The Planning and Zoning Commission of Naperville, Illinois, met on March 19, 2025, at 7:00 PM to consider three public hearings: a new telecommunications tower, a rezoning for a single-family subdivision, and zoning amendments for downtown financial institutions. The Commission also approved the minutes of the previous meeting.
No members of the public addressed the Commission during the public forum segment.
The Commission considered a request for a conditional use and a variance to allow T-Mobile to construct a 191.5-foot freestanding telecommunications tower, replacing equipment currently on a city water tower. The existing lease expires in 2025, and a 2018 ordinance prohibits new attachments on city water towers. Staff supported the proposal, noting the site has hosted communications equipment for approximately 30 years, while the petitioner stated antennas have been on the water tank for nearly 25 years. The tower would be painted white and accommodate multiple carriers.
Commissioner McDaniel recused himself. The Commission considered rezoning 7.33 acres from R1A to TU district to permit a 30-lot single-family subdivision called Charleston Place, targeted to active adults (55+). Staff supported the proposal as consistent with the comprehensive plan and providing transitional housing.
The Commission considered amendments to Title 6 to reclassify banks and financial institutions as general services, restricting them from first-floor locations in the B4 Downtown Core district unless a variance is granted. Staff explained the change aims to preserve retail street-level tenancy per the Downtown 2030 Plan. No public comments were received.
The meeting was adjourned at 8:37 PM.
Business tonight is public forum. During the public forum, members of the public have the opportunity to address the plan and zoning commission on issues which they are not part of tonight's agenda. Please keep your comments limited to three minutes. Also, for the sake of all in attendance, please refrain from clapping and shouting out response and comments made by any speakers. Secretary McDowell, do we have anyone signed up for public forum? I don't think so. It doesn't say. We do not. All right, thank you. Our next order of business is public hearing. For each hearing, we will begin with a staff presentation or introductions, followed by partitional presentation. We will then take public testimony. To ensure that we have an opportunity to hear from each person wishing to speak, please keep your comments specific to the request under consideration and try to avoid repetitive comments. Also, for the sake of all of those in attendance, please refrain from clapping and shouting out in response to comments made by any speaker. Following all public testimony, the petitioner will provide closing remarks just prior to the closing of the public hearing. No further public testimony will be taken after the petitioner begins their closing remarks or during the planning and zoning commissioners' deliberation. I will now swear in any member of the public wishing to speak. For those wishing to provide testimony, could you please stand? Please raise your right hand and repeat I do. Do you promise to tell the truth and nothing but the truth? Thank you. The first case tonight on the agenda is PZC 24 124 1301 Clyde Drive. Brad Iwicki from staff will present the case. Brad. Thank you, Chair and members of the Commission. Brad Iwicki with the city's planning services team. PZC 24 1024 is a request to consider a conditional use and a variance from Section 6 13 10 colon 5.3.1 to allow a new telecommunications tower on the property at 1301 Clyde Drive, which is generally located at the southwest corner of the 75th Street and Clyde Drive intersection. The property is currently improved with a 160-foot tall water tower, pump house, and buried reservoir that provides the city of Naperville water service, an equipment shelter and record storage building. The city has leased space on the water tower to various communication companies, including T Mobile and Verizon for approximately 30 years. Telecommunication facilities in the city are regulated by Chapter 13, regulations for telecommunication facilities, radio, satellite, and television antenna towers and dishes of the Naperview Naperville Municipal Code. On April 4th, 2018, ordinance 18 031 was approved to amend Chapter 13 of the municipal code, which included provisions prohibiting the attachment of non-city-owned communication facilities to city-owned water towers in all zoning districts. Upon expiration of the lease in 2025, all T Mobile equipment will be removed from the water tower. T Mobile is seeking approval of an alternative location for their equipment to ensure no gaps in coverage are experienced by their customers. T Mobile proposes leasing space from the city of Naperville to allow for construction of a new freestanding telecommunications tower and mounted antennas on the same parcel as the existing water tower and the company's existing facilities. No city-owned telecommunication equipment will be installed on the proposed tower. Staff notes that nothing in the current lease obligates the city to approve a tower in this location. This request is for the benefit of the private utility and will have no impact on the existing or future public infrastructure or the operations and maintenance of city-owned utilities on site. Regarding the conditional use request, pursuant to section 6-13-5, colon 1.1 of the municipal code. Approval of a conditional use is required for new telecommunication towers proposed on property and residential districts. Accordingly, the petitioner has requested approval of a conditional use to permit an approximately 191.5 foot tall telecommunications tower to be constructed on a property zoned R1A, low density single family residence district. The proposed telecommunications tower is between the existing 160 foot tall water tower and the 120 foot tall transmission tower that carries overhead facilities along the north property line. The proposed tower will be painted white for consistency with the water tower and transmission tower. The tower's wireless technology benefits the city by providing services that communicate vital information and emergency assistance. The proposed tower will have capacity for additional carriers to co-locate, increasing coverage for customers on other networks. Staff finds the proposal to be appropriate since the telecommunication equipment has been operational on the property for approximately 30 years. Staff has determined that there will be no negative impact to city services and utilities on site, and the property will be will continue to be used for utility purposes. Can be found in the attachments. Upon review, staff agrees with the petitioner's findings and recommends their adoption by the planning and zoning commission. Regarding the variance request per section 6-13-10 colon 5.3.1 of the municipal code, a setback equal to at least 200% of the tower of the height of the tower shall be required for any lot line abutting or across a public right-of-way from a residential use or district. Residential uses and districts are adjacent to the property on all four sides.