Planning & Zoning Commission
Regular MeetingDeKalb, IL · February 22, 2017
Minutes
MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
February 22, 2017
The Planning and Zoning Commission held a Special Meeting on February 22, 2017 at the City
of DeKalb Municipal Building, 200 S. Fourth St., DeKalb, Illinois.
Chair Atherton called the meeting to order at 6:01 PM.
A. ROLL CALL
Natalie Nelson called the roll. Members of the Planning and Zoning Commission present
at roll call: Katharina Barbe, Vicki Buckley, David Castro, Matthew Crull, Deborah Nier,
Jerry Wright, and Chair Christina Atherton. No absent members.
City staff present included Community Development Director Jo Ellen Charlton, Principal
Planner Dan Olson, and Administrative Assistant Natalie Nelson.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair Atherton requested a motion to approve the February 22, 2017 agenda. K. Barbe
motioned to approve the agenda, V. Buckley seconded the motion, and the motion was
approved by unanimous voice vote.
C. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
None.
D. APPROVAL OF MINUTES
None. Planner Olson announced that the minutes from the February 15, 2017 meeting
would be considered at the next regular Commission meeting.
E. OLD BUSINESS
1. Continued discussion on City-initiated text amendments to the following Articles
of Chapter 23 “Unified Development Ordinance” of the Municipal Code: Article 3
“Definitions,” Article 5 “Zoning District Regulations,” Article 7 “Supplemental District
Regulations,” and Article 12 “Off-Street Parking, Loading, and Storage Requirements”
regarding Video Gaming Establishments.
STAFF REPORT
Principal Planner Dan Olson summarized the February 15, 2017 Commission discussion
regarding video gaming establishments. He reviewed the Commission’s request for City
staff to develop more objective criteria in the proposed amendment to UDO Article 3.01,
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February 22, 2017
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which adds and defines a Video Gaming Establishment. Mr. Olson presented to the
Commission Exhibit I, which included revised language, underlined as follows:
Item 3 (additional language). Establishments that have a Category 2 or 3 Food
Establishment Permit from the DeKalb County Health Department (or equivalent
licensure or authorization that provides predominantly for service of food items for
consumption on-site, when prepared offsite) or which do not provide for the service
of any food items.
Item 5 (new language). The floorplan for such facility is designed in such a fashion
as to indicate that the predominant purpose of the facility is video gaming, based
upon the distribution of a disproportionate area for video gaming terminals and
related seating, in comparison to other seating areas in the facility (e.g. if the facility
features a video gaming terminal area that includes open floor space around it that
is disproportionate in quantity or orientation to the open floor space allotted around
non-video gaming terminal seating, it shall be presumed that the facility is a Video
Gaming Establishment).
Item 6 (new language). The documentation submitted to the City in relation to such
establishment, whether as a component of a liquor license application, video
gaming terminal application, or any other submittal to the City, indicates that the
primary or a primary purpose of the establishment is video gaming, such as
through the documents accompanying any such application.
Item 7 (new language). The facility shares a name or ownership with another
existing Video Gaming Establishment within the State of Illinois (applying the same
criteria described herein).
COMMISSION DISCUSSION
D. Castro addressed the public comment from Mr. Kapitan at the February 15, 2017
meeting recommending that the Commission clarify that video gaming terminals are
gambling machines. He noted that these types of establishments are controversial. He
restated his concerns regarding the open-ended nature of the language in the final
condition in the previously proposed definition of Video Gaming Establishments (#5) and
the currently proposed definition (#8). He recommended the Commission consider
removing or revising the final condition in the amendment before approving it. He noted
that he looked in the UDO and could not find a comparable condition that gives the
Community Development Director this discretionary power.
Mr. Olson referred to the Design Review scoring criteria for single-family houses, which
allows the Community Development Director some discretion in evaluating the designs
of single-family homes.
D. Nier requested a summary of the last meeting’s discussion because she was not
present. Director Charlton explained that developing criteria for new definitions requires
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February 22, 2017
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consideration of scenarios in which someone could work around a regulation without
actually violating it. D. Nier suggested that examples be added to the final condition, with
the language “such as or including, but not limited to.”
D. Castro recalled the City Council assigned the Planning and Zoning Commission the
task of defining a principal use video gaming establishment. He said the final condition
allows for too much leeway.
K. Barbe asked City staff what potential consequences could arise if the proposed
amendment were approved without the language in the final condition. Director Charlton
responded that when regulations are overly specific, clever and determined applicants
can find ways to work around them. She reminded the Commission that the UDO is a
fluid document and can be amended in the future if a problem arises.
J. Wright pointed out that the definition of a primary use already grants authority to the
Community Development Director or designee to determine the primary purpose or
function. Mr. Olson responded that the UDO permits that discretion in many other
situations.
Chair Atherton stated that the new amendment language does help to clarify the definition
of a video gaming establishment. D. Castro stated he opposes approval of the new
language unless the final condition in item #8 were removed. He encouraged City staff to
include in the recommendation memo to City Council the option to discuss the final
condition in item #8.
MOTION
D. Castro motioned that, based on the submitted petition and testimony presented, the
Planning and Zoning Commission recommend to the City Council approval of the text
amendments to Articles 3 “Definitions,” excluding item #8, 5.07 “LC” Light Commercial
District, 5.08 “GC” General Commercial District, 7 ‘”Supplemental District Regulations”
and 12 “Parking and Loading” of the UDO as indicated in Exhibit I. J. Wright seconded
the motion.
No further discussion occurred. Chair Atherton requested a roll call vote.
VOTE
A roll call vote was taken. Yea: K. Barbe, V. Buckley, D. Castro, M. Crull, D. Nier, J.
Wright, Chair Atherton. The motion passed 7-0.
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February 22, 2017
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F. NEW BUSINESS
1. Public Hearing on a petition by Justice Grown represented by Jamil Taylor for
approval of a Zoning Map Amendment from the “LI” Light Industrial District to the
“PD-I” Planned Development – Industrial District to allow for a medical cannabis
dispensary and consideration to approve a Planned Development less than two
acres and a medical cannabis dispensary in a multi-tenant building, located at 650
Peace Road.
PETITIONER PRESENTATION
Jamil Taylor of 311 N. Aberdeen, Chicago, Illinois, and Vice President of Development at
Justice Grown spoke before the Commission. He provided background information
regarding Justice Grown’s history, its business operations, and diverse staff including
women and minorities. Justice Grown was founded by two social justice attorneys and
began operation in 2014 after receiving an Illinois cultivation center license. He explained
why they sought to locate to 650 Peace Road in DeKalb and how the medical cannabis
dispensary would operate safely.
Ashley Peterson of 311 N. Aberdeen, Chicago, Illinois, spoke before the Commission.
She stated that Justice Grown’s medical cannabis cultivation center is located in
Effingham County, Illinois, and this year will be its first harvest. She provided an overview
of past and current developments in the United States and in Illinois regarding legalization
of cannabis. She cited statements in various media sources supporting legalization of
cannabis and dispelling myths about crime surrounding cannabis operations. She
provided data regarding Illinois cultivation centers and dispensaries, increased tax
revenue, new job creation, and the doctor certified medical conditions that allow patients
to obtain medical cannabis.
Mr. Taylor stated that DeKalb has the highest population density within DeKalb County,
and residents with qualifying medical conditions currently travel an hour or more to
medical cannabis dispensaries. He reported a decreasing trend in opiate addiction and
associated crimes in communities where medical cannabis dispensaries are located. He
stated the dispensary will create five to ten new jobs in DeKalb and generate significant
tax revenue to the State of Illinois. He stated that the proposed location on Peace Road
provides many benefits: retail atmosphere, appropriate size, law enforcement visibility,
adequate parking, interior delivery vehicle access, and moderate traffic past the location.
Justice Grown seeks involvement in the community through donating time, partnering
with anti-drug programs, hosting health fair events in conjunction with the nearby
massage therapy and chiropractic offices.
Mr. Taylor displayed an image of the proposed facility’s floor plan and security measures,
including 25+ cameras with facial and license plate recognition that record day and night
and allow remote access for Illinois authorities to view. He stated that the dispensary will
coordinate security with the DeKalb Police Department and notify them of delivery times,
and an on-staff security guard staff will monitor the inside and outside of the facility during
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business hours. He added that these measures protect other tenants in the business
center. He stated that no medical cannabis dispensary in Illinois has experienced a break-
in or robbery due to these security measures, many of which are required by the State.
Mr. Taylor listed other security measures, including biometric fingerprint readers, motion
detectors, infrared sensors, glass-break sensors, panic buttons, door sensors, a steel
plated vault room, and card readers for staff with various levels of access. He displayed
images of proposed designs elements, including privacy window treatments in the front
of the building, interior improvements for comfort and safety, and a secure sally port
delivery door. He also displayed an aerial map and noted the location meets setback and
separation requirements.
STAFF REPORT
Principal Planner Dan Olson presented an overview of the staff report included in the
meeting packet. He reported that the petitioner’s request is to change the zoning from LI
to PD-I. He noted that regulations for medical cannabis dispensaries and cultivation
centers were added to the City’s UDO shortly after the State of Illinois passed medical
cannabis laws in 2014. He stated that the rezoning request includes two variances: (1)
the proposed location is 1.25 acres, whereas PD-I zoning requires 2 or more acres, and
(2) the proposed location is in a multi-tenant building, whereas the medical cannabis
regulations require a stand-alone building.
Mr. Olson reported that the applicants and City’s Police Chief have met. The Police Chief
has reviewed the proposal and agreed that the building improvements will satisfy the
same security requirements as a stand-alone building. He added that a security
agreement between the applicant and the Police Department is recommended for
approval prior to the City Council’s action.
Mr. Olson noted that the petitioners had limited choices where they could locate in DeKalb
due to UDO regulations. He stated that the proposed location meets requirements
regarding parking spaces, setbacks, and high visibility. He noted that existing 2,000-
square-foot free standing buildings in industrial areas are difficult to find, as existing
industrial buildings are usually much larger.
Mr. Olson cited the State of Illinois Department of Financial and Professional Regulation’s
website for a list of licensed dispensaries. He noted that 51 of 60 available licenses have
been approved. He stated that DeKalb County has no dispensary, and the nearest one is
least 30 miles away. He added that the two dispensaries approved in Sycamore do not
appear on the list, so it can be assumed that they are not in operation.
Mr. Olson reaffirmed that the proposal meets the rezoning standards, is consistent with
the City’s Comprehensive Plan for the location, and adheres to most of the UDO
requirements. He stated that City staff recommends approval of the petition with
conditions, including the establishment of the security agreement.
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At 7:00 PM, Chair Atherton invited the public to comment on the proposal.
CITIZEN COMMENTS
Duane Brown, resident of DeKalb, voiced support for the proposal. He cited studies of
medical cannabis efficacy for treatment of various diseases and conditions. He
recommended that the State expand the list of approved conditions that allow medical
cannabis use. He provided examples of social, economic, and environmental benefits to
communities with marijuana dispensaries. He cited polls that support a majority of citizens
approve of legalizing marijuana, and a majority of oncologists support medical marijuana
use. He added that tax revenue generated by legal marijuana sales in Illinois is significant.
Tracy Gowran, a registered nurse, general manager at a nearby medical cannabis
dispensary, and a new resident of Maple Park, stated that since treating her Crohn’s
Disease with medical cannabis oil, she has been in remission for eight months and has
stopped needing other medications. She voiced support for the proposed medical
cannabis dispensary in DeKalb because it will benefit people in communities surrounding
DeKalb who sometimes have trouble traveling to her dispensary’s location.
Michael Embrey, resident of 425 Fairmont Drive in DeKalb, voiced support for approval
of the petition. He stated that his office has been in the unit next door to the proposed
dispensary for eight years, and the landlord is accommodating and the facility is well
maintained. He stated that the proposed security and frequent traffic make it a great
location.
Linda Hallstrom, resident of 1419 Larson St. in Sycamore and a retired school principal,
voiced support for the proposal. She stated that her adult child is a patient with a
prescription for medical cannabis, and she was grateful he could use medical marijuana
to treat his condition. She reported that, in her experience, medical cannabis is
prepackaged like medication from a pharmacy.
Clint Kelly, resident of Sycamore, voiced support for the proposal. He stated he is an
eligible patient with a medical marijuana prescription for the management of pain due to
a childhood neck injury. He reported he has tried other medications that have caused
damage to his body, but medical marijuana is effective and safer for him. He stated he
has driven two hours or more to Chicago to fill his prescription. He provided to the
petitioners written recommendations for providing a scent-free workplace to help him and
others to be comfortable when visiting the dispensary.
Dr. Arthur John Chatellier, resident of 4541 46th St. in Rock Island, voiced support for the
proposal. He stated that for nearly 17 years, his chiropractic office has been located at
650 Peace Road, in one of the other units in the same building as the proposed medical
cannabis dispensary. He stated he is also Vice Commander of the American Legion Post
66 in DeKalb. He listed conditions that are successfully treated with prescribed medical
cannabis, including PTSD, cancer, glaucoma, and other conditions. He said he has had
conversations with others about the proposed medical cannabis dispensary, and he
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reported that people have become open-minded recently about medical use of marijuana.
He said the proposed location is ideal at the edge of town with a large buffer zone. He
reported that his office has been broken into two times in the past 17 years, although
nothing was stolen. He stated that he will feel more secure once the security measures
are added by the dispensary. He reported that the availability of legal marijuana in the
community will decrease the illegal market activities. He added that loitering will be strictly
prohibited and enforced.
Mark Pipyne, resident of 742 S. Fourth St. in DeKalb, voiced support for the proposal. He
asked if clearance of the dispensary staff has been considered and whether City’s staffing
or services will be affected by the dispensary. He asked for more information about how
medical marijuana use reduces opiate use. He also asked whether the dispensary will be
allowed to expand if Illinois decides to allow recreational marijuana in the future.
Chair Atherton asked the petitioners to respond to the questions posed by Mr. Pipyne
regarding loitering and employee clearance measures.
Mr. Taylor stated that the staff security guard will be present during business hours, which
will prevent any loitering. He added that use of product is not allowed in the facility nor in
the public, including the parking lot. Ms. Peterson thanked the members of the public who
shared their private experiences with medical cannabis and voiced support for the
proposal. She explained that when the security officer is not speaking to patients, that
person will be monitoring the security cameras to address loitering before it could become
a problem.
Mr. Taylor stated that employees and patients must be fingerprinted and undergo
background checks. He said that potential employees will be interviewed up to eight times
and tested on product knowledge. He added that the dispensary will make an effort to
hire employees from the community.
Mr. Pipyne returned to the podium and asked if the agreement will include the requirement
to hire employees from DeKalb City or County. Ms. Peterson responded that there
currently is no written requirement for the Effingham cultivation center to hire locally but
there is an understanding. She and Mr. Taylor agreed to hire local employees as much
as possible.
Mr. Taylor added that the dispensary has not yet been awarded a license to operate by
the State of Illinois, but they are hopeful they will succeed. He also confirmed that the
storefront will not include flashy signage. He added that, if recreational use was approved
in the future, meetings will be necessary to consider any changes to the medical use of
the facility.
Jeff Richardson, landlord of most of the complex, including 650 Peace Road, voiced
support for the proposal. He stated he was confident the proposed security measures will
be sufficient and was impressed with the petitioners’ plans. He also related a personal
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experience of knowing a young woman who was diagnosed with late stage cancer and
benefitted from using marijuana to remain comfortable as she was dying.
Mr. Kelly returned to the podium and reported he has visited a number of medical
cannabis dispensaries and never witnessed any loitering. He stated that having a nearby
dispensary with whom he can develop a relationship will be beneficial to him personally
because they can order the specific strain of medical cannabis he needs.
Seeing and hearing no further comments, Chair Atherton closed the public hearing at
7:29 PM.
COMMISSION DISCUSSION
Commissioner Crull voiced support for the proposal and recommended approval.
Commissioner Wright asked what types of products they would sell. Ms. Peterson
responded that the State of Illinois regulates the types of products that are available,
including three types: products that can be smoked, edible foods and drinks, and
concentrates that can be vaporized or ingested in other ways.
J. Wright asked what times the dispensary would operate. Mr. Taylor responded they plan
to open at 10:00 AM. He said the dispensary would close during midday slow hours, and
peak hours are in the morning and after 5:00 PM. He noted that the State of Illinois
prohibits dispensary operation after 7:00 PM. He stated that deliveries would occur only
when closed, likely in the morning between 8:00 and 10:00 on various days of the week,
and the dispensary will be open six days a week.
J. Wright asked for the dispensary’s staffing plans. Mr. Taylor responded that employees
will include one full-time manager, two full-time patient care advocates, one full-time and
two part-time receptionists, and one security officer. Additional employees will be hired
when the number of patients warrants additional staff.
J. Wright asked how the facility will advertise its presence. Mr. Taylor responded that the
State of Illinois does not allow cultivation centers to advertise, but dispensaries do have
limited marketing capabilities. He asked for guidance from the community for appropriate
marketing methods and venues, and mentioned patients can access cell phone apps and
websites. Ms. Peterson added that smart marketing will be used, including partnering with
other organizations to arrange public events to learn about the program, which are often
publicized on social media. Most marketing is geared toward individuals who are seeking
information. Mr. Taylor added the State of Illinois requires an open house prior to opening
to meet owners, staff, and growers.
J. Wright asked for the projected revenue for the facility. Mr. Taylor responded with
conservative expectations. He explained that qualifying patients are required to register
at only one dispensary, and maximum amounts and frequency are limited. He added that
all dispensaries use the same tracking system, so these limits are enforced.
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J. Wright asked if cultivations centers exist closer than Effingham. Ms. Peterson
responded that the State of Illinois awarded one cultivation center in each state police
district; therefore, cultivation centers may exist in nearby police districts.
Commissioner Barbe and Commissioner Buckley stated they had no questions.
Commissioner Nier commended the petitioners on their presentation and voiced support
for approving the proposal. She noted that many patients seek alternatives to traditional
medication in favor of more natural options. She stated that the community should
consider ways to meet patients’ needs in a responsible manner.
Commissioner Castro asked how the dispensaries and cultivation centers handle funds
due to varying state and local laws. Mr. Taylor responded that most medical cannabis
operations are connected to a couple banks in Illinois. He explained that instead of a
traditional cash register, the dispensary employees will use a secure Smart Safe, which
is a machine connected to a safe that can accept cash, dispense change, and perform
debit transactions from local banks. Mr. Taylor added that an ATM inside the dispensary
will be available for patients to use to avoid arriving with large amounts of cash. For
additional safety, patients may request the staff security officer to walk them to their cars
after they make their purchases.
D. Castro recalled that, within the past 12 months or so, the Commission worked with City
staff to formulate regulations for a future medical cannabis dispensary in DeKalb. He
thanked City staff for thinking ahead to lay the groundwork for the smooth progression of
considering the proposal.
Chair Atherton commended the petitioners on their presentation. She stated she was not
well-informed about medical cannabis and was initially skeptical about the proposal.
However, she said the presentation alleviated her concerns. She also asked for
clarification regarding the security guard’s schedule. Mr. Taylor responded that during
operating hours, the security guard will be present and multiple cameras will be monitored
by the security guard and staff, and the cameras will be recording at all times. He added
that 90 days of recordings will be stored on-site, and 140 days of recordings will be stored
in the Cloud.
Chair Atherton asked if the Police Department will have access to the facility cameras.
Planner Olson responded that access for the Police will need to be arranged. Ms.
Peterson also responded that Illinois State Police and the State of Illinois have remote
access to the cameras in real time and any recording. She added that an auditor who
performs weekly and surprise inspections will also have access to the cameras and
recordings.
Chair Atherton asked City staff for further comments. Planner Olson responded that the
security agreement with the City Police Department will be a required prior to City Council
action.
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Seeing and hearing no further discussion, Chair Atherton requested a motion.
MOTION
M. Crull motioned that based upon the submitted petition and testimony presented, he
moved that the Planning and Zoning Commission forward its findings of fact and
recommend to the City Council approval of a Zoning Map Amendment from the “LI” Light
Industrial District to the “PD-I” Planned Development Industrial District to permit a medical
cannabis dispensary and exceptions to the UDO regarding minimum lot size for a Planned
Development and for a medical cannabis dispensary in a multi-tenant building for the
property located at 650 Peace Road in the tenant space as shown on Exhibit A and
subject to the conditions listed in Exhibit B of the staff report.
D. Nier seconded the motion. No further discussion occurred. Chair Atherton requested
a roll call vote.
VOTE
A roll call vote was taken. Yea: K. Barbe, V. Buckley, D. Castro, M. Crull, D. Nier, J.
Wright, Chair Atherton. The motion passed 7-0.
After the vote, Chair Atherton thanked the audience members who spoke before the
Commission.
2. Public Hearing on a petition by USCOC of Central Illinois LLC represented by Jenni
Kellis of Site Acquisition Solutions for approval of a Special Use Permit for an existing
antenna on top of a 16-story building to allow for an upgrade of communication
equipment. The subject site is located at 507 E. Taylor Street and zoned “RC-1”
Residential Conservation 1 District.
PETITIONER PRESENTATION
Sean Kellis, 19730 Bellwood Blvd., Gretna, Nebraska, presented on behalf of the
petitioner. He stated that USCOC has an existing lease agreement for rooftop space with
the DeKalb County Housing Authority, which has already approved the proposed
changes. He displayed slides of the site location, drawings of the proposed changes, and
photos of the view of the rooftop with the existing equipment and after proposed changes.
He provided a summary of the proposed changes, including the replacement of existing
equipment and addition of new equipment.
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STAFF REPORT
Planner Olson presented for the City. He provided a summary of the existing equipment
on the rooftop at 507 E. Taylor St. He said three carriers lease space on the rooftop to
place equipment, including three US Cellular antennas. He noted that US Cellular did not
obtain a Special Use Permit when the equipment was installed in 2001.
Mr. Olson cited UDO Article 7 requirements for a Special Use Permit for co-locating an
antenna on a tower and for subsequent equipment upgrades and expansions, including
installing additional screening. He referred to the UDO standards for antenna facilities
and Special Use Permit standards, and stated the proposal meets the applicable
standards. He reported that the City received two citizen responses, one from the Housing
Authority, which owns the building, and one from a resident who lives in an adjacent
home, both of which were generally in support of the proposal. He stated that City staff
recommends approval of the proposal as presented with conditions provided in the staff
report.
CITIZEN COMMENTS
Mark Pipyne, resident of 742 S. Fourth St. in DeKalb, stated his home is on the west side
of the green space next to the building in question. He voiced support for the proposal,
provided the work is done according to code. He questioned why the additional screening
is required. He stated that the roof and its equipment is not within eyesight most of the
time, except perhaps for bird watchers. He recalled 10-15 years ago when a helicopter
transported equipment to the roof. He recommended not requiring the petitioner to build
additional screening and donating those funds to benefit residents of the building.
Mr. Olson responded that the screening requirements cannot be waived since they are
part of the UDO. Mr. Pipyne stated for the record he believed the screening to be
superfluous.
Hearing and seeing no further comments, Chair Atherton closed the public meeting at
7:59.
COMMISSION DISCUSSION
Commissioner Castro confirmed that Mr. Pipyne’s written comments were received by
the Commission as one of the two citizen responses. He asked City staff for clarification
about the approval process. Mr. Olson responded that the City’s building permit review
and inspection process will confirm the stability of the equipment upgrades. Mr. Olson
referred Mr. Pipyne to the UDO for detailed regulations for Special Use Permit processes
and requirements.
D. Castro recalled past Commission discussion regarding requiring additional screening,
and the Commission added screening provisions to the UDO.
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February 22, 2017
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Mr. Pipyne and Mr. Olson had a short discussion regarding requiring screening in less
visible locations.
Chair Atherton reminded everyone that the public hearing was closed, and the
Commission would be interested in hearing Mr. Pipyne’s concerns, and she invited him
to submit additional written comments. She thanked Mr. Pipyne for his comments. She
stated she also recalled past Commission discussion regarding requiring additional
screening and Special Uses.
Seeing and hearing no further discussion, Chair Atherton requested a motion.
MOTION
M. Crull stated, based upon the submitted petition and testimony presented, he motioned
that the Planning and Zoning Commission forward its findings of fact and recommend to
the City Council approval of a Special Use Permit for existing antenna and associated
equipment on top of a 16-story building to allow for an upgrade of communication
equipment for the property located at 507 E. Taylor Street subject to the following:
1. The antenna and equipment upgrades and screening shall comply with the drawings
indicated on Exhibit A of the staff report.
2. The applicant will be required to submit the necessary application and plans to the
City in compliance with applicable Building Codes and the regulations of Article 7.08
of the UDO (Wireless Communications Ordinance).
V. Buckley seconded the motion. No further discussion occurred. Chair Atherton
requested a roll call vote.
VOTE
A roll call vote was taken. Yea: K. Barbe, V. Buckley, D. Castro, M. Crull, D. Nier, J.
Wright, Chair Atherton. The motion passed 7-0.
3. Public Hearing on a proposal by Amy Bemis and Property Owner Renee Bemis for an
amendment to the Special Use Permit approved via Ordinance 2016-033 to remove the
conditions requiring the existing monument sign on the south side of the driveway
entrance of the property located at 1890 Sycamore Road be removed upon activation
of the digital sign approved in the Ordinance.
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February 22, 2017
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PETITIONER PRESENTATION
Amy Bemis, resident of 691 Reserve Ct., South Elgin, spoke before the Commission. She
stated the approval of the Special Use Permit last year included a condition to remove
the existing Toyota monument sign when the new digital sign was installed. She stated
this was an error, as Toyota requires the monument sign to remain in order to sell Toyota
cars on the premises. She asked they be allowed to have two signs on the premises.
STAFF REPORT
Principal Planner Olson provided a summary the Special Use Permit approved in
October, 2016. He stated the approval included regulations for a digital sign and required
removal of the existing Toyota monument sign on the south side of the entrance within
seven days after the new digital sign was activated. He reported that Ms. Bemis has
provided a letter stating Toyota is requiring the existing monument sign to remain. He
added that the digital sign has not yet been constructed, and if construction commences
prior to City Council approval of this amendment, it will be at the property owner’s risk.
Mr. Olson stated that City staff is in favor of recommending to the City Council approval
of the amendment to the Special Use Permit to allow the existing monument sign to
remain after the new digital sign is activated.
CITIZEN COMMENTS
At 8:09 PM, Chair Atherton opened the public meeting. Seeing and hearing no comments,
Chair Atherton closed the public meeting.
COMMISSION DISCUSSION
Chair Atherton asked Ms. Bemis if, besides the removal of the existing monument sign,
the other conditions of the ordinance approving the Special Use Permit are acceptable.
Ms. Bemis agreed and added that the sign contractor will meet all of the other conditions
for the digital sign construction.
Commissioner Castro expressed for the record he was disappointed this amendment to
the Special Use Permit has become necessary since the condition to remove the existing
monument sign was discussed and agreed upon by the Commission and the City Council.
He stated he understood the petitioner’s request for the amendment is made in good faith
and this condition was initially overlooked by the petitioner. Ms. Bemis stated they did not
intend to overlook the signage condition and apologized for the error.
Commissioner Nier stated that while she objects to multiple signs in such a prominent
location, she understood franchise requirements must also be met. She voiced support
for recommending approval of the amendment.
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February 22, 2017
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Commissioner Buckley asked where the two signs will be located. Ms. Bemis responded
that one sign will be on each side of the entrance drive. She added she recently became
aware Toyota does not allow its logo on a shared sign when Toyota sought a permit to
reface the sign to remove the Scion brand.
V. Buckley asked what purpose the new sign serves. Ms. Bemis responded that the new
digital sign will be used primarily to display community information.
Commissioner Barbe commented that too many signs make communities look similar,
but she understood that the franchise agreement under which the business operates
prevents the petitioner from removing the existing sign.
Planner Olson stated for the record that three citizen response forms in support of
recommending approval of the amendment were received.
Commissioner Crull asked for clarification of the language at the end of the sample motion
that states the findings of fact are “signed and submitted” by the Chair of the Commission.
Chair Atherton explained that findings of fact are technically signed and submitted after a
Commission meeting. Director Charlton added that the language refers to the
Commission’s recommendation to the City Council approval of the prior Special Use
Permit last fall.
Ms. Charlton reported that City staff is still determining if it is better to incorporate the
findings of fact in the sample motion for the Commission and/or the proposed ordinance
for the City Council. Chair Atherton voiced the preference for incorporating the findings of
fact in the sample motion by reference an exhibit that lists them.
M. Crull asked if reading aloud the entire findings of fact is a required when making a
motion to recommend approval or if they may be referred to by their paragraph letters.
Planner Olson responded that referring to the findings of fact by their paragraph letters is
sufficient.
Chair Atherton clarified that Commissioner Crull’s question addresses the old sample
motion for the initial recommendation to approve of the Special Use Permit. The new
sample motion should be used to recommend approval of the proposed amendment to
the Special Use Permit.
MOTION
J. Wright stated that, based upon the submitted letter dated January 19, 2017 from the
petitioner and testimony presented, he moves that the Planning and Zoning Commission
forward its findings of fact and recommend to the City Council approval of an amendment
to the special use permit approved via Ordinance 2016-033 to remove the conditions
requiring the existing monument sign on the south side of the driveway entrance of the
property located at 1890 Sycamore Road be removed upon activation of the digital sign.
Planning and Zoning Commission
February 22, 2017
Page 15 of 15
D. Nier seconded the motion. No further discussion occurred. Chair Atherton requested
a roll call vote.
VOTE
A roll call vote was taken. Yea: K. Barbe, V. Buckley, D. Castro, M. Crull, D. Nier, J.
Wright, Chair Atherton. The motion passed 7-0.
G. REPORTS / ITEMS FOR NEXT MEETING
Planner Olson reported that the next regular meeting on March 1st will be cancelled. The
following regular meeting on March 15th will include a public hearing on the Sanitary District. D.
Castro and K. Barbe announced they not sure they could attend the March 15th meeting, and
they would notify Planner Olson when they will know for certain.
Chair Atherton thanked the Commission for attending these long meetings and the members of
the audience members for participating at the meetings.
I. ADJOURNMENT
Seeing and hearing no further comments, Chair Atherton requested a motion to adjourn. D.
Castro motioned to adjourn, M. Crull seconded the motion, and the motion was unanimously
approved by voice vote. The meeting adjourned at 8:24 PM.
Respectfully Submitted,
Natalie Nelson, Administrative Assistant
Minutes were approved by the Planning and Zoning Commission on March 29, 2017.
Agenda
Council Chambers
200 South Fourth Street
DeKalb, IL 60115
AGENDA
Special Meeting
Planning and Zoning Commission
February 22, 2017
6:00 PM
A. ROLL CALL
B. APPROVAL OF AGENDA (Additions or Deletions)
C. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
D. APPROVAL OF MINUTES
1. February 15, 2017 meeting minutes will be presented at the next regular
meeting of the Planning and Zoning Commission.
E. OLD BUSINESS
1. Continued discussion on City-initiated text amendments to the following
Articles of Chapter 23 “Unified Development Ordinance” of the Municipal
Code: Article 3 “Definitions,” Article 5 “Zoning District Regulations,” Article 7
“Supplemental District Regulations,” and Article 12 “Off-Street Parking,
Loading, and Storage Requirements” regarding Video Gaming
Establishments.
F. NEW BUSINESS
1. Public Hearing on a petition by Justice Grown represented by Jamil Taylor
for approval of a Zoning Map Amendment from the “LI” Light Industrial District
to the “PD-I” Planned Development – Industrial District to allow for a medical
cannabis dispensary and consideration to approve a Planned Development
less than two acres and a medical cannabis dispensary in a multi-tenant
building, located at 650 Peace Road.
2. Public Hearing on a petition by USCOC of Central Illinois LLC represented
by Jenni Kellis of Site Acquisition Solutions for approval of a Special Use
Permit for an existing antenna on top of a 16-story building to allow for an
upgrade of communication equipment. The subject site is located at 507 E.
Taylor Street and zoned “RC-1” Residential Conservation 1 District.
3. Public Hearing on a proposal by Amy Bemis and Property Owner Renee
Bemis for an amendment to the Special Use Permit approved via Ordinance
2016-033 to remove the conditions requiring the existing monument sign on
the south side of the driveway entrance of the property located at 1890
Sycamore Road be removed upon activation of the digital sign approved in
the Ordinance.
G. REPORTS/ITEMS FOR NEXT MEETING
H. ADJOURNMENT
City of DeKalb
Planning and Zoning Commission
Staff Report
DATE: February 10, 2017 (February 17, 2017 – Revised)
TO: Planning and Zoning Commission Members
FROM: Jo Ellen Charlton, Community Development Director
Dan Olson, Principal Planner
SUBJECT: Text Amendments to the UDO – Video Gaming
Establishments
The Planning and Zoning Commission (PZC) conducted a public hearing on
Wednesday, February 15th regarding proposed text amendments to the UDO
regarding video gaming establishments. The PZC closed the hearing and began
discussions regarding the proposed amendments. Questions were raised
regarding the language related to the proposed Video Gaming Establishment
definition in Article 3.01 and one of the criteria in determining if a video gaming
establishment is operating as a principal use. The PZC voted to continue
consideration on an amendment to Article 3.01 to the February 22nd PZC meeting.
The continuance would allow staff to come up with additional and amended
language for the PZC to consider. The criteria the PZC had questions on is listed
below.
“Such other conditions which readily suggest or indicate that the establishment is
intended or is being operated whose primary purpose is the operation of video
gaming terminals for play by the public.”
Additional conditions and language was prepared by the City Attorney and
reviewed by staff and are presented in Exhibit I at the end of the report for the PZC’s
consideration. The new language is in the blue type and the language presented to
the PZC at the February 15th hearing is in the red type.
The staff report has also been revised to correct the typos as noted at the February
15th meeting.
GENERAL INFORMATION:
The City has seen a substantial growth in the expansion of video gaming facilities and
has seen them cluster into certain areas in the community. The City has explored the
ramifications of video gaming, particularly where such uses are implemented in a fashion
such that video gaming becomes the primary use of the facility. At two meetings last
summer, the City Council discussed video gaming and its implications including placing
additional limitations on the facilities. There was consensus with the City Council that
video gaming operating as an accessory use within an existing licensed bar should not
be further restricted by the City. With regard to video gaming establishments that operate
as a principal use, the Council had concerns about the possibility that multiple video
gaming businesses could open in very close proximity to each other. On September 12,
2016, the City Council approved a moratorium on the issuance of licensing for video
gaming terminals through March 13, 2017. The six-month moratorium was approved to
allow the City time to study our video gaming regulations and come up with desired
changes. As of December, 2016 there were 18 video gaming establishments with 76
video gaming terminals in the City.
At the January 11, 2017 Planning and Zoning Commission (PZC) meeting, the PZC
discussed possible amendments to the Unified Development Ordinance (UDO) regarding
video gaming. The PZC discussed and provided direction for the following: 1) creating a
new use and definition for video gaming establishments when video gaming is the primary
or principal use, 2) establishing what zoning districts video gaming establishments should
be a permitted or special use or prohibited, and 3) additional limitations the City should
place on video gaming establishments, such as minimum separation requirements.
ANALYSIS:
The City’s UDO does not reference “video gaming establishment” as a use; however, the
City has interpreted and allowed video gaming establishments as a principal use under
the “bar” use category. “Bars” are allowed as permitted uses only in the “CBD” Central
Business District and “GC” General Commercial District, while they are allowed only as a
special use in the “LC” Light Commercial District. Whether or not bars are permitted or a
special use in any of the Planned Development District zoned areas in the City is
dependent on the ordinances approved for each of those Planned Developments. The
proposed amendments are described in Exhibit I at the end of the report and summarized
below.
Amendments to Article 3 “Definitions”
The use “video gaming establishment” and its definition have been drafted to state that
establishments with or containing video gaming terminals in which the serving of liquor is
secondary and accessory to the operation of the video gaming terminals are considered
a video gaming establishment. The definition also includes other criteria that would be
reviewed to determine if the video gaming operation was the principal use. The criteria
looks at the number of seats, type of food that is served and the floor area in assisting to
Page |2
determine if the video gaming operation is a principal or accessory use. The proposed
definition is below and indicated on Exhibit I.
Video Gaming Establishment: An establishment whose primary purpose is to operate
video gaming terminals, as defined in the Video Gaming Act (240 ILCS 40/1 et. seq.),
where the drawing, pouring, mixing, or otherwise serving of alcoholic liquor on the
licensed premises is secondary and accessory to the operation of the video gaming
terminals. In determining whether an establishment constitutes a video gaming
establishment, any one or a combination of the following criteria may be considered in
the City’s decision, as determined by the Community Development Director or designee.
1. The establishment contains video gaming terminals, as defined in the Video
Gaming Act (240 ILCS 40/1 et. seq.).
2. The number of seats designated for the serving of food or beverages is 30 or less.
Seats designated for a video gaming terminal, as defined by the Video Gaming
Act (240 ILCS 40/1 et. seq.), are not included.
3. Establishments that have a Category 2 or 3 Food Establishment Permit from the
DeKalb County Health Department.
4. The gross floor area of the establishment is 2,500 square feet or less.
5. Such other conditions which readily suggest or indicate that the establishment is
intended or is being operated whose primary purpose is the operation of video
gaming terminals for play by the public.
For purposes of this subsection, establishments that have a Public Entity/Non-Profit
Liquor License (as defined in Chapter 38 “Intoxicating Liquors” of the Municipal Code)
shall be exempt from these regulations as long the operation of the video gaming
terminals are accessory and subordinate to the principal use.
In addition to a new use “video gaming establishment,” the existing definition for “principal
use” was expanded to clarify that the purpose or function of a building, structure, or parcel
of land was considered when determining if a use is a principal use or not. See attached
Exhibit I.
Amendments to Articles 5.07 “LC” Light Commercial District and 5.08 “GC” General
Commercial District - Permitted and Special Uses
Currently video gaming establishments operating as the principal use are categorized as
“bars.” per the UDO. Bars are permitted uses only in the CBD and GC Districts, while they
are allowed only as a special use in the LC District. The proposed amendments include
adding “video gaming establishment” as a permitted use in the GC District and as a
special use in the LC District. The staff suggested and the PZC agreed at their January
11, 2017 meeting not to allow video gaming establishments operating as a principal use
in the CBD District. The PZC acknowledged the importance of retaining key spaces for
traditional downtown shopping experiences in the CBD and excluding licensing for video
Page |3
gaming as a principal use. This restriction would not impact a bar or brew pub that might
wish to open or existing uses such as O’Leary’s which currently enjoys video gaming as
an accessory use to its business. Video gaming operating as an accessory use to a
principal use will still be allowed in those zoning districts where the principal use is allowed
as a permitted or special use.
Amendments to Article 7 “Supplemental District Regulations” – by adding Article 7.20
“Video Gaming Establishments” (Separation Requirements for Video Gaming
Establishments and Video Gaming Establishments in Planned Developments)
The City currently has no zoning regulations that restrict multiple video gaming
establishments opening up in the same shopping center or in close proximity to each
other. A very small 1,500 linear foot stretch along Sycamore Road contains nearly 23%
of all video gaming businesses in the community. The PZC discussed at their January 11,
2017 meeting and believed it was warranted to restrict the proximity of video gaming
establishments operating as a principal use. The PZC discussed possible separation
requirements, including minimum distance requirements or setting a maximum
percentage that a video gaming establishment could occupy in a multi-tenant building.
Staff researched other communities that have separation requirements between video
gaming establishments and reviewed the current location of video gaming establishments
operating as the principal use in the community. It was determined that a minimum
distance of 500 feet between the buildings or a tenant space where a video gaming
establishment was located was the most efficient, fair and enforceable separation
requirement. The existing video gaming establishments operating as a principal use along
the Sycamore Road corridor are shown on Maps 1-3 at the end of the report. A 500-foot
buffer is shown around each location and reveals where new video gaming
establishments operating as a principal use could and could not locate. Existing video
gaming operations that do not meet the separation requirements would be allowed to
continue to operate and would be considered legal non-conforming uses under the
provision of Article 19 “Non-Conforming Situations” of the UDO. Language is proposed in
the amendment that a change in ownership or tenancy of a non-conforming video gaming
establishment, as determined by Article 19 of the UDO, would not require the
discontinuance of the use.
Language is also provided in Exhibit I that states video gaming establishments proposing
to locate in Planned Development Districts established prior to the adoption of these
regulations would be categorized as a “bar” or “tavern” for purposes of determining if they
are a permitted use, special use or prohibited use. The 500-foot minimum separation
requirement between video gaming establishments, which is part of the amendment,
would still apply.
Article 12 – “Parking and Loading”
The use “video gaming establishment” was added to the Schedule of Off-Street Parking
Requirements in Article 12.08 of the UDO and a minimum parking requirement of one
parking space for every 250 square feet of floor area was added. This minimum parking
Page |4
requirement is consistent with the requirement for “commercial service facilities and retail
sales uses” in Article 12.08.
Additional Information
The PZC had requested that a map (see attached Map entitled Liquor License
Establishments) be provided showing the locations of all liquor license holders with
classifications that would allow video gaming. The existing video gaming license holders
are identified by an x at the map location. The map reveals where future video gaming
operations (as a principal or accessory use) could be located.
The PZC also requested that other nearby communities be contacted for their video
gaming regulations. The communities of Sycamore, Cortland, Maple Park, Genoa and
Rochelle were contacted and a chart is provided on the next page that indicates the basic
regulations each community has including the number of establishments and terminals.
Page |5
# of # of
Municipality Permitted/Prohibited Locations Establishments Terminals
Allowed as principal or accessory use in
businesses with bar/hospitality liquor
DeKalb 18 76
license; fraternal organizations. Not
allowed in restaurants.
Allowed only in bars and clubs. Not
Sycamore allowed in restaurants, liquor stores, gas 12 54
stations.
Video gaming is not a permitted use.
Terminals are allowed as an accessory
Cortland 0 0
use only to an already properly permitted
use (liquor license).
Maple Park Allowed in all liquor license categories. 3 11
Allowed in businesses that obtain a liquor
Rochelle 13 55
license.
Allowed wherever a liquor license has
Genoa 5 21
been issued.
Also provided in the packet are the staff memos dated July 6, 2016 and August 17, 2016
that were presented to the City Council and the staff memo dated January 6, 2017 that
was presented to the PZC at their January 11, 2017 meeting as well as the minutes of
the meeting.
RECOMMENDATION:
Sample Motion:
Based on the submitted petition and testimony presented, I move that the Planning and
Zoning Commission recommend to the City Council approval of the text amendments to
Articles 3 “Definitions”, 5.07 “LC” Light Commercial District, 5.08 “GC” General
Commercial District, 7 ‘”Supplemental District Regulations” and 12 “Parking and Loading”
of the UDO as indicated in Exhibit I.
Page |6
EXHIBIT I
Amend Article 3.01 of the UDO to amend the following definition:
Principal Use: The primary use to which the premises are devoted. The primary
purpose or function of a building, structure, or parcel of land, or portion thereof, as
determined by the Community Development Director or designee, based upon the
configuration and improvement of the space and the available information
regarding its use. A principal use may be a permitted or special use.
Amend Article 3.01 of the UDO to add the following definition:
Video Gaming Establishment: An establishment whose primary purpose is to
operate video gaming terminals, as defined in the Video Gaming Act (240 ILCS
40/1 et. seq.), where the drawing, pouring, mixing, or otherwise serving of
alcoholic liquor on the licensed premises is secondary and accessory to the
operation of the video gaming terminals. In determining whether an establishment
constitutes a video gaming establishment, any one or a combination of the
following criteria may be considered in the City’s decision, as determined by the
Community Development Director or designee.
1. The establishment contains video gaming terminals, as defined in the Video
Gaming Act (240 ILCS 40/1 et. seq.).
2. The number of seats designated for the serving of food or beverages is 30 or
less. Seats designated for a video gaming terminal, as defined by the Video
Gaming Act (240 ILCS 40/1 et. seq.), are not included.
3. Establishments that have a Category 2 or 3 Food Establishment Permit from
the DeKalb County Health Department (or equivalent licensure or authorization
that provides predominantly for service of food items for consumption on-site,
when prepared offsite) or which do not provide for the service of any food items.
4. The gross floor area of the establishment is 2,500 square feet or less.
5. The floorplan for such facility is designed in such a fashion as to indicate that
the predominant purpose of the facility is video gaming, based upon the
distribution of a disproportionate area for video gaming terminals and related
seating, in comparison to other seating areas in the facility. (E.g. if the facility
features a video gaming terminal area that includes open floor space around it
that is disproportionate in quantity or orientation to the open floor space allotted
around non-video gaming terminal seating, it shall be presumed that the facility
is a Video Gaming Establishment).
6. The documentation submitted to the City in relation to such establishment,
whether as a component of a liquor license application, video gaming terminal
application, or any other submittal to the City, indicates that the primary or a
primary purpose of the establishment is video gaming, such as through the
Page |7
name of the facility, the signage proposed for the facility, or the narrative or
documents accompanying any such application.
7. The facility shares a name or ownership with another existing Video Gaming
Establishment within the State of Illinois (applying the same criteria described
herein).
8. Such other conditions which readily suggest or indicate that the establishment
is intended or is being operated whose primary purpose is the operation of
video gaming terminals for play by the public.
For purposes of this subsection, establishments that have a Public Entity/Non-
Profit Liquor License (as defined in Chapter 38 “Intoxicating Liquors” of the
Municipal Code) shall be exempt from these regulations as long the operation of
the video gaming terminals are accessory and subordinate to the principal use.
Amend Article 5.07.03 of the UDO to add the following use to the list of special uses in
the “LC” Light Commercial District:
20. Video gaming establishments.
Amend Article 5.08.02 of the UDO to add the following use to the list of permitted uses in
the “GC” General Commercial District and renumber #22 to #23:
22. Video gaming establishments;
22. 23. Warehouses associated with showrooms or retail outlets where the
warehouse portion does not exceed fifty percent (50%) of the total gross from the
area.
Amend Article 7 “Supplemental District Regulations” of the UDO to add Article 7.20 Video
Gaming Establishments and the following language:
7.20.01 Distance Separation Requirements
1. A video gaming establishment, as defined in Article 3 of this Ordinance, shall not
be located within 500 feet of another video gaming establishment. This distance
separation requirement shall be measured in a straight line from the nearest corner
of a space containing a video gaming establishment to the nearest space
containing a video gaming establishment.
2. Existing video gaming establishments, as defined in Article 3 of this Ordinance,
which do not meet the distance separation requirements listed in Article 7.20.01
(1) on the effective date of this Ordinance may continue to operate and have their
annual Video Gaming License renewed, provided they meet the requirements of
the Chapter 38 “Intoxicating liquors” of the Municipal Code and Article 19 “Non-
Conforming Situations” of this Ordinance. A change in ownership or tenancy of a
Page |8
non-conforming video gaming establishment, as determined by Article 19 of this
Ordinance, does not require the discontinuance of the use.
7.20.02 Planned Development Districts
Video Gaming Establishments proposed to the be located in Planned Development
Districts established prior to the adoption of this Ordinance shall be categorized as
a “bar” or “tavern” for purposes of determining if they are a permitted use, special
use or prohibited use. The distance separation requirement described in Article
7.20.01 of the Ordinance still applies.
Amend Article 12.08.01 of the UDO to add the following use and minimum parking
requirement:
Video Gaming Establishment 1 space for every 250 square feet of
floor area
Page |9
Video Gaming Sites - Prinicpal Use
Map 1 of 3
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Created: 2/7/2017 DJE
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Map 2 of 3
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Created: 2/7/2017 DJE
Last Updated: 2/8/2017 DJE
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STAFF REPORT
February 17, 2017
TO: Planning and Zoning Commission
FROM: Jo Ellen Charlton, Community Development Director
Dan Olson, Principal Planner
RE: 650 Peace Road – Zoning Map Amendment from the “LI” Light Industrial
District to the “PD-I” Planned Development – Industrial District to allow for
a medical cannabis dispensary (Justice Grown)
I. GENERAL INFORMATION
A. Purpose Approval of a Zoning Map Amendment
from the “LI” Light Industrial District to the
“PD-I” Planned Development – Industrial
District to allow for a medical cannabis
dispensary in a multi-tenant building
B. Owner/Applicant Jeffrey Richardson/Justice Grown
C. Location and Size 650 Peace Road; Site - 1.25 acres;
Tenant space - 2,960 sq. ft.
D. Existing Zoning and Land Use “LI” Light Industrial District/multi-tenant
commercial building with various
commercial uses
E. Surrounding Zoning and Land Use North– “LI” Light Industrial District;
multi-tenant building, various
commercial uses
South – “HI” Heavy Industrial District;
airport
East – Unincorporated and “HI”; vacant
and manufacturing
West – “HI”; various commercial uses
F. Comprehensive Plan Designation Commercial
II. APPLICANT'S REQUEST
The City has received a rezoning application from Justice Grown in order to re-zone the
property at 650 Peace Road from the “LI” Light Industrial District to the “PD-I” Planned
Development Industrial District in order to allow a medical cannabis dispensary in one of
the tenant spaces in the building. The applicant is also requesting approval of a Planned
Development on a site less than two acres and a medical cannabis dispensary in a multi-
tenant building. The Unified Development Ordinance (UDO) requires Planned
Developments on sites of two acres or more and dictates that medical cannabis
dispensaries are not permitted in multi-tenant buildings.
Page 2 of 8
III. BACKGROUND AND ANALYSIS
The applicant is proposing to locate in the 2,960 square foot unit E tenant space (middle
of building) at 650 Peace Road. There is approximately 2,160 sq. ft. of gross floor area
on the first floor and 800 sq. ft. on the mezzanine level (second floor). The building is
approximately 18,900 sq. ft. in size (footprint). There are currently eight tenants in the
building.
View from Peace Road
The UDO has specific regulations for medical cannabis facilities (dispensaries and
cultivations centers) including setbacks to schools, day care facilities and residential
areas and the type of buildings they can locate in. There are also separate parking,
signage and other development restrictions including security and surveillance
measures. The applicant has provided floor plans indicating the layout of the facility and
the basic security and surveillance equipment proposed. The applicant has discussed
the proposal with the Chief of Police and as condition of approval, staff is recommending
that a security agreement be approved between the City and applicant prior to approval
by the City Council.
When the medical cannabis facility regulations were being drafted, a map was prepared
that shows a 1,000 foot buffer from any school, day care center and residential zoned
property in the City. This is the setback established in the UDO for medical cannabis
dispensaries from these areas. The map has been updated to ensure the 1,000 foot
setback is accurate and the subject site was added (map attached to report). In viewing
the map, one can see there are very few areas in the City where a medical cannabis
dispensary could locate. The two areas general areas where they could locate is the
Peace Road corridor and an area south of I-88 (Harvestore Dr.). I would note that per
Page 3 of 8
Illinois law, only 60 dispensaries are allowed state-wide and will be geographically
dispersed.
The parking requirement for medical cannabis dispensaries in the UDO is the
requirement applicable to the “Commercial Service Facility and Retail Sales” category,
which is one space per 250 sq. ft. of floor area. The applicant has provided a floor plan
with the parking requirements for all of the existing tenants and the proposed medical
cannabis dispensary. The resulting required number of parking spaces is 53 for the
entire building. The building shares parking with the other two building to the north.
There is a total of 123 total parking spaces for the three buildings. Parking is available for
approximately 28 spaces directly in front of the subject building facing Peace Road and
offers high visibility and is well lit, which is one of the requirements in the UDO for
medical cannabis dispensaries.
Exceptions to the Planned Development – Industrial District Regulations.
Article 5.13.06 of the UDO – Minimum Site Size for a Planned Development
The UDO requires a minimum site size for any Planned Development of two acres. The
minimum site size can be waived by the City Council with recommendation from the
Planning and Zoning Commission if the property has unique characteristics or if it’s
determined the use proposed is desirable or necessary in relationship to the
surrounding neighborhood. The subject site size is 1.25 acres, however there are two
buildings on adjoining properties to the north that have some common ownership with
the subject building and all share an access onto Pleasant Street. The total acreage for
these areas including the subject site is about 4.8 acres. In addition, the requested
Planned Development zoning is necessary in order to allow the use to locate in a multi-
tenant building.
Article 7.18.04(6) of the UDO – Medical Cannabis Facility in a Multi-Tenant Building
The UDO states that a medical cannabis facility shall be the sole use of a single lot,
parcel, and/or property and be the single occupant of a building. The language also
notes these facilities shall not be permitted in a multi-tenant building. The reason for this
standard, when the medical cannabis regulations were approved, related to ensuring
that proper setbacks were established between businesses and medical cannabis
facilities. In addition, there was a concern about building security in multi-tenant
buildings with common walls, common attics and access. The applicant has discussed
this proposal with the Chief of Police and as condition of approval, staff is
recommending that a security agreement be approved between the City and applicant
prior to the approval by the City Council. In addition, as part of the recommendation,
there is a list of suggested prohibited uses that would apply to the entire building.
IV. STANDARDS OF REZONING
1. The proposed rezoning conforms to the Comprehensive Plan, or
conditions have changed to warrant the need for different types of land uses in
Page 4 of 8
that area. The proposed rezoning is appropriate considering the length of time
the property has been vacant, as originally zoned, and taking into account the
surrounding areas trend in development.
The 2005 Comprehensive Plan recommends the subject site for commercial use. Staff
believes that the proposed development meets the intent of the City’s Comprehensive
Plan. The locations where a medical cannabis dispensary can locate and meet all of the
setback requirements is very limited. The area near the Peace Road and Pleasant
Street intersection is one of those areas. The proposed dispensary will be locating in a
multi-tenant building with excess parking and at a highly visible intersection.
2. The proposed rezoning conforms to the intent and purpose of the Unified
Development Ordinance.
The proposed use and zoning of Planned Development – Industrial will comply with the
regulations of the UDO except for the two exemptions related to the minimum lot size
for a Planned Development and the type of building medical cannabis dispensaries can
locate in. The exceptions to the UDO are justified based upon the limited areas where
medical cannabis dispensaries can locate and the precautions that will be taken
regarding building security and safety.
3. The proposed rezoning will not have a significantly detrimental effect on
the long-range development of adjacent properties or adjacent land uses.
Much of the surrounding area is already developed. The proposed use will be locating in
a multi-tenant building that is currently fully occupied. There are two other similar multi-
tenant buildings to the north. The locations where a medical cannabis dispensary can
locate and meet all of the setback requirements is very limited. The proposed rezoning
should not have a detrimental effect on the adjacent properties or land uses.
4. The proposed rezoning constitutes an expansion of an existing zoning
district that, due to the lack of undeveloped land, can no longer meet the demand
for the intended land uses.
The subject property is currently zoned “LI” Industrial District. Rezoning the property to
“PD-I” Planned Development – Industrial will allow a use that has very limited locations
where it can be established in the City.
5. Adequate public facilities and services exist or can be provided.
The proposed use will be one of nine tenants in a multi-tenant commercial building.
Adequate public services are already provided to the subject property and tenant space.
Page 5 of 8
V. CONCLUSIONS AND RECOMMENDATIONS
The proposed rezoning request will allow a medical cannabis dispensary in a location that
meets all the setback requirements of the UDO and will be in a location that will not have
a detrimental effect on adjacent properties or land uses.
Sample Motion:
Based upon the submitted petition and testimony presented, I move that the Planning and
Zoning Commission forward its findings of fact and recommend to the City Council
approval of a Zoning Map Amendment from the “LI” Light Industrial District to the “PD-I”
Planned Development Industrial District to permit a medical cannabis dispensary and
exceptions to the UDO regarding minimum lot size for a Planned Development and for a
medical cannabis dispensary in a multi-tenant building for the property located at 650
Peace Road in the tenant space as shown on Exhibit A and subject to the conditions
listed in Exhibit B.
Page 6 of 8
10' x 12' High Door 10' x 14' High Door EXHIBIT A
60'
Fire Wall Fire Wall Fire Wall Fire Wall Fire Wall Fire Wall
Jeff Richardson
Aspen Illinois Bethesda
United
Office
Medical Testing Chiropractic Learning Lutheran
30' States Jacobson/Snow Cannabis Service Massage Center Communities
Geological Accounants Therapy
Survey
Dispensary Ground Soil
FunMe Events Testing
Travel
650E PEACE ROAD
Exhibit B
1) The applicant shall comply with reasonable restrictions related to the building and
premises security and surveillance as described in the UDO and have approved a
security agreement with the Police Department prior to final action by the City Council.
2) Setbacks, building lines, floor area ratios, building dimension limitations, height
restrictions and other similar lot/building size/shape restrictions and regulations shall
meet those standards as set forth in the “LI” Light Industrial District and the UDO except
as provided below:
a) Article 5.13.06 – Minimum Site Size for a Planned Development
The minimum site size for a Planned Development shall be reduced from 2 acres
to 1.25 acres.
b) Article 7.18.04(6) – The medical cannabis dispensary shall be allowed in a
multi-tenant building.
3) Permitted and special uses shall be those as listed in the “LI” Light Industrial District.
4) Prohibited Uses:
1) Adult oriented uses; adult bookstores or other establishment displaying,
leasing, trading, selling pornographic materials as defined in the UDO,
whether as a principal use or accessory to an allowed principal use;
2) Animal boarding;
3) "Second-hand", resale or consignment store;
4) Fire, bankruptcy sale, wholesale, overstock auction house or their
equivalent;
5) Massage parlor;
6) Dollar stores, discount department stores, or wholesale establishments;
7) Currency exchange, money wiring, check cashing facility or equivalent;
8) Auto title loan or post dated check or payday loan facility or equivalent,
unless associated with and incorporating the full-services of a federally-
insured bank, credit union or savings and loan;
9) Bar, tavern, package liquor store, dance hall or any other facility;
10) Drug paraphernalia or “head shop” or a retail establishment that permits
the sale of drug paraphernalia as defined by City Code or state law;
11) Community residences;
12) Tobacco, pipe, cigar or cigarette sales, retail tobacco sales, “hookah bar”
or other establishment that permits the indoor consumption of any product
regulated under Chapter 64 of the City Code;
Page 7 of 8
13) Group homes;
14) Parking lots, as a principal use;
15) Pawn shops;
16) Cemeteries and mausoleums;
17) Funeral homes and mortuaries;
18) Rooming houses or lodging houses;
19) Automobile or motor vehicle/recreational vehicle/implement repair,
service, sales, rentals or maintenance;
20) Contractor offices associated with onsite storage of vehicles, supplies or
equipment, building material or equipment sales, building or equipment
service or maintenance offices, or the equivalent;
21) Warehouses, whether accessory to a retail use, or self-service storage;
22) Residential uses;
23) Tattoo, body art or body modification related uses;
24) Car washes, drive-thrus;
25) Outdoor, drive-thru or standalone automatic teller machines (except for
ATMs wholly concealed within the primary structure on the Property and
accessible only from within the structure).
26) Any use not expressly identified as a Permitted Use.
Page 8 of 8
February 3, 2017
Dear Property Owner:
The DeKalb Planning and Zoning Commission will consider a request on a petition by Justice Grown
represented by Jamil Taylor for approval of a Zoning Map Amendment from the “LI” Light
Industrial District to the “PD-I” Planned Development – Industrial District to allow for a medical
cannabis dispensary and consideration to approve a Planned Development less than two acres
and a medical cannabis dispensary in a multi-tenant building and other approvals as required to
accommodate the proposed use, including but not limited to reasonable restrictions relating to
building and premises security and surveillance. The subject property is located at 650 Peace
Road, DeKalb, IL 60115.
The DeKalb Planning and Zoning Commission will review these requests and hold a public hearing at its
special meeting on Wednesday, February 22, 2017 at 6:00 p.m. The meeting will be at the DeKalb
Municipal Building, 200 South Fourth Street, DeKalb, Illinois. As a property owner within 250 feet of the
above-mentioned property, you are encouraged to attend this meeting to learn about and comment on the
proposal.
You are also welcome to submit any written comments you may have on the proposal no later than
Wednesday, February 15, 2017. You may submit written comments regarding the request on the enclosed
comment sheet by mail to the address listed above, or by e-mail to dan.olson@cityofdekalb.com. All
comments will be shared with the Commission and included in the public record.
If you have any questions about this request, please feel free to contact the Community Development
Department at (815) 748-2060.
Sincerely,
Dan Olson
Interim Principal Planner
Enclosures
CC: Mayor
City Council
City Manager
Planning and Zoning Commission
Applicant
650 Peace Road – Rezoning from “LI” Light Industrial District to “PD-I” Planned
Development – Industrial District
Page 2 of 4
LEGAL NOTICE
NOTICE is hereby given that a public hearing will be held before the DeKalb Planning
and Zoning Commission at its special meeting on Wednesday, February 22, 2017, at
6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on
the petition by Justice Grown represented by Jamil Taylor for approval of a Zoning Map
Amendment from the “LI” Light Industrial District to the “PD-I” Planned Development –
Industrial District to allow for a medical cannabis dispensary and consideration to
approve a Planned Development less than two acres and a medical cannabis
dispensary in a multi-tenant building and other approvals as required to accommodate
the proposed use, including but not limited to reasonable restrictions relating to building
and premises security and surveillance.
The subject property is legally described as:
LOT 1 OF ASPEN RIDGE SUBDIVISION, A SUBDIVISION OF PART OF THE
NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 24,
TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED MAY 3, 1995 IN BOOK “Z” OF
PLATS, PAGE 40 AS DOCUMENT NO. 95004207, SITUATED IN THE CITY OF
DEKALB, DEKALB COUNTY, ILLINOIS.
The aforementioned legal description is comprised of Parcel Identification Number (PIN)
08-24-218-024 and commonly known as 650 Peace Road, DeKalb, IL 60115.
All interested persons are invited to appear and be heard at the time and place listed
above. Interested persons are also encouraged to submit written comments on these
proposals to the City of DeKalb, Community Development Department, 200 South
Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. on Wednesday, February 15, 2017.
Further information is available from the Community Development Department, (815)
748-2060.
Christina Atherton, Chairman
DeKalb Planning and Zoning Commission
Page 4 of 4
Reason for request: On a separate sheet of paper, describe the reasons for the rezoning request and
the intended types of land uses, if any, for the property. Also, indicate whether or not the proposed
rezoning would a) be in conformance with the City’s Comprehensive Plan and how the proposed
rezoning may b) impact adjacent existing and future land uses, c) impact adjacent property values,
and d) impact the general public’s health, safety and welfare.
Justice Grown is applying for the rezoning of 650 Peace Rd, DeKalb, IL 60115 to own and operate a fully
legal, state regulated medical cannabis dispensary. The dispensary will be the first and only medical
dispensary operating in DeKalb County and will serve citizens that only possess their Illinois Medical
Marijuana card issued by the state. In DeKalb’s current rules and regulations recorded in section 7.18.04
Permitted Zoning Districts and Setback Requirements paragraph 6, it states “A medical cannabis facility
shall be the sole use of a single lot, parcel, and / or property and be the single occupant of a building. A
medical cannabis facility shall not be permitted in a multi-tenant building, or on a lot shared by multiple
establishments.” We have identified a property that fits all the required setbacks of being located 1,000
feet away from schools, school grounds, daycares, part day child care facilities and / or residential but
650E Peace Rd is located within a retail / business park and is not a stand-alone property. Due to our size
needs, a 2,800 sqft stand-alone building is very hard to find given DeKalb’s rules and regulations.
We believe section 7.18.04 paragraph 6 was meant for large scale cultivation, where companies have
multiple pounds of plants, products and cash resting in a warehouse. The change in the Rules and
Regulations will not negatively impact future land uses as DeKalb county will only be awarded one (1)
dispensary license. If we win the license no one else can open a dispensary so no other applicants or
companies will be able to reference the rule change.
The state has recorded over $25 million in revenue from the Medical Marijuana Pilot Program. Our
dispensary will operate with the highest standard and will increase business development in the local
area. The design, construction and operation of the dispensary will increase economic development as
well as create jobs for the residents in DeKalb and as a result we believe property values will rise.
Justice Grown has done extensive work on building the proper security plan to ensure the safety of our
employees, our co-tenants within the business park and our patients. We plan on installing over 25 high-
definition digital cameras, with facial and license plate recognition, card readers at each door entry,
biometric finger scan system at our vault and motion and infrared sensors through the property. We will
hire a security guard to monitor the facility during hours of operations. Justice Grown spoke with Officer
Eugene Lowry and we will coordinate with DeKalb police for delivery of product and cash to ensure the
safety of other tenants in the business park. For more details please see our architect and security
drawings.
Justice Grown plans on operating a medical facility that sells medical cannabis products which relieves
patients from severe pain, inflammation, nausea, sleeplessness, seizures and other painful conditions.
Our facility will be the flagship destination for cancer, arthritis, PTSD, Crohn’s disease, HIV / AIDS and
other citizens of DeKalb county suffering from qualified conditions. We believe we will have the support
of the community by creating a safe and solace environment to purchase medication.
M
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DC DOOR CONTACT
KP KEY PAD
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PB PANIC BUTTON
KP IR
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ANYTHING WITH THE SYMBOL
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WILL INCLUDE ALL ACCESS
CONTROL HARDWARE. (STRIKE,
DOOR CONTACT, REX, AND
READER) C
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10' x 12' High Door 10' x 14' High Door
60'
Fire Wall Fire Wall Fire Wall Fire Wall Fire Wall Fire Wall
Jeff Richardson
Aspen Illinois Bethesda
United
Office
Medical Testing Chiropractic Learning Lutheran
30' States Jacobson/Snow Cannabis Service Massage Center Communities
Geological Accounants Therapy
Survey
Dispensary Ground Soil
FunMe Events Testing
Travel
650E PEACE ROAD
24x90= 2160 sq. ft. total 30x90= 2700 sq. ft. total 24x90= 2700 sq. ft. total
less Stor. 0 sq. ft. less Stor. 1350 sq. ft. less Stor. 0 sq. ft.
48'x90= 4320 sq. ft. total 24x90= 2160 sq. ft. total 24x90= 2160 sq. ft. total
less bath 108 sq. ft. less bath 108 sq. ft. less bath 108 sq. ft. 24x90= 2160 sq. ft. total
less Stor. 1104 sq. ft. less Stor. 480 sq. ft. less Stor. 0 sq. ft. less Stor. 0 sq. ft.
2052 sq. ft. 1242 sq. ft. 2592 sq. ft.
less bath 108 sq. ft. less bath 108 sq. ft. less bath 108 sq. ft. Div. 250 less bath 108 sq. ft.
Div. 300 Div. 300
3108 sq. ft. = 7 parking 1572 sq. ft. = 4 parking 2052 sq. ft. = 10 parking 2052 sq. ft.
Div. 300 Div. 250 Div. 250 Div. 300
= 10 parking = 7 parking = 8 parking = 7 parking
53 Parking spaces need from 127 in complex
28
38
29 19
127 Total Parking Space
10 12 27
12
1000' Buffer - Residential Zoning and Schools
GLIDDEN RD
RICH RD
DEKAL
ST
B AV
E BETHANY RD
1S
BETHANY RD W BETHANY RD
T BETHANY RD
PEACE RD
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JOHN HUBER PKWY
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W LINCOLN HWY STATE ST
UNION PACIFIC RAILROAD EL
INC
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SOUTH MALTA RD W TAYLOR ST E TAYLOR ST
STAT
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S ANNIE GLIDDEN RD
S 7TH ST
S PEACE RD
FAIRVIEW DR E FAIRVIEW DR S 4TH ST FAIRVIEW DR
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PEACE RD
OA
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S1 ILR
ST Residentially Zoned Land, Schools
PA
CIF 1000 ft Buffer - Residentially Zoned Land, Schools
IC
STATE RTE 23
ION Airport Buildings and Runways
UN
Corporate Limits
File: \Community Development\Tobacco and Med Cannabis buffers.mxd
Created: 2/16/2017 DJE
0 0.25 0.5 1 1.5 2
I Miles
1000' Buffer - Residential Zoning and Schools
BL
VD
A
VIEN
N
ENTERPRISE AV
SUBJECT SITE
PLEASANT ST
STATE ST
DIETZ AV
Residentially Zoned Land and Schools
ACE
N PE 1000 ft Buffer
RD
Airport
GIS.SDE.Corporate_Area
File: \Community Development\Tobacco and Med Cannabis buffers.mxd
Created: 2/16/2017 DJE
0 125 250 500 750 1,000
I Feet
COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT
February 17, 2017
TO: DeKalb Planning and Zoning Commission
FROM: Dan Olson, Principal Planner
RE: Special Use Permit for Existing Antenna Equipment (U.S Cellular) – 507 E. Taylor
St.
I. GENERAL INFORMATION
A. Purpose To obtain a special use permit to upgrade existing
cellular antenna equipment on top of an existing
16-story building
B. Location 507 E. Taylor Street (Taylor Street Plaza)
C. Size 2.18 acres
D. Existing Zoning “RC-1” Residential Conservation 1 District
E. Existing Land Use 16-story residential building
F. Proposed Land Use No change; upgrade cellular antenna equipment
G. Surrounding Zoning and Land Use North: RC-1; Single-family and multi-family
residential
South: SFR2; Elementary school
East: RC-1; Multi-family residential, park
West: RC-1; Park, single family residences
H. Comprehensive Plan Designation High Density Residential
II. APPLICANT'S REQUEST
The applicant, U.S. Cellular, and Site Acquisition Solutions, acting as their agent, requests the
approval of a special use permit to upgrade existing cellular communications equipment on top of
an existing 16-story residential building at 507 E. Taylor Street (Taylor Street Plaza), which is
zoned “RC-1” Residential Conservation District 1.
Page 2 of 7
III. BACKGROUND AND ANALYSIS
The applicant, U.S. Cellular would like to upgrade existing cellular antenna equipment on top of
the 16-story Taylor Street Plaza building at 507 E. Taylor Street. The existing equipment is
consider a legal non-conforming use as they do not have a special use for property. Per the Unified
Development Ordinance (UDO), co-locating or upgrading existing equipment on existing non-
tower structures, such as building requires a special use. There are a total of three carriers that have
equipment on top of the building. U.S. Cellular’s existing equipment is located in three different
areas on the roof. They are proposing to remove and replace three existing panel antennas, upgrade
equipment and install panel screening around the antennas and associated equipment. Photo
simulations provided by the applicant show the existing equipment as viewed from the ground and
how they will look once the screening is installed. Additional work will include minor cabling of
the jumpers between the equipment and existing antennas and some platform reinforcement will
be required due to the proposed concealment walls and new antennas.
Article 7.08 of the Unified Development Ordinance (UDO), regulates the placement, design and
use of wireless communication equipment. Co-locating or upgrading existing equipment on
existing non-tower structures, such as buildings require a special use. This section of the UDO
also stipulates that compliance with certain criteria needs to be demonstrated by the applicant prior
to approval of the special use. The criteria area addressed in the following sections of the staff
report, “IV. Standards of Special Use Permit for Antenna Facilities and V. Standards of a Special
Use”.
IV. STANDARDS OF SPECIAL USE PERMIT FOR ANTENNA FACILITIES–
ARTICLE 7.08.08
1. Points of Visual Interest Shall Be Protected.
The only point of visual interest, as defined by the UDO, in the vicinity of the subject property is
park property to the east and west of the subject site. The proposed upgrade to the equipment will
have no impact on the park areas as the equipment is on top of an existing 16-story building and
there will be screening added to hide the equipment.
2. Methods for Protecting Points of Visual Interest.
As noted in standard #1, screening is proposed around the existing and new equipment to screen
it from ground view. The applicant is proposing to have the screening in a color to match the
building color to minimize visual effect.
3. Color
Screening of the equipment is proposed in a color that will match the building and minimize the
effect on the surrounding area.
Page 3 of 7
4. Height
The UDO stipulates that antennas may be permitted provided it is no greater than 22 feet taller
than the existing structure. The proposed antenna upgrades and replacements will be no higher
than the existing equipment on the building.
Setbacks Adjacent to Residential Uses
As the proposed antennas are existing and being upgraded, this criterion does not apply to this
request.
5. Lighting
The UDO stipulates that no lighting is permitted except as required by the Federal Aviation
Administration (FAA). There is no lighting present on the rooftop equipment.
6. Fencing and Security
Since the upgrade is for roof-top equipment, this criteria does not apply.
7. Landscaping and Screening
The applicant is proposing to have the screening in a color to match the building color to minimize
the visual effect.
8. Noise
No noise generating equipment is present or proposed at this location.
9. Tower Design
Since this is an upgrade to existing equipment on the roof-top of the building, this criteria does not
apply.
V. STANDARDS OF A SPECIAL USE – ARTICLE 14.03.05 (2)
1. The proposed special use complies with all provisions of the applicable district
regulations.
The proposed special use is for an upgrade to existing equipment that is co-locating on an existing
building with other carriers. The property is zoned RC-1 and the proposed special use meets all
the requirements of the district and Article 7.08 (Wireless Communications Ordinance) of the
Page 4 of 7
UDO.
2. The proposed special use will not be unreasonably detrimental to the value of other
property in the neighborhood in which it is to be located or to the public welfare at large.
There has been antenna and associated equipment on top of the building on the subject site for
many years and there is no evidence that the presence of the antennas and equipment has been
detrimental to the value of other neighboring properties. In addition, the applicant is proposing to
screen the antenna and equipment to minimize the visual effect on the surrounding area.
3. The location and size of the special use, the nature and intensity of the operation
involved in or conducted in connection with it, and the location of the site with respect to
streets giving access to it are such that the special use will not dominate the immediate
neighborhood so as to prevent development and use of neighboring property in accordance
with the applicable zoning district regulations.
The antenna and associated equipment related to the special use request are located on top of an
existing 16-story building and will not dominate the immediate area and will not prevent
development on the neighboring properties.
4. Adequate utility, drainage and other such necessary facilities have been or will be
provided.
The subject site and structure are already served with adequate utilities.
5. The proposed use, where such developments and uses are deemed consistent with
good planning practice, or can be operated in a manner that is not detrimental to the
permitted developments and uses in the district; can be developed and operated in a manner
that is visually compatible with the permitted uses in the surrounding area; shall in all other
respects conform to the applicable regulations of the district in which it is located; and is
deemed essential or desirable to preserve and promote the public health, safety and general
welfare of the City of DeKalb.
There has been antenna and associated equipment on top of the building on the subject site for
many years and will be operated in a manner that is visually compatible with the surrounding area.
The upgrade in the equipment will provide the residents of the City improved communication
capabilities. The applicant is proposing to screen the antennas and equipment to minimize the
visual effect on the surrounding neighborhood.
VI. CITIZEN INPUT
To date, one letter of support from the Housing Authority of the County of DeKalb and one letter
of support, who request more specifics, from Susan and Markus Pipyne of 742 S. 4th St. have been
Page 5 of 7
received and are made part of the record.
VII. CONCLUSIONS AND RECOMMENDATIONS
Staff would recommend approval of the special use request, which will bring a legal non-
conforming use into compliance. The proposed upgrade to the equipment will have no impact on
the surrounding area as the equipment is on top of a 16-story building. In addition, the applicant is
proposing to screen the equipment with a color to match the existing building, which will help to
minimize the visual effect on the neighborhood.
Sample Motion:
Based upon the submitted petition and testimony presented, I move that the Planning and Zoning
Commission forward its findings of fact and recommend to the City Council approval of a Special
Use Permit for existing antenna and associated equipment on top of a 16-story building to allow
for an upgrade of communication equipment for the property located at 507 E. Taylor Street
subject to the following:
1. The antenna and equipment upgrades and screening shall comply with the drawings indicated
on Exhibit A.
2. The applicant will be required to submit the necessary application and plans to the City in
compliance with applicable Building Codes and the regulations of Article 7.08 of the UDO
(Wireless Communications Ordinance).
Page 6 of 7
Exhibit A
1. U.S. Cellular LTE Capacity Drawings for Rooftop Installation dated 2-7-17
prepared by Edge Consulting Engineers.
2. Stealth Final Engineering Plans dated 8-19-16 prepared by Edge Consulting
Engineers.
Page 7 of 7
February 3, 2017
Dear Property Owner:
The DeKalb Planning and Zoning Commission will consider a request on a petition by USCOC of
Central Illinois LLC represented by Jenni Kellis of Site Acquisition Solutions for approval of a
Special Use Permit for an existing antenna on top of a 16-story building to allow for an upgrade
of communication equipment. The subject site is located at 507 E. Taylor Street and zoned “RC-
1” Residential Conservation 1 District.
The DeKalb Planning and Zoning Commission will review these requests and hold a public hearing at its
special meeting on Wednesday, February 22, 2017 at 6:00 p.m. The meeting will be at the DeKalb
Municipal Building, 200 South Fourth Street, DeKalb, Illinois. As a property owner within 250 feet of the
above-mentioned property, you are encouraged to attend this meeting to learn about and comment on the
proposal.
You are also welcome to submit any written comments you may have on the proposal no later than
Wednesday, February 15, 2017. You may submit written comments regarding the request on the enclosed
comment sheet by mail to the address listed above, or by e-mail to dan.olson@cityofdekalb.com. All
comments will be shared with the Commission and included in the public record.
If you have any questions about this request, please feel free to contact the Community Development
Department at (815) 748-2060.
Sincerely,
Dan Olson
Interim Principal Planner
Enclosures
CC: Mayor
City Council
City Manager
Planning and Zoning Commission
Applicant
507 E. Taylor St. – Special Use Permit
Page 2 of 4
LEGAL NOTICE
NOTICE is hereby given that a public hearing will be held before the DeKalb Planning
and Zoning Commission at its special meeting on Wednesday, February 22, 2017, at
6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on
the petition by USCOC of Central Illinois LLC represented by Jenni Kellis of Site
Acquisition Solutions for approval of a Special Use Permit for an existing antenna on top
of a 16-story building to allow for an upgrade of communication equipment. The subject
site is located at 507 E. Taylor Street and zoned “RC-1” Residential Conservation 1
District.
The property is legally described as:
Part of Assessor’s Lot 11 of the Southwest Quarter of Section 23, Township 40, North
Range 4, East of the Third principal Meridian, DeKalb County, Illinois, described as
follows: Commencing at the Southwest corner of said Assessor’s Lot 11: thence
Northeasterly along the West line of said Assessor’s Lot 11, a distance of 35.7 feet to
the point of intersection of the West line of said Assessor’s Lot 11 with the North right of
way line of Taylor Street for the place of beginning; thence Easterly along the North
right of way line of said Taylor Street, a distance of 252.4 feet to the Southeast corner of
Lot 3 of Sweet Subdivision, according to the Plat thereof recorded in the DeKalb County
Recorder’s Office: thence Northerly along the West line of said Sweet Subdivision, a
distance of 208.0 feet to the Northwest corner of Lot 3 of said Sweet Subdivision;
thence Easterly along the North line of said Sweet Subdivision, a distance of 17.15 feet:
thence Northeasterly at an angle of 112 degrees 22 minutes measured clockwise from
the last described course, a distance of 194.8 feet to a point that is 300.0 feet
Southwesterly of (as measured at right angles to) the South line of Roosevelt Street;
thence Northwesterly and parallel with the South line of Roosevelt Street in the City of
DeKalb, Illinois, a distance of 170.6 feet to the West line of said Assessor’s Lot 11;
thence Southwesterly along the West line of said Assessor’s Lot 11, a distance of 489.3
feet to the place of beginning situated in the City of DeKalb in the County of DeKalb in
the State of Illinois.
The property is commonly described as 507 E. Taylor Street, DeKalb, IL 60115 and has
a Parcel Identification Number (PIN) of 08-23-361-031.
All interested persons are invited to appear and be heard at the time and place listed
above. Interested persons are also encouraged to submit written comments on these
proposals to the City of DeKalb, Community Development Department, 200 South
Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. on Wednesday, February 15, 2017.
Further information is available from the Community Development Department, (815)
748-2060.
Christina Atherton, Chairman
DeKalb Planning and Zoning Commission
Page 4 of 4
C o n su l
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PHOTO SIMULATION NOTES:
624WaterStr
eet
-THESE PHOTO SIMULATIONS ARE AN INTERPRETATION OF THE
Pr
air
ieduSac, WI53578
GENERAL APPEARANCE OF THE PROPOSED INSTALLATION. EACH NORTH
PHOTO SIMULATION IS BASED ON THE SCALING CRITERIA OR 608.
644.
1449voice
ASSUMPTIONS IDENTIFIED
608.
644.
1549fax
-PHOTO SIMULATIONS GENERATED USING A SIMILAR EQUIPMENT OF E
RO www. edgeconsul
t.
com
SIMILAR HEIGHT AT A SIMILAR DISTANCE; ARTISTIC INTERPRETATIONS O
SE
V
UTILIZED TO ESTIMATE THE APPROXIMATE EQUIPMENT SIZE AND EL
T
APPEARANCE ST
RE
ET
-THE DIFFERENCE IN ELEVATION BETWEEN THE PHOTOGRAPH
LOCATION AND EQUIPMENT LOCATION HAS BEEN TAKEN INTO
CONSIDERATION
T
EE
PHOTO LOCATION DESCRIPTION:
C E N T R A L (5 9 7 3 3 3 )
TR
PHOTO SIM 1 S
- TAKEN FROM THE END OF S 5TH STREET NORTH OF SITE;
H
APPROX. DISTANCE TO BUILDING: 300'(PER GOOGLE EARTH) 5T
PHOTO SIM 2 S
- TAKEN FROM PARKING LOT AT APARTMENT COMPLEX
D E K A L B , IL L IN O IS
SOUTHEAST OF SITE;
SH EET
APPROX. DISTANCE TO BUILDING: 250'(PER GOOGLE EARTH)
PHOTO SIM 3
- TAKEN FROM THE INTERSECTION OF S 4TH STREET AND E TAYLOR
STREET SOUTHWEST OF SITE;
APPROX. DISTANCE TO BUILDING: 450'(PER GOOGLE EARTH)
RESIDENTIAL HOME (TYP.) PS-1
APARTMENT COMPLEX
T IT L E
APPROX.
260'
-
0"
D E K A LB
PRO PRO
PER PER
TYL TYL
S TR EET
INE INE
4TH
EXISTING AND PROPOSED U.S. CELLULAR
ANTENNA LOCATIONS (MARKED IN RED)
S
APARTMENT COMPLEX
SHEETT
ITL
E:
APPROX. 105'-0"
APPROX. 60'-0"
EXISTING U.S. CELLULAR ISSUE DATE:
EQUIPMENT PLATFORM PHOTO SIMULATIONS - 03/01/2016
APPROX.
160'
-
0"
PROPERT
YLI
NE
REVISIONS:
HOUSING AUTHORITY PHOTO SIMULATIONS - 03/22/2016
OF DEKALB PHOTO SIMULATIONS - 04/13/2016
PS-2 PHOTO SIMULATIONS - 10/17/2016
PROPERTY LINE
DRAWN BY:
DGS
CHECKED BY:
E TAYLOR STREET E TAYLOR STREET
MRM
I
:
\13100\13130\Phot
o_Si
ms\CAD\T
-1.
dgn
PLOT DATE:
10/17/2016
PS-3
PROJECT #:
13130
250' RADIUS FROM EXISTING AND PROPOSED FILE NAME:
U.S. CELLULAR ANTENNAS
T-1.dgn
50' 0' 50' 100' SHEET NUMBER:
SCALE: 11" x 17" - 1" = 100'
22" x 34" - 1" = 50' T-1
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
Edge
624WaterStr
eet
Pr
air
ieduSac, WI53578
608.
644.
1449voice
608.
644.
1549fax
www. edgeconsul
t.
com
EXISTING U.S. CELLULAR PANEL
ANTENNA TO REMAIN EXISTING OTHER CARRIER ANTENNAS
1
ON BALLAST FRAME (TYP.)
EXISTING U.S. CELLULAR PANEL ANTENNA
L O C A T IO N
TO BE REMOVED AND REPLACED
C E N T R A L (5 9 7 3 3 3 )
EXISTING OTHER CARRIER ANTENNAS
D E K A L B , IL L IN O IS
ON PENTHOUSE WALL (TYP.)
A C TU A L P H O TO
D E K A LB
SHEETT
ITL
E:
ISSUE DATE:
PHOTO SIMULATIONS - 03/01/2016
REVISIONS:
PHOTO SIMULATIONS - 03/22/2016
PHOTO SIMULATIONS - 04/13/2016
PHOTO SIMULATIONS - 10/17/2016
DRAWN BY:
DGS
CHECKED BY:
I
:
\13100\13130\Phot
o_Si
ms\CAD\PS-
1A.
dgn
MRM
PLOT DATE:
10/17/2016
PROJECT #:
13130
FILE NAME:
PS-1A.dgn
SHEET NUMBER:
PS-1A
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
Edge
624WaterStr
eet
Pr
air
ieduSac, WI53578
608.
644.
1449voice
608.
644.
1549fax
www. edgeconsul
t.
com
EXISTING U.S. CELLULAR PANEL ANTENNA TO
REMAIN BEHIND NEW STEALTH ENCLOSURE EXISTING OTHER CARRIER ANTENNAS
ON BALLAST FRAME (TYP.)
PROPOSED U.S. CELLULAR PANEL
ANTENNA TO REPLACE EXISTING 1
C E N T R A L (5 9 7 3 3 3 )
WITHIN STEALTH ENCLOSURE
L O C A T IO N
EXISTING OTHER CARRIER ANTENNAS
D E K A L B , IL L IN O IS
ON PENTHOUSE WALL (TYP.)
S IM
D E K A LB
P H O TO
SHEETT
ITL
E:
ISSUE DATE:
PHOTO SIMULATIONS - 03/01/2016
REVISIONS:
PHOTO SIMULATIONS - 03/22/2016
PHOTO SIMULATIONS - 04/13/2016
PHOTO SIMULATIONS - 10/17/2016
DRAWN BY:
DGS
CHECKED BY:
I
:
\13100\13130\Phot
o_Si
ms\CAD\PS-
1B.
dgn
MRM
PLOT DATE:
10/17/2016
PROJECT #:
13130
FILE NAME:
PS-1B.dgn
SHEET NUMBER:
PS-1B
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
Edge
624WaterStr
eet
Pr
air
ieduSac, WI53578
608.
644.
1449voice
608.
644.
1549fax
www. edgeconsul
t.
com
EXISTING U.S. CELLULAR PANEL ANTENNA
TO BE REMOVED AND REPLACED 2
EXISTING U.S. CELLULAR PANEL
ANTENNA TO REMAIN
EXISTING OTHER CARRIER ANTENNAS
L O C A T IO N
ON BALLAST FRAME (TYP.)
EXISTING OTHER CARRIER ANTENNAS
C E N T R A L (5 9 7 3 3 3 )
ON PENTHOUSE WALL (TYP.)
EXISTING U.S. CELLULAR PANEL ANTENNA
TO BE REMOVED AND REPLACED
EXISTING OTHER CARRIER
D E K A L B , IL L IN O IS
EQUIPMENT PLATFORM (TYP.)
A C TU A L P H O TO
D E K A LB
SHEETT
ITL
E:
ISSUE DATE:
PHOTO SIMULATIONS - 03/01/2016
REVISIONS:
PHOTO SIMULATIONS - 03/22/2016
PHOTO SIMULATIONS - 04/13/2016
PHOTO SIMULATIONS - 10/17/2016
DRAWN BY:
DGS
CHECKED BY:
I
:
\13100\13130\Phot
o_Si
ms\CAD\PS-
2A.
dgn
MRM
PLOT DATE:
10/17/2016
PROJECT #:
13130
FILE NAME:
PS-2A.dgn
SHEET NUMBER:
PS-2A
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
Edge
624WaterStr
eet
Pr
air
ieduSac, WI53578
608.
644.
1449voice
608.
644.
1549fax
www. edgeconsul
t.
com
PROPOSED U.S. CELLULAR PANEL
ANTENNA TO REPLACE EXISTING EXISTING U.S. CELLULAR PANEL ANTENNA TO
WITHIN STEALTH ENCLOSURE REMAIN BEHIND NEW STEALTH ENCLOSURE
EXISTING OTHER CARRIER ANTENNAS
ON BALLAST FRAME (TYP.)
EXISTING OTHER CARRIER ANTENNAS
2
C E N T R A L (5 9 7 3 3 3 )
ON PENTHOUSE WALL (TYP.)
L O C A T IO N
PROPOSED U.S. CELLULAR PANEL
ANTENNA TO REPLACE EXISTING
WITHIN STEALTH ENCLOSURE
EXISTING OTHER CARRIER
D E K A L B , IL L IN O IS
EQUIPMENT PLATFORM (TYP.)
S IM
D E K A LB
P H O TO
SHEETT
ITL
E:
ISSUE DATE:
PHOTO SIMULATIONS - 03/01/2016
REVISIONS:
PHOTO SIMULATIONS - 03/22/2016
PHOTO SIMULATIONS - 04/13/2016
PHOTO SIMULATIONS - 10/17/2016
DRAWN BY:
DGS
CHECKED BY:
I
:
\13100\13130\Phot
o_Si
ms\CAD\PS-
2B.
dgn
MRM
PLOT DATE:
10/17/2016
PROJECT #:
13130
FILE NAME:
PS-2B.dgn
SHEET NUMBER:
PS-2B
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
Edge
EXISTING OTHER CARRIER ANTENNAS 624WaterStr
eet
ON PENTHOUSE WALL (TYP.)
Pr
air
ieduSac, WI53578
EXISTING U.S. CELLULAR PANEL ANTENNA 608.
644.
1449voice
TO BE REMOVED AND REPLACED EXISTING U.S. CELLULAR PANEL ANTENNA
TO BE REMOVED AND REPLACED 608.
644.
1549fax
www. edgeconsul
t.
com
EXISTING U.S. CELLULAR PANEL
ANTENNA TO REMAIN
EXISTING U.S. CELLULAR PANEL EXISTING OTHER CARRIER ANTENNAS
ANTENNA TO REMAIN ON BALLAST FRAME (TYP.)
EXISTING OTHER CARRIER
EQUIPMENT PLATFORM (TYP.) 3
L O C A T IO N
C E N T R A L (5 9 7 3 3 3 )
D E K A L B , IL L IN O IS
A C TU A L P H O TO
D E K A LB
SHEETT
ITL
E:
ISSUE DATE:
PHOTO SIMULATIONS - 03/01/2016
REVISIONS:
PHOTO SIMULATIONS - 03/22/2016
PHOTO SIMULATIONS - 04/13/2016
PHOTO SIMULATIONS - 10/17/2016
DRAWN BY:
DGS
CHECKED BY:
I
:
\13100\13130\Phot
o_Si
ms\CAD\PS-
3A.
dgn
MRM
PLOT DATE:
10/17/2016
PROJECT #:
13130
FILE NAME:
PS-3A.dgn
SHEET NUMBER:
PS-3A
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
Edge
EXISTING OTHER CARRIER ANTENNAS 624WaterStr
eet
ON PENTHOUSE WALL (TYP.)
Pr
air
ieduSac, WI53578
PROPOSED U.S. CELLULAR PANEL
ANTENNA TO REPLACE EXISTING 608.
644.
1449voice
WITHIN STEALTH ENCLOSURE
608.
644.
1549fax
EXISTING U.S. CELLULAR PANEL www. edgeconsul
t.
com
PROPOSED SCREEN WALL TO ENCASE EXISTING ANTENNA TO REMAIN BEHIND NEW
AND NEW PANEL ANTENNAS AND EQUIPMENT STEALTH ENCLOSURE
EXISTING OTHER CARRIER ANTENNAS
ON BALLAST FRAME (TYP.)
EXISTING OTHER CARRIER
EQUIPMENT PLATFORM (TYP.)
3
C E N T R A L (5 9 7 3 3 3 )
L O C A T IO N
D E K A L B , IL L IN O IS
S IM
D E K A LB
P H O TO
SHEETT
ITL
E:
ISSUE DATE:
PHOTO SIMULATIONS - 03/01/2016
REVISIONS:
PHOTO SIMULATIONS - 03/22/2016
PHOTO SIMULATIONS - 04/13/2016
PHOTO SIMULATIONS - 10/17/2016
DRAWN BY:
DGS
CHECKED BY:
I
:
\13100\13130\Phot
o_Si
ms\CAD\PS-
3B.
dgn
MRM
PLOT DATE:
10/17/2016
PROJECT #:
13130
FILE NAME:
PS-3B.dgn
SHEET NUMBER:
PS-3B
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
Edge
624WaterStr
eet
Pr
air
ieduSac, WI53578
608.
644.
1449voice
NORTH
608.
644.
1549fax
www. edgeconsul
t.
com
EXISTING
BUILDING
C E N T R A L (5 9 7 3 3 3 )
EXISTING OTHER CARRIER
BALLAST FRAME (TYP.)
EXISTING
PARKING LOT
EXISTING FENCED AREA
BIRD'S EYE AERIAL OVERVIEW
D E K A L B , IL L IN O IS
EXISTING OTHER CARRIER
EQUIPMENT PLATFORM (TYP.)
P LA N
TM
PROPOSED STEALTH
PLATFORM SCREEN WALL
EXISTING U.S. CELLULAR ROOFTOP EXISTING PENTHOUSE S IT E
D E K A LB
EQUIPMENT PLATFORM
PRO
PER
TYL
INE
PROPERT
YLI
NE
SITE OVERVIEW EXISTING 16-STORY BUILDING
A (LOOKING NORTHEAST)
SHEETT
ITL
E:
ISSUE DATE: INT:
PRELIM DWGS - 10/16/2015 AGJ
FINAL DWGS - 12/15/2015 AGJ
EQUIP. CABINETS - 02/29/2016 DGS
SCREEN WALL - 09/07/2016 DGS
PERMIT CDS - 11/16/2016 MRM
FINAL DWGS - 02/07/2017 TTB
EXISTING CONCRETE SIDEWALK
EXISTING CONCRETE SIDEWALK
CHECKED BY:
MRM
PLOT DATE:
I
:
\13100\13130\CAD\Pl
ot\CDs
\C-
1.dgn
2/7/2017
PROJECT #:
A
E.TA YLOR STREET NOTE: 13130
C-1 NO SURVEY PROVIDED. SITE LAYOUT BASED FILE NAME:
ON PHOTOS AND FIELD MEASUREMENTS.
C-1.dgn
20' 0' 20' 40' SHEET NUMBER:
SCALE: 11" x 17" - 1" = 40'
22" x 34" - 1" = 20' C-1
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
EXISTING OTHER CARRIER
Edge
BALLAST FRAME
624WaterStr
eet
Pr
air
ieduSac, WI53578
608.
644.
1449voice
NORTH
608.
644.
1549fax
www. edgeconsul
t.
com
EXISTING OTHER CARRIER EXISTING OTHER CARRIER
EQUIPMENT PLATFORM WITH EQUIPMENT PLATFORM WITH
OUTDOOR EQUIPMENT CABINETS OUTDOOR EQUIPMENT CABINETS
P LA N
C E N T R A L (5 9 7 3 3 3 )
EXISTING AND PROPOSED U.S. CELLULAR
ALPHA SECTOR ANTENNAS ON PENTHOUSE
TM
WALL IN STEALTH ENCLOSURE
ROOFTOP OVERVIEW
A PROPOSED GAMMA SECTOR RRH AND
(LOOKING NORTH)
D E K A L B , IL L IN O IS
RAYCAP UNIT MOUNTED ON UNISTRUT EXISTING OMNI
SECURED TO CUSTOM ANTENNA MOUNT EXISTING OTHER CARRIER
WITH U-BOLTS; SEE A-3 FOR DETAILS EXISTING OTHER
S IT E
EXISTING U.S. CELLULAR EQUIPMENT PLATFORM; CARRIER DISH PANEL ANTENNA
SEE S-1 FOR PLATFORM REINFORCEMENT DETAILS
B
EXISTING U.S. CELLULAR PLATFORM HANDRAIL C-2
TO BE REMOVED TO ACCOMODATE
TM EXISTING CDMA
PROPOSED STEALTH SCREENWALL EQUIPMENT CABINETS
PROPOSED HYBRID
JUMPER ROUTING
EXISTING
PLATFORM STAIRS
EXISTING AND PROPOSED U.S. CELLULAR GAMMA
SECTOR ANTENNAS ON EQUIPMENT PLATFORM
EXISTING OTHER CARRIER
E N LA R G E D
EXISTING
PANEL ANTENNAS
ACCESS LADDER
PROPOSED ANTENNA MOUNT;
SEE DETAIL A/A-3
EXISTING OMNI
PROPOSED HYBRID CABLE, GROUND
LEAD AND HYBRID JUMPER ROUTING
BENEATH PLATFORM
D E K A LB
EXISTING DIPOLE
"
9 EXISTING OTHER CARRIER
EXISTING OTHER EQUIPMENT BALLAST FRAME
EXISTING LTE OUTDOOR '
16
-" CARRIER DISH
EQUIPMENT CABINET BBS
RBS 6101
6101 REPLACE EXISTING GROUND BAR PROPOSED ALPHA & BETA
W/ TINNED INSULATED 16" LARGE SECTOR RRH'S
TYPE M GROUND BAR AND (1) PROPOSED EXISTING OTHER CARRIER
EXISTING U.S. CELLULAR EQUIPMENT PLINTH TO BE RAYCAP TO MOUNTED PANEL ANTENNA
USED FOR PROPOSED EQUIPMENT CABINETS ON NEW EQUIPMENT
C BALLAST FRAME;
C-2 SEE A-3 FOR DETAIL
PROPOSED U.S. CELLULAR BBS 6101 AND RBS 6101
EQUIPMENT CABINETS ON EXISTING PLINTHS;
SEE SHEET A-6 FOR DETAILS;
EXISTING DIPOLE
U.S. CELLULAR TO VERIFY FINAL EQUIPMENT
CABINET CONFIGURATION
EXISTING OTHER CARRIER
ROOFTOP OVERVIEW PANEL ANTENNA
B (LOOKING SOUTHWEST)
SHEETT
ITL
E:
EXISTING U.S. CELLULAR
COAX ROUTING ON
ROOFTOP SLEEPERS EXISTING AND PROPOSED U.S. CELLULAR
BETA SECTOR ANTENNAS ON PENTHOUSE
TM
WALL IN STEALTH ENCLOSURE
ISSUE DATE: INT:
EXISTING OTHER
CARRIER DISH PRELIM DWGS - 10/16/2015 AGJ
EXISTING OTHER CARRIER FINAL DWGS - 12/15/2015 AGJ
EQUIPMENT PLATFORM WITH
OUTDOOR EQUIPMENT CABINETS EQUIP. CABINETS - 02/29/2016 DGS
PROPOSED HYBRID CABLE ROUTING
TO FOLLOW EXISTING COAX PATH SCREEN WALL - 09/07/2016 DGS
ON ROOFTOP AND PENTHOUSE
PERMIT CDS - 11/16/2016 MRM
FINAL DWGS - 02/07/2017 TTB
EXISTING OTHER CARRIER
COAX CABLE TRAY
CHECKED BY:
MRM
PLOT DATE:
I
:
\13100\13130\CAD\Pl
ot\CDs
\C-
2.dgn
A 2/7/2017
C-2 PROJECT #:
NOTE: 13130
NO SURVEY PROVIDED. SITE LAYOUT BASED FILE NAME:
ON PHOTOS AND FIELD MEASUREMENTS.
C-2.dgn
ROOFTOP OVERVIEW
C (LOOKING NORTHWEST)
EXISTING OTHER CARRIER
PANEL ANTENNAS AND FRAME
5' 0' 5' 10' SHEET NUMBER:
SCALE: 11" x 17" - 1" = 10'
22" x 34" - 1" = 5' C-2
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
Edge
624WaterStr
eet
(2) PROPOSED U.S. CELLULAR REMOTE RADIO HEADS AND (1) RAYCAP NOTES:
SPD MOUNTED ON NEW BALLAST FRAME ON PENTHOUSE ROOF C/L OF U.S. CELLULAR ALPHA & BETA PANEL Pr
air
ieduSac, WI53578
(SEE PAGE A-3 FOR DETAILS) CONTRACTOR TO VERIFY HEIGHT AND DIRECTION OF ANTENNAS
ANTENNAS @ 166' & GAMMA PANEL
WITH PROJECT MANAGER.
608.
644.
1449voice
TM
ANTENNAS @ 151' IN STEALTH ENCLOSURE:
(1) PROPOSED U.S. CELLULAR REMOTE RADIO HEAD AND (1) (3) LTE ANTENNAS TO BE REPLACED WITH
ALL ANTENNA AZIMUTHS TO BE FROM TRUE NORTH.
(3) LTE REPLACEMENT ANTENNAS
RAYCAP SPD MOUNTED ON CUSTOM ANTENNA MOUNT 608.
644.
1549fax
(SEE PAGE A-3 FOR DETAILS) (3) CDMA ANTENNAS TO REMAIN
REFER TO STRUCTURAL ANALYSIS AS IDENTIFIED ON PAGE T-1.
(SEE SHEET A-2 FOR DETAILS)
CONTRACTOR TO THOROUGHLY REVIEW THE STRUCTURAL ANALYSIS www. edgeconsul
t.
com
FOR INFORMATION PERTAINING TO UPGRADES, MOUNTING TYPES,
ANTENNA HEIGHTS, AND COAX/HYBRID ROUTING. ANY
DISCREPANCIES BETWEEN THE DRAWINGS, STRUCTURAL ANALYSIS,
EXISTING U.S. CELLULAR TM
EXISTING OTHER CARRIER BALLAST AND STRUCTURE PLANS SHOULD BE BROUGHT TO THE ATTENTION OF
EQUIPMENT PLATFORM PROPOSED STEALTH
FRAME AND PANEL ANTENNAS THE PROJECT MANAGER PRIOR TO BIDDING AND INSTALLATION.
PLATFORM SCREEN WALL
EXISTING OTHER CARRIER BALLAST EXISTING OTHER CARRIER PROPOSED BBS 6101 AND RBS 6101 EXISTING OTHER CARRIER
FRAME AND PANEL ANTENNAS EQUIPMENT PLATFORM EQUIPMENT CABINETS EQUIPMENT PLATFORM
E L E V A T IO N C E N T R A L (5 9 7 3 3 3 )
D E K A L B , IL L IN O IS
C/
LOFEXI
STI
NG ANDPROPOSEDU.
S.CEL
LUL
ARAL
PA&BET
ASECT
ORPANELANT
ENNAS@ 166'
C/
LOFEXI
STI
NG ANDPROPOSEDU.
S.CEL
LUL
ARGAMMASECT
ORPANELANT
ENNAS@ 151'
S IT E
D E K A LB
T
OPOFEXI
STI
NG BUI
LDI
NG @ 146'
SHEETT
ITL
E:
ISSUE DATE: INT:
PRELIM DWGS - 10/16/2015 AGJ
FINAL DWGS - 12/15/2015 AGJ
EQUIP. CABINETS - 02/29/2016 DGS
SCREEN WALL - 09/07/2016 DGS
PERMIT CDS - 11/16/2016 MRM
FINAL DWGS - 02/07/2017 TTB
CHECKED BY:
MRM
PLOT DATE:
I
:
\13100\13130\CAD\Pl
ot\CDs
\A-
1.dgn
2/7/2017
PROJECT #:
13130
FILE NAME:
A-1.dgn
BUILDING PROFILE (SOUTHWEST ELEVATION)
A SCALE: 11" x 17" - 1" = 20'-0"
B BUILDING ELEVATION
SHEET NUMBER:
22" x 34" - 1" = 10'-0"
A-1
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
ANTENNA LEGEND: ANTENNA LEGEND:
NOTE: NOTE:
Edge
EXISTING OTHER CARRIER ANTENNAS ALL ANTENNA AZIMUTHS TO BE FROM TRUE NORTH 624WaterStr
eet
EXISTING LTE PANEL ANTENNA TO BE REMOVED ARE NOT SHOWN FOR CLARITY PROPOSED ANTENNA TO BE INSTALLED
Pr
air
ieduSac, WI53578
NORTH NOTE: NORTH 608.
644.
1449voice
EXISTING CDMA ANTENNA TO REMAIN
PROPOSED RRH TO BE INSTALLED EXISTING OTHER CARRIER ANTENNAS 608.
644.
1549fax
ARE NOT SHOWN FOR CLARITY
www. edgeconsul
t.
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EXISTING BIAS-T TO BE REMAIN
PROPOSED RAYCAP SPD TO BE INSTALLED
EXISTING OTHER CARRIER EXISTING OTHER CARRIER
NOTE: EQUIPMENT PLATFORM EQUIPMENT PLATFORM
EXISTING OTHER CARRIER EXISTING OTHER CARRIER
ALL ANTENNA AZIMUTHS TO BE FROM TRUE NORTH COAX CABLE TRAY COAX CABLE TRAY
SECTOR A EXISTING CDMA ANTENNA TO REMAIN PROPOSED LTE PANEL ANTENNA SECTOR A
50° TO BE PLACED ON EXISTING 50°
EXISTING CDMA PANEL TM
MAST PIPE WITHIN STEALTH
ANTENNA TO REMAIN
ENCLOSURE (TYP. OF 3)
(TYP. OF 2) EXISTING U.S. CELLULAR PLATFORM HANDRAIL
EXISTING BIAS-T UNIT TO REMAIN TO BE REMOVED TO ACCOMMODATE
TM
PROPOSED STEALTH SCREENWALL
A S S IG N M E N T
EXISTING PENTHOUSE EXISTING PENTHOUSE
EXISTING CDMA PANEL RELOCATED CDMA
ANTENNA TO BE RELOCATED PANEL ANTENNA
EXISTING U.S. CELLULAR PROPOSED RAYCAP SPD TO BE MOUNTED
C E N T R A L (5 9 7 3 3 3 )
EQUIPMENT PLATFORM ON PROPOSED CUSTOM ANTENNA MOUNT
(TYP. OF 1)
PROPOSED RRH TO BE MOUNTED ON
PROPOSED CUSTOM ANTENNA MOUNT PROPOSED HYBRID JUMPER
(TYP. OF 1)
EXISTING U.S. CELLULAR COAX AND PVC
ZE
MI
SLEEPERS TO BE RELOCATED AS NECESSARY TO
I
MAX T
D E K A L B , IL L IN O IS
CDMA CDMA ACCOMODATE PROPOSED BALLAST FRAME
ON
RA I
EQUIPMENT EQUIPMENT
SEPA
SECTOR C CABINET CABINET
300°
(2) PROPOSED RRH's TO BE
SECTOR C MOUNTED ON PROPOSED BALLAST FRAME
EXISTING OTHER CARRIER 300°
BATTERY BALLAS FRAME BATTERY (TYP. OF 2)
CABINET CABINET
LTE LTE EXISTING U.S. CELLULAR
EQUIPMENT EQUIPMENT EQUIPMENT PLATFORM
CABINET CABINET
PROPOSED ANDREW
BALLAST SLED FRAME;
SEE DETAIL ON A-3
BBS
RBS 6101 PROPOSED RAYCAP SPD TO BE
MOUNTED ON PROPOSED BALLAST FRAME EXISTING OTHER CARRIER
6101
A N TEN N A
(TYP. OF 1) BALLAST FRAME
REPLACE EXISTING GROUND BAR
EXISTING PLATFORM W/ TINNED INSULATED 16" LARGE
TYPE M GROUND BAR
D E K A LB
GROUND BAR EXISTING CDMA PANEL ANTENNA TO
TM
REMAIN WITH NEW STEALTH ENCLOSURE
EXISTING BIAS-T TO REMAIN PROPOSED GROUND LEAD (TYP. OF 2)
(TYP. OF 3)
EXISTING PVC SLEEPERS EXISTING PVC SLEEPERS EXISTING BIAS-T TO REMAIN
(TYP. OF 3)
EXISTING LTE PANEL ANTENNA
TO BE REPLACED (TYP. OF 3)
EXISTING U.S. CELLULAR EXISTING U.S. CELLULAR
COAX ROUTING COAX ROUTING
SECTOR B SECTOR B
180° 180°
SHEETT
ITL
E:
PROPOSED 1-1 1/4"
EUPEN HYBRID CABLE
ROUTED ALONG
EXISTNG COAX ROUTING
EXISTING OTHER CARRIER
COAX CABLE TRAY ISSUE DATE: INT:
EXISTING OTHER CARRIER PRELIM DWGS - 10/16/2015 AGJ
COAX CABLE TRAY FINAL DWGS - 12/15/2015 AGJ
EQUIP. CABINETS - 02/29/2016 DGS
SCREEN WALL - 09/07/2016 DGS
PERMIT CDS - 11/16/2016 MRM
FINAL DWGS - 02/07/2017 TTB
CHECKED BY:
MRM
PLOT DATE:
I
:
\13100\13130\CAD\Pl
ot\CDs
\A-
2.dgn
2/7/2017
PROJECT #:
PER U.S. CELLULAR eSIP DATED PER U.S. CELLULAR eSIP DATED
06/02/2015 PROVIDED BY OTHERS 06/02/2015 PROVIDED BY OTHERS 13130
FILE NAME:
A-2.dgn
EXISTING ANTENNA ASSIGNMENT PROPOSED ANTENNA ASSIGNMENT SHEET NUMBER:
A SCALE: 11" x 17" - 1/4" = 1'-0" SEE A-4 FOR COLOR CODING
B SCALE: 11" x 17" - 1/4" = 1'-0" SEE A-4 FOR COLOR CODING
22" x 34" - 1/2" = 1'-0" 22" x 34" - 1/2" = 1'-0" A-2
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
REMOTE RADIO HEAD : MOUNTING BRACKET
RAYCAP RRH SURGE PROTECTION: (INCLUDED)
Edge
PROPOSED W10x22 STRUCTURAL BEAM; WIDTH: 12.6"
RAYCAP MODEL #: RUSDC-6267-PF-48 624WaterStr
eet
SEE SHEETS S-1 AND S-2
L3" x 4" x 1/4" x0'-6" LONG
ANGLE MEMBER (TYP.)
HEIGHT: 23.0"
DIMENSIONS: 20.6" x 18.9" x 5.8" (H x W x D) Pr
air
ieduSac, WI53578
PROPOSED BASE SHOE:
DEPTH: 5.7.8"
ANDREW PART #: WB-BS
WEIGHT: 19.95 lbs 608.
644.
1449voice
WEIGHT (WITHOUT SOLAR SHIELD
PROPOSED W10x22 STRUCTURAL BEAM; AND MOUNTING SHROUD): 68.5 LBS 608.
644.
1549fax
SEE SHEET S-1
www. edgeconsul
t.
com
3/4" A325 BOLT (TYP.)
PROPOSED BASE SHOE: V-CLAMP FOR REMOVE BRACKET AND
ANDREW PART #: WB-BS MOUNTING TO POLE USE ENCLOSURE
3" SCH 40. (3-1/2") x 10'-0" LONG STD. PIPE MOUNTS FOR H-FRAME
OR WALL MOUNT
BOTTOM VIEW
5/8" THREADED
ROD (TYP.)
D E T A IL S
PROPOSED W8x10 BEAM;
FIELD VERIFY REQUIRED LENGTH BASED ON
CONCEALMENT WALL DESIGN 16.1" 5.8"
C E N T R A L (5 9 7 3 3 3 )
3" SCH 40. (3-1/2") x 10'-0" LONG STD. PIPE 3" SCH 40. (3-1/2") x 10'-0" LONG STD. PIPE
PROPOSED BASE SHOE:
ANDREW PART #: WB-BS
PROPOSED BASE SHOE:
ANDREW PART #: WB-BS
5/8" THREADED 5/8" THREADED
1/2 " ROD (TYP.) ROD (TYP.)
L3" x 4" x 1/4" x0'-6" LONG
18.
9"
L3" x 4" x 1/4" x0'-6" LONG
11/
2" 11/
2"
1/
2"
ANGLE MEMBER (TYP.)
20.
6"
D E K A L B , IL L IN O IS
ANGLE MEMBER (TYP.)
3/4" A325 BOLT (TYP.) 3/4" A325 BOLT (TYP.)
3" 6" 3" 6"
PROPOSED W10x22 STRUCTURAL BEAM; PROPOSED W8x10 BEAM
11/
2" 11/
2"
IN S T A L L A T IO N
SEE SHEETS S-1 AND S-2
PL 3/8" x 8" x 0'-8" WITH
2 1/2 " 1 1/2 " PROPOSED 11/16" DIA. HOLES 1 1/2 " 1 1/2 "
W8x10 BEAM FRONT VIEW SIDE VIEW
4" 3" PROPOSED W10x22 STRUCTURAL BEAM;
PL 3/8" x 8" x 0'-8" WITH SEE SHEETS S-1 AND S-2
11/16" DIA. HOLES
RAYCAP SURGE
GAMMA SECTOR ANTENNA AND EQUIPMENT MOUNTING REMOTE RADIO HEAD (RRH) PROTECTIVE DEVICE (SPD)
A SCALE: NTS
B SCALE: NTS
C SCALE: NTS
D E K A LB
ANDREW CROSSOVER CLAMPS
#CC-100 - JOINS TWO 1 1/2" TO 2 1/2" OD ROUND MEMBERS ANDREW NON -PENETRATING RRU SLED MOUNT
#CC-100-6 - JOINS TWO 2 1/2" TO 3 1/2" OD ROUND MEMBERS
#CC-225 - JOINS 1 1/2" TO 2 1/2" OD PIPE TO 2 1/2" TO 3 1/2" OD PIPE ANDREW COMMSCOPE PART#: MTC3702 BALLAST REQUIREMENTS:
#CC-215-6 - JOINS 2 1/2" TO 3 1/2" OD PIPE TO 2 3/8" TO 5" OD PIPE
RRU MAST PIPES, 2-3/8" O.D., TO BE ORDERED SEPARATELY - (0) CONCRETE BLOCKS REQUIRED
FOR BALLAST, (0) BLOCKS PER TRAY
ORDER RUBBER MATS SEPARATELY (PART #: MAT18)
- A NOMINAL 4" x 8" x 16" SOLID CONCRETE
BLOCK WEIGHS 20-30 LBS; AN ASSUMED
WEIGHT OF 30 LBS WAS USED FOR THE
BLOCK CALCS.
- THE TOTAL NUMBER OF CONCRETE BLOCKS
ANDREW BALLAST SHOULD BE SPLIT BETWEEN THE TWO BALLAST
SLED FRAME TRAYS
PART #: MTC3702
- ADDITIONAL BALLAST WILL BE NEEDED IF
SHEETT
ITL
E:
MORE EQUIPMENT IS ADDED
ISSUE DATE: INT:
EXISTING PLATFORM RAILING
PRELIM DWGS - 10/16/2015 AGJ
FINAL DWGS - 12/15/2015 AGJ
48.
1" EQUIP. CABINETS - 02/29/2016 DGS
SCREEN WALL - 09/07/2016 DGS
PERMIT CDS - 11/16/2016 MRM
FINAL DWGS - 02/07/2017 TTB
PROPOSED
MAST PIPE
7
2.1
"
."
8 CHECKED BY:
9
5
MRM
PLOT DATE:
I
:
\13100\13130\CAD\Pl
ot\CDs
\A-
3.dgn
RUBBER MATS REQUIRED
BENEATH BALLAST TRAYS 2/7/2017
PROJECT #:
13130
FILE NAME:
A-3.dgn
SHEET NUMBER:
CROSSOVER CLAMP MOUNTING DETAIL RRU MOUNT FRAME
D NTS E SCALE: NTS F
EXISTING U.S. CELLULAR
PLATFORM A-3
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
PRODUCT DESCRIPTION: PRODUCT DESCRIPTION:
Edge
- 1-1/4" HYBRID FIBER OPTIC CABLE WITH 48V - 304 STAINLESS STEEL 624WaterStr
eet
ENERGY FEEDER IN CORRUGATED ALUMINUM
SHIELDING WITH UV RESISTANT PE JACKET. - SITEPRO 1 PART #: 114SS-A
Pr
air
ieduSac, WI53578
FOR USE WITH 1-1/4" CABLE SIZE
- MINIMUM BENDING RADIUS: 360mm (14") TOP ROW
- PACKAGE OF (10) 608.
644.
1449voice
- MAXIMUM PULLING STRENGTH: 150 daN
608.
644.
1549fax
- MAXIMUM HANGER SPACING: 1,0 m 13a 13b 14a 14b 15a 15b 16a 16b 17a 17b 18a 18b
- APPROX. WEIGHT: 2300 kg/km (1.55 LB/FT)
TX RX TX RX TX RX TX RX TX RX TX RX www. edgeconsul
t.
com
- SHIPPED W/4' PROTECTED JACKET (2.25" O.D.) AT
EACH END MID ROW
- NON-ARMORED ENDS ARE 3" IN LENGTH (2" O.D.)
7a 7b 8a 8b 9a 9b 10a 10b 11a 11b 12a 12b
D IA G R A M S
TX RX TX RX TX RX TX RX TX RX TX RX
BASE ROW
1a 1b 2a 2b 3a 3b 4a 4b 5a 5b 6a 6b
TX RX TX RX TX RX TX RX TX RX TX RX
C E N T R A L (5 9 7 3 3 3 )
D E K A L B , IL L IN O IS
EUPEN HYBRID CABLE STACKABLE SNAP-IN HANGER HYBRID COLOR CODING FIBER LABEL
A SCALE: NTS
B SCALE: NTS
C SCALE: NTS
D SCALE: NTS
F IB E R / P L U M B IN G
VIEW INSIDE OF RAYCAP SPD VIEW INSIDE OF LID
(24) FIBER CABLES
D E K A LB
TERMINAL BLOCK 6-20 AWG (TYP.)
(5) BEND PROTECTORS
STRIKESORB MODULE
(TYP. OF 6)
FIBER LABEL W/
BLANKS FOR NOTES
DC CONNECTION LABEL
W/ BLANKS FOR NOTES
13a
13b
TX
RX 14a
14b
TX
RX 15a
15b
TX
RX 16a
SHEETT
ITL
E:
7a 16b
TX
7b
(18) FIBER COUPLERS
TX RX 17a
RX 8a 17b
TX
8b RX 18a
TX
RX 9a 18b
TX
9b RX
TX
1a
TX
1b
RX 2a
2b
RX 10a
TX
10b
RX 11a
TX
11b
RX 12a
ON FIBER LANDING -48V DC Power Connections
TX
RX 3a 12b
TX
3b RX
TX
RX 4a
4b
TX
RX
TX
5a
5b
1
RX 6a
6b
TX
RX
FIBER LABEL;
SEE DETAIL D/A-4 2
ISSUE DATE: INT:
COMPRESSION
3 FOAM PRELIM DWGS - 10/16/2015 AGJ
(6) FIBER CABLES FINAL DWGS - 12/15/2015 AGJ
4
EQUIP. CABINETS - 02/29/2016 DGS
5
GROUND STRIP FOR SHIELD SCREEN WALL - 09/07/2016 DGS
AND DRAIN WIRES PERMIT CDS - 11/16/2016 MRM
6
FINAL DWGS - 02/07/2017 TTB
TOP MID BASE
ROW ROW ROW
PROPOSED #4 INSULATED
GROUND LEAD WITH 2 LUG
MECHANICAL CONNECTION
BETWEEN PROPOSED
RAYCAP SPD AND EXISTING
RF GROUND BAR
(1) EUPEN HYBRID CABLE
CHECKED BY:
MRM
(1) FIBER OPTIC CABLE IN (6) POWER CABLES PLOT DATE:
I
:
\13100\13130\CAD\Pl
ot\CDs
\A-
4.dgn
SMURF TUBE FROM eNODE B FROM BATTERIES
OR RECTIFIER 2/7/2017
PROJECT #:
13130
FILE NAME:
PER U.S. CELLULAR eSIP DATED A-4.dgn
06/02/2015 PROVIDED BY OTHERS
SHEET NUMBER:
PLUMBING DIAGRAM RAYCAP SPD CABLING
E SCALE: NTS
F SCALE: NTS A-4
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
Edge
624WaterStr
eet
Pr
air
ieduSac, WI53578
608.
644.
1449voice
608.
644.
1549fax
www. edgeconsul
t.
com
PROPOSED HYBRID
CABLE ROUTING
PROPOSED HYBRID
CABLE ROUTING
D E T A IL S
EXISTING PVC SLEEPERS
C E N T R A L (5 9 7 3 3 3 )
D E K A L B , IL L IN O IS
A SECTOR GROUND BAR B PENTHOUSE ROOF COAX ROUTING C ROOFTOP COAX ROUTING R O U T IN G
D E K A LB
C O A X
SHEETT
ITL
E:
ISSUE DATE: INT:
PRELIM DWGS - 10/16/2015 AGJ
FINAL DWGS - 12/15/2015 AGJ
EQUIP. CABINETS - 02/29/2016 DGS
SCREEN WALL - 09/07/2016 DGS
PERMIT CDS - 11/16/2016 MRM
FINAL DWGS - 02/07/2017 TTB
PROPOSED HYBRID
CABLE ROUTING
PROPOSED HYBRID
CABLE ROUTING
CHECKED BY:
MRM
PLOT DATE:
I
:
\13100\13130\CAD\Pl
ot\CDs
\A-
5.dgn
2/7/2017
PROJECT #:
13130
FILE NAME:
A-5.dgn
SHEET NUMBER:
D ROOFTOP COAX ROUTING E PENTHOUSE WALL COAX ROUTING F EXISTING PLATFORM GROUND BAR
A-5
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
4" 2'-4" 4"
RBS 6101 TECHNICAL SPECIFICATIONS:
Edge
624WaterStr
eet
DESCRIPTION: 8"
A -48 V DC (AC OR DC) OUTDOOR RADIO MACRO Pr
air
ieduSac, WI53578
BASE STATION. THE CABINET CONTAINS ONE RADIO
RBS 6101
SHELF AND ALL POWER, TRANSPORT, NETWORK AND 608.
644.
1449voice
2'
-
4"
5'
-
4"CL
EARANCE
SUPPORTING EQUIPMENT NEEDED. RADIO
BASE
CABINET DIMENSIONS (H x W x D): STATION 608.
644.
1549fax
(1450 mm) x (700 mm) x (700 mm) www. edgeconsul
t.
com
(57 in) x (28 in) x (28 in)
2'
-
4"
WEIGHT:
180 kg (396 lbs)
CLEARANCE REQUIREMENTS:
3'-0" CLEARANCE EQUIPMENT CABINET
CLEARANCE
- FRONT: 700 mm (28 in)
D E T A IL S
- REAR: 200 mm (8 in)
- LEFT: 100 mm (4 in) PLAN VIEW
- RIGHT: 100 mm (4 in)
2'-4" 2'-4"
C E N T R A L (5 9 7 3 3 3 )
NOTE:
ERICSSON IS RESPONSIBLE FOR FINAL
INSTALLATION OF PROPOSED RBS
6101 RADIO BASE STATION WITH
ASSOCIATED PLUMBING AND
EQUIPMENT. CONTRACTOR TO VERIFY
EQUIPMENT REQUIREMENTS WITH
4'
-
10"
ERICSSON PRIOR TO INSTALLATION. RBS 6101 RBS 6101
RADIO RADIO
D E K A L B , IL L IN O IS
BASE BASE
STATION STATION
E Q U IP . C A B IN E T
FRONT VIEW SIDE VIEW
RBS 6101 EQUIPMENT CABINET
A SCALE: 11" x 17" - 1/8" = 1'-0"
22" x 34" - 1/4" = 1'-0"
C EXISTING U.S. CELLULAR EQUIPMENT PLATFORM
D E K A LB
BBS 6101 TECHNICAL SPECIFICATIONS:
1'-5" 2'-2" 4"
DESCRIPTION:
A -48 V DC OUTDOOR BATTERY BACKUP SYSTEM
EXTENDABLE WITH ANOTHER BBS 6101 FOR GREATER 8"
CAPACITY/ FUTURE GROWTH
CABINET DIMENSIONS (H x W x D):
BBS 6101
5'
-
6"CL
EARANCE
2'
-
7"
(1464 mm) x (667 mm) x (797 mm) BATTERY
(58 in) x (26 in) x (31 in) BACKUP
SYSTEM
WEIGHT:
WITHOUT BATTERIES:
122 kg (268 lbs)
W/ MAX BATTERIES (3x 90AH:23940 WHr):
863 kg (1899 lbs) 2'
-
3"
SHEETT
ITL
E:
CLEARANCE REQUIREMENTS:
- FRONT: 690 mm (27 in)
- REAR: 200 mm (8 in) 3'-11" CLEARANCE EQUIPMENT CABINET
- LEFT: 435 mm (17 in) CLEARANCE ISSUE DATE: INT:
- RIGHT: 100 mm (4 in)
PRELIM DWGS - 10/16/2015 AGJ
PLAN VIEW FINAL DWGS - 12/15/2015 AGJ
NOTE: EQUIP. CABINETS - 02/29/2016 DGS
ERICSSON IS RESPONSIBLE FOR FINAL SCREEN WALL - 09/07/2016 DGS
INSTALLATION OF PROPOSED BBS PERMIT CDS - 11/16/2016 MRM
6101 BATTERY SYSTEM WITH
2'-2" 2'-7"
ASSOCIATED PLUMBING AND FINAL DWGS - 02/07/2017 TTB
EQUIPMENT. CONTRACTOR TO VERIFY
EQUIPMENT REQUIREMENTS WITH
ERICSSON PRIOR TO INSTALLATION.
BBS 6101 BBS 6101
4'
-
10"
BATTERY BATTERY
BACKUP BACKUP
SYSTEM SYSTEM
CHECKED BY:
MRM
PLOT DATE:
I
:
\13100\13130\CAD\Pl
ot\CDs
\A-
6.dgn
2/7/2017
PROJECT #:
FRONT VIEW SIDE VIEW 13130
FILE NAME:
A-6.dgn
BBS 6101 EQUIPMENT CABINET SHEET NUMBER:
B SCALE: 11" x 17" - 1/8" = 1'-0"
22" x 34" - 1/4" = 1'-0" D EXISTING U.S. CELLULAR EQUIPMENT PLATFORM
A-6
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
NOTE:
Edge
CONCEALMENT WALL BY OTHERS. CONTRACTOR TO LOCATE 624WaterStr
eet
AND INSTALL PROPOSED PLATFORM REINFORCEMENT BASED ON
SUPPORT COLUMNS OF CONCEALMENT WALL. CONTRACTOR
TO FIELD VERIFY REQUIRED LENGTHS OF ALL STRUCTURAL Pr
air
ieduSac, WI53578
REINFORCEMENT PRIOR TO FABRICATION.
608.
644.
1449voice
NORTH
608.
644.
1549fax
www. edgeconsul
t.
com
PROPOSED HSS4 x 4 x 5/16 COLUMN
OR HSS4-1/2 x 4-1/2 x 3/16 SLEEVE
7/16
CJP
1/4 1 1/2 " 2 1/2 "
0" 5/8" STIFFENER PL
'
1-
11/
2"
S T R U C T U R A L D E T A IL S
-
'"
3 12
/"
4 4
Y
1 '
4-
F
RI
O VE ENT
3/8" PL CONNECTION W/
C E N T R A L (5 9 7 3 3 3 )
ORT EAL
" (2) 3/4" DIA. A325N BOLTS
412
/
M
'-
T
4
RAC
PROPOSED W10x22 BEAM;
T C
CON ONCONSI
'
29
-" TYPICAL AT ALL PROPOSED SCREEN WALL COLUMN LOCATIONS 3"
GN
3/16
9
-"
D
LDE
'
1
22
BASE WAL W10x COPE AS REQUIRED
-2"
22
'
OX.3
D E K A L B , IL L IN O IS
APPR F Y W10x
RI
22 DVE
1/2 " MAX.
EL
W10x
2
2
0x
FI
9"
W1 EXISTING EQUIPMENT EXISTING/PROPOSED
-
1' PLATFORM BEAM PROPOSED W10x22 EQUIPMENT PLATFORM BEAM
10
W8x
5/8" STIFFENER PL CONNECTION
W/ (2) 3/4" DIA. A325N BOLTS
EXISTING PLATFORM STAIRS
9"
PROPOSED W8x10 BEAM; BACKER PL (TYP.)
-
2' 2
2 FOR ANTENNA AND EQUIPMENT MOUNTING
0
W1x
10
PROPOSED CONCEALMENT WALL
W8x
FRP COLUMNS (SHADED);
TYP.
EQUIPMENT PLATFORM FRAMING DETAIL
9"
-
2' 0
W1x2
2
B SCALE: NTS
D E K A LB
Y
"
0
F
'1
-
RI
OX.1
PR
DVE
AP
ERF
IY
ED
L V
I
EL
F
I
,F
9"
0"
-
2'
-
9'
0x2
2
OX.1
W1
22
W10x
APPR
0"
- B
21'
CONCEALED ANTENNA AND MOUNT
9"
-
5'
22 SHEETT
ITL
E:
W10x
0x2
2
W1
PROPOSED CONCEALMENT WALL ISSUE DATE: INT:
22
STEEL COLUMNS (UNSHADED);
W10x
WALL MOUNT CONCEALMENT EXISTING PENTHOUSE PRELIM DWGS - 10/16/2015 AGJ
TYP.
(BY OTHERS)
FINAL DWGS - 12/15/2015 AGJ
EQUIP. CABINETS - 02/29/2016 DGS
6"
-
3'
SCREEN WALL - 09/07/2016 DGS
8"
2 PERMIT CDS - 11/16/2016 MRM
0x2
W1
'
10
-" FINAL DWGS - 02/07/2017 TTB
'
59
-"
9"
- 4"(
TYP.
)
"
1'
6
'
59
-"
4-
'"
3
" 1
'
19
- (2) 3/8" DIA. TITEN HD
(1-1/2" EMBED INTO CMU BLOCK BACKUP)
EXISTING U.S. CELLULAR PLATFORM HANDRAIL
TO BE REMOVED TO ACCOMODATE CHECKED BY:
6"MAX.
TM
PROPOSED STEALTH SCREENWALL MRM
PLOT DATE:
I
:
\13100\13130\CAD\Pl
ot\CDs
\S-
1.dgn
2/7/2017
PROJECT #:
13130
FILE NAME:
S-1.dgn
EQUIPMENT PLATFORM FRAMING PLAN WALL MOUNT CONCEALMENT SECTION SHEET NUMBER:
A SCALE: 11 x 17 - 1/4" = 1'-0" C SCALE: NTS
22 x 34 - 1/2" = 1'-0" S-1
C EDGE CONSULTING ENGINEERS, INC.
C o n su l
ting E ngi
n eers, In c.
Edge
ANTENNA & COAXIAL/HYBRID CABLE INSTALLATION GROUNDING SYSTEM NOTES MASTER GROUND BAR NOTES: 624WaterStr
eet
I. SCOPE: 1. SCOPE: THE MASTER GROUND BAR (MGB) IS THE EXTENSION OF THE BUILDING GROUNDING SYSTEM AND SERVES AS THE MAIN POINT OF Pr
air
ieduSac, WI53578
BONDING WITHIN THE FACILITY. THE MGB WILL BE THE COMMON GROUND POINT WHERE ALL GROUND POINTS FOR THE FACILITY
THIS SECTION COVERS THE SPECIFICATIONS FOR ANTENNA AND COAXIAL/HYBRID CABLE INSTALLATION. THE AREAS OF THIS SECTION COVERS THE SPECIFICATIONS FOR CELL SITE GROUNDING. THE AREAS OF FOCUS ARE: TOWER, BUILDING, AND WILL CONNECT. 608.
644.
1449voice
FOCUS ARE THE INSTALLATION OF: ANTENNAS, COAXIAL/HYBRID, CONNECTIONS, AND ICE BRIDGE. BEND ON TOWER INSTALLATION METHODS.
GROUND BAR; AND ON BUILDING GROUND BAR BEFORE ENTRY INTO WAVEGUIDE PORTS. 4" CABLE BOOTS THE MGB SHOULD BE LOCATED SO THAT THE BONDING CONDUCTOR IS AS SHORT AND STRAIGHT AS POSSIBLE TO THE FACILITY
2. GENERAL: GROUND RING. 608.
644.
1549fax
II. ANTENNAS:
2.1ALL GROUND RODS SHALL BE 5/8" COPPER CLAD STEEL 10 FT. LONG. GROUND RODS SHALL BE EQUALLY SPACED AT 10 FT. THE MGB WILL BE LOCATED NEAREST THE PRIMARY GROUND WHILE MAINTAINING HEIGHT AND DISTANCE CLEARANCES www. edgeconsul
t.
com
A:ANTENNAS SHALL BE PLUMB AND INSTALLED SO THAT ENTIRE WHIP EXTENDS ABOVE VERTICAL PIPE MOUNT. DIRECTIONAL INTERVALS. REFER TO SITE GROUNDING PLAN FOR DETAILS AND PLACEMENT WITH GROUNDING. REQUIRED BY APPLICABLE ELECTRICAL CODES.
ANTENNAS SHALL BE ORIENTED TO PROPER AZIMUTH, PROVIDED ON THE RF SPECIFICATION SHEET. NOTE: THE ANTENNA
MAY BE ORIENTED USING THE REFLECTOR AS THE REFERENCE, ADJUSTING ITS AZIMUTH 180 DEGREES FROM MAXIMUM 2.2GROUNDING A SYSTEM SHALL BE MEGGAR TESTED TO ASSURE SATISFYING 5 OHMS OR LESS RESISTANCE. THE MGB WILL BE PREDRILLED COPPER ELECTRO TIN-PLATED BUS BAR WITH STANDARD NEMA BOLT SIZING AND SPACING WITH
ANTENNA RADIATION. MINIMUM DIMENSIONS OF 1/4" THICK BY 4" WIDE AND 24" IN LENGTH. THE LENGTH MAY BE LONGER TO MEET FUTURE GROWTH
2.3ALL CADWELD CONNECTIONS TO GALVANIZED MATERIAL SHALL BE PROPERLY PREPARED TO ASSURE A SATISFACTORY PROJECTIONS.
B:MICROWAVE ANTENNAS (DISHES) SHALL BE ASSEMBLED PER MANUFACTURER'S DRAWINGS. STIFF ARMS AND RADOMES CADWELD. THE CADWELD CONNECTION SHALL BE COATED WITH A COLD GALVANIZING SPRAY .
SHALL BE INSTALLED WITH POLARIZATION PROVIDED BY RF SPECIFICATION SHEET. IF PATH IS NOT READY TO ALIGN, DISH THE MGB WILL BE INSULATED FROM ITS SUPPORT WITH MINIMUM 2" SEPARATION REQUIREMENT ON
SHOULD BE POINTED TOWARD CALCULATED AZIMUTH, OR DIRECTION OF FIELD STAKE DENOTING OPPOSITE END. TWO 2.4CONTRACTOR SHALL PROVIDE PHOTO DOCUMENTATION OF THE GROUND SYSTEM BY PROVIDING A CD TO US CELLULAR. ISOLATED STANDOFFS.
STIFF ARMS SHALL BE PROVIDED FOR MICROWAVE DISHES 6'-0" IN DIAMETER AND GREATER. REQUIRED PHOTOS SHALL INCLUDE:
* ALL BUSS BARS AND COAX GROUND CONNECTIONS. THE MGB WILL BE PERMANENTLY AND APPROPRIATELY LABELED AND IDENTIFIED WITH THE "P", "A", "N" AND "I" SECTION OF THE
C:A TRANSIT SHALL BE USED TO PROPERLY ALIGN CELLULAR AND MICROWAVE ANTENNAS. * TOWER COUNTERPOISE. MGB CLEARLY AND PERMANENTLY IDENTIFIED.
* BUILDING COUNTERPOISE.* CONNECTIONS TO POWER, TELCO, A.C., FENCING AND ICE BRIDGE.
III. HYBRID/COAXIAL/HYBRID CABLE: * CONNECTIONS TO POWER, TELCO, A.C., FENCING AND ICE BRIDGE. P = PRODUCERS, A = ABSORBERS, N = NON-PRODUCERS, I = ISOLATED (SWITCH, DCS)
A:COAXIAL/HYBRID CABLE SHALL BE SUPPORTED WITH SNAP IN HANGERS. SNAP IN HANGERS SHOULD BE USED EVERY 3 FEET 2.5CONTRACTOR SHALL PROVIDE AS-BUILT PLANS SHOWING LOCATION AND DIMENSIONS OF BELOW GRADE GROUNDING ALL CONNECTIONS MADE TO MGB WILL BE STANDARD 2-HOLE LUG.
THE ENTIRE HEIGHT OF TOWER. ANGLE ADAPTERS OR ROUND MEMBER ADAPTERS WITH BUTTERFLY CLAMPS SHALL BE FEATURES.
USED ELSEWHERE, I.E. SIDEARMS, PLATFORMS, AND MICROWAVE MOUNTS.
3. INSTALLATION:
C E N T R A L (5 9 7 3 3 3 )
B:COAXIAL/HYBRID CABLE SHALL ALSO BE SUPPORTED WITH HOISTING GRIPS, INSTALLED AT MAXIMUM INTERVALS OF 200
N O TES
FEET. HOISTING GRIPS SHALL BE ATTACHED WITH SHACKLES, BOLTED IN THE 7/16" HOLE OF WAVEGUIDE LADDER. 3.1ALL EXTERIOR ABOVE AND BELOW GROUND CONNECTIONS SHALL BE CADWELD. NO ALUMINUM CONNECTORS SHALL BE
USED UNLESS SPECIFIED OTHERWISE ON PLANS.
C:ALL JUMPERS USED BETWEEN COAXIAL/HYBRID CABLE AND ANTENNA SHALL BE SUPPORTED WITHIN 18 INCHES OF P A N I
ANTENNA, USING BUTTERFLY CLAMPS WITH ANGLE ADAPTERS OR ROUND MEMBER ADAPTERS AROUND PIPES. CELLULAR 3.2NO RIGHT-ANGLE CADWELD CONNECTION (OTHER THAN GROUND RODS TO GROUND RING CONNECTION) SHALL BE SURGE PRODUCERS SURGE ABSORBERS NON-IGZ IGZ
ANTENNAS TYPICALLY USE 6' JUMPERS; MICROWAVE DISHES USE 3' JUMPERS. USED. ALL WIRE-TO-WIRE CONNECTIONS SHALL UTILIZE "Y-TYPE" CONNECTIONS.
D:COAXIAL/HYBRID CABLE SHALL BE NEATLY BENT WHEN REQUIRED, USING A MINIMUM BENDING RADIUS OF 10 TIMES THE 3.3ALL VERTICAL JUMPERS SHALL NOT BE WELDED WITHIN TWO (2) FT. OF THE GROUND ROD.
DIAMETER OF THE COAXIAL/HYBRID CABLE. DRIP LOOPS SHOULD BEGIN AT THE ICE BRIDGE. THE BEND IN THE
COAXIAL/HYBRID CABLE SHOULD BE AT A LOWER HEIGHT THAN THE ENTRY PORT. 3.4KOPR SHIELD REQUIRED FOR ALL MECHANICAL CONNECTIONS.
D E K A L B , IL L IN O IS
E:COAXIAL/HYBRID CABLE SHALL BE SUPPORTED WITH SNAP IN HANGERS ON THE WAVEGUIDE LADDER UNDER ICE BRIDGE. 3.5ALL CADWELDS FINISHED WITH COLD GALVANIZED SHIELD.
COAXIAL/HYBRID CABLE SHOULD BE NEATLY CUT 16" INSIDE BUILDING AND TERMINATED AT THE QUARTER WAVE SHORTS.
4. TOWER:
F:CONNECTORS WILL NORMALLY BE PROVIDED FIRST OFF REEL FROM FACTORY. CONNECTORS TERMINATED IN BUILDING
SHALL BE NEATLY INSTALLED PER MANUFACTURER'S SPECIFICATIONS. 4.1A #2 SOLID BARE COPPER WIRE SHALL BE BURIED A MINIMUM FOUR (4) FT. UNDERGROUND AND ENCIRCLE TOWER
FOUNDATION TWO (2) FT. FROM THE FOUNDATION. THIS GROUNDING SYSTEM SHALL BE CONNECTED TO THE BUILDING
G:OPENINGS #1, #2, AND #3 SHOULD BE USED FOR THE X SECTOR; OPENINGS #5, #6, AND #7 SHOULD BE USED FOR THE Y GROUND RING IN TWO (2) PLACES USING CADWELD CONNECTIONS. SUCH CONNECTIONS SHALL BE "Y-TYPE" CADWELD
SECTOR; OPENINGS #9, #10, AND #11 SHOULD BE USED FOR THE Z SECTOR. OPENINGS #4, #8, AND #12 SHOULD BE CONNECTIONS.
G R O U N D IN G
RESERVED FOR MICROWAVE WAVEGUIDE.
4.2THREE (3) #2 SOLID BARE COPPER WIRES SHALL BE RUN FROM THE TOWER GROUND RING TO THE TOWER. THESE WIRES
H:COAXIAL/HYBRID CABLES SHOULD BE LABELED WITH TAGS INSIDE THE BUILDING. SHALL BE CONNECTED TO THE TOWER USING A CADWELD CONNECTION. NO SHARP BENDS SHALL BE PLACED IN THESE
GROUND LEADS. RADIO FRAME
SECTOR INDICATOR - PRIMARY COLORS CELL EQUIP. CABLE RACK
USE 2" WIDE COLORED TAPE TO INDICATE SECTORS 4.3GROUND SYSTEM SHALL INCLUDE THE INSTALLATION OF AN ISOLATED LIGHTNING ROD AT THE TOP OF THE TOWER ABOVE
X SECTOR FOR SECTORED SITE: BROWN THE HIGHEST ANTENNA. A #2 INSULATED COPPER WIRE SHALL BE CONNECTED TO THE TOWER LIGHTNING ROD USING AN GENERATOR
+48V RETURN
Y SECTOR FOR SECTORED SITE: VIOLET APPROVED MECHANICAL CONNECTOR, OR CADWELDED, TO TOWER STEEL. POWER GROUND
Z SECTOR FOR SECTORED SITE: ORANGE GROUND ELECTRODE
BUILDING STEEL
FUNCTION INDICATOR - SECONDARY COLORS 5. BUILDING: SYSTEM
USE 1" WIDE COLORED TAPE TO INDICATE FUNCTION.
RX1: YELLOW RX2: GREEN TX1: RED TX2: WHITE TX3: BLUE 5.1A #2 SOLID BARE COPPER WIRE SHALL BE BURIED A MINIMUM OF FOUR (4) FT. UNDERGROUND AND ENCIRCLE BUILDING
FOUNDATION TWO (2) FEET FROM THE FOUNDATION. GROUND RING CORNERS SHALL BE INSTALLED WITH A MINIMUM
I:ALL EXCEPTIONS NEED TO BE VERIFIED WITH THE PROJECT MANAGER. TWO FOOT RADIUS (NO SHARP RIGHT ANGLE BENDS).
D E K A LB
IV. CONNECTORS: 5.2A #2 SOLID BARE COPPER WIRE SHALL BE INSTALLED FROM THE BUILDING GROUND RING AND CONNECTED TO THE
COPPER BUS BAR LOCATED ON THE OUTSIDE OF BUILDING UNDER THE WAVEGUIDE PORT WITH A MINIMUM NINE (9)
A:ALL CONNECTIONS, AND GROUNDING KITS SHALL BE WEATHER PROOFED USING COLD SHRINK OR ANDREW APPROVED INCHES RADIUS. A "Y-TYPE" OR "PARALLEL-TYPE" CADWELD CONNECTION SHALL BE USED FOR ALL CONNECTIONS TO THE
WEATHER STRIPPING. GROUND RING.
NOTE: NO PORTION OF CONNECTOR SHALL BE EXPOSED TO THE ELEMENTS. GROUNDING NOTES
5.3ONE (1) ADDITIONAL #2 SOLID BARE GROUND WIRE LEAD SHALL BE INSTALLED DIRECTLY BELOW THE ELECTRICAL SERVICE
B:COAXIAL/HYBRID CABLE SHALL BE GROUNDED USING GROUNDING KITS AT THE TOP, BELOW THE BEND; BOTTOM, ABOVE ENTRANCE PORT (GROUND LUG ON THE MAIN DISCONNECT INSIDE THE BUILDING). THIS WIRE SHALL BE CONNECTED TO
THE SHALL BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. THE BUILDING GROUND RING USING "Y-TYPE" CADWELD CONNECTION.
C:GROUNDING KITS SHALL BE NEATLY INSTALLED SO THAT THE JUMPER RUNS IN THE SAME DIRECTION AS THE 5.4ONE (1) ADDITIONAL #2 SOLID BARE COPPER GROUND WIRE LEAD SHALL BE INSTALLED DIRECTLY BELOW EACH HVAC
COAXIAL/HYBRID AND GROUND BAR. JUMPER WIRE SHOULD RUN IN A DIRECT PATH TO THE GROUND BAR/TOWER UNIT. NOTES:
LADDER, BUT HAVE ADEQUATE SLACK FOR EXPANSION, CONTRACTION, AND REPAIR. NON-OXID GREASE SHOULD BE
APPLIED BETWEEN LUG AND BAR/TOWER. 6. FENCING: 1. USE 2-HOLE CONNECTOR W/
D:TOWER GROUND BAR SHALL BE INSTALLED ON THE ANGLE BEHIND THE FIRST DIAGONAL WAVEGUIDE LADDER RUNG, 6.1A #2 SOLID BARE COPPER GROUND WIRE SHALL BE INSTALLED FROM THE FENCE CORNER POSTS TO THE GROUND RING - HARGER UPCXL UNIVERSAL PIPE
ABOVE 8'6". AND SHALL BE BURIED A MINIMUM FOUR (4) FT. UNDERGROUND. THESE RUNS SHALL INCLUDE GROUND RODS EQUALLY CLAMPS FOR ROUND MEMBERS
SPACED AT 10 FT. INTERVALS. THESE RUNS SHALL BE BROUGHT ABOVE GROUND LEVEL AND SUPPORTED ABOVE GROUND
V. ICE BRIDGE: WITH TEMPORARY POSTS UNTIL PERMANENT FENCING IS INSTALLED. GROUND WIRE SHALL BE CONNECTED TO THE FENCE OR
POSTS USING CADWELD TYPE CONNECTIONS.
A:ICE BRIDGE SHALL BE ATTACHED AT ONE END WITH BOLTS, TO THE ANGLE ON THE BUILDING, ABOVE THE WAVEGUIDE - HARGER #223T HEAVY DUTY
SHEETT
ITL
E:
PORTS. SINCE THE ANGLE (28") IS TYPICALLY WIDER THAN THE ICE BRIDGE (24"), THE BRIDGE SHOULD BE CENTERED SO 7. EXISTING GROUND SYSTEMS: TINNED FLANGE BONDING PLATE
THAT IS COVERS THE WAVEGUIDE PORT ENTRY WHICH IS 24" WIDE. THE OPPOSITE END OF BRIDGE SHOULD BE 6" FROM
TOWER FACE. IF FIELD CUT, IT SHOULD BE FILED SMOOTH AND COLD GALVANIZED. 7.1CONTRACTOR SHALL PROVIDE CONNECTIONS TO ALL EXISTING GROUND SYSTEMS AT THE SITE (SCADA, TELEMETRY, ETC.).
2. USE EXTERNAL ANTI-OXIDATION
B:IF BRIDGE IS SUPPORTED BY VERTICAL PIPES, THEY SHOULD BE CUT EVENLY AND CAPPED, APPROXIMATELY 18" ABOVE ICE 8. COMPLIANCE: COMPOUND.
BRIDGE.
8.1 ELECTRICAL CODE COMPLIANCE 3. PAINT WITH COLD GALV. ISSUE DATE: INT:
C:2 TIER WAVEGUIDE LADDER SHALL BE INSTALLED UNDER ICE BRIDGE PROPERLY SUPPORTED PER TOWER MANUFACTURER'S COMPOUND AFTER BONDING.
PRELIM DWGS - 10/16/2015 AGJ
DRAWINGS. COMPLY WITH APPLICABLE LOCAL ELECTRICAL CODES REQUIREMENTS OF THE AUTHORITY HAVING JURISDICTION, AND
NEC AS APPLICABLE TO ELECTRICAL GROUNDING AND BONDING, PERTAINING TO SYSTEMS, CIRCUITS AND EQUIPMENT. FINAL DWGS - 12/15/2015 AGJ
8.2 UL COMPLIANCE EQUIP. CABINETS - 02/29/2016 DGS
SCREEN WALL - 09/07/2016 DGS
COMPLY WITH APPLICABLE REQUIREMENTS OF UL467, 486A AND 869 PERTAINING TO GROUNDING AND BONDING OF
SYSTEMS, CIRCUITS AND EQUIPMENT. USE GROUNDING AND BONDING PRODUCTS WHICH ARE UL-LISTED AND LABELED PERMIT CDS - 11/16/2016 MRM
FOR THEIR INTENDED USAGE.
FINAL DWGS - 02/07/2017 TTB
8.3 IEEE COMPLIANCE
COMPLY WITH APPLICABLE REQUIREMENTS OF RECOMMENDED INSTALLATION PRACTICES OF IEEE STANDARDS 80, 81, 141
AND 142 PERTAINING TO GROUNDING AND BONDING OF SYSTEMS, CIRCUITS AND EQUIPMENT.
CHECKED BY:
MRM
PLOT DATE:
I
:
\13100\13130\CAD\Pl
ot\CDs
\N-
1.dgn
2/7/2017
PROJECT #:
13130
FILE NAME:
N-1.dgn
HARGER 2-HOLE CONNECTOR SHEET NUMBER:
A SCALE: NTS
ANTENNA INSTALLATION NOTES GROUNDING NOTES
N-1
C EDGE CONSULTING ENGINEERS, INC.
08/19/2016
08/19/2016
08/19/2016
08/19/2016
08/19/2016
08/19/2016
Staff Report
February 17, 2017
TO: Planning and Zoning Commission Members
FROM: Jo Ellen Charlton, Community Development Director
Dan Olson, Principal Planner
SUBJECT: Amendment to the Special Use Permit approved via Ordinance 2016-033
to remove the conditions requiring the existing monument sign on the south
side of the driveway entrance be removed upon activation of the digital sign
approved in the Ordinance (Brian Bemis Toyota - 1890 Sycamore Road)
GENERAL INFORMATION:
A. Purpose: Amendment to the Special Use Permit to
remove the conditions requiring the
existing monument sign on the south side
of the driveway entrance be removed
upon activation of proposed digital sign
B. Applicant/Owner Amy Bemis/Renee Bemis
C. Location: 1890 Sycamore Road
D. Property Size: Approximately 5.38 acres
E. Existing Zoning: “GC” General Commercial
F. Existing/Proposed Land Use: Car Dealership
G. Surrounding Zoning and Land Use: North: “GC”; Restaurant
South: “GC”; Retail/Auto Service
East: “LI”; Lumber
West: “Unincorporated”; Golf Course
H. Comprehensive Plan Designation: Commercial
On October 24, 2016 the City Council passed an Ordinance (No. 2016-033) that
authorized a special use permit for Brian Bemis Toyota at 1890 Sycamore Road to allow
automobile sales on property greater than three acres that derives a majority of their sales
from new vehicles. A copy of the Ordinance 2016-033 is attached. In addition, approval
was granted to allow a 10 foot high 50 sq. ft. monument sign that included digital
technology. As a condition of approval of the special use permit, the existing monument
sign located on the south side of the driveway entrance to Sycamore Road is to be
removed no later than seven (7) days after the digital sign has been activated (see image
below). In addition, a condition was included in the Ordinance that no other freestanding
or monument signs are authorized on the subject property.
The applicant, Amy Bemis, has submitted a letter (dated January 19, 2017) to the City
requesting to amend the Ordinance granting the special use permit to remove the
condition that the existing monument sign along Sycamore Road be removed upon the
activation of the digital sign. The letter indicates the Toyota brand sign is a requirement
of the Toyota franchise and that they would like to keep the digital sign to help promote
the business and community. The applicant was advised they would need to amend the
original Ordinance that approved the special use permit and that any work on
constructing the digital sign, prior to the final decision by the City Council, would be
done completely at their own risk.
Sample Motion:
If the Commission desires to recommend approval, the following motion is suggested:
Based upon the submitted letter dated January 19, 2017 from the petitioner and
testimony presented, I move that the Planning and Zoning Commission forward its
findings of fact and recommend to the City Council approval of an amendment to the
special use permit approved via Ordinance 2016-033 to remove the conditions requiring
PAGE 2 OF 4
the existing monument sign on the south side of the driveway entrance of the property
located at 1890 Sycamore Road be removed upon activation of the digital sign. The
findings of fact are listed in the Ordinance approving the special use permit and do not
refer to the existing monument sign specifically. The staff report dated September 23,
2016 is also included in the packet.
Three Citizen Response Forms were submitted all indicating their support for the
proposal and are made part of the record.
PAGE 3 OF 4
February 3, 2017
Dear Property Owner:
The DeKalb Planning and Zoning Commission will consider a request on a petition by Amy Bemis and
Property Owner Renee Bemis for an amendment to the Special Use Permit approved via
Ordinance 2016-033 to remove the conditions requiring the existing monument sign on the south
side of the driveway entrance of the property located at 1890 Sycamore Road be removed upon
activation of the digital sign approved in the Ordinance.
The DeKalb Planning and Zoning Commission will review these requests and hold a public hearing at its
special meeting on Wednesday, February 22, 2017 at 6:00 p.m. The meeting will be at the DeKalb
Municipal Building, 200 South Fourth Street, DeKalb, Illinois. As a property owner within 250 feet of the
above-mentioned property, you are encouraged to attend this meeting to learn about and comment on the
proposal.
You are also welcome to submit any written comments you may have on the proposal no later than
Wednesday, February 15, 2017. You may submit written comments regarding the request on the enclosed
comment sheet by mail to the address listed above, or by e-mail to dan.olson@cityofdekalb.com. All
comments will be shared with the Commission and included in the public record.
If you have any questions about this request, please feel free to contact the Community Development
Department at (815) 748-2060.
Sincerely,
Dan Olson
Interim Principal Planner
Enclosures
CC: Mayor
City Council
City Manager
Planning and Zoning Commission
Applicant
1890 Sycamore Road - Amendment to Special Use Permit
Page 2 of 4
LEGAL NOTICE
NOTICE is hereby given that a public hearing will be held before the DeKalb Planning and
Zoning Commission at its special meeting on Wednesday, February 22, 2017 at 6:00 p.m. in
the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on a proposal by
Amy Bemis and Property Owner Renee Bemis for an amendment to the Special Use Permit
approved via Ordinance 2016-033 to remove the conditions requiring the existing monument
sign on the south side of the driveway entrance of the property located at 1890 Sycamore
Road be removed upon activation of the digital sign approved in the Ordinance.
The property is legally described as:
THAT PART OF LOTS 4, 5, 6, 7, 8 AND 9 OF VALOS SUBDIVISION, AS RECORDED IN
BOOK “J” OF PLATS, PAGE 10 IN THE DEKALB COUNTY RECORDER’S OFFICE, AND
ALSO THAT PART OF THE NORTHWEST ¼ OF SECTION 13, TOWNSHIP 40 NORTH,
RANGE 4, EAST OF THE THIRD PRINCIPAL MERIDIAN, DEKALB COUNTY, ILLINOIS,
DESCRIBED AS FOLLOWS: BEGINNING AT THE MOST WESTERLY CORNER OF LOT
11 OF THE FIRST ADDITION TO VALOS SUBDIVISION, AS RECORDED IN BOOK “M” OF
PLATS, PAGE 100 IN THE DEKALB COUNTY RECORDER’S OFFICE; THENCE
SOUTHEASTERLY, ALONG THE SOUTHWESTERLY LINE OF SAID LOT 11, 382.00 FEET
TO THE MOST SOUTHERLY CORNER OF SAID LOT 11; THENCE NORTHEASTERLY, AT
RIGHT ANGLE TO THE LAST DESCRIBED COURSE, ALONG THE SOUTHEASTERLY
LINE OF SAID LOT 11, 200.00 FEET TO THE MOST EASTERLY CORNER OF SAID LOT
11; THENCE SOUTHEASTERLY, AT RIGHT ANGLE TO THE LAST DESCRIBED COURSE,
ALONG A SOUTHEASTERLY EXTENSION OF THE EASTERLY LINE OF SAID FIRST
ADDITION TO VALOS SUBDIVISION, 272.10 FEET; THENCE SOUTHWESTERLY, AT
RIGHT ANGLE TO THE LAST DESCRIBED COURSE, 475.00 FEET; THENCE
NORTHWESTERLY, AT RIGHT ANGLE OF THE LAST DESCRIBED COURSE, 654.10
FEET TO THE NORTHERLY LINE OF LOT 5 OF VALOS SUBDIVISION, SAID POINT
BEING A POINT IN THE CENTERLINE OF SBI ROUTE 23 (SYCAMORE ROAD); THENCE
NORTHEASTERLY AT RIGHT ANGLE FROM THE LAST DESCRIBED COURSE, ALONG
THE NORTHERLY LINE OF VALOS SUBDIVISION AND THE CENTERLINE OF SBI
ROUTE 23, 275.00 FEET TO THE POINT OF BEGINNING, ALL IN DEKALB TOWNSHIP,
DEKALB COUNTY, ILLINOIS.
The property is commonly known as 1890 Sycamore Road, DeKalb, IL 60115 and has a
Parcel Identification Number (PIN) of 08-13-151-028.
All interested persons are encouraged to submit written comments on this proposal to the
City of DeKalb by 5:00 p.m. on Wednesday, February 15, 2017 and are invited to appear and
be heard at the time and place listed above.
Further information is available from the Community Development Department, 815-748-
2060.
Christina Atherton, Chair
DeKalb Planning and Zoning Commission
City of DeKalb
Page 4 of 4
Planning and Zoning Commission
Staff Report
September 23, 2016
TO: Planning and Zoning Commission Members
SUBJECT: Zoning Board of Appeals Case Number PZC 15-2016; Special Use for an
existing car dealership pursuant to 5.08.03.4 of the UDO and authorization
pursuant to 13.02.06 for a monument sign that includes digital technology
and other minor sign code exceptions.
GENERAL INFORMATION:
A. Purpose: Granting a special use and authorizing a
monument sign that includes digital
technology and other minor sign code
exceptions for Bemis Toyota.
B. Location: 1890 Sycamore Road
C. Property Size: Approximately 5.38 acres
D. Existing Zoning: “GC” General Commercial
E. Existing/Proposed Land Use: Car Dealership
F. Surrounding Zoning and Land Use: North: “GC”; Restaurant
South: “GC”; Retail/Auto Service
East: “LI”; Lumber
West: “Unincorporated”; Golf Course
G. Comprehensive Plan Designation: Commercial
H. Flood Plain Designation Not in a floodplain
PZC072-16 1890 Sycamore Road-Special Use Bemis - Electronic Sign
Overview
Blue Marlin Imports, doing business as Bemis Toyota, located at 1890 Sycamore Road
recently requested approval to locate a digital sign on their property. The original request
was denied because digital signs are not allowed by the UDO unless authorized by the
City Council as a condition of a special use or as part of a planned development. Bemis
Toyota was advised that the digital sign could only be authorized if the City passed a text
amendment changing their use to a special use or if they were authorized as a planned
development. After further review, it was determined that it would be appropriate to
reclassify larger vehicle dealerships on properties three acres or greater in size that
derived a majority of their annual sales from new products to special uses. This text
amendment was prepared by City staff and forwarded as a separate case to the Planning
and Zoning Commission for consideration at the same meeting. This request for a special
use can only be considered upon the favorable recommendation by the Planning and
Zoning Commission of the text amendment.
Analysis
The subject property is identified in the picture below. It is located on the east side of
Sycamore Road, contains over five acres, and is irregularly shaped with a building located
near the rear property line. Parking fields are located on both the north and west of the
building.
PZC-15-2016 PAGE 2 OF 10
The proposed new monument sign that includes digital technology will be located on the
north side the existing driveway, while the existing sign on the south side of the driveway
will be removed. The Site Plan, the existing, and the proposed digital sign location
(marked with a red “x”) are shown in Exhibit 1.
Sign detail is shown in Exhibit 2. The digital sign is incorporated into a monument sign
design that has an overall height of ten feet (10’), which is compliant with the UDO. The
painted white aluminum based is consistent with building materials, which is also
compliant with the UDO. At 50.18 square feet, the overall sign face area is slightly greater
than the 50 square feet authorized by the UDO. The digital display within the sign is
roughly 32 square feet. The base of the sign is 3’3”, which is nine inches (9”) less than
the four feet (4’) required by the UDO. These small exceptions can also be authorized
as part of the special use approval.
Digital signs along busy commercial corridors may play an important role in the success
of the applicant’s business, but staff suggests certain operational conditions be imposed
so that the sign is not a distraction to motorists. These conditions focus on minimum
message “dwell times”, lighting intensity, malfunctioning sign cut-offs, and prohibiting
transitions between sign messages that roll, flash, blink, fade in/out, or transition in any
manner other than immediately changing from one static message to another. These
operational conditions are similar to those utilized by the Illinois Department of
Transportation on the digital highway advertising signs seen along many of the Chicago
suburban highways. They were imposed as a means to allow the new technology while
limiting the distractions that can lead to roadway accidents. Recommended operational
conditions are included in the sample motion provided at the end of this report.
Special uses are regulated by Article 14 of the Unified Development Ordinance (UDO).
The UDO provides that the Planning and Zoning Commission may recommend approval
or denial of a special, or approval with conditions. Pursuant to the UDO,
recommendations for approval of a special use must make findings with regard to listed
standards. These standards and suggested findings of fact are enumerated below. The
Planning and Zoning Commission should review and consider whether to adopt or amend
of the findings as part of the recommendation, as they will be forwarded to the City Council
in a letter to be signed by the Planning and Zoning Commission chair.
Standards for Special Use and Findings
1. The proposed special use complies with all provisions of the applicable
district regulations.
Except as authorized by a previously approved site plan, and as requested as part
of this special use request, the proposed special use complies with all provisions
of the GC zoning District.
2. The proposed special use will not be unreasonably detrimental to the value
of other property in the neighborhood in which it is to be located or to the
public welfare at large.
PZC-15-2016 PAGE 3 OF 10
The granting of the special use for the business will have no detrimental impact on
the value of other property in the neighborhood given that the use has been in
operation successfully over the years, and is in fact currently expanding. The
addition of the digital sign is consistent in size and will be regulated with conditions
to ensure that there will be no detrimental impact on surrounding properties.
3. The location and size of the special use, the nature and intensity of the
operation involved in or conducted in connection with it, and the location of
the site with respect to streets giving access to it are such that the special
use will not dominate the immediate neighborhood so as to prevent
development and use of neighboring property in accordance with the
applicable zoning district regulations. In determining whether the special
use will so dominate the immediate neighborhood, consideration shall be
given to (1) the location, nature and height of buildings, structures, walls and
fences on the site; and (2) the nature and extent of proposed landscaping
and screening on the proposed site.
The granting of the special use for this business will not dominate the
neighborhood. Although the sign may make the sign more visible or noticeable, it
is small in height when compared to the existing sign. Additionally, an condition is
recommended that requires adequate landscaping surrounding the base of the
sign prior to the permit being issued for the sign.
4. Adequate utility, drainage and other such necessary facilities have been or
will be provided.
The site is already provided with adequate utilities, drainage and other public
services.
5. The proposed use, where such developments and uses are deemed
consistent with good planning practice, or can be operated in a manner that
is not detrimental to the permitted developments and uses in the district; can
be developed and operated in a manner that is visually compatible with the
permitted uses in the surrounding area; shall in all other respects conform
to the applicable regulations of the district in which it is located; and is
deemed essential or desirable to preserve and promote the public health,
safety and general welfare of the City of DeKalb.
The use of a car dealership in along this commercial corridor is consistent with
good planning practice, will not be detrimental to the public health safety or welfare,
and will not negatively impact the value of surrounding properties. The use has
existed harmoniously with surrounding businesses in the corridor for several years.
The proposed monument sign that incorporates digital technology is consistent in
size with surrounding commercial businesses, and will include operational
conditions that are intended to minimize distractions to motorists.
PZC-15-2016 PAGE 4 OF 10
Summary and Recommendation
The initial request from Bemis to accommodate a monument sign including digital
technology was denied because digital signs are not allowed as part of the UDO unless
authorized by the Council as part of a special use or planned development. After
exploring options, a text amendment was prepared that would require special use
approval for dealerships like Bemis and Manning, who primarily sell new products and
are on property that is three acres or more in size. Approval of a special use would allow
these dealerships to request signage that is otherwise not compliant with the UDO. A
separate petition to consider the merits of the text amendment is on the same agenda for
the Planning and Zoning Commission’s consideration. A favorable recommendation of
that text amendment is required in order to consider this request from Bemis for the
special use.
If the Planning and Zoning Commission made a favorable recommendation on the text
amendment and agrees that the proposed monument sign that includes digital technology
and minor exceptions to sign code regulations is acceptable and meets the standards for
special use, staff supports the applicant’s request subject to the recommended
operational conditions. The following sample motion is provided for the Planning and
Zoning Commission’s use:
Based on the submitted petition and testimony presented, I make a motion that the
Planning and Zoning Commission\
1. Adopt the findings of fact referenced in the staff report prepared for PZC-15-
2016 and considered at the September 28, 2016 meeting, and recommend to
the City Council approval of a special use for automobile sales pursuant to
Section 5.08.03.4 of the UDO, and authorize a new monument sign pursuant
to 13.02.06 of the UDO to include digital technology and minor exceptions to
sign regulations, all subject to the following conditions:
A. The special use shall at all times be in substantial compliance with the
site plan attached hereto as Exhibit 1.
B. A sign permit shall be obtained pursuant to City Ordinances.
C. The existing monument sign located on the south side of driveway
entrance must be removed no later than seven (7) days after the digital
sign has been activated.
D. No other free standing or monument signs are authorized on the Subject
Property.
E. The digital sign shall be in substantial compliance with the plans
prepared by Omega Sign and Lighting Inc. latest revision dated 8/31/16.
F. Prior to the issuance of a permit for the digital sign, a landscape plan
providing continuous screening of the base of the sign with deciduous
and evergreen shrubs and perennials at a height not less than 24” shall
be submitted to and approved by the City.
G. No portion of the sign structure may be closer than 18” from the front
property line.
PZC-15-2016 PAGE 5 OF 10
H. The digital sign shall conform to the following operational limitations at
all times:
a. Digital displays shall be static in nature, and shall not have
movement of any kind or the appearance or optical illusion of
movement, on any part of the sign.
b. Each message on the sign must be displayed for a minimum of 20
seconds or such longer time as may be hereafter enacted by the
City in the UDO.
c. The change between static messages must be accomplished
immediately, with no use of any transitions.
d. The sign must include light sensors and dimmer controls that
automatically adjust to outdoor lighting levels so that illuminations
levels are dimmer at night and on cloudy days than during sunny
days. In no instance shall lighting intensity exceed 500 nits.
e. The sign shall not contain any “off-site” advertising.
f. The sign shall be equipped with an automatic off switch when the
sign is malfunctioning or has missing light fields.
and
2. That the Planning and Zoning Commission authorize the PZC Chair to sign
and submit the Findings and Recommendation letter in substantially the
form attached to the staff report as Exhibit 3, including findings of fact, to
the DeKalb City Council.
Respectfully Submitted,
Jo Ellen Charlton, AICP, Principal Planner
City of DeKalb
Please contact the Community Development Department at (815) 748-2060 should you
have any questions or comments about this issue.
PZC-15-2016 PAGE 6 OF 10
Exhibit 1
PZC-15-2016 PAGE 7 OF 10
Exhibit 2
PZC-15-2016 PAGE 8 OF 10
Exhibit 3
September 28, 2016
TO: Mayor John Rey and City Council
FROM: Christina Atherton, Chair, City of DeKalb Planning and Zoning Commission
RE: Recommendation, including findings of fact, regarding PZC 15-2016
The Planning and Zoning Commission conducted a public hearing and considered the
facts relative to Case Number PZC 15-2016. At that hearing, the following members were
in attendance:
______________________________________________________________________
______________________________________________________________________
The following motion from ______________, was seconded by ______________ and
unanimously approved by a __________roll call vote of the members present:
Based on the submitted petition and testimony presented, I make a motion that the
Planning and Zoning Commission adopt the findings of fact attached hereto as
Exhibit A (attach when finalized) and recommend to the City Council approval of a
special use for automobile sales pursuant to Section 5.08.03.4 of the UDO, and
authorize a new monument sign pursuant to 13.02.06 of the UDO to include digital
technology and minor exceptions to sign regulations, all subject to the following
conditions:
1. The special use shall at all times be in substantial compliance with the
site plan attached hereto as Exhibit B (attach when finalized).
2. A sign permit shall be obtained pursuant to City Ordinances.
3. The existing monument sign located on the south side of driveway
entrance must be removed no later than seven (7) days after the digital
sign has been activated.
4. No other free standing or monument signs are authorized on the Subject
Property.
5. The digital sign shall be in substantial compliance with the plans
prepared by Omega Sign and Lighting Inc. latest revision dated 8/31/16.
6. Prior to the issuance of a permit for the digital sign, a landscape plan
providing continuous screening of the base of the sign with deciduous
and evergreen shrubs and perennials at a height not less than 24” shall
be submitted to and approved by the City.
7. No portion of the sign structure may be closer than 18” from the front
property line.
8. The digital sign shall conform to the following operational limitations at
all times:
a. Digital displays shall be static in nature, and shall not have movement
of any kind or the appearance or optical illusion of movement, on any
part of the sign.
PZC-15-2016 PAGE 9 OF 10
b. Each message on the sign must be displayed for a minimum of 20
seconds or such longer time as may be hereafter enacted by the City
in the UDO.
c. The change between static messages must be accomplished
immediately, with no use of any transitions.
d. The sign must include light sensors and dimmer controls that
automatically adjust to outdoor lighting levels so that illuminations
levels are dimmer at night and on cloudy days than during sunny days.
In no instance shall lighting intensity exceed 500 nits.
e. The sign shall not contain any “off-site” advertising.
f. The sign shall be equipped with an automatic off switch when the sign
is malfunctioning or has missing light fields.
PZC-15-2016 PAGE 10 OF 10