G10-14 Ordinance No. G 10-14
AN ORDINANCE
GRANTING A CONDITIONAL USE TO EXPAND A COMMERCIAL ANTENNA TOWER
IN THE GI GENERAL INDUSTRIAL DISTRICT
(1591 Fleetwood Drive)
WHEREAS, written application has been made requesting conditional use approval to
expand a commercial antenna tower in the GI General Industrial District; and
WHEREAS, the Planning & Zoning Commission conducted a public hearing after due
notice by publication and has submitted its findings of fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs with the findings and
recommendation of the Planning & 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 January 6, 2014, made by the Planning & 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 expand a commercial antenna tower in the GI
General Industrial District at 1591 Fleetwood Drive, and legally described as follows:
Parcel 1:
That part of Lot 1 in Burnidge Bros. Industrial Park Block D of Unit 1, being a
subdivision of Part of the Southeast Quarter of Section 21 and part of the Southwest
Quarter of Section 22, Township 41 North, Range 8 East of the Third Principal Meridian,
described as follows: Commencing at the Northwest corner of said Lot 1; thence, Easterly
along the Northerly line of said Lot 1 a distance of 254.08 feet for the place of beginning;
thence continuing Easterly along said Northerly line a distance of 170.94 feet; thence
Southerly perpendicular to said Northerly line a distance of 254.08 feet to a point on the
Southerly line of said Lot 1 that is 464.97 feet Easterly (measured along said Southerly
line) the most Westerly line of said Lot 1; thence Westerly along said Southerly line a
distance of 170.95 feet to a point on said Southerly line that is 294.02 feet Easterly of
(measured along said Southerly line) the most Westerly line of said Lot 1; thence
Northerly along a line that is perpendicular to the Northerly line of said Lot 1 a distance
of 255.68 feet to the place of beginning, containing 1.00 acres more or less and being
situated in the City of Elgin, Elgin Township, Kane County, Illinois.
Parcel 2:
That part of Lot 1 in Burnidge Bros. Industrial Park Block D of Unit 1, being a
subdivision of part of the Southeast Quarter of Section 21 and part of the Southwest
Quarter of Section 22, Township 41 North, Range 8 East of the Third Principal Meridian,
described as follows: Beginning at the Northwest corner of said Lot 1; thence Easterly
along the Northerly line of said Lot 1 a distance of 289.10 feet; thence Southerly at right
angles to said Northerly line a distance of 255.68 feet to a point on the Southerly line of
said Lot 1 that is 294.02 feet Easterly of(measured along said Southerly line) the most
Westerly line of said Lot; thence Westerly along Southerly line of said Lot 1 a distance of
294.02 feet to the most Westerly line of said Lot 1; thence Northerly along the most
Westerly line of said Lot 1 a distance 258.67 feet to the place of beginning, containing
1.721 acres more or less and being situated in the City of Elgin, Elgin Township, Kane
County, Illinois (Property Commonly Known As 1591 Fleetwood Drive).
be and is hereby granted subject to the following conditions:
1. Substantial conformance to the Statement of Purpose and Conformance, and
Attachments, submitted by Ryan Breen, Permit Specialist, National Wireless Ventures,
LLC, dated November 3, 2013.
2. Substantial conformance to Plat of Survey, last revised date August 13, 2013, (Sheets 1-
3) and Construction Drawings (Sheets 1-21), dated November 1, 2013, prepared by John
M. Banks Architect.
3. 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.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
.&//1/,x. .4,ALA
David J. K.,.fin, • ayor
Presented: February 12, 2014
Passed: February 12, 2014
Vote: Yeas: 9 Nays: 0 pro{ 9F ,
Recorded: February 12, 2014 >' 07"C>
Published: February 14, 2014 -
Attes _o I-4,1r
arev(e(46(.C66.6, r /// X11`Kimberly Dewis, Ci Clerk
PLANNING AND ZONING COMMISSION
RECOMMENDATION AND FINDINGS OF FACT
Communit■ Dcnclopment Department Cite of Elgin, IL
OVERVIEW
National Wireless Ventures, LLC doing business on behalf of AT&T Mobility request approval
of a conditional use to expand a Commercial Antenna Tower at 1591 Fleetwood Drive. Staff
recommends approval of the application, subject to the conditions outlined at the end of
this report.
GENERAL INFORMATION
Petition Number: 38-13
Recommendation: APPROVE, subject to conditions outlined at the conclusion of this
Report(See Recommendation Detail)
Applicant: National Wireless Ventures, LLC on behalf of AT&T Mobility
History: After due notice as required by law, the Planning & Zoning
Commission held a public hearing and considered Petition 38-13
on December 2, 2013 and continued on January 6, 2014. The
applicant submitted a Statement of Purpose and Conformance
dated received November 3, 2013, and testified at the public
hearing.
Staff Coordinator: Denise Momodu,Associate Planner
List of Exhibits: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Statement of Purpose and Conformance,Application
F. Draft Conditional Use Ordinance
BACKGROUND
National Wireless Ventures, LLC doing business on behalf of AT&T Mobility is requesting
conditional use approval to expand an existing cellular tower located at 1591 Fleetwood Drive.
The applicant is proposing to increase the height of the existing 80 foot monopole tower by 10
feet to provide for the installation of 12 new cellular antennas. A new concrete pad and outdoor
Exhibit A
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 38-13 January 6, 2014
cabinets containing mechanical equipment is also proposed in conjunction with the expansion.
Commercial antenna towers are required to be set back from a property line at a minimum
distance in an amount equal to the height of the commercial antenna tower, from any zoning
district.
The proposed extension of the pole does not meet this minimum setback requirement, and is
therefore required to be approved as a conditional use. Conditional uses must be granted through
a public hearing of the Planning& Zoning Commission and City Council approval.
FINDINGS OF FACT
The Planning and Zoning Commission has made the following general findings:
A. Zoning History Standard. The suitability of the subject property for the intended
conditional use with respect to the length of time the property has remained undeveloped
or unused in its current zoning district.
Findings. The subject property is suitable for the intended conditional use with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district.
The subject property was annexed as part of Burnidge Brothers Industrial Park in 1962,
under ordinance No. S-694, and zoned M1 Limited Manufacturing. In 1992, the property
was reclassified to GI General Industrial District as part of a comprehensive amendment
to the zoning ordinance.
City records indicate that the existing tower and mechanical equipment were installed in
2001, by SprintCom PCS.
B. Surrounding Land Use and Zoning Standard. The suitability of the subject property
for the intended conditional use with respect to consistency and compatibility with
surrounding land use and zoning.
Findings. The subject property is suitable for the intended conditional use with respect to
consistency and compatibility with surrounding land use and zoning.
The areas located to the north, east and west of the subject property are zoned GI General
Industrial District and are developed with multiple industrial buildings and individual
surface parking lots. The area south of the property is zoned PCF Planned Community
Facility District and is developed with the campus of Elgin Community College.
C. Trend of Development Standard. The suitability of the subject property for the intended
conditional use with respect to its consistency with an existing pattern of development or
an identifiable trend of development in the area.
2
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 38-13 January 6, 2014
Findings. The subject property is suitable for the intended conditional use with respect to
the trend of development standard.
The subject property is located within an area that has developed with a mix of offices,
commercial, industrial, wholesale and institutional uses.
D. Zoning District Standard. The suitability of the subject property for the intended
conditional use with respect to conformance to the provisions for the purpose and intent,
and location and size of the zoning district.
Findings. The subject property is suitable for the intended conditional use with respect to
conformance to the provisions for the purpose and intent, and location and size of the
zoning district.
The purpose of the GI General Industrial District is to provide an alternative industrial
environment for those industrial uses that do not require the location or environment of
an ORI zoning district.
The Planning & Zoning Commission has made the following findings concerning the standards
for conditional uses:
E. 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 2.8
acres of land, and is improved with two one-story brick and block commercial buildings
and a paved vehicle use area. The commercial antenna tower and its mechanical
equipment are located towards the rear of the property.
F. 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 served by municipal water and sanitary sewer systems.
G. 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 has frontage along Fleetwood Drive. Fleetwood is a local
street serving the subject property and the industrial subdivision.
3
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 38-13 January 6, 2014
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
conditional use with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is designated as "Office/Research/Industrial" by the
City's Comprehensive Plan and Design Guidelines dated 2005. The
Office/Research/Industrial designation allows for a variety of industrial, manufacturing,
assembly, warehouse, distribution, research, and development, technology, corporate and
support office and limited employee-serving retail uses. These activities typically locate
in business parks. Appropriate locations offer direct access to the arterial street system,
and are in close proximity to highways, the freeway system and interchanges.
I. 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 surrounding property.
The tower is currently located no less than 100 feet from the nearest structure on the
subject property, and 80 feet from the south property line. The existing tower is
constructed to withstand 120 mile an hour wind loads and in the event of extreme
weather, is designed to collapse in and upon itself, rather collapse at the base. The land
that the subject property backs up to is developed as a parking lot owned and maintained
as part of the campus of Elgin Community College. The lot is the northernmost lot on the
campus and the spaces affected by the any impact of the tower are not as frequently used
as those central to the campus. The curb of this lot is additionally set back approximately
8 feet from the lot line that separates the two properties. No buildings or accessory
structures on this property will be impacted by the increase in height of the commercial
antenna tower.
J. Historic Preservation Standard. Where applicable, the conditional use shall make
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.
RECOMMENDATION DETAIL
By a vote of five (5) yes, zero (0) no, the Planning & Zoning Commission recommends the
4
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 38-13 January 6,2014
approval of Petition 38-13, subject to the following conditions:
1. Substantial conformance to the Statement of Purpose and Conformance, and
Attachments, submitted by Ryan Breen, Permit Specialist, National Wireless Ventures,
LLC, dated November 3, 2013.
2. Substantial conformance to Plat of Survey, last revised date August 13, 2013, (Sheets 1-
3) and Construction Drawings (Sheets 1-21), dated November 1, 2013, prepared by John
M. Banks Architect.
3. Compliance with all applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 38-13 was adopted.
s/ Robert Siljestrom
Robert Siljestrom, Chairman
Planning and Zoning Commission
s/Sarosh Saher
Sarosh Saher, Secretary
Planning and Zoning Commission
5
' 4 ' . is ,.. ., _,
P _
{
v Sri
v
..
as
riii,f C t Y J - ,. e
. - - ►�'"'r Subject Property%f ,_
k i 1 Petition 38-13 'r 11 3.
. - 'illia- •_ . . _ ,.
, . ... . _
., - - . • _ .......
1.
• . .,
, .1 4.,_.,,,,..,..1
_ , ,._.,...„ . etwa+s,.
..-.,,i.1, 419 i4 I''�' ♦. .0-x.... ` ...
..
.....,_. ,
L
'1� '# 1
y ,//N, {34
•‘, ,}mi ds+ --,
' \ . , ''`/ ''. ...iP4!%.,/ ) ..'
Su ,
ti _
t
,t
I 3
{
EXHBIITA Aerial/Location Map N
A
City of Elgin 0 70 140 280 420 560
Department of Community Development 1 1Feet
mi
■ ■ MM., =
II bah_ M1111,-
Rill
!
U T7
,V
MI Fr
MIN
Subject Property
Petition 38-13
Legend
(=Residence Conservation 1
QResidence Conservation 2
QResidence Conservation 3
QPlanned Residence Conservation
=Single Family Residence 1
=Single Family Residence 2
OPlanned Single Family Residence 2
DTwo Family Residence
INMultiple Family Residence
®Planned Multiple Family Residence
=Residence Business
=Planned Residential Business
-Neighborhood Business
-Planned Neighborhood Business
-Area Business
Planned Area Business
-Center City 1
IN Center City 2
-Planned Center City
-Office Research Industrial
-Planned Office Research Industrial
-General Industrial
-Planned General Industrial
Commercial Industrial
-Planned Community Facility
-Community Facility
-Fox River Preservation
-Planned Center City 2
OPlanned Single Family Residence 1
OPlanned Two Family Residence
Zoning Map
W -gyp-E
City of Elgin
0 80160 320 480 640
Department of Community Development
Feet
Berkley
xi
is
m
t
(n
Subject Property
1591 Fleetwood Dr.
Fleetwood Petition 38-13
0622301006
Hoffer
F
e
Spartan
EXHBIIT C Parcel Map N
A
City of Elgin 0 40 80 160 240 320
Department of Community Development 1Feet
SITE LOCATION EXHIBIT
1591 Fleetwood Drive
Petition 38-13
•
. .
...._
IIIPIETIFIF •
• ' •"' ft. .. • !, Da
.t4 • s
.E.,
1 0
I- ...1
. -, .. •
AN ‘*:ti
•-. ..- -a
v_ • -a I .
•, ■J
t •
ao NI .. _ ‘-• ..
. •
. " ..
' .. "..
.. ,
.:, • • 44 1.t.: 1
- _
• 1. . . .,4 ' ..m 10,4 4.4..--- .-•••I-••••••••- ------ ----'*4 7 II rri 01 1 P 4 t• • ' ' •.;":•N;ak.
+ '—4iikix.""jk•
4 , ■ I I , , 1 I •
fferDr
- )
.e,/ l'.•' - -), A
. ..., . _.„... ..
Site Location
,
- . ..,,,,-;--_----
.._. - .-
• _mA•
"Z - ,--. --
ia ,. 0 --.
__, _.... .., . T
___. .... _=:t i ,-
-rk---7,_
‘$ -3
- _-
- - _- i..',-.....,,,
1 _
-1 3..-
-r1 b
41ot
a
.,-00---
.. . • -.. 4E010r .17, '--- - h
Perspective View #1
Attachment D
SITE LOCATION EXHIBIT
1591 Fleetwood Drive
Petition 38-13
1
i r , r
it
"„„r77,.T fir.
r psi '
r
1w _ �' x� .
•
Perspective View #2
7
....„,,,0_, _ , _�. -
•
v, 1 _" „ _s - ..u-horog;
,'
•
k 7:� . it Vii`
r
9 �iW ` ...
__ St:a t�al. -v., \._...
�,
. 6....
Perspective View #3