by the Federal Aviation Administration or other federal or state authority for a particular tower. When incorporated into the approved design of the tower for camouflage purposes, light fixtures used to illuminate ball fields,parking lots, or similar area may be attached to the tower. SIGNS AND ADVERTISING: No signage, advertising or identification of any kind intended to be visible from the ground or other structures is permitted, except applicable warning and equipment information signage required by the manufacturer or by Federal, State, or local authorities. ACCESSORY UTILITY BUILDINGS: All utility buildings and structures accessory to a tower shall be architecturally designed to blend in with the surrounding environment and shall 6 meet the minimum setback requirements of the underlying zoning district. The use of residentially compatible materials such as wood,brick, or stucco is required for associated support buildings. Equipment located on the roof of an existing building shall be screened from the public view with building materials identical to or strongly similar to existing materials. In no case shall wooden fencing be used as a rooftop equipment screen. LANDSCAPING: Ground mounted equipment shall be screened from view by suitable vegetation, except where a design of non-vegetative screening better reflects and compliments the architectural character of the surrounding area. Removal of existing shrubs and trees shall be prohibited. All towers and accessory buildings shall be landscaped with at least one row of evergreen or deciduous trees within 25 feet of the tower's base, and shall be planted outside of any proposed fence. Landscaping shall comply with the standards provided in Chapter 20, Article XXV of the City Code. ANTENNAS MOUNTED ON ROOFS,WALLS,AND EXISTING TOWERS: The placement of wireless communication antennas on roofs, walls, and existing towers may be administratively approved by the City,provided that the antenna meets the requirements of this Code and the following: 1. The maximum height of an antenna shall not exceed twenty(20) feet above the roof, and shall be setback at least ten(10) feet from the roof edge. 2. Wall or facade mounted antennas may not extend five (5) feet above the cornice line and must be constructed of a material or color which matches the exterior of the building or structure. In addition to the submittal requirements required elsewhere in this Code, an application for a Building Permit for antennas to be mounted on an existing structure shall be accompanied by the following information: 1. A site plan showing the location of the proposed antennas on the structure and documenting that the request meets the requirement of this Code; 2. A building plan showing the construction of the antennas,the proposed method of attaching them to the existing structure, and documenting that the request meets the requirements of this Code; 3. A report prepared by a qualified and licensed professional engineer indicating the existing structure or tower's ability to support the antennas; and 4. An intermodulation study to ensure there will be no interference with existing tenants or public safety telecommunication providers. 7 Unresolved disputes involving administrative approval or denial shall be referred to the Planning Commission and to the City Council for review. EXISTING ANTENNAS AND TOWERS: Antennas and towers in residential districts and in existence as of the effective date of this Ordinance which do not conform to or comply with this Section are subject to the following provisions: 1. Towers may continue in use for the purpose now used and as now existing but may not be replaced or structurally altered without complying in all respects with this Division. 2. If such towers are hereafter damaged or destroyed due to any reason or cause whatsoever, the tower may be repaired and restored to its former use, location and physical dimensions upon obtaining a building permit therefore, but without otherwise complying with this Chapter, provided, however, that if the cost of repairing the tower to the former use,physical dimensions, and location would be fifty percent or more of the cost of a new tower of like kind and quality,then the tower may not be repaired or restored except in full compliance with this chapter. TIME LIMIT ON TOWER COMPLETION: Once a tower is approved by the City, the building permit shall be obtained within ninety(90)days and substantially completed within one (1)year following the date of permit approval. ABANDONED OR UNUSED TOWERS OR PORTIONS OF TOWERS: Abandoned or unused towers or portions of towers and accompanying accessory facilities shall be removed as follows: 1. All abandoned or unused towers and associate facilities shall be removed within twelve(12) months of the cessation of operations at the site unless a time extension is approved by the City Council. If the tower is leased, a copy of the relevant portions of a signed lease which requires the applicant to remove the tower and associated facilities upon cessation of operations at the site shall be submitted at the time of application. In the event that a tower is not removed within 12 months of the cessation of operations at a site, the tower and associated facilities may be removed by the City and the costs of removal assessed against the property. 2. Unused portions of towers above a manufactured connection shall be removed within six months of the time of antenna reallocation, if the unused portion exceeds twenty(20) feet. The replacement of portions of a tower previously removed requires the issuance of a new conditional use permit. 3. After the facilities are removed, the site shall be restored to its original or an improved condition. 8 INTERFERENCE WITH PUBLIC SAFETY TELECOMMUNICATIONS: No new or existing telecommunications service shall interfere with public safety telecommunications. All applications for new service shall be accompanied by an intermodulations study which provides a technical evaluation of existing and proposed transmissions and indicates all potential interference problems. Before the introduction of new service or changes in existing service, telecommunication providers shall notify the City at least ten calendar days in advance of such changes and allow the City to monitor interference levels during the testing process. ADDITONAL SUBMITTAL REQUIREMENTS: In addition to the information required elsewhere in this code in an application for a Building Permit for towers and their antennas, applications for towers shall include the following supplemental information: 1. A report from a qualified and licensed professional engineer that provides the following: a) describes the tower height and design including a cross section and elevation; b) documents the height above grade for all potential mounting positions for co- located antennas and the minimum separation distances between antennas; c) describes the tower's capacity,including the number and type of antennas that it can accommodate; d) documents what steps the applicant will take to avoid interference with established public safety telecommunications; and e) demonstrates the tower's compliance with all applicable structural and electrical standards and includes an engineer's stamp and registration number; 2. For all commercial wireless telecommunication service towers, a letter of intent committing the tower owner and his or her successors to allow the shared use of the tower if an additional user agrees in writing to meet reasonable terms and conditions for shared use and so long as there is no negative structural impact upon the tower, and there is no disruption to the service provided; 3. Before the issuance of a building permit, the following supplemental information shall be submitted: a) written statements from the Federal Aviation Administration,Federal Communications Commission, and any appropriate state review authority stating that the proposed tower complies with regulations administered by that agency or that the tower is exempt from those regulations. 9 b) A report from a qualified and licensed professional engineer which demonstrates the tower's compliance with the aforementioned structural and electrical standards. ARTICLE IV. CONDITIONAL USES DIVISION 3. STANDARDS FOR AGRICULTURAL AND RESIDENTIAL DISTRICTS Sec. 20-256. Commercial communication transmission towers is deleted in its entirety. . - _•. . -- - - - -. - - . = • = • - • - - Sec. 20-287. Communication transmission towers is deleted in its entirety. ARTICLE X. "A-2"AGRICULTURAL ESTATE DISTRICT Sec. 20-574. Conditional uses. is amended to read: (15) Commercial Towers and Antennas as regulated by Article N Division 5 of this Chapter ARTICLE XI. RURAL RESIDENTIAL DISTRICT Sec. 20-594. Conditional uses. is amended to read: (5) Commercial Towers and Antennas as regulated by Article IV. Division 5 of this Chapter ARTICLE XII. "RSF" SINGLE-FAMILY RESIDENTIAL DISTRICT Sec. 20-614. Conditional uses. is amended to read: (4) Commercial Towers and Antennas as regulated by Article IV. Division 5 of this Chapter ARTICLE XIII "R-4" MIXED LOW DENSITY RESIDENTIAL DISTRICT Sec. 20-634. Conditional uses. is amended to read: (5) Commercial Towers and Antennas as regulated by Article N. Division 5 of this Chapter ARTICLE XIV. "R-8" MIXED MEDIUM DENSITY RESIDENTIAL DISTRICT Sec. 20-654. Conditional uses. is amended to read: 10 (6) Commercial Towers and Antennas as regulated by Article IV. Division 5 of this Chapter ARTICLE XV. HIGH DENSITY RESIDENTIAL DISTRICT DIVISION 1. "R-12" DISTRICT Sec. 20-674. Conditional uses. is amended to read: (8) Commercial Towers and Antennas as regulated by Article IV Division 5. of this Chapter. DIVISION 2. "R-16" DISTRICT Sec. 20-683. Conditional uses. is amended to read: (7) Commercial Towers and Antennas as regulated by Article IV Division 5. of this Chapter. ARTICLE XVII. "BH" HIGHWAY AND BUSINESS SERVICES DISTRICT Sec. 20-712. Permitted uses. is amended to read: (13) Commercial Antennas as regulated by Article IV Division 5. of this Chapter. Sec. 20-714. Conditional uses. is amended to read: (10) Commercial Towers as regulated by Article IV Division 5. of this Chapter. ARTICLE XX. "BF"FRINGE BUSINESS DISTRICT Sec. 20-771.1. Permitted uses. is amended to read: (5) Commercial Antennas as regulated by Article IV Division 5 of this Chapter Sec. 20-773. Conditional uses. Is amended to read: (6) Commercial Towers as regulated by Article IV Division 5 of this Chapter ARTICLE XXI. "OI" OFFICE AND INSTITIUTIONAL DISTRICT Sec. 20-792. Permitted uses. is amended to read: (15) Commercial Antennas as regulated by Article IV Division 5 of this Chapter Sec. 20-794. Conditional uses. is amended to read: (2) Commercial towers as regulated by Article IV Division 5 of this Chapter ARTICLE XXII. "IOP" INDUSTRIAL OFFICE PARK DISTRICT Sec. 20-812. Permitted uses. is amended to read: (13) Commercial Antennas as regulated by Article IV Division 5 of this Chapter 11 Sec. 20-814. Conditional uses. is amended to read: (15) Commercial Towers as regulated by Article IV Division 5 of this Chapter 12