PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing to consider a conditional use and a variance from Section 6-13-10:5.3.1 to allow for a new telecommunications tower on the property located at 3712 Plainfield-Naperville Road - DEV-0156-2025
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Therese Egner, Community Planner
ENTITLEMENTS REQUESTED:
1. A conditional use to allow a new telecommunication facility in the R1 District (Low Density Single-Family Residence District).
2. A variance from Section 6-13-10:5.3.1 to permit a tower structure which does not meet the required setback from a residential use or district.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0156-2025 was published in the Naperville Sun on Sunday, March 29, 2026.
BACKGROUND:
The petitioner, Ray Shinkle, Chicago SMSA Limited Partnership d/b/a Verizon Wireless, with authorization from the property owner, City of Naperville, has submitted a Petition for Development Approval to allow a new telecommunications tower to be constructed at 3712 Plainfield-Naperville Road. The subject property is zoned R1 (Low Density Single-Family Residence District) and is located south of 95th Street along the east side of Plainfield-Naperville Road.
The property is currently improved with the Springbrook Water Reclamation Center, the City’s water treatment plant. The City has leased space on the water tower to various telecommunications companies, including Verizon Wireless. The Chicago SMSA Limited Partnership’s lease was initiated in January of 1994, commencing on October 1, 1994 with two additional one-year lease renewals. The lease expires on September 30, 2026.
Telecommunication facilities in the City are regulated by Title 6, Chapter 13 (Regulations for Telecommunications Facilities) of the Naperville Municipal Code. On April 4, 2018, Ordinance 18-031 was approved to amend Chapter 13 of the Municipal Code and included provisions prohibiting the attachment of non-City-owned communication facilities to City-owned water towers in all zoning districts.
Since the current lease on 3712 Plainfield-Naperville Road water tower will expire in September of this year, and the City cannot renew the lease for space on the water tower, the petitioner is seeking approval of an alternative location for their equipment to ensure no gaps in coverage are experienced. Upon expiration of the lease, all equipment will be removed from the water tower.
Verizon Wireless proposes leasing space from the City of Naperville to allow for construction of a freestanding telecommunications tower with mounted antennas on the same parcel as the existing water tower and facilities. The proposed tower has been designed to accommodate future carriers as well.
DISCUSSION:
Conditional Use:
Pursuant to Section 6-13-5:1.1 of the Naperville Municipal Code, approval of a conditional use is required for new telecommunication towers proposed on property in residential districts. Accordingly, the petitioner has requested approval of conditional use to permit an approximately 190-foot-tall telecommunications tower to be constructed on a property zoned R1 (Low Density Single-Family Residence District).
As noted in the Background section of this report, Verizon Wireless has existing equipment on top of the water tower on the subject property that is required to be removed upon lease expiration in September of this year.
To continue to provide a quality level of service in this location, Verizon Wireless proposes constructing a new freestanding telecommunications tower on the same site as the company’s existing equipment. The proposed telecommunications tower will be constructed south of the existing Springbrook Water Reclamation Center, adjacent to the existing salt storage dome.
The proposed tower is approximately 190 feet tall including the proposed lighting rod. The petitioner states that the height to necessary to increase coverage, benefiting the City as the tower’s wireless technology provides services to communicate emergency assistance and vital information.
To improve the appearance of the site and to screen the facilities from a street-level perspective, the petitioner proposes to install a solid fence and landscaping on the property. There is also an existing berm along the east property line that assists in screening the proposed telecommunications tower.
The proposed tower will have the capacity for additional carriers to collocate, expanding the use beyond a single carrier and serving a larger population. Staff finds the proposal to be appropriate since the telecommunication equipment have been operational on the property for approximately 30 years, staff has determined there will be no negative impact to City services and utilities on-site, and the property will continue to be used for utility purposes.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Conditional Use can be found in the attachments. Staff concurs with the petitioner’s findings and recommends their approval by the Planning and Zoning Commission.
Setback Variance:
Per Section 6-13-10:5.3.1 (General Requirements: Setbacks) of the Naperville Municipal Code, a setback equal to at least 200% of the height of the tower shall be required for any lot line abutting or across a public right-of-way from residential use or district. Residential uses and districts are adjacent to the west of the property. Given the height of the tower is approximately 190 feet, a 380-foot setback from each property line is required per code. The petitioner requests approval of a setback variance as the proposed tower has a 330.5-foot setback from the west property line.
To support the setback variance, the petitioner has provided a fall radius diagram and fall zone letter, signed and stamped by a Licensed Structural Engineer, to indicate the impact in the rare instance the tower should fail at the breaking point. These documents are available in the attachments. Upon review, staff notes that the fall radius is restricted to the subject property and does not impact adjacent residential properties or right-of-way.
City staff has reviewed the information provided and finds the requested setback variance to be appropriate. The proposed telecommunications tower is found to be consistent with the purpose of the Telecommunications Code. Staff is supportive of the request.
Findings of Fact
The petitioner’s responses to the Standards for Variances can be found in the attachments. Staff concurs with the petitioner’s findings and recommends their approval by the Planning and Zoning Commission.
Key Takeaways
• The petitioner is requesting a conditional use to allow a new communication facility in a residential district and a variance to Section 6-13-10:5.3.1 to permit a new telecommunications tower at 3712 Plainfield-Naperville Road.
• Staff is supportive of the request, finding that the proposed telecommunication tower will maintain communication services in the City and is in alignment with the purpose of the Regulations for Telecommunications Facilities in the Municipal Code.
RELATED FILES
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