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Plan Council Packet 2014 11-20-14 PLAN COUNCIL AGENDA Thursday, November 20, 2014 9:00 a.m. City Conference Room 1. Minutes for approval April 10, 2014 2. PC 2014-18 Yorkville School District (Wind Turbine) Special Use Adjournment United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-553-4350 Fax: 630-553-7575 PLAN COUNCIL Thursday, April 10, 2014 9:00 a.m. Yorkville City Hall Conference Room 800 Game Farm Road, Yorkville, IL 60560 Attendees: Krysti Barksdale-Noble - United City of Yorkville Peter Ratos – United City of Yorkville Chris Heinen – United City of Yorkville Brad Sanderson – Engineering Enterprises, Inc. Eric Dhuse – United City of Yorkville Gary Neyer – Marker, Inc. Clayton Marker – Marker, Inc. Dan Kramer – Marker Project John Tebrugge – Tebrugge Engineering Mike Torres – Bristol Kendall Fire Department (present, but not signed in) The meeting was called to order at 9:00 a.m. by Krysti Noble. The minutes from the November 14, 2013 meeting were approved as submitted. PC 2014-05 & PC 2014-06 – Heartland Meadows: Rezoning Special Use and Preliminary Plat: Ms. Noble said the first couple of pages covered general notes on the zoning and uses. Important to note is the Floor Area Ratio (FAR) - this is a maximum of 70%. The maximum Building Height requirement for the R-2 One- Family Residence District is thirty feet (30’) and not more than 2.5 stories, whichever is less. Under Site Plan Comments, there’s no indication of the current Zoning, which is R-1. She requested the number of bedrooms they are anticipating for calculation for land donations. Mr. Kramer said they should be two or three, but he will get the information to Ms. Noble. The approved storm water management basin will require the establishment of a dormant Special Service Assessment (SSA). Alexandra Lane is identified to be dedicated to the City. The proposed right-of-way width is 60 feet, which is the typical width for a private roadway, as public roadways are 66 feet. Should the City approve a 60 foot right- of-way, staff may recommend Alexandra Lane be classified as a private road unless there is restricted street parking. Mr. Neyer asked if they could discuss all the issues relative to the 60 foot vs. 66 foot issues. Part of the issue is utilities and another parking. Ms. Noble asked if there were any issues with the Fire Department. They said as long as they make the “hydrant side” the “no parking side,” they would be fine. Mr. Neyer asked how much pavement they have on Jackson Street. There is between 22 feet and 23 feet; it is not even a 24 foot road section. Mr. Kramer asked what is the cross-section being used for a streets like these? He thought Public Works was at 28. Mr. Dhuse said the standard was 33 feet back-to-back; 30 feet edge-to-edge. Ms. Noble continued that all driveways facing Bristol Street and Freemont Street should line up with the existing driveways as much as possible. For the Appearance Code section, Ms. Noble asked for one more for a total of three. She asked for different elevations - side-views and rear-views would be great; preferably in color. The Comprehensive Plan was consistent. Ms. Noble asked for sign details on the 8’x15’ Landscape Plan. She needs to know if it’s going to be larger than they permit; what it looks like; etc. Landscaping is not required around the sign, but she would like to see what they have in mind. Planned Unit Development (PUD) Agreement All references to the R-2 District shall reflect “One-Family Residence District” rather than “General Residence District.” Mr. Kramer asked Ms. Noble if she wanted them to include within the PUD application request the change from R-1 to R-2. She agreed and said a second application for rezoning has already been submitted. Ms. Noble has talked with the Park Board and Park Staff about the $30,000 Land Cash request. She asked for a recent land appraisal for comparable land sales to justify. The Park Board will have a voting member at the Plan Commission meeting. They will be interested in whether or not recent sales have gone up since our last appraisal in 2012. The Committee would like written verification from the school district about the transition fees prior to approving. Ms. Noble will prepare a fee sheet with the land cash calculations. The Park Board does not want land in that area; there is a park already there. The Board did stipulate they would prefer the funds up front rather than permit-based. They are okay with Phasing – they will be done as separate units. Ms. Noble said they need dates for the beginning and completion of each stage. They are okay with an eight-year time frame out, but reserve the right to withhold final plat approval if any of the previous phases are not updated per project completion schedules. They would need separate plans and locations for the models, location, landscaping and off-street parking. Since the parkway trees will be on private property, staff recommends they should be guaranteed for a minimum of two (2) years upon final occupancy permit for each lot. Also, additional landscaping surrounding the earthen berm may be required to buffer the view of the adjacent park to the southeast and the existing residential structure to the south. Mr. Sanderson said his comments and Mr. Dhuse’s comments are incorporated together. He asked Mr. Kramer if there was anything in particular he would like to discuss and he said he would like to discuss the ones with the small sites, the geometrics. The things that are really important to them are the side-yard set-backs and the right-of-way issues. Mr. Tebrugge asked if they needed storm profiles and Mr. Sanderson said they did not; they were mainly looking for the roadway profiles. When asked about the construction entrance, Mr. Tebrugge said it made more sense to bring the construction equipment in-and-out where the roadway is. Mr. Dhuse would be amendable to that if they were amendable to him marking out the road when it was done. Mr. Tebrugge then asked if they could compress the 10’ rear yard easements. Mr. Dhuse said because the storms were back there and that was about as small as he wants to get because they are going to put power right on top. It was suggested it be off-set, and Mr. Dhuse said Com-Ed doesn’t. There was a comment about inlet spacing; there is about 300’ on the longest inlet run. They were looking at what they had, which was 250’ on Fremont, with all yards draining that way. It was asked if details on the drawings for Precast Light Poles were necessary. Mr. Sanderson said he has the necessary information on them. Mr. Dhuse said when they do the patching for crossings, the pavement has to be double-thickness so they will be deeper. Ms. Noble asked what is the hydrant spacing and Mr. Dhuse answered it is usually 400. It was asked if someone could provide exactly where the water lines are on Jackson and Mr. Dhuse said he could give them as close as they can which would be within 18” each way. He will make a note of it. The restrictor for the two-year storm, with the infiltration they have, do they want to show multiple restrictors? Mr. Dhuse answered absolutely yes. If anything should happen down the line, they would have the correct restrictors. Some of the radiuses on Fremont are not 25’. They are trying to match what is there without hitting the property pins. Mr. Sanderson said to do what they can. Mr. Kramer asked what time frame they are looking at and Ms. Noble said approximately 2 weeks (May 14). Ms. Noble will be following up with a letter about what was discussed. The meeting ended at 9:58 a.m. Minutes respectfully submitted by: Bonnie Olsem Administrative Secretary I have reviewed the application for Special Use date stamped received October 24, 2014 as submitted by Jessica Briney of Mickey, Wilson, Weiler, Renzi & Anderson, P.C., attorney for Yorkville Community Unit School District #115, Petitioner, and a Wind Turbine Site Assessment Report prepared by CS2 Renewable Energy dated February 10, 2014, regarding the Yorkville Middle School located at 920 Prairie Crossing Drive. The petitioner is seeking Special Use approval of a freestanding wind energy system (FWES), or wind turbine, proposed to be constructed on the R-2 One Family Residence District zoned school property. The school property is also a located within the Raintree Village Subdivision, a planned unit development. Based upon my review of the application documents and Wind Turbine Assessment Report, I have compiled the following comments: General Comments: • The City will use the proposed new Chapter 19: Alternative Energy Systems (see attached) regulations in our review of the proposed freestanding wind energy system. The City is currently in the process of adopting the proposed new regulations and the Petitioner has been made aware of the proposed changes and has agreed to postpone final consideration of their 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. • Per Section 10-19-3: Definitions, Freestanding Wind Energy Systems (FWES) are “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 distribution and consumption. Generators typically range from 1 kW to 100 kW in nameplate wattage. o Page 3 of the Wind Turbine Site Assessment Report indicates the report analyzed turbines up to 10 kW maximum. o Submitted spec sheet of the Pika T701 Wind Turbine indicates a rated power of 1.8 kW • The property is currently zoned R-2 One-Family Residence District PUD within the City of Yorkville. Per Section 10-06-07: Alternative Energy Uses of the proposed new Zoning Ordinance Update, Freestanding Wind Energy Systems (FWES) are identified as Special Uses and must meet the following standards: o That the application has met all of the general requirements of Chapter 19: Alternative Energy Systems. Memorandum To: Plan Council From: Krysti Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Date: November 14, 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 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. • 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 No information has been provided with regard to signage. This information must be included as a part of the building permit application. • Utility Service Provider: 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. o No information has been provided with regard to utility service provider notification. This information must be included as a part of the building permit application. • 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 It does not appear this information has been provided with the manufacturer’s spec sheets. This information must be included as a part of the building permit application. System Design and Siting Comments: • Height: 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 On page 14 of the Wind Turbine Site Assessment Report, it indicates the minimum height of the system to be 70’. However, on page 12, a height of 80’ is referenced and on page 15 a range of 74’ to 86’ is provided. Petitioner needs to provide a definitive overall maximum height for the system as part of the Plan Commission submittal. • 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 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 On page 12 of the Wind Turbine Site Assessment Report, it indicates that 1.1 times the system height (80 feet with a 10 foot blade radius) has been calculated and the required setback would need to be approximately 99 feet. This would comply with zoning regulations. However, on page 13 of the report, it indicates that the nearest property line is approximately 100 feet to the south which would limit the 90.9 feet and depending on the tower and turbine selected a variance from the State may be required. The application must provide the proposed tower height to determine the required setback. Staff would not likely support a variance to the required setback for this type of Special Use. • Permitted Yard Locations: 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. o On page 12 of the Wind Turbine Site Assessment Report, it indicates that the ideal location for the system is in the rear of the school building near the loading dock. This general location would comply with the ordinance’s regulations. • 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. o Although it is indicated on page 13 of the Wind Turbine Site Assessment Report that shadow flicker is not anticipated (possibly due to the nearest residence to the system is approximately 165’), 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. This must be provided as part of the Plan Commission submittal. • Design: Wind energy systems and associated tower shall be a non-reflective color. o Submitted Spec sheet indicates the blade material to be of a glass reinforced polymer. Applicant must submit descriptive information regarding the color finish of the system (blade and tower) as part of the Plan Commission submittal. • 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 On page 14 of the Wind Turbine Site Assessment Report, it indicates the bottom of the rotor shall be at least 30 feet higher than any obstruction within 500 feet. • 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 Petitioner must provide information must be provided prior to issuance of building permit. • Noise: Freestanding wind energy systems shall not exceed fifty-five (55) dBA when in or adjacent to all residential districts. o Petitioner must provide information must be provided prior to issuance of building permit. [ 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.