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HomeMy WebLinkAboutG49-15 Ordinance No. G49-15 AN ORDINANCE GRANTING A CONDITIONAL USE TO INSTALL A COMMERCIAL ANTENNA TOWER IN THE CF COMMUNITY FACILITY DISTRICT (331-333 West River Road) WHEREAS, written application has been made requesting conditional use approval to install a commercial antenna tower in the CF Community Facility District; and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on November 2, 2015 following due notice by publication; WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their written Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommended approval of said application, subject to the conditions below; and WHEREAS, the City Council of the City of Elgin concurs with the findings and recommendation of the Community Development Department and the Planning and Zoning Commission. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated November 2, 2015, made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a conditional use to install a commercial antenna tower in the CF Community Facility District at 331-333 West River Road, and legally described as follows: PARCEL ONE: THAT PART OF THE SOUTHWEST FRACTIONAL QUARTER OF SECTION 1 AND PART OF THE SOUTHEAST FRACTIONAL QUARTER OF SECTION 2, ALL IN TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT NORTHWEST CORNER OF SAID FRACTIONAL SECTION 1; THENCE SOUTH 0 DEGREES, 26 MINUTES, 0 SECONDS EAST ALONG THE WEST LINE OF SAID SECTION 504.04 FEET TO THE SOUTHEAST CORNER OF A TRACT OF LAND CONVEYED TO NORTHERN ILLINOIS GAS COMPANY BY DEED DATED NOVEMBER 21, 1958 AND RECORDED NOVEMBER 28, 1958 IN BOOK 1932, PAGE 239, AS DOCUMENT 876705 FOR THE POINT OF BEGINNING; THENCE SOUTH 89 DEGREES, 08 MINUTES, 0 SECONDS WEST ALONG THE SOUTH LINE OF SAID NORTHERN ILLINOIS GAS COMPANY TRACT 13.23 FEET; THENCE SOUTH 0 DEGREES, 26 MINUTES, 0 SECONDS EAST PARALLEL WITH THE EAST LINE OF SAID SOUTHEAST FRACTIONAL QUARTER OF SECTION 2, 600 FEET; THENCE NORTH 89 DEGREES, 08 MINUTES, 0 SECONDS EAST 227.07 FEET; THENCE NORTH 59 DEGREES, 12 MINUTES, 45 SECONDS EAST 344.63 FEET; THENCE NORTH 30 DEGREES, 51 MINUTES, 0 SECONDS WEST 236.05 FEET; THENCE NORTH 59 DEGREES, 12 MINUTES, 45 SECONDS EAST 241.48 FEET; THENCE NORTH 0 DEGREES, 51 MINUTES, 0 SECONDS WEST 103.17 FEET TO THE SOUTH LINE OF A TRACT OF LAND CONVEYED TO NORTHERN ILLINOIS GAS COMPANY BY DEED DATED MAY 7, 1959 AND RECORDED JUNE 3, 1959 IN BOOK 1963, PAGE 385, AS DOCUMENT 891107; THENCE SOUTH 89 DEGREES, 08 MINUTES, 0 SECONDS WEST ALONG SAID SOUTH LINE 599.37 FEET TO THE POINT OF BEGINNING; IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. PARCEL TWO: EASEMENT FOR INGRESS AND EGRESS CREATED BY INSTRUMENT RECORDED JUNE 17, 1966 IN BOOK 2350, PAGE 511, AS DOCUMENT 1071716, MADE BY NORTHERN ILLINOIS GAS COMPANY TO MCGRAW EDISON COMPANY FOR THE BENEFIT OF PARCEL ONE OVER THAT PART OF THE SOUTHEAST FRACTIONAL QUARTER OF SECTION 2, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION; THENCE SOUTH ALONG THE EAST LINE OF SAID SECTION 421.54 FEET TO THE SOUTHERLY LINE OF PARCEL NUMBER N-4D-65. 3 ACQUIRED BY THE ILLINOIS STATE TOLL HIGHWAY COMMISSION THROUGH PROCEEDINGS FILED IN THE CIRCUIT COURT OF KANE COUNTY, ILLINOIS, AS CASE NUMBER 57-305, FOR THE POINT OF BEGINNING; THENCE WESTERLY ALONG SAID SOUTHERLY LINE 13 FEET; THENCE SOUTH PARALLEL WITH THE EAST LINE OF SAID SOUTHEAST FRACTIONAL QUARTER, 82.5 FEET TO THE SOUTHERLY LINE OF A TRACT OF LAND CONVEYED TO NORTHERN ILLINOIS GAS COMPANY BY DEED RECORDED NOVEMBER 28, 1958 IN BOOK 1932, PAGE 239, AS DOCUMENT 876705; THENCE EASTERLY ALONG SAID SOUTHERLY LINE 13 FEET TO THE EAST LINE OF SAID FRACTIONAL QUARTER SECTION; THENCE NORTH ALONG SAID EAST LINE 82.5 FEET TO THE POINT OF BEGINNING; ALSO, OVER THE WEST 53 FEET AND THE EAST 120 FEET OF THE THAT PART OF THE SOUTHWEST FRACTIONAL QUARTER OF SECTION 1, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID FRACTIONAL SECTION 1; THENCE SOUTH ALONG THE WEST LINE OF SAID SECTION 421.54 FEET TO THE SOUTHERLY LINE OF PARCEL NUMBER N-4D-67. 2 ACQUIRED BY THE ILLINOIS STATE TOLL HIGHWAY COMMISSION THROUGH PROCEEDINGS FILED IN THE CIRCUIT COURT OF KANE COUNTY, ILLINOIS AS CASE NUMBER 57-344 FOR THE POINT OF BEGINNING; THENCE EASTERLY ALONG SAID SOUTHERLY LINE 467 FEET; THENCE SOUTH PARALLEL WITH THE WEST LINE OF SAID FRACTIONAL QUARTER SECTION, 82.5 FEET TO THE SOUTHERLY LINE OF A TRACT OF LAND CONVEYED TO NORTHERN ILLINOIS GAS COMPANY BY 2 DEED RECORDED JUNE 3, 1959 IN BOOK 1963, PAGE 385, AS DOCUMENT 891107; THENCE WESTERLY ALONG SAID SOUTHERLY LINE 467 FEET TO THE WEST LINE OF SAID FRACTIONAL QUARTER SECTION; THENCE NORTH ALONG SAID WEST LINE 82.5 FEET TO THE POINT OF BEGINNING; IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. PROPOSED LEASE AREA DESCRIPTION: A PARCEL OF LAND FOR LEASE AREA PURPOSES BEING A PART OF THE SOUTHWEST FRACTIONAL QUARTER OF SECTION 1 AND PART OF THE SOUTHEAST FRACTIONAL QUARTER OF SECTION 2, ALL IN TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, BOUNDED AND DESCRIBED AS FOLLOWS: COMMENCING AT NORTHWEST CORNER OF SAID FRACTIONAL SECTION 1; THENCE SOUTH 00°1T32" WEST BEARINGS BASED ON ILLINOIS STATE PLANE COORDINATES, EAST ZONE, (SOUTH 00°26'00" EAST DEED) ALONG THE WEST LINE OF SAID SECTION, A DISTANCE OF 504.04 FEET TO A 3/4" IRON PIPE FOUND AT THE SOUTHEAST CORNER OF A TRACT OF LAND CONVEYED TO NORTHERN ILLINOIS GAS COMPANY BY DEED DATED NOVEMBER 21, 1958 AND RECORDED NOVEMBER 28, 1958 IN BOOK 1932, PAGE 239, AS DOCUMENT 876705; THENCE NORTH 89°51'32" EAST (NORTH 89°08'00" EAST DEED) ALONG THE SOUTH LINE OF SAID NORTHERN ILLINOIS GAS COMPANY TRACT, A DISTANCE OF 599.12 FEET (599.37' DEED) TO A 1/2" IRON PIPE; THENCE SOUTH 00°08'40" EAST (SOUTH 00°51'00" EAST DEED), A DISTANCE OF 80.00 FEET, THENCE SOUTH 89°51'20" WEST, A DISTANCE OF 9.00 FEET TO THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE CONTINUING SOUTH 89°51'20" WEST, A DISTANCE OF 50.00 FEET; THENCE NORTH 00°08'40" WEST, A DISTANCE OF 50.00 FEET; THENCE NORTH 89°51'20" EAST, A DISTANCE OF 50.00 FEET; THENCE SOUTH 00°08'40" EAST, A DISTANCE OF 50.00 FEET; TO THE POINT OF BEGINNING, CONTAINING 2500.00 SQUARE FEET; IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. PROPOSED NON-EXCLUSIVE ACCESS AND UTILITY EASEMENT DESCRIPTION: A PARCEL OF LAND FOR A NON-EXCLUSIVE ACCESS AND UTILITY EASEMENT PURPOSES BEING A PART OF THE SOUTHWEST FRACTIONAL QUARTER OF SECTION 1 AND PART OF THE SOUTHEAST FRACTIONAL QUARTER OF SECTION 2, ALL IN TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, BOUNDED AND DESCRIBED AS FOLLOWS: COMMENCING AT NORTHWEST CORNER OF SAID FRACTIONAL SECTION 1; THENCE SOUTH 00°17'32" WEST BEARINGS BASED ON ILLINOIS STATE PLANE COORDINATES, EAST ZONE, (SOUTH 00°26'00" EAST DEED) ALONG THE WEST LINE OF SAID SECTION, A DISTANCE OF 504.04 FEET TO A 3/4" IRON PIPE FOUND AT THE SOUTHEAST CORNER OF A TRACT OF LAND CONVEYED TO NORTHERN ILLINOIS GAS COMPANY BY DEED DATED NOVEMBER 21, 1958 AND RECORDED NOVEMBER 28, 1958 IN BOOK 1932, PAGE 239, AS DOCUMENT 876705; THENCE NORTH 89°51'32" EAST (NORTH 3 89°08'00" EAST DEED) ALONG THE SOUTH LINE OF SAID NORTHERN ILLINOIS GAS COMPANY TRACT, A DISTANCE OF 599.12 FEET (599.37' DEED) TO A 1/2" IRON PIPE; THENCE SOUTH 00°08'40" EAST (SOUTH 00°51'00" EAST DEED), A DISTANCE OF 55.00 FEET TO THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE CONTINUING SOUTH 00°08'40" EAST, A DISTANCE OF 25.00 FEET; THENCE SOUTH 89°51'20" WEST, A DISTANCE OF 9.00 FEET; THENCE NORTH 00°08'40" WEST, A DISTANCE OF 25.00 FEET; THENCE NORTH 89°51'20" EAST, A DISTANCE OF 9.00 FEET TO THE POINT OF BEGINNING, CONTAINING 225.00 SQUARE FEET, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. Commonly known as: 331-333 West River Road, Elgin, IL — PIN: 06-01-301-003 and 06-02-476-015 be and is hereby granted subject to the following conditions: 1. Substantial conformance to the Development Application, Statement of Purpose and Conformance, and Attachments, submitted by Chicago SMSA Limited Partnership d/b/a Verizon Wireless, dated October 17, 2014. In the event of any conflict between such documents and the provisions of this ordinance or other applicable city ordinances, the provisions of this ordinance or other applicable ordinances shall supersede and control. 2. Substantial Conformance to the signed Consent and Disclosure of the property owner, Summit School, Inc., dated December 15, 2014. 3. Substantial conformance to Site Plan and Construction Drawings entitled "Plote West Cell Site"prepared by Magtech Midwest, Inc, and last revised on November 6, 2015. 4. The conditional use for the location of the commercial antenna shall be restricted to the property known as 331-333 West River Road. 5. The proposed tower shall conform to the requirements of Section 1609 "Wind Loads" of the 2012 International Building Code (IBC). Prior to issuance of a building permit, the applicant shall determine the minimum wind loads for the tower in accordance with the provisions of the code and submit these calculations to the city for review and approval. 6. The 135 monopole tower shall be located at a distance of no less than 111 feet from the south lot line of the subject property thereby removing any and all negative impact of the tower from any existing or future building on the adjacent residentially zoned property. 7. The monopole tower may co-locate no more than three additional antenna array platforms without requiring further amendment to this conditional use. 8. Compliance with all applicable codes and ordinances. Section 3. That the conditional use granted herein shall expire if not established within one year from the date of passage of this ordinance. 4 Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. /A David J. Kapt. ', M.'or Presented: December 2, 2015 Passed: December 2, 2015 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: December 2, 2015 Published: December 4, 2015 / 44. k''.,::.. Et:" f pp5 FIUM�N�s�4=t Att st: Kimberly Dewis, City Clerk 5 November 2, 2015 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, ILLINOIS SUBJECT Recommendation and findings of fact for Petition 52-14, an application by Chicago SMSA Limited Partnership d/b/a Verizon Wireless as applicant and Summit School, Inc as Owner for a conditional use to permit the installation of a commercial antenna tower on property located at 331-333 West River Road. GENERAL INFORMATION Petition Number: 52-14 Requested Action: Approval of a Conditional Use Current Zoning: CF Community Facility District Existing Use: Private Education Center(School) Property Location: 331-333 West River Road Applicant: Chicago SMSA Limited Partnership d/b/a Verizon Wireless Owner: Summit School, Inc. Staff Coordinator: Sarosh B. Saher,AICP, Senior Planner LIST OF EXHIBITS ATTACHED A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Photos E. Development Application and Attachments F. Draft Conditional Use Ordinance Exhibit A Findings of Fact Petition 52-14 November 2, 2015 BACKGROUND The applicant proposes to construct a 135-foot tall monopole tower and equipment enclosure at the southwest corner of the property. The 4,900 square foot (70'x70') lease area will be enclosed within a chain-link fence. The lease space containing the tower is proposed to be located at the south west corner of the property at a location that does not conflict with the regular operation of the school and its accessory uses and structures. The owners of the property, Summit School, Inc., have provided their consent to this application and installation of the monopole tower and associated mechanical units within the lease space. Commercial antenna towers located within a CF Community Facility District can only be approved through a Conditional Use. Additionally, these towers are required to be set back a minimum distance equal to the height of the commercial antenna tower from any of the following adjacent zoning districts: residential, business, community facility, or CI Commercial Industrial district. The proposed 135 foot tall monopole tower does not meet this minimum setback requirement, as it is located 111 feet from a residential district classified within a PRC Planned Residence Conservation District to the south and east, such setback further requiring the tower to be approved through a conditional use. The property to the west is zoned within a GI General Industrial District that is not subject to the fall zone setback requirement. The residential property to the south and east is developed with the mobile home community of Willow Lakes Estates. Even though the fall zone of the tower does not encroach upon any permanent residential structures within this community, it encroaches upon residentially zoned property. The nearest permanent structure on adjacent property to the tower is a residential building at the southeast located at a distance of approximately 179 feet from the proposed tower. The industrially zoned building to the west is located 174 feet from the location of the proposed tower and the building on the subject property is located at distance of approximately 260 feet from the proposed tower. The tower is designed to withstand sustained winds exceeding 60-90 mph. In addition, in the unlikely event of a failure, the tower is designed to fail at its midpoint and collapse upon itself. The applicant suggests that this location and tower are necessary to fill a coverage gap (see before and after coverage maps), and the tower is designed to accommodate the co-location of three additional cellular service provider arrays. This design feature to co-locate antennas from more than one provider can help reduce the necessity for future towers in and around this location. The Community Development Department considered the following additional information: A. Zoning History. The subject property was added to the City of Elgin in 1963 as part of the Fox River for Dance Mobile Home Park Annexation and zoned B3 Service Business District. In 1992, the property was reclassified to CF Community Facility District as part of a comprehensive amendment to the zoning ordinance. The school building on the property was built in 1968. 2 Findings of Fact Petition 52-14 November 2, 2015 B. Surrounding Land Use and Zoning. The property to the west is zoned GI General Industrial District contains the offices and educational facilities of Northwest Bible Baptist Church, Inc. The property was formerly operated as a motel. The area to the immediate north is zoned CF Community Facility District and is contained within the West River Road right-of-way. The areas further to the north across Interstate-90 are GI General Industrial and PGI Planned General Industrial District and are developed with the industrial buildings and facilities within Fox River Business Center. The area to the east and south is zoned within a PRC Planned Residence Conservation District and is improved with the mobile home community of Willow Lakes Estates. C. Trend of Development. The subject property is located in an area developed with a mix of light industrial educational and residential uses. D. Zoning District. The purpose of the CF Community Facility District is to provide for the development and protection of various community facilities with both standard and planned land use and site design regulations. In general, community facilities provide governmental, recreational, educational, health, social, religious, and transportation services to the community on a for-profit or on a not-for-profit basis. E. Comprehensive Plan. The subject property is designated as "Highway Commercial" by the City's Comprehensive Plan and Design Guidelines dated 2005. Areas designated Highway Commercial typically serve surrounding neighborhood areas, but also larger trade areas connected by the arterial street system. They may include all of the commercial uses found in the mixed-use centers. In addition, they typically include highway-serving uses such as fast food restaurants, auto-oriented uses such as tire stores, service stations, auto parts stores, and other stand-alone retail uses. These commercial areas are generally auto dominated with few pedestrian amenities. FINDINGS After due notice as required by law, the Planning and Zoning Commission conducted a public hearing in consideration of Petition 52-14 on November 2, 2015. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Conditional Use Review and Written Findings & Recommendation to the Planning &Zoning Commission dated November 2, 2015. The Community Development Department and the Planning & Zoning Commission have made the following general findings against the standards for a conditional use as outlined within § 19.65.030: 3 Findings of Fact Petition 52-14 November 2, 2015 A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings. The proposed use meets the site characteristics standard in that this standard evaluates only the site at which the use is proposed. The subject property contains approximately 6.52 acres of land (284,179.69 square feet) of land and is improved with a 50,642 square-foot two-story building containing the various offices and classrooms of the private school. An asphalt paved surface parking lot is located to the south of the existing building. Access to the parking lot is provided by means of a driveway that runs along the east of the building. The southerly portion of the property are used for play fields and play equipment of the school. There are two drainage swales on the property — one at approximately central to the property and the second located along the westerly boundary of the property. The property slopes from West River Road at a high point of 740 feet to a low point of 720 feet at the southwest corner of the property for a relief of 20 feet. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the sewer and water standard. The subject property is served with municipal water and sanitary sewer systems. Stormwater management is maintained in accordance with the Kane County stormwater management ordinance. C. Traffic and Parking Standard. The availability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended zoning district with respect to the traffic and parking standard. The subject property is located along West River Road which is a collector street connecting U. S. Route 31 with the residential, institutional and industrial properties on the northwest side of Elgin. The easterly extent of the road traverses below Interstate-90 to ultimately connect with Airport Road that runs along the north side of the highway. Vehicular access to the zoning lot is provided at two location at north of the property. Access to the lease space is provided by way of a 15 foot wide access easement within 4 Findings of Fact Petition 52-14 November 2, 2015 the existing asphalt driveway and paved parking lot and then through the open space to the south of the parking lot. Parking is currently provided in conformance with the requirements of the zoning ordinance and will not be impacted by the location of the proposed lease space. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings. No evidence has been submitted or found that the proposed conditional use will be located, designed, or operated in a manner that will exercise undue detrimental influence on itself or buildings on surrounding property. The tower is proposed to be located approximately 260 feet from the existing building on the subject property, 174 feet from the building on the property to the west, and approximately 179 feet the nearest residential building located on the property to the south. Even though the fall zone of the proposed tower encroaches onto residentially zoned property to the south, this encroachment is only for a distance of 24 feet. The land onto which the fall zone encroaches is currently vacant. Further, this encroachment is less than the 40 foot rear yard setback for the PRC Planned Residence Conservation Zoning District to the south. The nearest residential building to the tower is constructed in conformance with the required 40 foot rear yard building setback, and any new building constructed within the vacant residentially zoned lot immediately south of the tower will need to meet the required setback thereby only allowing its construction outside the fall zone of the proposed tower. Noting that the proposed location of the tower will not have a negative impact on any current or future building within the residentially zoned property to the south, staff is recommending approval of the location, design and operation of the tower as currently proposed. E. Historic Preservation Standard. Where applicable, the suitability of the subject property for the intended conditional use with respect to making possible an efficient contemporary use of or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable as the subject property is not designated as a historic landmark nor is it located within a historic district. 5 Findings of Fact Petition 52-14 November 2, 2015 RECOMMENDATION The Community Development Department recommends approval of Petition 52-14, subject to conditions. The Planning & Zoning Commission concurs with the Community Development Department and recommends approval of Petition 52-14 subject to conditions. On a motion to recommend approval, subject to the conditions outlined by the Community Development Department the vote was five (5) yes, one (1) no and one (1) abstention. The conditions for approval voted on by the Planning&Zoning Commission are: 1. Substantial conformance to the Development Application, Statement of Purpose and Conformance, and Attachments, submitted by Chicago SMSA Limited Partnership d/b/a Verizon Wireless, dated October 17, 2014. 2. Substantial Conformance to the signed Consent and Disclosure of the property owner, Summit School, Inc., dated December 15, 2014. 3. Substantial conformance to Site Plan and Construction Drawings entitled "Plote West Cell Site"prepared by Magtech Midwest, Inc, and last revised on October 28, 2015. 4. Substantial Conformance to the Structural Design Report for the proposed 155 foot high monopole prepared by Keith J. Tindall, S.E. of Sabre Industries Towers and Poles, with letter dated June 22, 2015, and additional structural design report dated September 15, 2015. 5. The 135 tower shall be located at a distance of no less than 111 feet from the south lot line of the subject property thereby removing any and all negative impact of the tower from any existing or future building on the adjacent residentially zoned property. 6. Compliance with all applicable codes and ordinances. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning&Zoning Commission s/ Sarosh Saher Sarosh B. Saher, AICP, Secretary Planning&Zoning Commission 6 ff-'—‘ ,,:e!,,,,,11111MNIA- ' 1 . ,,,--;:, - ,,,,;-- - , : -? _ i f oint pr r JBO �/�• 4t 11111111111416' �� s x C� In 1 y a 474,3._ Subject Property r- ._ R _ _ ' Airport d F"" �`3� �; Petition 52-14 90-- -- F27122 0 f ,�� � • ' - - RI Ille , VW' et Air f 4 i l all : * , t . s s .p 0 o 0 r ` Ranch Rd T= - j 44 ° d y Park Lane Rd spa Illi 1111fillo ft - ..o' �a r - Ltka Ph Rd a Q<: O e 0.1 111111 11114*Dr " .,...,,,i4;:.-. - . -- cl ,. , ''''' . . , . ., inhadstisi -1 ..,. . . a 7- 7 , .1, ,..-1- . , . , ,,,t,, . \ ,• 44.4 `4'` /' /. ,„ .f j )y ,..„i V EXHIBIT 1 A� erial/Location Map N W_:.�E S 0 120 240 480 720 960 prepared by City of Elgin Feet Department of Community Development PAB AB PGI Subject Property Petition 52-14 ro/1. 31N 90 40 (R1 ta3 ' • i-- - e -rooke Legend (/may►� N o0� 00 Q Residence Conservation 1 till NO Parkwood ns OResidence Conservation 2 no V QResidence Conservation 3 40v hore '6 QPlanned Residence Conservation VS* C 3 OSingle Family Residence 1 0 0 O Single Family Residence 2 ''m Park Lane ..as PRC la O Planned Single Family Residence 2 .`lT `"5 Two Family Residence y `�we� a re Multiple Family Residence �( Qr Planned Multiple Family Residence ,� Residence Business �m 11 Planned Residential Business v ov 0� Neighborhood Business Lake Plz �e�o ego d Planned Neighborhood Business •! Area Business a /'.at` Grub Planned Area Business G ou„`tvi Center City 1 d G Center City 2 •� jg Planned Center City m J �e� Office Research Industrial �a7 Planned Office Research Industrial General Industrial (p+ Planned General Industrial �:•C� ,I FRP11 Ip:: oma:h ty �+amew. ' C ommunity Facility G `, -__ -Fox River Preservation I -Planned Center City 2 - RC2 ri.Q Planned Single Family Residence 1 Planned Two Family Residence ' U EXHIBITS Zoning Map N W-fir-E s Map prepared by City of Elgin 0 120 240 480 720 960 Department of Community Development I Feet Subject Property 333 W River Rd. River Rd Petition 52-14 0602476015 • II I 0601301003 etta atoo" g e st �0c a �a a0 Pat" rstlot a R6 Park Lane Rd a Qa e� 4rt-a . yo`a� Ate EXHBIIT C Parcel Map N City of Elgin 0 35 70 140 210 280 Department of Community Development Feet — West River Rd _— . Y.. L i■ h [1 iTfT m I fI1 • _ ••• F ' � w N..) a — rF � I .. -s _ \ .4 : 4 c' 6" Imo Pi -R MO �' �� Kea 9► ,v ` _ I.i ;. r li a' - �. 1 i . t.htl {kl2, - - ) s. iii A _ 1 _ / ,� ,- A'611 ? a ,bS r Ft r I > 4M a -;•:-:•.,1 ` ' r s WM„fi 0... I r •s,I 0 Aerial/Utility Map _, —qty. ELGIN ' ", �L., Map papaya by CIM at ENIM-D•Pbrbbbat M comma,bb_MM "focW7sit. SITE LOCATION EXHIBIT 331-333 West River Road Petition 52-14 tug .c.--) u--,) ox� i' (01 k -VxNr P tt val. .. s - Su CZ, , .T.`1 » a © fl C CD tG 4)t.t. - }N 1 &``/ c)i. 4. ` �' A xll xM air P 1)1 CaF i - tee.`' -7L 4x a q Subject Property . EOM p• 9'...ah ...� rt .. Yfi'ti]f .. ...r s • a 1 a Perspective View SITE LOCATION EXHIBIT 331-333 West River Road Petition 52-14 � i, r . Ate,, ��`�; :„. c 7j 6. r v w : ` rr (; °vim. loOr tsk • View of Tower Site from School Building View of adjacent Residentially Zoned property from Tower Site " vio t. View of School Building from Tower Site View of School Property from Tower Site