HomeMy WebLinkAboutZoning Commission Minutes 2014 01-22-14APPROVED 2/26/14
ZONING COMMISSION MEETING
Wednesday, January 22, 2014
7:00 p.m.
Yorkville City Hall Conference Room
800 Game Farm Road, Yorkville, IL 60560
Meeting Called to Order
The meeting was called to order at 7:05 p.m. by Mr. Baker and he welcomed everyone.
Roll Call
Roll call was taken; a quorum was established.
Committee Members in Attendance
Greg Millen Phil Haugen
Gary Neyer Jeff Baker
City Officials in Attendance
Krysti Barksdale-Noble - Community Development Director
Chris Heinen – Planner
Jeff Weckbach – Administrative Intern
Citizen’s Comments
There were no citizens in attendance.
Previous Minutes
Mr. Baker asked for a motion to approve the December 18, 2013 minutes. Mr. Baker asked if there was
any discussion on the motions; hearing none, he asked for approval by saying, “Aye.” It was unanimous
and the minutes were approved by the committee.
Before beginning Old Business, Mr. Baker asked Mr. Steve Reddington of Advanced Alternative
Energy Products Co. to give his presentation on renewable energy.
In 2010, Lake County came out with a ‘really good,’ comprehensive zoning ordinance that they use for
all the suburbs up in that area. For example, it was broken down into small, medium and large wind
turbines. Mr. Reddington asked if there were any questions before the presentation and Ms. Noble
asked about affordability for residential and industrial. He said the national average rate for energy is
approximately 6% per year. Financial incentives for both customers and individuals include a 30%
federal tax credit. There is also a 25% State of Illinois rebate from DCEO (Department of Commerce
Economic Opportunity). Then there’s a third thing for solar only (not wind) called Solar Renewable
Energy (SREC) credits. There’s a possibility higher SREC credits will replace the 25% rebate – but that
has not yet been determined. Ms. Noble asked if these credits are taxable when sold and Mr.
Reddington did not know, but will find out and let her know.
He told the commission he just found today, in writing, that Illinois law prohibits Home Owner
Associations (or common interest communities associations) from preventing homeowners from using
or installing solar energy systems. Where they go can be restricted, but they cannot be prohibited.
Mr. Millen asked about grants for not-for-profits. Mr. Reddington said grant applications must now
come from the client.
Ms. Noble asked about maintenance on solar and Mr. Reddington said it was very little. Maintenance
on wind turbine only requires them checking on the bolts every year or so. There’s really very little
maintenance you have to do for solar. Once it’s up, it’s up.
Ms. Noble then asked if they could they go over some of the comments from staff for answers? As far
as complaints, (B. Decommissioning Plan that was included in the model Lake Forest plan in the
packet), would they need to contact him to come back out? Mr. Reddington stated it didn’t matter if it
was them or anybody else, they would just have to take it down within 60 days (usually) of when
something is deemed to be hazardous. Ms. Noble then asked, “If the property was abandoned, what cost
to the city are they looking at to de-commission a system?” Mr. Reddington said it really depended on
how big the wind turbine is because they make several different sizes of turbines. The bigger the
turbine, the bigger the crane would be needed to take it down. He said the only time you would have to
take it down would be due to blade failure, which is seldom.
She continued that a typical set-back was 15 feet for the BWES (Building-Mounted Wind Energy
System), what would be a good standard? He answered 110%. Ms. Noble asked if they were to allow
wind turbines on roof tops, what height clearance would be necessary? He answered a lot of people will
say they don’t want it any more than 25’ over the top of the roof (top of actual turbine to peak of roof).
Mr. Heinen asked if there were other requirements (FAA). Mr. Reddington said unless you’re in the
direct flight path of a plane, there shouldn’t be a problem. Ms. Noble if you needed to get into lights at a
certain height? Mr. Reddington said a separate pole with a light on top would suffice. Sound (decibel)
levels are not an issue. Db (air conditioner) is what most municipalities use.
Ms. Noble asked about shadow flicker and Mr. Reddington said that would only for the big turbines.
There are three classifications in the Lake County sample; Home (DIY) - up to 500 watts with no weight
concerns. Usually, the 1-10 kwt is used for residential and small commercial. Ms. Noble then asked
about color and sun glare? Mr. Reddington said white is usually used – or, for commercial purposes,
company colors.
When Ms. Noble asked about possible electronic interference (home occupations), Mr. Reddington said
the inverter cleans it all up. When asked about climb prevention on ground mounts, Mr. Reddington
said when used for commercial purposes, they usually put fence around it. They install ground mounts
at least 5’ off the ground
Ms. Noble wanted to know if Mr. Reddington sees lighting as another aspect of solar and he did not. He
also told the commission that said there’s another rule in Illinois that says if you install solar or wind and
it increases the value of your house, the “Taxman” cannot come out and re-assess your house and raise
your taxes because of the solar or wind. Anything that is ‘green energy’ doesn’t count as raising your
taxes.
When asked if it requires coordinating with any other agencies (fire, police), Mr. Reddington told the
group that Naperville passed a rule that says you have to have a disconnect outside of the building.
Ms. Noble asked if it required approval from the electric utility. Mr. Reddington said only for the net
metering agreement (which is the agreement where they pay you the money back) they will come out
and actually inspect everything for you. They usually have local inspectors come out and make sure that
there are sufficient clearances.
When Ms. Noble asked about soil studies, he said the only thing they have to do is when they install a
foundation for the wind turbine, they have a thing called the “stark foundation” that actually augers
down into the ground. Otherwise, cement foundations should be fine.
When asked about wildlife issues, Mr. Reddington said that verticles seem to be better than horizontals
because the birds can ‘steer’ around them. Ms. Noble referred to a 2007 IDNR report on possible
impact on wind energy on IL birds and bats that confirmed his information.
That completed Ms. Noble’s staff questions and she asked the commissioners if they had any other
questions.
Mr. Millen asked about the grant money for HOA or business associations if they were considered ‘not
for profit?’ Mr. Reddington said it depended on how they structured the ‘business.’ Ms. Noble said the
501c3 would dictate that.
Mr. Neyer asked, “On a residential scale, would three-tower heights be appropriate for a single-family
residence?” Mr. Reddington said a 42’ is usually used. Mr. Neyer also asked how many square feet was
in the 5kwt system. Mr. Reddington said each panel is 3.5’ x 5.5’.
Ms. Noble asked if you need to clean the panels and Mr. Reddington said not really, but you can spray
your garden hose over them. You should not ‘clean’ them or they could scratch. As far as snow, you
will get snow on the solar panels, but it will melt.
Ms. Noble said staff would go through the model ordinance and pull out things that aren’t related to
what the city wants to do and ‘re-engineer’ it and bring it back to the committee at the next meeting on
February 26, 2014.
Mr. Baker if anyone had any other questions for Mr. Reddington; they did not. Mr. Reddington told Ms.
Noble he would email her the presentation and pertinent links.
Mr. Baker then asked Ms. Noble about Old Business -Chapter 20: Sign Review - Ms. Noble said she
had one change on Section 10.20.5, Political signs – she took out the last sentence that referred to a time
limitation because they cannot do that anymore due to State law. She also corrected sections in the
Business and Manufacturing district to allow ground-mounted signs to be 12’ in height instead of 8’.
Mr. Baker asked if anyone had anything else to bring to the table; hearing none he called for an
adjournment. It was called, seconded and unanimously accepted and the meeting adjourned at 8:16 p.m.
Minutes respectfully submitted by: Bonnie Olsem, Administrative Secretary