AGENDA MEMO
CITY COUNCIL
MEETING DATE: June 7, 2010
Issue Statement
PZC 2010-04: 451 Plainfield Road, Sportsplex: Petitioner seeks a variation to construct a 100-foot tall cell tower where 60-feet is the maximum permitted tower height.
ORDINANCE BACKUP ENGINEER LETTER
Discussion/Overview
Both the Planning and Zoning Commission and the Municipal Services
Committee at their respective meetings recommended approval of the petition as
presented, subject to the following conditions:
1. Landscape
screening to be adjusted to provide screening for nearby residential properties
to the northwest and east.
2. The flag display is to comply with the Federal flag code.
3. Any lighting of the tower should minimize light pollution and not create glare onto adjacent properties or on Plainfield Road.
The required public hearing was held on April 7, 2010. The complete staff agenda memo follows as “Additional Information.”
A draft ordinance is attached.
Decision Mode
The Planning/Zoning Commission considered this item at its meeting on April 7, 2010.
The Municipal Services Committee considered this item at its meeting on May 24, 2010.
The City Council will consider this item at its meeting on June 7, 2010.
Additional
Information
Issue Statement
PZC 2010-04: 451 Plainfield Road, Sportsplex: Petitioner seeks a variation to construct a 100-foot tall cell tower where 60-feet is the maximum permitted tower height.
Applicable Regulations: Zoning Ordinance: Section 5A-5-12(C): Height Limitations, Transmitting Towers.
Zoning Ordinance: Section 5A-2-2-3: Variations
General
Information
Property Owner/ Stephanie Gurgone, Executive Director
Petitioner: Darien Park District
7301 Fairview Avenue
Darien, IL 60561
Property Location: 451 Plainfield Road
PINs: 09-27-207-008; 09-27-207-029; 09-27-207-030
Existing Zoning: B-2 Community Shopping Center District
Existing Land Use: Recreational facility
Surrounding Zoning and Land Use:
North: R-1 Single-Family Residential – single-family detached homes
East: R5 Multi-Family Residential (Village of Willowbrook) – multi-family residential
South: R3 Single-Family Residential and R5 Multi-Family Residential (Village of Willowbrook) – single-family detached homes and multi-family residential
West: R-3 Multi-Family Residential – multi-family residential
Comprehensive Plan Update: Municipal/Government
History: A special use was granted for the Sportsplex facility by Ordinance O-7-96. Previous amendments to the special use related to relocating a dumpster, automatic amusement devices, the skate park and an addition.
Size of Property: 12 acres
Floodplain: Floodplain map does not show floodplain on this lot.
Natural Features: None.
Transportation: Property has frontage and access on Plainfield Road and 75th Street.
Documents
Submitted
This report is based on the following information submitted to the Community Development Department by the petitioner:
1. Plat of Survey, 1 sheet, prepared by Landirks Co., dated October 11, 1996.
2. Tower plans, site plan, landscape plan, elevations, 6 sheets, prepared by Forge Services, Inc., dated February 22, 2010.
3. Coverage Maps, 3 sheets, prepared by T-Mobile.
Planning Overview/
Discussion
The Sportsplex
is located on the south side of
The petitioner seeks a
variation to construct a 100-foot tall cell tower on the north side of the
parking lot, near
The tower will provide
space for 4 antennas.
The proposed tower will be
a stealth tower, resembling a flag pole.
The tower will be similar to the stealth tower located at
The plan includes a
shelter building to house equipment. The
shelter building is shown to be 12.5 feet tall to the top of the roof ridge,
constructed with a brick exterior and shingled roof. A 6-foot tall wood fence surrounds the tower
site. The petitioner should confirm the proposed
structure will house equipment for all potential carriers to locate on the
tower.
A 50-foot setback is required
along
There is an existing berm located along
The petitioner should
discuss the need for a cell tower at this location (gaps in coverage, lack of
co-location opportunities, lack of existing structures for an antenna, for example).
Under the Federal Telecommunications Act of 1996, local jurisdictions have zoning authority over the placement of cell towers, but cannot take action which would essentially ban or prohibit wireless communications within their jurisdictions, would discriminate among providers and would regulate the placement of towers on the basis of the environmental effect of radio frequency emissions. The Federal Government regulates transmissions from the tower, not the City.
The FAA regulates if a light is required at the top of the tower for aircraft.
Dan Lynch, PE, Christopher B. Burke Engineering, Ltd, City Engineer, provides his comments in a letter dated March 17, 2010, attached.
The plan does not indicate
illuminating the flag pole. However,
staff assumes the
The variation request
must address the following criteria for approval:
1. Whether the general character of the property will be adversely altered.
2. Whether the overall value of the property will be improved and there will not be any potential adverse effects on the neighboring properties.
3. Whether the alleged need for the variation has been created by any person presently having a proprietary interest in the premises.
4. Whether the proposed variation will impair an adequate supply of light and air in adjacent property, substantially increase congestion in the public streets, increase the danger of fire or endanger the public safety.
5. Whether the proposed variation will adversely alter the essential character of the neighborhood.
Staff Findings/Recommendations
The proposed variation will not impair the adequate supply of light and air in adjacent properties, nor will it substantially increase congestion in the public streets, the general character of the property will not be adversely impacted. Therefore, staff does not object to the petition as presented. The cell tower will be stealth, thus, it will not appear as a cell phone tower. Therefore, staff recommends the Commission make the following motion:
Based upon the submitted petition and the
information presented, the request associated with PZC 2010-04 is in
conformance with the standards of the Darien City Code and, therefore, I move
the Planning and Zoning Commission recommend approval of the petition as
presented, subject to the following conditions:
1. Landscape screening to be adjusted to provide screening for
nearby residential properties to the northwest and east.
2. The flag display is to comply with the Federal flag code.
3. Any lighting of the tower should minimize light pollution
and not create glare onto adjacent
properties or on Plainfield Road.
Planning and Zoning Commission Review – April 7, 2010
The Planning and Zoning
Commission considered this matter at its meeting on April 7, 2010. The following members were present: Beverly Meyer – Chairperson, Robert Erickson,
Donald Hickok, Gloria Jiskra, John Lind, Raymond Mielkus, Kenneth Ritzert, Michael Griffith – Senior Planner and
Members absent: Ronald Kiefer and Susan Vonder Heide.
Michael Griffith, Senior Planner, reviewed the staff agenda memo. He noted the proposed location of the tower,
tower height and that it will be a stealth tower appearing as a flag pole. He stated the proposed tower is identical to the
one located at
Mr. Griffith stated the petitioner should explain the need for the tower at this location and for the proposed tower height.
Mr. Griffith stated that there are a few minor staff comments related to the site plan, but those can be addressed.
Stephanie Gurgone, Executive Director, Darien Park District, stated that when T-Mobile approached the District to locate a tower at the Sportsplex, she contacted the City staff immediately, working with the City and T-Mobile to pick the best location on the property for the tower and to flush out any issues the City might have.
Ms. Gurgone stated the Park District receives revenue from the tower lease.
There was a question from the
Commission regarding who changes the flags at the
Ms. Gurgone stated the District changes the flags. She stated that once the flags show signs of wear, they are replaced. She stated the District receives approximately $24,000 per year for the tower lease, with the amount to go up each year.
Commissioner Lind asked about the shelter and if there was ever a problem with ice falling from the tower and damaging the shelter.
Ray Shinkel, Insight, working for T-Mobile, stated that ice has not been a problem in the past.
Mr. Shinkel stated the reason for a tower at this location and at the requested height is to fill in a coverage gap. He stated there is a gap in coverage for users within buildings. He stated that more and more cell phone users are making calls from within buildings and that there are gaps in coverage. He stated that more and more people are dropping their land lines and using only their cell phones. He stated they do try and co-locate where and when possible. He stated there is not a co-location site available within the area they are trying to cover.
Commissioner Ritzert asked why the need for a 100-foot tall tower. He asked if it was to provide space for other carriers.
Mr. Shinkel stated the tower height depends on the specific site. He stated that line of sight is important. He stated the tree line is about 50 feet high, so their antennas need to be higher. He stated the tower will accommodate additional carriers.
Commissioner Ritzert stated it seemed 75 feet would work.
Commissioner Jiskra asked why the flag. She stated the flag draws attention to the tower. She stated it is a tower, not a proper flag pole.
Mr. Shinkel stated it is intended to be a stealth tower. He stated some people like the flag pole, some do not.
Ms. Gurgone
stated many residents have asked about the thick flag pole at
Commissioner Ritzert asked about radiation and if having multiple carriers is a problem.
Mr. Shinkel stated the FCC strictly regulates the amount of emissions from the tower. He stated there would not be a radiation problem.
Mr. Griffith asked the petitioner to explain any lighting for the tower.
Ms. Gurgone stated there will be lighting due to the flag, but it will be such that it will not cause glare onto adjacent properties.
It was noted that the existing berm, along
There was not anyone from the public to offer comments.
Without further discussion, Commissioner
Erickson made the following motion, seconded by Commissioner Ritzert:
Based upon the submitted petition and the
information presented, the request associated with PZC 2010-04 is in
conformance with the standards of the Darien City Code and, therefore, I move
the Planning and Zoning Commission recommend approval of the petition as
presented, subject to the following conditions:
1. Landscape screening to be adjusted to provide screening for
nearby residential properties to the northwest and east.
2. The flag display is to comply with the Federal flag code.
3. Any lighting of the tower should minimize light pollution
and not create glare onto adjacent
properties or on Plainfield Road.
4. Comments in the letter from Dan Lynch, PE, Christopher B.
Burke Engineering, Ltd., to be addressed.
Upon a roll call vote, THE MOTION CARRIED
by a vote of 7-0.
(Commissioners Kiefer and Vonder Heide were absent.)
Staff Comments – Municipal Services Committee, May 24, 2010
Since the Planning and Zoning Commission meeting, the petitioner submitted revised plans which have been reviewed. Engineering comments have been addressed, see the attached letter dated May 4, 2010, from Dan Lynch, PE, Christopher B. Burke Engineering, Ltd.
Therefore, based on the Commission’s recommendation and that engineering comments have been addressed, staff recommends the Committee make the following recommendation:
Based upon the submitted petition and the
information presented, the request associated with PZC 2010-04 is in
conformance with the standards of the Darien City Code and, therefore, I move
the Municipal Services Committee recommend approval of the petition as
presented, subject to the following conditions:
1. Landscape screening to be adjusted to provide screening for
nearby residential properties to the northwest and east.
2. The flag display is to comply with the Federal flag code.
3. Any lighting of the tower should minimize light pollution
and not create glare onto adjacent
properties or on Plainfield Road.
Municipal Services Committee Review – May 24, 2010
The Municipal Services Committee
considered this matter at its meeting on May 24, 2010. The following members were present: Alderman
Members absent: Alderman Joseph Marchese – Chairman.
Michael Griffith, Senior Planner, briefly reviewed the staff agenda memo. He noted the variation being requested. He described the location of the proposed cell tower. He noted the public hearing held by the Planning and Zoning Commission along with their recommendation for approval. He noted that there was not anyone from the public at the public hearing to offer comments. He stated site engineering comments had been addressed.
There was not anyone from the public to offer comments.
There were not questions from the Committee.
Without further discussion, Alderman Schauer made the following motion, seconded by Alderman Galan:
Based upon the submitted petition and the
information presented, the request associated with PZC 2010-04 is in conformance
with the standards of the Darien City Code and, therefore, I move the Municipal
Services Committee recommend approval of the petition as presented, subject to
the following conditions:
1. Landscape screening to be adjusted to provide screening for
nearby residential properties to the northwest and east.
2. The flag display is to comply with the Federal flag code.
3. Any lighting of the tower should minimize light pollution
and not create glare onto adjacent
properties or on Plainfield Road.
Upon a voice vote, THE MOTION CARRIED by a
vote of 2-0.
(Alderman Marchese was absent.)