HomeMy WebLinkAboutPLAN COMMISSION - 02/21/2001 - PCS PRIMECO/EG DIERKING SUB/CELLULAR J!�.! ELK GROVE VILLAGE
Plan Commission
February 21, 2001
Present: F. Geinosky, Chairman
E. Hauser
P. Ayers
C. Henrici
J. Meyers
D. Paliganoff
D. Sokolowski
T. Thompson
Staff: R. Rummel, Asst. Village Manager
S. Trudan, Asst. .Dir. , Community Development
The meeting was called to order at 8: 00 PM. A motion was
made to approve the minutes of the November 1, 2000 meeting
by Mr. Henrici and seconded by Mr. Thompson. The motion
was passed by unanimous vote.
PCS PRIMECO SPECIAL USE PEP-WIT
The next order of business was a Special Use Petition
submitted by PCS PrimeCo. Erin Whitledge, Zoning
Representative for American Tower made the presentation on
behalf of PrimeCo. She explained that the proposed
location at 676 Meacham Road was identified by field
researchers as an area witl. low capacity and/or weak signal
for cellular communications and described the physical
characteristics of the site.
Mr. Hauser asked if the concerns stated in the December 27
memo from the Fire Chief were addressed. Mr. Rummel
explained that a separate equipment structure would be
built for the Fire Department equipment.
Mr. Henrici asked if the PrimeCo antenna would cause any
interference with the Fire Department. Mr. Rummel
explained that there would be no interference.
A motion was made by Mr. Henrici to approve the Special Use
Permit request which was seconded by Mr. Meyers. The
motion was approved by unanimous vote.
ELK GROVE-DIERKING PLAT OF SUBDIVISION
Mr. Rummel explained circumstances and reasons for the
proposal . A motion was made by Mr. Paliganoff to approve
the Plat of Subdivision which was seconded by Mr. Thompson.
The motion was passed by unanimous vote.
CELLULAR ANTENNA TEXT AMENDMENT
The proposed text amendment intends to permit cellular
antennas and associated structures as conditional uses in
all districts at preferred locations. Mr. Rummel explained
the purpose of the amendment was to streamline the process
and reduce the number of hearings before the Plan
Commission for co-location requests by cellular
communications companies. After much discussion and
several suggestions for changes in the text of the
proposal, a motion was made by Mr. Ayers and seconded by
Mr. Paliganoff to recommend approval of the text amendment
subject to including the changes suggested to the text.
Reference is made to the Finding of Fact transcript for the
suggested changes. The motion was passed by unanimous
vote.
REVISIONS TO ANTENNA SITING POLICY
Mr. Rummel explained the revisions to a Village policy
regulating antenna siting. The meeting was adjourned at
9:50 PM.
Respectfully submitted,
Steven Trudan
Assistant Director, Community Development
C: Chairman and Members of the Plan Commission, Mayor and
Board of Trustees, Village Clerk, Village Manager,
Assistant Village Manager, Assistant to the Village
Manager, Administrative Intern, Director of
Engineering & Commur..ity Development, Director of
Public Works, Fire Chief, Deputy Fire Chief (2) ,
Assistant Fire Chief, Village Attorney
w
February 14, 2001
To: Chairman and Members, Plan Commission
From:
Peter Vadopalas, Assistant to the Village Manager
Subject: February 21 Plan Commission Meeting
A total of 4 items are on the agenda for the February 21 meeting. I will be out of town and
cannot make the meeting. A member of Alan Boffice's staff will be taking minutes for the
meeting. In addition, Assistant Village Manager Ray Rummel will attend the meeting.
The items on the agenda are as follows:
8 pm — PCS PrimeCo Special Use Petition — 676 Meacham Road
PCS PrimeCo proposes to co-locate cellular antennas onto Sprint's monopole which has been
approved for construction at the Meacham Fire Station. This petition includes no new
construction since their equipment will be housed within the multi-tenant equipment shelter to be
constructed by Sprint. Staff has no objection to this proposal, and PrimeCo's application packet
is included for your information.
8:30 pm — Text Amendment to allow wireless antennas as permitted
uses in certain locations. Public Hearing.
The Judiciary, Planning, and Zoning (JPZ) Committee of the Village Board has completed their
review of the Village's Antenna Siting Policy. A component of the study is allowing antennas in
certain locations without the need for public hearings before the Plan Commission. This change
requires an amendment to the Zoning Ordinance. Please see the attached material.
8:45 pm — Revised Antenna Siting Policy
In addition to the text amendment, the JPZ Committee has recommended a number of other
changes to streamline the antenna siting process and clarify when antennas will be permitted in
disfavored locations. Some of these changes were requested by the Plan Commission, other
changes were recommend by a consultant hired by the Village, and input was received by the
wireless industry.
Please refer to draft#3 (attached) of the JPZ Committee's final recommend changes to the
Antenna Siting Policy.
9:15 pm — Plat of Subdivision - Dierking Terrace
The Village of Elk Grove recently completed the sale of approximately 5 acres of land located on
Dierking Terrace. The industrial subdivision of the property requires Plan Commission
approval.
If you have any questions, please contact me at (847) 357-4004. I will be available on Monday,
Tuesday, and early Wednesday morning should you need to contact me.
Thank you.
c: Chairman and Members, JPZ Committee
Assistant Village Manager
Village Attorney
Director of Engineering & Community Development
Village Clerk
DRAFT #3 Following JPZ COMMITTEE REVIEW on 11/28/00. Draft I additions in Italics.
Draft 2: October 30, 2000 JPZ additions are underlined and n.....,.vals are strike a,_,.. gh
VILLAGE OF ELK GROVE ANTENNA SITING POLICY
WIRELESS TELECOMMUNICATIONS ANTENNAS
The guidelines of this policy pertain to wireless telecommunications facilities for public
use including Cellular, PCS, Radio Transmission, Wireless Internet, Wireless E-Mail, Micro
Cell, and/or any other wireless telecommunications technology. The guidelines contained herein
are to provide general direction on the siting of wireless telecommunications facilities. Village
Zoning, Building, and Telecommunications Ordinances will dictate the actual construction and
siting laws of the Village of Elk Grove.
Except where strictly identified, wireless telecommunications antenna requests will
require a Special Use Permit in all zoning districts. The process for acquiring a Special Use
Permit includes the following: Submission of the appropriate application and filing fee; staff
review and comment; Village Board authorization for the Plan Commission to hold a public
hearing; a public hearing and any additional meetings necessary before the Plan Commission
which will make a recommendation to the Village Board; and Village Board consideration of the
Plan Commission's findings on the Special Use Permit petition. If approved, Special Use
Permits and associated conditions are granted by an Ordinance adopted by the Village Board of
Trustees.
In a select few locations, wireless telecommunications antenna requests will be treated as
a permitted use. The permitted uses only require staff review of the permit applications, the
submission of appropriate filing fees, and the issuance of a permit. No public hearings are
required under these circumstances. These select permitted use locations are identified under
the Favored Sites section of this policy.
After submitting an application for a wireless telecommunications antenna, Village staff
will review it for compliance with Village codes and policies. In addition, the Plan Commission
will consider the following guidelines during, their deliberations on the petition for a Special Use
Permit:
GENERAL GUIDELINES
The Village recognizes that telecommunications carriers are interested in addressing the
following business concerns when proposing an antenna site:
a. The proposed site's ability to address market demand;
b. The proposed site's ability to provide adequate RF penetration based upon the capacity
of surrounding sites;
c. The proposed sites ability to accommodate future service growth;
As a matter of public policy, the Village of Elk Grove is interested in the proposed
antenna's impact as follows:
a. impact upon aesthetics;
b. impact upon property values,-
c.
alues;c. impact upon surrounding land uses;
Page 1 of 6
DRAFT#3 Following JPZ COMMITTEE REVIEW on 11/28/00. Draft 1 additions in Italics.
Draft 2: October 30, 2000 JPZ additions are underlined and Remev is a_e strike thfeiig
d. impact upon public safety issues (such as fall zones should an antenna tower fall,
support weight of a roofshould an antenna be installed on the roof, and similar
building/engineering/structural safety concerns); and,
e. The proposed site's impact upon existing public safety telecommunications or other
telecommunications of the municipality.
To balance the needs of telecommunications providers and the Village, the Village
requires the following General Guidelines to be met when siting an antenna:
1. The proposed antenna(transmitting and/or receiving station) shall be designed at the minimal
functional height. Such height shall not exceed the height in the applicable zoning district
unless so located as to be unintrusive to residential districts. Antennas exceeding the height
limitation in any zoning district will require a variation considered through the public hearing
process before the Plan Commission for the issuance of the Special Use Permit.
2. The development of additional antennas, towers, or structures needs to be accomplished with
an objective of co-locating multiple service providers on the new structure. Any existing site
on which a legal wireless telecommunications facility is currently located shall be favored as
an antenna location over any new service structure. As a condition of issuing a construction
permit, all new towers or poles shall be oversized to accommodate up to 3 additional
carriers in addition to the petitioner,for a total of 4 carriers.
3. The development of any tower or pole must ensure the minimization of visual obstructions by
utilizing the following siting standards in order of preference:
a) Locating on existing public buildings, structures, towers, utilities, or property including
water towers, police or fire structures, or other public property;
b) Co-locating on existing wireless telecommunications antennas, towers, or structures;
c) Locating in industrial, commercial, o:r office zoned districts where existing visual
obstructions or clutter will be removed as part of the installation of the antenna structure;
d) Locating in industrial, commercial, or office zoned districts where existing visual
obstructions or clutter cannot be removed;
e) Locating in multifamily zoned districts where existing visual obstructions or clutter can
be removed and where the applicant has minimized the intrusion of the antenna into
usable open space; and/or
f) Locating in a multifamily-zoned district where the applicant has minimized the intrusion
of the antenna into usable open space and existing clutter or obstructions cannot be
removed.
Page 2 of 6
DRAFT #3 Following JPZ COMMITTEE REVIEW on 11/28/00. Draft I additions in Italics.
Draft 2: October 30, 2000 JPZ additions are underlined and Reflievals are strike thfatigh
g) It is the policy of the Village to not approve or permit any telecommunications antenna in
a single-family residential zoned district, except for those utilizing macrocell technology
with whip antennas not exceeding 18 inches in height or 3 inches in circumference, or
those located on publicly owned property. A Special Use Permit will be required to
locate any telecommunications antenna in or adjacent to a single-family residential
zoned district.
4. The petitioner must take steps to minimize the impact of the antenna structure, in addition to
the aforementioned,by blending or buffering the structure into the surrounding area. Such
blending or buffering may include painting the tower or antenna, reducing antenna size,
collaring antennas, creatively implementing the tower into existing architectural designs or
landscapes, installing "stealth" towers that look like trees, and/or including plantings to
screen the antenna, tower, and associated equipment as much as practicable.
5. Prior to the issuance of any building permit, the Village shall determine that the new antenna
will not interfere with any Village Communication system. In addition, the petitioner must
demonstrate that the proposed tower will not interfere with existing residential or commercial
applications. If any interference is repon:ed, the petitioner will investigate the cause and take
actions to remedy the interference if their equipment is at fault.
Remove.10 yi;ar revieW+ip$i IPZtori 110:E6U'00
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will be the „ ..ibil:t. ert e
All Sp I Use e Defmits will be : ied ..ubjeet to rl.e
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6. If requested by the Village, the petitioner shall fund the services of a qualified RF Engineer
or other qualified consultants) to be engaged by the Village for the purpose of reviewing any
plans or submissions of the petitioner for compliance with the aforementioned general
provisions or other related matters, and said petitioner shall agree to fully cooperate with
the qualified RF Engineer or other consultant with respect to providing information and
documents to effectuate said review to the satisfaction of the consultant.
7. As a matter of policy, the Village will not permit wireless communication carriers to
construct lattice style towers. to beeenst
ATTACHED/ROOF MOUNTED CELLULAR AND PCS ANTENNA GUIDELINES
Antennas installed upon existing structures (excluding a tower specifically designed to
carry antennas such as a monopole or lattice tower) must also meet the following guidelines, in
addition to the aforementioned guidelines:
Page 3 of 6
DRAFT #3 Following JPZ COMMITTEE REVIEW on 11/28/00. Draft I additions in Italics.
Draft 2: October 30, 2000 JPZ additions are underlined and Removals are 4r4ke t _,.ugh
1. Fagade I-eemounted antennas wires, brackets, and other exposed areas attached to the
building or other structures shall be painted or otherwise treated to match the exterior of the
building or structure. Antennas mounted on the roof more than 3 feet from the any exterior
wall can be a neutral color which will blend in with the skyline; and,
2. The placement of antennas shall not extend more than the lessor of 10 feet above the top of
the building or the allowable height of structures in the applicable zoning district. Equipment
shelters, structures, and antennas are otherwise subject to the placement of accessory
structures as regulated by the Village's Zoning Ordinance.
FAVORED SITES/LOCATIONS
Certain locations in the community lend themselves to the installation of antennas and
antenna structures. The Village has determined the areas listed below to be Favored Locations.
Favored locations do not require a Special Use Permit. Antenna installations are considered
permitted uses in these favored locations.
Favored Locations are designated as follows:
1) Co-Location on any legally existing antenna tower including the installation of whip,
stick, or can shaped antennas on existing monopoles and/or lattice towers:
2) Installation on the roof-top or fa4,ade of any building in the O-P Zoned District
(Northwest Point) as long as the antenna tower and associated structure is under 10
feet in height;
tawer.�
4) Installation on top of Alexian Brothers Medical Center (ABMC) Building at the
northeast intersection of Biesterfield Road and Beisner Road as long as the antenna
tower and associated structure is under 10 feet in height;
S) Installation on Village owned property in the Village's 1-2 Zoning District subject to
entering into a lease arrangment with the Village;
6) Installation on the Village's Hawthorne Lane or Pratt Boulevard Water Tower,
subiect to Village Board approval of a lease akreement7 and
7) Reconstruction of an existing tower located in an I4 or I-2 Zoned District but not to
exceed 110% of the height of the existin t� ower.
DISFAVORED SITES
A telecommunications antenna and associated service structures located in or adjacent to single
family attached or detached zoned districts are disfavored sites. The petitioner for these sites
must provide additional information for consideration by the Plan Commission in these areas. In
addition, the Village shall engage a qualifies'RF Engineer to review the submission of the
petitioner, and the petitioner shall fund the services of the qualified RF Engineer.
Page 4 of 6
DRAFT #3 Following JPZ COMMITTEE REVIEW on 11/28/00. Draft I additions in Italics.
Draft 2: October 30, 2000 JPZ additions are underlined and
The information to be submitted by the petitioner for the location of an antenna in a disfavored
location shall include all of the following(items a-f below):
Identify all publicly-utilized buildings, co-location sites,favored locations, or other
types of acceptable location sites (General Guidelines 3a to3g) within the carrier's
search rine oeeo:wphi __n4 area which would be served by the proposed antenna,
including a Zoning map wiM let ata scale of 1:600
20 showing the location of such buildings within the service are-
-
40 ,('
�.. .: . ... ,.n . .t r
b)'ill',,Provide a study demonstrating that preferred sites are unavailable. This is required
before the Village will consider cg rovin the sitin of an antenna in a dis avored
location;
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C) Provide a written statement demonstrating what good faith efforts were made to site
an antenna in preferred locations; explain how those efforts were unsuccessful; and
include information why each site was not technically, legally, or economically
feasible;
d) Provide a written statement indicating how and why the proposed site is essential to
meet demands in the geographic service area;
e) Provide evidence of lack of space on suitable existing towers to locate the proposed
antenna and of the lack of space on existing tower sites to construct a tower for the
proposed antenna. If co-location would ameliorate the visual impact than the
addition of a second tower, the petitioner must provide evidence as to why such co-
location is not being proposed; and,
f) Provide drawings to scale indicating how the antenna will be hidden, disguised, or
otherwise designed as a stealth structure in order to minimize visual impact.
A petition for installation of an antenna service structure, tower, or pole facility on a
municipally utilized structure or property shall not be considered a disfavored site and need not
satisfy the aforementioned justification conditions unless so requested by the Plan Commission
during the Special Use hearing. Co-location on existing monopoles is considered a Favored
Location for puMoses of administering this policy.
REQUIRED APPLICATION INFORMATION
Each petitioner for a telecommunications service facility shall provide a letter addressed
to the Village Manager with the following information. Applications are to be submitted to the
Village Clerk for distribution to the Village Manager's Office.
1. A written facilities plan including a list of all petitioner's existing and future known cellular,
PCS, or other telecommunications transmission antennas within the corporate limits in the
Page 5 of 6
DRAFT #3 Following JPZ COMMITTEE REVIEW on 11/28/00. Draft I additions in Italics.
Draft 2: October 30, 2000 JPZ additions are underlined and p,,...,.vals .,_„ stfike thf Bug
next 5 years. The location of each antenna site must be presented on a map including the
type of antenna installation(stand alone, roof top, tower, tower height, etc.), the radio
frequency range, and Megahertz of each existing and planned structure;
2. How the proposed facility falls within the policy guidelines established herein;
3. The location of any accessory structures for the facility;
4. If the facility is located within a disfavored location,provide responses to the information
required under this policy for disfavored locations; and,
5. A completed petition for a Special Use Permit including the necessary filing fees. The
petition need not be submitted if the proposed antenna is located in a Favored Site. In that
event, the petitioner need only complete the necessary building/engineering permit to satisfy
this requirement.
Page 6 of 6
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING ORDINANCE
OF ELK GROVE VILLAGE: CHAPTER 3 PERTAINING TO
CONDITIONAL USES PERMITTED IN ALL ZONING DISTRICTS
WHEREAS, the Plan Commission of the Village of Elk Grove
Village at a public meeting duly called and held according to law considered the
question of amending the Zoning Ordinance of the Village; and
WHEREAS, the Mayor and Board of Trustees after having
reviewed the recommendations and findings of said Plan Commission find and
believe that the Zoning Ordinance be amended pursuant to the
recommendations of the Plan Commission.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Board of
Trustees of the Village of Elk Grove Village, Counties of Cook and DuPage,
Illinois as follows:
Section 1: That Chapter 3 of the Zoning Ordinance be amended by
adding thereto the following:
Section 3-4: CONDITIONAL USES PERMITTED IN ALL DISTRICTS:
A. The following conditional uses shall be permitted in all zoning
Districts:
1. Cellular antennas and antenna structures at the following locations
subject to the conditions specified below:
a. Co-location on any,legally existing antenna tower including
the installation of whip, stick, or can shaped antennas on
existing monopoles andlor lattice towers.
b. Installation on the roof-top or fagade of any building in the
Office Park (O-P) Zoned District (Northwest Point) as long as
the antenna tower and associated structure is under ten (10)
feet in height.
C. Installation on top of Alexian Brothers Medical Center(ABMC)
building at the northeast intersection of Biesterfield Road and
Beisner Road as long as the antenna tower and associated
structure is under ten (10) feet in height.
d. Installation on Village-owned property in the 1-2 General
Industrial Zoned District subject to entering into a lease
agreement with the Village.
e. Installation on the Village's Hawthorne Lane or Pratt
Boulevard water tower, subject to the approval of the Village
Board of a /ease agreement.
f. Reconstruction of an existing tower located in an l-1
(Restricted industrial Zoned District) or I-2 (General
Industrial) zoned district but not to exceed 110% of the height
of the existing tower.
Section 2: That Section 3-4 entitled "SPECIAL USE
REGULATIONS"be re-numbered to 3-5.
Section 3: That Section 3-5 entitled `STRUCTURES AND
USES"be re-numbered to 3-6.
Section 4: That Section 3-6 entitled "LOTS AND YARDS"be re-
numbered to 3-7.
Section 5: That this Ordinance shall be in full force and effect from
and after its passage and approval according to law.
VOTES: AYES: NAYS: ABSENT.•
PASSED this_ day of 2001.
APPROVED this, day of 2001.
APPROVED:
MAYOR
ATTEST.-
VILLAGE CLERK