97TH GENERAL ASSEMBLY
State of Illinois
2011 and 2012
HB2845

 

Introduced 2/22/2011, by Rep. Renée Kosel

 

SYNOPSIS AS INTRODUCED:
 
55 ILCS 5/5-12001.1

    Amends the Counties Code. Provides that when designing a telecommunications or AM broadcast station facility, the zoning restrictions of an adjoining property that is subject to stricter zoning restrictions than the facility lot shall apply. Further provides that if properties adjoining the facility lot are subject to differing zoning restrictions, the zoning restrictions that are most restrictive shall apply. Effective immediately.


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A BILL FOR

 

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1    AN ACT concerning local government.
 
2    Be it enacted by the People of the State of Illinois,
3represented in the General Assembly:
 
4    Section 5. The Counties Code is amended by changing Section
55-12001.1 as follows:
 
6    (55 ILCS 5/5-12001.1)
7    Sec. 5-12001.1. Authority to regulate certain specified
8facilities of a telecommunications carrier and to regulate,
9pursuant to subsections (a) through (g), AM broadcast towers
10and facilities.
11    (a) Notwithstanding any other Section in this Division, the
12county board or board of county commissioners of any county
13shall have the power to regulate the location of the
14facilities, as defined in subsection (c), of a
15telecommunications carrier or AM broadcast station established
16outside the corporate limits of cities, villages, and
17incorporated towns that have municipal zoning ordinances in
18effect. The power shall only be exercised to the extent and in
19the manner set forth in this Section.
20    (b) The provisions of this Section shall not abridge any
21rights created by or authority confirmed in the federal
22Telecommunications Act of 1996, P.L. 104-104.
23    (c) As used in this Section, unless the context otherwise

 

 

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1requires:
2        (1) "county jurisdiction area" means those portions of
3    a county that lie outside the corporate limits of cities,
4    villages, and incorporated towns that have municipal
5    zoning ordinances in effect;
6        (2) "county board" means the county board or board of
7    county commissioners of any county;
8        (3) "residential zoning district" means a zoning
9    district that is designated under a county zoning ordinance
10    and is zoned predominantly for residential uses;
11        (4) "non-residential zoning district" means the county
12    jurisdiction area of a county, except for those portions
13    within a residential zoning district;
14        (5) "residentially zoned lot" means a zoning lot in a
15    residential zoning district;
16        (6) "non-residentially zoned lot" means a zoning lot in
17    a non-residential zoning district;
18        (7) "telecommunications carrier" means a
19    telecommunications carrier as defined in the Public
20    Utilities Act as of January 1, 1997;
21        (8) "facility" means that part of the signal
22    distribution system used or operated by a
23    telecommunications carrier or AM broadcast station under a
24    license from the FCC consisting of a combination of
25    improvements and equipment including (i) one or more
26    antennas, (ii) a supporting structure and the hardware by

 

 

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1    which antennas are attached; (iii) equipment housing; and
2    (iv) ancillary equipment such as signal transmission
3    cables and miscellaneous hardware;
4        (9) "FAA" means the Federal Aviation Administration of
5    the United States Department of Transportation;
6        (10) "FCC" means the Federal Communications
7    Commission;
8        (11) "antenna" means an antenna device by which radio
9    signals are transmitted, received, or both;
10        (12) "supporting structure" means a structure, whether
11    an antenna tower or another type of structure, that
12    supports one or more antennas as part of a facility;
13        (13) "qualifying structure" means a supporting
14    structure that is (i) an existing structure, if the height
15    of the facility, including the structure, is not more than
16    15 feet higher than the structure just before the facility
17    is installed, or (ii) a substantially similar,
18    substantially same-location replacement of an existing
19    structure, if the height of the facility, including the
20    replacement structure, is not more than 15 feet higher than
21    the height of the existing structure just before the
22    facility is installed;
23        (14) "equipment housing" means a combination of one or
24    more equipment buildings or enclosures housing equipment
25    that operates in conjunction with the antennas of a
26    facility, and the equipment itself;

 

 

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1        (15) "height" of a facility means the total height of
2    the facility's supporting structure and any antennas that
3    will extend above the top of the supporting structure;
4    however, if the supporting structure's foundation extends
5    more than 3 feet above the uppermost ground level along the
6    perimeter of the foundation, then each full foot in excess
7    of 3 feet shall be counted as an additional foot of
8    facility height. The height of a facility's supporting
9    structure is to be measured from the highest point of the
10    supporting structure's foundation;
11        (16) "facility lot" means the zoning lot on which a
12    facility is or will be located;
13        (17) "principal residential building" has its common
14    meaning but shall not include any building under the same
15    ownership as the land of the facility lot. "Principal
16    residential building" shall not include any structure that
17    is not designed for human habitation;
18        (18) "horizontal separation distance" means the
19    distance measured from the center of the base of the
20    facility's supporting structure to the point where the
21    ground meets a vertical wall of a principal residential
22    building;
23        (19) "lot line set back distance" means the distance
24    measured from the center of the base of the facility's
25    supporting structure to the nearest point on the common lot
26    line between the facility lot and the nearest residentially

 

 

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1    zoned lot. If there is no common lot line, the measurement
2    shall be made to the nearest point on the lot line of the
3    nearest residentially zoned lot without deducting the
4    width of any intervening right of way; and
5        (20) "AM broadcast station" means a facility and one or
6    more towers for the purpose of transmitting communication
7    in the 540 kHz to 1700 kHz band for public reception
8    authorized by the FCC.
9    (d) In choosing a location for a facility, a
10telecommunications carrier or AM broadcast station shall
11consider the following:
12        (1) A non-residentially zoned lot is the most desirable
13    location.
14        (2) A residentially zoned lot that is not used for
15    residential purposes is the second most desirable
16    location.
17        (3) A residentially zoned lot that is 2 acres or more
18    in size and is used for residential purposes is the third
19    most desirable location.
20        (4) A residentially zoned lot that is less than 2 acres
21    in size and is used for residential purposes is the least
22    desirable location.
23    The size of a lot shall be the lot's gross area in square
24feet without deduction of any unbuildable or unusable land, any
25roadway, or any other easement.
26    (e) In designing a facility, a telecommunications carrier

 

 

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1or AM broadcast station shall consider the following
2guidelines:
3        (1) No building or tower that is part of a facility
4    should encroach onto any recorded easement prohibiting the
5    encroachment unless the grantees of the easement have given
6    their approval.
7        (2) Lighting should be installed for security and
8    safety purposes only. Except with respect to lighting
9    required by the FCC or FAA, all lighting should be shielded
10    so that no glare extends substantially beyond the
11    boundaries of a facility.
12        (3) No facility should encroach onto an existing septic
13    field.
14        (4) Any facility located in a special flood hazard area
15    or wetland should meet the legal requirements for those
16    lands.
17        (5) Existing trees more than 3 inches in diameter
18    should be preserved if reasonably feasible during
19    construction. If any tree more than 3 inches in diameter is
20    removed during construction a tree 3 inches or more in
21    diameter of the same or a similar species shall be planted
22    as a replacement if reasonably feasible. Tree diameter
23    shall be measured at a point 3 feet above ground level.
24        (6) If any elevation of a facility faces an existing,
25    adjoining residential use within a residential zoning
26    district, low maintenance landscaping should be provided

 

 

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1    on or near the facility lot to provide at least partial
2    screening of the facility. The quantity and type of that
3    landscaping should be in accordance with any county
4    landscaping regulations of general applicability, except
5    that paragraph (5) of this subsection (e) shall control
6    over any tree-related regulations imposing a greater
7    burden.
8        (7) Fencing should be installed around a facility. The
9    height and materials of the fencing should be in accordance
10    with any county fence regulations of general
11    applicability.
12        (8) Any building that is part of a facility located
13    adjacent to a residentially zoned lot should be designed
14    with exterior materials and colors that are reasonably
15    compatible with the residential character of the area.
16        (9) The zoning restrictions of an adjoining property
17    that is subject to stricter zoning restrictions than the
18    facility lot shall apply. If properties adjoining the
19    facility lot are subject to differing zoning restrictions,
20    the zoning restrictions that are most restrictive shall
21    apply.
22    (f) The following provisions shall apply to all facilities
23established in any county jurisdiction area (i) after the
24effective date of the amendatory Act of 1997 with respect to
25telecommunications carriers and (ii) after the effective date
26of this amendatory Act of the 94th General Assembly with

 

 

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1respect to AM broadcast stations:
2        (1) Except as provided in this Section, no yard or set
3    back regulations shall apply to or be required for a
4    facility.
5        (2) A facility may be located on the same zoning lot as
6    one or more other structures or uses without violating any
7    ordinance or regulation that prohibits or limits multiple
8    structures, buildings, or uses on a zoning lot.
9        (3) No minimum lot area, width, or depth shall be
10    required for a facility, and unless the facility is to be
11    manned on a regular, daily basis, no off-street parking
12    spaces shall be required for a facility. If the facility is
13    to be manned on a regular, daily basis, one off-street
14    parking space shall be provided for each employee regularly
15    at the facility. No loading facilities are required.
16        (4) No portion of a facility's supporting structure or
17    equipment housing shall be less than 15 feet from the front
18    lot line of the facility lot or less than 10 feet from any
19    other lot line.
20        (5) No bulk regulations or lot coverage, building
21    coverage, or floor area ratio limitations shall be applied
22    to a facility or to any existing use or structure
23    coincident with the establishment of a facility. Except as
24    provided in this Section, no height limits or restrictions
25    shall apply to a facility.
26        (6) A county's review of a building permit application

 

 

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1    for a facility shall be completed within 30 days. If a
2    decision of the county board is required to permit the
3    establishment of a facility, the county's review of the
4    application shall be simultaneous with the process leading
5    to the county board's decision.
6        (7) The improvements and equipment comprising the
7    facility may be wholly or partly freestanding or wholly or
8    partly attached to, enclosed in, or installed in or on a
9    structure or structures.
10        (8) Any public hearing authorized under this Section
11    shall be conducted in a manner determined by the county
12    board. Notice of any such public hearing shall be published
13    at least 15 days before the hearing in a newspaper of
14    general circulation published in the county. Notice of any
15    such public hearing shall also be sent by certified mail at
16    least 15 days prior to the hearing to the owners of record
17    of all residential property that is adjacent to the lot
18    upon which the facility is proposed to be sited.
19        (9) Any decision regarding a facility by the county
20    board or a county agency or official shall be supported by
21    written findings of fact. The circuit court shall have
22    jurisdiction to review the reasonableness of any adverse
23    decision and the plaintiff shall bear the burden of proof,
24    but there shall be no presumption of the validity of the
25    decision.
26    (g) The following provisions shall apply to all facilities

 

 

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1established (i) after the effective date of this amendatory Act
2of 1997 with respect to telecommunications carriers and (ii)
3after the effective date of this amendatory Act of the 94th
4General Assembly with respect to AM broadcast stations in the
5county jurisdiction area of any county with a population of
6less than 180,000:
7        (1) A facility is permitted if its supporting structure
8    is a qualifying structure or if both of the following
9    conditions are met:
10            (A) the height of the facility shall not exceed 200
11        feet, except that if a facility is located more than
12        one and one-half miles from the corporate limits of any
13        municipality with a population of 25,000 or more the
14        height of the facility shall not exceed 350 feet; and
15            (B) the horizontal separation distance to the
16        nearest principal residential building shall not be
17        less than the height of the supporting structure;
18        except that if the supporting structure exceeds 99 feet
19        in height, the horizontal separation distance to the
20        nearest principal residential building shall be at
21        least 100 feet or 80% of the height of the supporting
22        structure, whichever is greater. Compliance with this
23        paragraph shall only be evaluated as of the time that a
24        building permit application for the facility is
25        submitted. If the supporting structure is not an
26        antenna tower this paragraph is satisfied.

 

 

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1        (2) Unless a facility is permitted under paragraph (1)
2    of this subsection (g), a facility can be established only
3    after the county board gives its approval following
4    consideration of the provisions of paragraph (3) of this
5    subsection (g). The county board may give its approval
6    after one public hearing on the proposal, but only by the
7    favorable vote of a majority of the members present at a
8    meeting held no later than 75 days after submission of a
9    complete application by the telecommunications carrier. If
10    the county board fails to act on the application within 75
11    days after its submission, the application shall be deemed
12    to have been approved. No more than one public hearing
13    shall be required.
14        (3) For purposes of paragraph (2) of this subsection
15    (g), the following siting considerations, but no other
16    matter, shall be considered by the county board or any
17    other body conducting the public hearing:
18            (A) the criteria in subsection (d) of this Section;
19            (B) whether a substantial adverse effect on public
20        safety will result from some aspect of the facility's
21        design or proposed construction, but only if that
22        aspect of design or construction is modifiable by the
23        applicant;
24            (C) the benefits to be derived by the users of the
25        services to be provided or enhanced by the facility and
26        whether public safety and emergency response

 

 

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1        capabilities would benefit by the establishment of the
2        facility;
3            (D) the existing uses on adjacent and nearby
4        properties; and
5            (E) the extent to which the design of the proposed
6        facility reflects compliance with subsection (e) of
7        this Section.
8        (4) On judicial review of an adverse decision, the
9    issue shall be the reasonableness of the county board's
10    decision in light of the evidence presented on the siting
11    considerations and the well-reasoned recommendations of
12    any other body that conducts the public hearing.
13    (h) The following provisions shall apply to all facilities
14established after the effective date of this amendatory Act of
151997 in the county jurisdiction area of any county with a
16population of 180,000 or more. A facility is permitted in any
17zoning district subject to the following:
18        (1) A facility shall not be located on a lot under
19    paragraph (4) of subsection (d) unless a variation is
20    granted by the county board under paragraph (4) of this
21    subsection (h).
22        (2) Unless a height variation is granted by the county
23    board, the height of a facility shall not exceed 75 feet if
24    the facility will be located in a residential zoning
25    district or 200 feet if the facility will be located in a
26    non-residential zoning district. However, the height of a

 

 

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1    facility may exceed the height limit in this paragraph, and
2    no height variation shall be required, if the supporting
3    structure is a qualifying structure.
4        (3) The improvements and equipment of the facility
5    shall be placed to comply with the requirements of this
6    paragraph at the time a building permit application for the
7    facility is submitted. If the supporting structure is an
8    antenna tower other than a qualifying structure then (i) if
9    the facility will be located in a residential zoning
10    district the lot line set back distance to the nearest
11    residentially zoned lot shall be at least 50% of the height
12    of the facility's supporting structure or (ii) if the
13    facility will be located in a non-residential zoning
14    district the horizontal separation distance to the nearest
15    principal residential building shall be at least equal to
16    the height of the facility's supporting structure.
17        (4) The county board may grant variations for any of
18    the regulations, conditions, and restrictions of this
19    subsection (h), after one public hearing on the proposed
20    variations held at a zoning or other appropriate committee
21    meeting with proper notice given as provided in this
22    Section, by a favorable vote of a majority of the members
23    present at a meeting held no later than 75 days after
24    submission of an application by the telecommunications
25    carrier. If the county board fails to act on the
26    application within 75 days after submission, the

 

 

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1    application shall be deemed to have been approved. In its
2    consideration of an application for variations, the county
3    board, and any other body conducting the public hearing,
4    shall consider the following, and no other matters:
5            (A) whether, but for the granting of a variation,
6        the service that the telecommunications carrier seeks
7        to enhance or provide with the proposed facility will
8        be less available, impaired, or diminished in quality,
9        quantity, or scope of coverage;
10            (B) whether the conditions upon which the
11        application for variations is based are unique in some
12        respect or, if not, whether the strict application of
13        the regulations would result in a hardship on the
14        telecommunications carrier;
15            (C) whether a substantial adverse effect on public
16        safety will result from some aspect of the facility's
17        design or proposed construction, but only if that
18        aspect of design or construction is modifiable by the
19        applicant;
20            (D) whether there are benefits to be derived by the
21        users of the services to be provided or enhanced by the
22        facility and whether public safety and emergency
23        response capabilities would benefit by the
24        establishment of the facility; and
25            (E) the extent to which the design of the proposed
26        facility reflects compliance with subsection (e) of

 

 

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1        this Section.
2    No more than one public hearing shall be required.
3        (5) On judicial review of an adverse decision, the
4    issue shall be the reasonableness of the county board's
5    decision in light of the evidence presented and the
6    well-reasoned recommendations of any other body that
7    conducted the public hearing.
8(Source: P.A. 95-815, eff. 8-13-08; 96-696, eff. 1-1-10.)
 
9    Section 99. Effective date. This Act takes effect upon
10becoming law.