Economic Development Packet 2014 12-02-14
AGENDA
ECONOMIC DEVELOPMENT COMMITTEE MEETING
Tuesday, December 2, 2014
6:00 p.m.
City Hall Conference Room
Citizen Comments:
Minutes for Correction/Approval: November 4, 2014
New Business:
1. EDC 2014-45 Building Permit Report for October 2014
2. EDC 2014-46 Building Inspection Report for October 2014
3. EDC 2014-47 Property Maintenance Inspection Update
4. EDC 2014-48 Prestwick – Requested Payment Extension of Land Cash Fees
5. PC 2014-18 Yorkville School District – Wind Turbine Special Use
Old Business:
Additional Business:
2014/2015 City Council Goals – Economic Development Committee
Goal Priority Staff
“Downtown Planning and Development” 2 Bart Olson & Krysti Barksdale-Noble
“South Side Economic Development” 2 Bart Olson & Krysti Barksdale-Noble
“Comprehensive Plan Update” 11 Krysti Barksdale-Noble
“Fill Empty Commercial Storefronts” 19 Krysti Barksdale-Noble
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
UNITED CITY OF YORKVILLE
WORKSHEET
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, December 2, 2014
6:00 PM
CITY HALL CONFERENCE ROOM
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CITIZEN COMMENTS:
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MINUTES FOR APPROVAL:
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1. November 4, 2014
□ Approved ________
□ As presented
□ As amended
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NEW BUSINESS:
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1. EDC 2014-45 Building Permit Report for October 2014
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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2. EDC 2014-46 Building Inspection Report for October 2014
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
3. EDC 2014-47 Property Maintenance Inspection Update
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
4. EDC 2014-48 Prestwick – Requested Payment Extension of Land Cash Fees
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
5. PC 2014-18 Yorkville School District – Wind Turbine Special Use
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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ADDITIONAL BUSINESS:
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Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
Minutes
Tracking Number
Minutes of the Economic Development Committee – November 4, 2014
EDC – December 2, 2014
Majority
Committee Approval
Minute Taker
Name Department
Page 1 of 3
DRAFT
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, November 4, 2014, 6:00pm
Yorkville City Hall, Conference Room
800 Game Farm Road
In Attendance:
Committee Members
Chairman Ken Koch
Alderman Joel Frieders
Alderman Carlo Colosimo
Absent: Alderman Diane Teeling
Other City Officials
Mayor Gary Golinski
City Administrator Bart Olson
Community Development Director Krysti Barksdale-Noble
City Planner Chris Heinen
Code Official Pete Ratos
Alderman Chris Funkhouser (arr. 6:06pm)
Other Guests: None
The meeting was called to order by Chairman Ken Koch at 6:01pm.
Citizen Comments None
Previous Meeting Minutes October 9, 2014
The minutes were approved as read.
New Business
1. EDC 2014-39 Building Permit Report for September 2014
Mr. Ratos reported 7 permits issued (6 were B.U.I.L.D. Program homes) with average minimum size of
2,400 square feet. Overall he feels the square footage is larger and quality better and he will compile a
comparison with last year.
2. EDC 2014-40 Building Inspection Report for September 2014
In September, 216 inspections were performed, 6 of those were outsourced to the County and Mr. Ratos
also performed 19 for the County. Mr. Frieders said he has had many calls regarding parkway trees and
clarified that residents are not required to plant trees in the parkway.
Page 2 of 3
3. EDC 2014-41 Property Maintenance Inspection Update
Seventeen cases came before the Hearing Officer. Of those, 7 were for weeds/grass with 6 being
dismissed due to compliance on the hearing date. The rest were found liable. Mr. Ratos noted some of
the fines assessed by the Hearing Officer varied and Mayor Golinski added that minimum fines had
been previously determined. As a Hearing Officer, Alderman Colosimo said he follows the guidelines
already set. Ms. Barksdale-Noble noted that there is no minimum for property maintenance violations
as opposed to other violations. Mr. Olson will consult with Attorney Orr on this. If a property
maintenance violator admits guilt, but complies prior to the Hearing, there will no fee assessed.
Higher fines are recommended for chronic violators according to Mr. Ratos.
4. EDC 2014-42 Economic Development Committee Meeting Dates for 2015
The committee approved the proposed schedule.
5. EDC 2014-43 Noise Ordinance Amendments
Mr. Heinen recapped the recent text amendment allowing amphitheatres. Staff did research on the
noise ordinance and suggested additional text amendments, while the City Intern compiled a table of
specific noise levels as a point of reference.
There was discussion that the noise level is measured at the property line of the complainant and also at
the site of the violator. Alderman Frieders asked if a warning is issued to the violator first. A request
for compliance is made, however a citation is also issued. Mr. Ratos said he would do the test at the
complainant's property to show them the level. Mr. Frieders said he thought it was extra test and text.
Certain fence designs can also influence noise levels according to Mr. Ratos.
Alderman Colosimo discussed the proposed amphitheatre and the fact that it would be positioned on
the property line. He is concerned about noise complaints from nearby houses in the very small area.
The owner is working with the City on the anticipated noise levels. Mr. Ratos said music speakers
focus and direct the sound and oftentimes, the volume is very little at the rear of a stage. Requirements
would have to be met by the amphitheatre owners.
Alderman Frieders also questioned Naperville ordinance (pdf page 40) relating to odor regulations.
This ordinance also includes sign illumination, performance standards, smoke, etc. and Ms. Barksdale-
Noble said Yorkville also has performance standards language. Alderman Koch asked about laser
lights which are covered in the standards code.
This matter will move to the Public Safety Committee.
6. EDC 2014-44 Recommendation of Appointments to the Comprehensive Plan Update Steering
Committee
Lakota Group's Comprehensive Plan update will include the appointment of a steering committee to
review and discuss plan drafts. Staff would like to see representation from 12 different areas with a
committee of about 10-15 members appointed by the Mayor. Alderman Colosimo asked how the HOA
member would be chosen since there are many. Any HOA member can also give input in the public
portion of meetings. There will be eight meetings over a 2-year period. After the full Council
endorses the committee structure, Ms. Barksdale-Noble will send out emails to HOA's and advertise for
committee members. This matter will move forward to the Council regular agenda.
Page 3 of 3
Old Business:
1. EDC 2014-37 Beekeeping Ordinance – Repeal of 1000' Rule
Mr. Heinen reported that in view of new information, staff was asked to form new regulations and keep
the 1000' for new licenses and the grandfather clause for pre-existing colonies. Three areas were
addressed: 1) number of licenses, 2) 1000' rule, 3) colony density (1 acre or less). This moves
forward to the consent agenda.
2. EDC 2014-38 Downtown Overlay District
Ms. Barksdale-Noble said it was previouly decided that both a long-term and short term approach were
needed. The long-term will coincide with the Lakota Group Comp Plan update.
The short-term will include beautification issues and property maintenance standards. She made a
comparison table of international standards and what is proposed for the downtown district. She
asked for direction on some of the proposals. Alderman Frieders said documentation should include
what the issues were, “what the bare minimum was” and what is being done to improve the downtown.
Any permit requests also require repairs of violations. Lakota Group will define the downtown by the
end of January. This will move forward to the Council.
Additional Business:
Alderman Frieders asked if a business owner who is a Chamber member making a complaint, has an
obligation to report the issue to the City. Bart Olson said there is nothing in the Chamber by-laws
which requires this, but the Chamber Director may occasionally report issues to him. Mr. Frieders said
he has received calls regarding difficulties for a northside business owner and conversely, the help the
City has given to the downtown ice cream shop, etc. Mr. Frieders said he does not want business
owners to say “the City doesn't care”. He said he hoped a business owner would communicate and he
asked staff to figure out a two-way form of communication if there is an issue and subsequent
documentation of it. He would like to try to do something where possible and that it is a PR issue. He
wants to give business owners options, not just have them move out of town. He wants people to
understand they can come to the City with a problem. Alderman Colosimo said the updated website
where complaints can be made, would help this type of situation. Alderman Koch is also aware of
three southside businessess who had difficulties during the Rt. 47 construction.
There was no further business and the meeting was adjourned at 6:49pm.
Minutes respectfully submitted by
Marlys Young
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #1
Tracking Number
EDC 2014-45
Building Permit Report for October 2014
EDC – December 2, 2014
N/A
N/A
N/A
Informational
None
All permits issued in October, 2014.
D. Weinert Community Development
Name Department
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Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #2
Tracking Number
EDC 2014-46
Building Inspection Report for October 2014
EDC – December 2, 2014
N/A
N/A
N/A
Informational
None
All inspections scheduled in October 2014.
D. Weinert Community Development
Name Department
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DATE
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DATE
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8
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #3
Tracking Number
EDC 2014-47
Property Maintenance Inspection Update
EDC/December 2, 2014
Informational Item
None
Pete Ratos Community Development
Name Department
Property Maintenance Report November 2014
Adjudication:
9 Cases heard in November
Case Number Offense Location Offense Outcome
11/12/2014
N 2218 704-706 N. Bridge St 4-1-5 Weeds Liable $3,500
N 2292 4512 Marquette St Motor Vehicle on property Dismissed
N 2293 713 B Clover Ct 4-1-5 Weeds Liable $3,300
11/19/2014
N 2294 804 Morgan St. Motor Vehicle on property Liable $2,625
N 2295 804 Morgan St. Off Street Parking Liable $2,625
11/24/2014
N 2220 2882 McLellan Blvd 4-1-5 Weeds Dismissed
N 2296 Westbury Village 4-3-1 Junk, Trash, Refuse Liable $2,475
N 2219 Westbury Village 4-1-5 Weeds Liable $2,475
N 2221 367 Pensacola St 4-1-5 Weeds Dismissed
November Postings for Weed Ordinance 4-1-5:
0 Posted properties
November Formal Complaint
1 Formal complaint received in November
2014-11-001 343 Tyler Creek Court Weeds Owner Notified
Memorandum
To: Economic Development Committee
From: Pete Ratos, Code Official
CC: Bart Olson, Krysti Barksdale-Noble, Lisa Pickering
Date: November 25, 2014
Subject: November Property Maintenance
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached memo.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #4
Tracking Number
EDC 2014-48
Prestwick – Requested Payment Extension of Land Cash Fees
EDC/December 2, 2014
10/10/13
Approval of Ordinance 2013-56
N/A
Discussion, feedback and direction
Request for extension for payment of 1st installment of land cash fees for the
Prestwick of Yorkville (Ashley Pointe) subdivision.
Krysti J. Barksdale-Noble, AICP Community Development
Name Department
As the Economic Development Committee (EDC) will recall, in October 2013 the City
Council approved an amendment to the Prestwick of Yorkville’s Annexation Agreement (Ord. 2013-
56) to allow for the re-platting of Unit 2 within the subdivision to accommodate a proposed new high
school. Within the agreement, the City authorized a reduced land cash valuation for the property
from $101,000 per acre of improved land to $30,000 per acre of approved land based upon
comparable sales within the area and recent appraisal reports.
Per Exhibit C of the amended annexation agreement, the owners, John and Michelle Stewart,
were required to provide 10.05 acres of land for park development of which 6.67 acres were
dedicated. The remainder 3.38 acres of land was to be satisfied with payment of fees totaling
$101,400.00 paid in thirds. The first 1/3rd payment of $33,800 was to be paid on the one year
anniversary of the date of approval of the amended agreement which occurred on October 10, 2014.
Staff contacted Michelle Stewart on that date to request payment and a subsequent letter of default
was mailed; however, the owner cited slow sales in the residential portion of the development (Unit
1) has left them with limited resources to fulfill this obligation at this time and has requested an
extension of payment out another two (2) years for the first installment (October 10, 2016) and three
(3) years for the second installment (October 10, 2017).
Staff is seeking preliminary feedback from the EDC on the owner’s request for payment
extension. We have confirmed with the City Attorney that to extend the payment due date, it will
require City Council approval through a public hearing process to amend to the previously amended
annexation agreement. If it is the direction of the EDC to move forward with the amendment process,
we anticipate presenting this request for amended annexation agreement before the City Council at a
future meeting date. Should the Committee have any questions regarding this agenda item, staff will
be available at Tuesday night’s meeting to address them.
Memorandum
To: Economic Development Committee
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: November 19, 2014
Subject: Prestwick of Yorkville – Yorkville Christian School
Request for Extension of Payment for Land Cash
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #5
Tracking Number
PC 2014-18
Yorkville School District – Wind Turbine (Special Use)
EDC/December 2, 2014
Informational
Feedback
Request for Special Use Permit approval for a freestanding wind energy system
at the Yorkville Middle School located at 920 Prairie Crossing Drive.
Krysti J. Barksdale-Noble, AICP Community Development
Name Department
Summary
The 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,
Yorkville Middle School, is also located within the Raintree Village Subdivision, a planned unit
development.
Special Use Approval
As currently proposed, the wind turbine will have an overall height between 70 feet and 86
feet 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.
Since the City Council is in the process of considering and approving a complete Zoning
Ordinance update, the requested wind turbine was reviewed using the proposed new Chapter 19:
Alternative Energy Systems regulations in the review of the application. Per this new chapter, all
freestanding wind energy systems (FWES) are identified as Special Uses and must meet the
following specific standards:
o 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.
o 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.
o 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.
In addition, the following bulk regulations shall also be met:
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.
Memorandum
To: Economic Development Committee
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: November 21, 2014
Subject: PC 2014-18 Yorkville School District – Wind Turbine
Special Use for Freestanding Wind Energy System (FWES)
Yorkville Middle School – 920 Prairie Crossing Drive
Finally, there are system design criterions 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.
Staff has provided comments to the petitioner during a Plan Council review and has expressed
that the overall height of the system must be defined as part of the Special Use approval and that a
variance for any aspect of the bulk regulations with regard to setbacks would not be supported by
staff. The School District has stated that they are confident that the standards, bulk regulations and
system design criterion will be successfully met and addressed as part of their final submittal for
Special Use consideration before the Plan Commission.
Staff Comments:
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.
As mentioned previously, the City Attorney and staff have worked with the school district in
reviewing the proposed installation of the wind turbine with regard to Yorkville’s proposed updated
zoning ordinance and bulk requirements and have made the Petitioner aware of the pending changes.
Therefore it is staff’s intention to recommend postponing the final consideration of the Special Use
application before the City Council until such time the proposed new chapter has been adopted as
part of the comprehensive Zoning Ordinance Update.
This request is scheduled for the December 10, 2014 Plan Commission meeting for a public
hearing and a recommendation will be forwarded to the City Council thereafter. Should the
Economic Development Committee have question regarding this matter, staff will be available at
Tuesday night’s meeting.
Attachments:
1. Copy of Petitioners’ Application
2. Proposed new Chapter 19: Alternative Energy Systems
3. Copy of Public Hearing 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,
December 10, 2014 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