Plan Commission Packet 2014 12-10-14
PLAN COMMISSION
AGENDA
Wednesday, December 10, 2014
Yorkville City Hall
Conference Room
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous meeting minutes: November 12, 2014
Citizen’s Comments
--------------------------------------------------------------------------------------------------------------------
Public Hearings
1. PC 2014-18 The Yorkville Community Unit School District #115, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois, requesting special
use permit approval to construct a freestanding wind energy system (FWES), or wind
turbine, on an R-2 One Family Residence District zoned school property located at 920
Prairie Crossing Drive.
Old Business
New Business
1. PC 2014-18 The Yorkville Community Unit School District #115, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois, requesting special
use permit approval to construct a freestanding wind energy system (FWES), or wind
turbine, on an R-2 One Family Residence District zoned school property located at 920
Prairie Crossing Drive.
- Action Item
Special Use
Additional Business
1. City Council Action Updates
The following item was presented to the City Council on November 25, 2014.
a. PC 2014-19 Bryan and Lindsey Harl, petitioners, have filed an application with
Kendall County seeking a variance to construct an accessory structure that will be
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
located within the 150’ setback to the centerline of the roadway. The property is
located at 3416 Route 47.
b. PC 2014-20 Bridget Carlsen, petitioner, has filed an application with Kendall County
seeking a variance to construct an accessory structure that will be located within the
150’ setback to the centerline of the roadway. The property is located at 9950 Lisbon
Road.
Adjournment
DRAFT
UNITED CITY OF YORKVILLE
PLAN COMMISSION
City Council Chambers
Wednesday, November 12, 2014 7:00pm
Commission Members in Attendance
Chairman Tom Lindblom Jack Jones
Jeff Baker Art Prochaska
James Weaver Michael Crouch
Deborah Horaz
Absent: Jane Winninger, Charles Kraupner
Other City Staff
Krysti Barksdale-Noble, Community Development Director
Chris Heinen, City Planner
Other Guests None
Meeting Called to Order
Chairman Tom Lindblom called the meeting to order at 7:00pm.
Roll Call
Roll call was taken and a quorum was established.
Minutes September 10, 2014
The minutes were approved as presented on a motion by Prochaska and second by Jones.
Unanimous voice vote approval.
Citizen’s Comments None
Public Hearings None
Old Business None
New Business
1. PC 2014-19 Bryan and Lindsey Harl, petitioners, have filed an application
with Kendall County seeking a variance to construct an accessory
structure that will be located within the 150' setback to the centerline of
the roadway. The property is located at 3416 Route 47.
Mr. Heinen said this item was received on September 26th with the County requesting
feedback. This was not received in time for the October meeting and was approved
unanimously by the County ZBA on October 27th. This is for information and is a 1.5
mile review.
Page 1 of 2
Action Item
1-1/2 Mile Review (Variance)
A motion was made by Mr. Crouch to send the review back to the County with no
comment. The motion was seconded by Mr. Baker.
Roll call vote: Baker-yes, Prochaska-yes, Weaver-yes, Crouch-yes, Horaz-yes, Jones-
yes, Lindblom-yes. Passed 7-0.
2. PC 2014-20 Bridget Carlsen, petitioner, has filed an application with
Kendall County seeking a variance to construct an accessory structure that
will be located within the 150' setback to the centerline of the roadway. The
property is located at 9950 Lisbon Road.
This item was received from the County with some concern for the west property line.
Mr. Crouch pointed out that the house is also within the 150 feet setback to the centerline
of a roadway. It is a legal non-conforming structure.
Action Item
1-1/2 Mile Review (Variance)
Mr. Weaver moved and Mr. Crouch seconded a motion to send this to the County with no
comments.
Roll call: Prochaska-yes, Weaver-yes, Crouch-yes, Horaz-yes, Jones-yes, Baker-yes,
Lindblom-yes. Passed 7-0
Additional Business
1. City Council Action Updates
Ms. Barksdale-Noble said a recommendation not to approve the final plat for Heartland
Subdivision was presented at the September 23rd Council meeting. However, the plat
was approved as presented with an 8-0 Council vote. It is still under engineering review.
2. 2015 Plan Commission Meeting Schedule
Mr. Heinen noted one conflict on Veteran's Day which was moved to a later date. The
schedule was approved as presented.
The Comp Plan update has begun and Mr. Heinen said the consultant wishes to form a
steering committee to review plan drafts. One member of the Plan Commission was
recommended for this committee. The consultant will meet with the Plan Commission at
a later date, however, Commissioners thought an earlier meeting would be more
beneficial for the process. Commissioner Weaver volunteered to be on the steering
committee.
The zoning ordinance Public Hearing is scheduled for November 17 and at City Council
on November 25th for consideration or a vote. A draft is on the website.
Adjournment
There was no further business and the meeting was adjourned at 7:13pm on a motion by
Jones and second by Prochaska.
Respectfully transcribed by
Marlys Young, Minute Taker
Page 2 of 2
Staff is requesting that this item be continued to the January 14, 2015 Plan Commission
meeting due to the public notice not being published in the local newspaper within the
required amount of time prior to the public hearing.
BACKGROUND & PROJECT DESCRIPTION:
The applicant, Yorkville Community Unit School District #115, is seeking Special Use
approval to construct a freestanding wind energy system (FWES), or wind turbine, on an R-2 One
Family Residence District zoned school property located at 920 Prairie Crossing Drive. The school
where the proposed wind turbine will be situated is the Yorkville Middle School, which is also
located within the Raintree Village Subdivision, a planned unit development. The overall school
property is approximately 15 acres, inclusive of a school building, outdoor park/playground and
parking area.
As confirmed by the applicant, the wind turbine will have an overall height of 74.9 feet (70
feet for the tower plus 4.9 feet for the blade length) and would be located in the rear of the school
building near the loading dock area. The wind turbine proposed for this project is the Pika T701,
which is a tower-mounted horizontal axis system and has a rated power of 1.8 kilowatts (kW) output.
The free wind energy system will also have a grid-tie inverter which will connect the turbine to
ComEd’s power grid.
EXISTING CONDITIONS:
The existing zoning and land use for properties surrounding the subject property are as
indicated below:
Zoning Land Use
North R-2 One-Family Residence District Raintree Village Subdivision (PUD)
East R-2D Duplex Two-Family Residence District Raintree Village Subdivision (PUD)
South R-2 One-Family Residence District Undeveloped Land
(Proposed Hudson Lakes Subdivision )
West R-2 One-Family Residence District Raintree Village Subdivision (PUD)
ALTERNATIVE ENERGY SYSTEMS REGULATIONS:
On November 25, 2014, the City Council approved a new Zoning Ordinance update. As part
of the updated Zoning Ordinance, specific zoning and regulatory criteria related to alternative energy
systems was adopted. Chapter 19: Alternative Energy Systems of the approved new Zoning
Ordinance identifies freestanding wind energy systems (FWES) as a special use within the R-2
Zoning District and establishes regulations which were used in the review of this request.
Memorandum
To: Plan Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: December 4, 2014
Subject: PC 2014-18 – Freestanding Wind Turbine System
Yorkville Community School Dist. #115 (Special Use Permit)
920 Prairie Crossing Drive - Yorkville Middle School
Per Section 10-19-5 of the Zoning Ordinance, the following bulk regulations shall also be
met for freestanding wind energy systems:
o The maximum height for a freestanding wind energy system shall be one-hundred
seventy five feet (175’) measured from the base to the highest edge of the system.
o The base of the system shall be setback 1.1 times (110%) the height of the highest
edge of the system from all property lines, overhead utility line poles, communication
towers, public sidewalks or trials, public rights-of-way, and other freestanding wind
energy systems. Any system or any ancillary equipment shall not be located within
any required setbacks of the respective zoning district.
o Freestanding wind energy systems shall not be located within the required front yard
or corner side yard. They shall not be permitted within any utility, storm or drainage,
water, sewer, or other type of public easement.
Additionally, Section 10-19-4 of the Zoning Ordinance sets forth system design criteria which are
required for freestanding wind energy systems as part of the proposed new Alternative Energy
chapter which is listed below:
o Signage: No commercial signage or attention-getting device is permitted on any Alternative
Energy System. One (1) sign shall be permitted to indicate the emergency contact
information of the property owner or operator with a maximum sign area of 2 square feet.
o Safety: All wind energy systems shall be equipped with manual and/or automatic controls
and mechanical brakes to limit rotation of blades to prevent uncontrolled rotation.
o Noise: Freestanding wind energy systems shall not exceed fifty-five (55) dBA when in or
adjacent to all residential districts.
o Design: Wind energy systems and associated tower shall be a non-reflective color.
o Clearance: In all zoning districts, the minimum clearance between the lowest tip of the rotor
or blade and the ground is fifteen (15) feet.
o Access: Freestanding wind energy systems and all components shall be protected against
unauthorized access by the public. Climbing access to the tower shall not start until twelve
(12) feet above grade.
o Shadow Flicker: Defined as the on-and-off strobe light effect caused by the shadow of
moving turbine blades cast by the sun passing though the rotating turbine. No habitable
portion of an existing adjacent structure shall be subject to Shadow Flicker from a wind
turbine. Shadow Flicker onto an adjacent roof and/or exterior wall which does not contain
any windows, doors, and like openings shall be acceptable. If Shadow Flicker occurs, the
operation of the wind turbine shall cease during those times which cause the Shadow Flicker.
SPECIAL USE CRITERIA:
Section 10-4-9F of the City’s Zoning Ordinance establishes standards for special use
requests. No special use shall be recommended by the plan commission unless said commission
shall find that:
1. The establishment, maintenance or operation of the special use will not be unreasonably
detrimental to or endanger the public health, safety, morals, comfort or general welfare.
2. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purpose already permitted, nor substantially diminish and
impair property values within the neighborhood.
3. The establishment of the special use will not impede the normal and orderly development
and improvement of surrounding property for uses permitted in the district.
4. Adequate utilities, access roads, drainage or other necessary facilities have been or are
being provided.
5. Adequate measures have been or will be taken to provide ingress or egress so designed as
to minimize traffic congestion in the public streets.
6. The special use shall in all other respects conform to the applicable regulations of the
district in which it is located, except as such regulations may in each instance be modified
by the city council pursuant to the recommendations of the plan commission.
The applicant has provided written responses to these special use standards as part of
their application and requests inclusion of those responses into the public record.
Additionally, the plan commission must consider the following factors specific to
freestanding wind energy systems (FWES) in determining whether to issue a special use permit
above and beyond those factors referenced above (Section 10-19-4C):
1. That the proposed energy system shall further the intent of Chapter 19: Alternative Energy
Systems and provide renewable energy to the property on which it is proposed.
2. That the proposed alternative energy system is located in such a manner as to minimize
intrusions on adjacent residential uses through siting on the lot, selection of appropriate
equipment, and other applicable means.
3. That the establishment for the proposed alternative energy system will not prevent the normal
and orderly use, development or improvement of the adjacent property for uses permitted in
the district.
STAFF COMMENTS & RECOMMENDATIONS:
While school districts typically are exempt from local municipality building and permitting
regulations, as they are reviewed and approved by the State, local zoning regulations are applicable.
Below is a summary of the recommended conditions to the Special Use for the freestanding wind
energy system proposed by staff and the Plan Council:
1. Based on the proposed overall height of the system as 74.9 feet, the required minimum
setback from all property lines, overhead utility line poles, communication towers, public
sidewalks or trials, public rights-of-way, and other freestanding wind energy systems
shall be 82.39 feet. Dimensioned site plans must be submitted which illustrate
compliance with this requirement.
2. The system shall not be permitted within the required front yard or corner side yard, nor
shall it be located within any utility, storm or drainage, water, sewer, or other type of
public easement.
3. Illustrative or other study evidence must be submitted to demonstrate that shadow flicker
will not be an issue to adjacent residential land uses as a result of the installation of this
freestanding wind energy system.
4. Wind energy systems and associated tower shall be a non-reflective color.
5. The system must maintain a minimum clearance between the lowest tip of the rotor or
blade and the ground is fifteen (15) feet.
6. Freestanding wind energy systems and all components shall be protected against
unauthorized access by the public. Climbing access to the tower shall not start until
twelve (12) feet above grade.
7. Freestanding wind energy systems shall not exceed fifty-five (55) dBA when in or
adjacent to all residential districts.
8. Submittal of stamped (Illinois SE) drawings and calculations for the tower and
foundation.
9. Submittal of soil boring(s) for the design of the foundation.
10. Maintenance plans for the proposed wind turbine unit shall be provided as part of the
Building Permit application, which shall include how maintenance of the system will be
conducted and how often maintenance will occur.
11. An emergency access road to the freestanding wind energy system shall be provided and
illustrated on the site plan.
12. One (1) sign shall be permitted to indicate the emergency contact information of the
property owner or operator with a maximum sign area of 2 square feet.
13. Evidence that the electric utility service provider that serves the proposed site (ComEd) has
been notified of the owner’s intent to install an interconnected customer-owned electricity
generator.
14. All wind energy systems shall be equipped with manual and/or automatic controls and
mechanical brakes to limit rotation of blades to prevent uncontrolled rotation.
Proposed Motion:
In consideration of testimony presented during a Public Hearing on December 10, 2014 and
discussions conducted at that meeting, the Plan Commission recommends approval to the City
Council a request for Special Use approval to construct a freestanding wind energy system
(FWES), or wind turbine, on an R-2 One Family Residence District zoned school property located
at 920 Prairie Crossing Drive, as illustrated in a Wind Turbine Site Assessment Report prepared
by CS2 Renewable Energy, dated February 10, 2014, subject to staff recommendations in a memo
dated December 4, 2014, and further subject to {insert any additional conditions of the Plan
Commission}…
Attachments:
1. Recently approved Chapter 19: Alternative Energy Systems of the United City of Yorkville
Zoning Ordinance.
2. Copy of Petitioner’s Application w/exhibits.
3. Wind Turbine Site Assessment Report prepared by CS2 Renewable Energy dated February
10, 2014.
4. EEI Review Letter dated November 13, 2014.
5. Copy of Public Notice
[ United City of Yorkville Zoning Ordinance ][ 1 ]
CHAPTER 19
Alternative Energy Systems
10-19-1: Purpose
The purpose of this Chapter is to regulate alternative energy systems and to promote their effective and efficient use. The
regulations are intended to achieve the following:
A. Provide zoning regulations to guide the installation and operation of renewable energy systems;
B. Accommodate sustainable energy production from renewable energy sources;
C. Preserve the aesthetics of the zoning districts in the interest of property values, public health, safety, and
general welfare.
10-19-2: Permitted and Special Uses
All alternative energy systems shall be approved in accordance with Section 10-4-9 of the Title.
10-19-3: Definitions
WIND FARM: More than one Freestanding Wind Energy Systems on a given site, constructed for the commercial generation
of electrical power.
FREESTANDING WIND ENERGY SYSTEM (FWES): Free-standing, tower-mounted Wind Energy Systems with a system height
measuring less than 175 ft. from the ground. These facilities are accessory structures that generate power for local distri-
bution and consumption. Generators typically range from 1 kW to 100 kW in nameplate wattage.
BUILDING MOUNTED WIND ENERGY SYSTEMS (BWES): Wind Energy Systems that are structurally attached either onto the
roof of or to the side of a building.
SOLAR FARMS: More than one Freestanding Solar Energy Systems on a given site, constructed for the commercial genera-
tion of electrical power.
FREESTANDING SOLAR ENERGY SYSTEMS (FSES): Free-standing, ground-mounted Solar Energy System, including appur-
tenances, which converts solar energy to a usable form of energy to meet all or part of the energy requirements of the
on-site user.
BUILDING MOUNTED SOLAR ENERGY SYSTEMS (BSES): A Solar Energy System that is an integral part of a principal or ac-
cessory building, rather than a separate mechanical device, replacing or substituting for an architectural or structural com-
ponent of the building. Building mounted systems include, but are not limited to solar energy systems contained within
roofing materials, windows, skylights and awnings.
10-19-4: General Requirements
A. Applicability: The provisions of this chapter are to establish zoning parameters by which Solar and Wind Energy Systems
may be installed in the City. Additional renewable energy solutions not mentioned herein may be authorized subject to
compliance with the applicable codes and standards of the City.
B. Approval Process: All Alternative Energy Systems shall require a building permit prior to installation. Installation of Al-
ternative Energy Systems may require a Special Use Permit; refer to Table 10.16.01 in this Chapter of the Zoning Ordinance.
C. Standards for Granting a Special Use:
[ United City of Yorkville Zoning Ordinance ][ 2 ]
Chapter 19: Alternative Energy Systems
1. The City Council shall determine that the application has met all of the general requirements of this chapter.
2. The proposed energy system shall further the intent of this Chapter and provide renewable energy to the
property on which it is proposed.
3. The proposed alternative energy system is located in such a manner as to minimize intrusions on adjacent
residential uses through siting on the lot, selection of appropriate equipment, and other applicable means.
4. The establishment for the proposed alternative energy system will not prevent the normal and orderly use,
development or improvement of the adjacent property for uses permitted in the district.
D. Use: Alternative Energy Systems shall be an accessory to the principal permitted use of a site.
E. Abandoned Systems: All Alternative Energy Systems inactive or inoperable for twelve (12) continuous months shall be
deemed abandoned. If the system is deemed abandoned, the owner is required to repair or remove the system from the
property at the owner’s expense within ninety (90) days after notice from the City. If the owner does not comply with said
notice, the Building Code Official shall enforce this as a violation of the Yorkville Zoning Ordinance.
F. Signage: No commercial signage or attention-getting device is permitted on any Alternative Energy System. One (1) sign
shall be permitted to indicate the emergency contact information of the property owner or operator. Said sign shall not
exceed two (2) square feet in size.
G. Utility Service Provider: Evidence that the electric utility service provider that serves the proposed site has been noti-
fied of the owner’s intent to install an interconnected customer-owned electricity generator.
H. Safety: All wind energy systems shall be equipped with manual and/or automatic controls and mechanical brakes to
limit rotation of blades to prevent uncontrolled rotation.
I. Lighting: Alternative Energy Systems shall not be illuminated, except as required by the FAA or those used in commercial
applictions such as streetlights.
J. Shadow Flicker: Defined as the on-and-off strobe light effect caused by the shadow of moving turbine blades cast by the
sun passing though the rotating turbine. No habitable portion of an existing adjacent structure shall be subject to Shadow
Flicker from a wind turbine. Shadow Flicker onto an adjacent roof and/or exterior wall which does not contain any win-
dows, doors, and like openings shall be acceptable. If Shadow Flicker occurs, the operation of the wind turbine shall cease
during those times which cause the Shadow Flicker.
K. Screening: There shall be no required mechanical screening for Alternative Energy Systems.
L. Design: Wind energy systems and associated tower shall be a non-reflective color. The city council may impose such
conditions as are necessary to eliminate, if at all possible, any adverse affects such system may have on surrounding prop-
erties.
M. Compliance: Wind energy systems shall meet or exceed current standards of the international building code and feder-
al aviation administration (FAA) requirements, any other agency of the state or federal government with the authority to
regulate wind energy systems, and all city codes.
N. Building Code/Safety Standards: Any owner or operator of an alternative energy system shall maintain said system in
compliance with the standards contained in the current and applicable state or local building codes and any applicable
standards for said energy systems that are published by the international building code, as amended from time to time. If,
upon inspection, the United City of Yorkville concludes that an alternative energy system fails to comply with such codes
and standards and constitutes a danger to persons or property, the city code official shall require immediate removal of
the system at the owner’s expense.
[ United City of Yorkville Zoning Ordinance ][ 3 ]
Chapter 19: Alternative Energy Systems
10-19-5: Freestanding Wind Energy Systems
A. Location: Please refer to Table 10.19.01 in this Chapter of the Zoning Ordinance for placement of Alternative Energy
Systems within each specified zoning district.
B. Clearance: In all zoning districts, the minimum clearance between the lowest tip of the rotor or blade and the ground is
fifteen (15) feet. See Figure 10-19-5A
Figure 10-19-5A
C. Permitted Yard Locations: Freestanding wind energy systems shall not be located within the required front yard or cor-
ner side yard. They shall not be permitted within any utility, storm or drainage, water, sewer, or other type of public
easement. The use of guy wires as supports for a freestanding wind energy system shall be prohibited.
D. Height: The maximum height for a freestanding wind energy system shall be one-hundred seventy five feet (175’) mea-
sured from the base to the highest edge of the system.
E. Setbacks: The base of the system shall be setback 1.1 times (110%) the height of the highest edge of the system from
all property lines, overhead utility line poles, communication towers, public sidewalks or trails, public rights-of-way, and
other freestanding wind energy systems. Any system or any ancillary equipment shall not be located within any required
setbacks of the respective zoning district.
F. Access: Freestanding wind energy systems and all components shall be protected against unauthorized access by the
public. Climbing access to the tower shall not start until twelve (12) feet above grade.
G. Noise: Freestanding wind energy systems shall not exceed the following:
1. Fifty-five (55) dBA when in or adjacent to all residential districts.
2. Sixty (60) dBA when in or adjacent to all non-residential districts.
10-19-6: Building Mounted Wind Energy Systems
A. Location: Please refer to Table 10.19.01 in this Chapter of the Zoning Ordinance for placement of Alternative Energy
Systems within each specified zoning district. Building mounted wind energy systems are allowed on all principal and ac-
cessory structures and shall be affixed to the roof deck of a flat roof or to the ridge or slope of a pitched roof and may not
be affixed to the parapet or chimney of any structure. The systems must be set back a minimum of five (5) feet from the
edge or eave of the roof.
B. Quantity: One (1) turbine is allowed for every 500 square feet of the combined roof area. For a pitched roof, each
surface of the roof shall be included in the roof area calculation.
C. Noise: Building mounted wind energy systems shall not exceed the following:
1. Fifty-five (55) dBA when in or adjacent to all residential districts.
[ United City of Yorkville Zoning Ordinance ][ 4 ]
Chapter 19: Alternative Energy Systems
2. Sixty (60) dBA when in or adjacent to all non-residential districts.
D. Height: The maximum height for a building mounted wind energy system is fifteen (15) feet. The system is measured
from the roof surface on which the system is mounted to the highest edge of the system with the exception of any roof
pitches 10:12 or greater. They system shall not exceed fifteen (15) feet above the maximum permitted height of the zoning
district. Refer to Figure 10-19-6A.
Figure 10-21-4A Figure 10-19-6A
10-19-7: Freestanding Solar Energy Systems
A. Location: Please refer to Table 10.19.01 in this Chapter of the Zoning Ordinance for placement of Alternative Energy
Systems within each specified zoning district.
B. Setbacks: All parts of any freestanding solar energy system shall be set back eight (8) feet from the interior side and
interior rear property lines.
C. Permitted Yard Locations: Freestanding solar energy systems shall not be located within the required front yard or
corner side yard. They shall not be permitted within any utility, storm or drainage, water, sewer, or other type of public
easement. The use of guy wires as supports for a freestanding solar energy system shall be prohibited.
D. Clearance: Minimum clearance between the lowest point of the system and the surface on which the system is
mounted is ten (10) feet. Refer to Figure 10-19-7A.
E. Solar Glare: Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby
properties or roadways.
F. Maximum Height: Maximum height of freestanding solar energy systems shall be subject to special use conditions.
Figure 10-21-5A Figure 10-19-7A
[ United City of Yorkville Zoning Ordinance ][ 5 ]
Chapter 19: Alternative Energy Systems
10-19-8: Building Mounted Solar Energy Systems
A. Location: Please refer to Table 10.19.01 in this Chapter of the Zoning Ordinance for placement of Alternative Energy
Systems within each specified zoning district. Building mounted solar energy systems are allowed on the principal and
accessory structures, any roof face and side and rear building facades. The systems are allowed on the front or exterior
side building facades if the following conditions are met:
1. Solar access is optimized on the front and exterior side facades.
2. Systems are simultaneously used to shade the structure’s doors or windows. See Figure 10-19-8C
B. Height: Systems shall not extend beyond three (3) feet parallel to the roof surface of a pitched roof. Nor shall the
system extend beyond four (4) feet parallel to the roof surface of a flat roof unless completely concealed or equal to the
height of the parapet wall, whichever is greater. If the system is flush mounted, the system must be less than eight (8)
inches from the roof surface. Refer to Figure 10-19-8A.
Figure 10-19-8A
C. Quantity: The total square footage may not exceed the total area of the roof surface of the structure to which the
system is attached.
D. Projection: The system may project up to four (4) feet from a building façade or roof edge. The system may project
into an interior side or interior rear setback, but shall be no closer than five (5) feet to the interior side or interior rear
property line. Refer to Figure 10-19-8B.
Figure 10-19-8B Figure 10-19-8C
10-19-9: Permitting and Fees
[ United City of Yorkville Zoning Ordinance ][ 6 ]
Chapter 19: Alternative Energy Systems
A. Permitting:
1.The installation of any alternative energy system requires a building permit from the United City of Yorkville.
2. In order to receive permit, alternative energy systems must be approved by an alternative energy certification
program.
3.Prior to permit issuance, the owner shall sign an acknowledgement that said owner will be responsible for any
and all enforcement costs and remediation costs resulting from any violations of this chapter. These costsinclude,
but are not limited to, removal of system, property restoration necessary upon removal of the system, city legal
expenses and hearing costs associated with violations of this chapter.
4. A permit is valid for two (2) years following issuance or renewal. At the end of the two (2) year period, the
alternative energy system must be inspected by the city code official. Following inspection, the code official will:
a. Renew the permit if found to be in compliance with this chapter, or
b. Order any actions necessary for the alternative energy system to be in compliance with this chapter;
or
c. Determine the system abandoned per section 10-19-4.
B. Engineering:
1. Manufacturer’s engineering specifications of the tower, turbine and foundation, detailed drawing of electrical
components and installation details, and expected noise level production.
2. For turbines greater than twenty (20 kW) kilowatts of nameplate capacity, an Illinois licensed structural
engineer’s seal shall be required.
3. All FWES facilities shall be designed to withstand a minimum wind velocity of one hundred (100) miles per
hour, with an impact pressure of forty (40) pounds per square foot.
4. Each FWES shall conform to applicable industry standards, including those of the American National
Standards Institute (ANSI). Applicants shall submit certificates of design compliance that equipment
manufaturers have obtained from Underwriters Laboratories (UL), National Renewable Energy Laboratories
(NREL), Det Norske Veritas (DNV), Germanischer Lloyd Wind Energie (GL), or an equivalent third party.
5. Turbines greater than 100 ft. total height or greater than 5,000 lbs structural weight shall require a soil
analysis at base of the tower and a stamped drawing by an Illinois licensed Structural Engineer. Structural weight
shall be defined as the tower, wind turbine generator, and any other component(s) otherwise supported by the
base foundation.
6. Proof of homeowner, farm or business insurance, as appropriate, shall be submitted.
C. Fees:
A. If applicable, alternative energy systems will be subject to the fee schedule for special use applications as
defined by Section 1-7-9 of this title. Said fee will be payable per alternative energy system at the time of the
application submittal by the petitioner.
B. In addition, alternative energy systems will be subject to a one hundred fifty dollar ($150.00) building permit
fee. The permit fee will be payable at the time of the application submittal by the petitioner.
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE
THE UNITED CITY OF YORKVILLE
PLAN COMMISSION
PC 2014-18
NOTICE IS HEREWITH GIVEN THAT The Yorkville Community Unit School
District #115, petitioner, has filed an application with the United City of Yorkville,
Kendall County, Illinois, requesting special use permit approval for the
construction and operation of a free standing wind turbine system with a minimum
height of seventy feet (70’) to be installed at the Yorkville Middle School. The real
property is located at 920 Prairie Crossing Drive in Yorkville, Illinois.
The legal description is as follows:
LOT 320 OF RAINTREE VILLAGE, UNIT FOUR BEING A SUBDIVISION OF
PART OF THE SOUTHWEST QUARTER OF SECTION 3 AND PART OF THE
NORTHWEST QUARTER OF SECTION 10, ALL IN TOWNSHIP 36 NORTH,
RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN IN THE UNITED
CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS.
PIN# 05-10-105-003
The application materials for the proposed Special Use are on file with the City
Clerk.
NOTICE IS HEREWITH GIVEN THAT the Plan Commission for the United City
of Yorkville will conduct a public hearing on said application on Wednesday,
January 14, 2015 at 7 p.m. at the United City of Yorkville, City Hall, located at
800 Game Farm Road, Yorkville, Illinois 60560.
The public hearing may be continued from time to time to dates certain without
further notice being published.
All interested parties are invited to attend the public hearing and will be given an
opportunity to be heard. Any written comments should be addressed to the United
City of Yorkville City Clerk, City Hall, 800 Game Farm Road, Yorkville, Illinois,
and will be accepted up to the date of the public hearing.
By order of the Corporate Authorities of the United City of Yorkville, Kendall
County, Illinois.
BETH WARREN
City Clerk
BY: Lisa Pickering
Deputy Clerk
Purpose
The purpose of this memorandum is to provide the Plan Commission with an update on the
action taken by the City Council on the items previously presented to and recommended by the Plan
Commission at a prior meeting.
City Council Action:
The City Council reviewed the Plan Commission’s recommendations regarding the following
items during their meeting held on November 25, 2014 and had no additional comments to Kendall
County.
1. PC 2014-19 Bryan and Lindsey Harl, petitioners, have filed an application with Kendall
County seeking a variance to construct an accessory structure that will be located within
the150’ setback to the centerline of the roadway. The property is located at 3416 Route 47.
- Action Item
1 ½ Mile Review (Variance)
2. PC 2014-20 Bridget Carlsen, petitioner, has filed an application with Kendall County seeking
a variance to construct an accessory structure that will be located within the150’ setback to the
centerline of the roadway. The property is located at 9950 Lisbon Road.
- Action Item
1 ½ Mile Review (Variance)
Memorandum
To: Plan Commission
From: Chris Heinen, Planner
CC: Bart Olson, City Administrator
Krysti J. Barksdale-Noble, Community Development Director
Date: December 2, 2014
Subject: City Council Action Updates
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