TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
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Ordinance Approving a Special Use Permit to Allow a Cellular Communications Tower and Associated Ground Equipment, Located at 2500 Brandon Road (ZBA 2025-11)
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BACKGROUND:
The petitioner, American Towers, is requesting approval of a special use permit to allow a cell tower and its associated ground equipment in the I-T (intermodal terminal) district at 2500 Brandon Road. Per the City of Joliet Zoning Ordinance, cell towers may be allowed as special uses in the industrial districts as long as they are at least 100 feet from any residential district and an adequate removal bond is provided.
The proposed cell tower is located within CenterPoint Intermodal Center to the east of the intermodal rail yard and will replace an existing tower located less than half a mile away. When CenterPoint Phase 25 was approved in 2024, the parcel that contains the existing tower was annexed into the City and became part of a buildable lot. Additionally, the north-south Brandon Road right-of-way adjacent to the annexed parcel was vacated. Therefore, American Towers needs to relocate the existing tower. The proposed tower will be adjacent to the new Brandon Road right-of-way and will not interfere with the continued development of the intermodal park. The existing tower will be removed once the new tower is in place.
The proposed tower has the same height and basic footprint as the existing tower. The proposed tower is 250 feet high and will be surrounded by an approximately 52-foot by 50-foot ground equipment area enclosed by a 6-foot screening fence. As a condition of approval, the petitioner will be required to submit a $50,000 removal bond to be used if the tower is abandoned and needs to be decommissioned.
Staff finds that the request meets the special use criteria in that the proposed tower will not be detrimental to public health and safety, will not impede or harm the development of the area, and that adequate access to the site is provided. The proposed tower will replace a nearby existing tower and will not significantly alter the existing conditions of the area.
ZONING BOARD OF APPEALS PUBLIC HEARING:
The Zoning Board of Appeals held a public hearing on this matter on April 17, 2025. Gong Lin, with American Tower LLC, represented the petition. No one spoke or submitted comments in favor of or in opposition to the petition. Meeting minutes are attached.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS:
Bob Nachtrieb moved that the Zoning Board of Appeals recommend approval of the Special Use Permit to allow a cellular communications tower and associated ground equipment, located at 2500 Brandon Road, subject to the following conditions:
1. That the petitioner shall submit a bond in the amount of $50,000, to be used for decommissioning of the tower and associated equipment in the event of future abandonment;
2. That the Special Use granted shall herein terminate and lapse unless a building permit or certificate of occupancy is obtained not later than 180 days of the effective date of this ordinance and the erection or alteration of a building is started or the use is commenced within such period. The Board may grant an extension of this period, valid for no more than one hundred and eighty (180) additional days, upon written application and good cause shown without notice or hearing. Whether or not there is an intention to abandon the Special Use, if any special use is discontinued for a continuous period of one year, or if an intent to abandon the Special Use is evident in a shorter period of time, the Special Use for such use shall become void, and such use shall not thereafter be reestablished unless a new Special Use Permit is obtained; and
3. Should the property be declared a public nuisance, it may be subject to a rehearing and a possible revocation of the Special Use Permit.
Ralph Bias seconded the motion, which passed with six (6) aye votes and no nay votes. Voting aye were: Nachtrieb, Bias, Roehr, Riggs, Radakovich, and Stiff. Voting nay were: none. Absent were: Hennessy.
RECOMMENDATION:
recommendation
Staff concurs with the recommendation of the Zoning Board of Appeals and recommends that the Mayor and City Council adopt the following, subject to the same conditions approved by the Zoning Board of Appeals above:
1. Ordinance Approving a Special Use Permit to Allow a Cellular Communications Tower and Associated Ground Equipment, Located at 2500 Brandon Road
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