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Planning and Zoning Commission Packet 2018 06-13-18 PLANNING AND ZONING COMMISSION AGENDA Wednesday, June 13, 2018 7:00 PM Yorkville City Hall Council Chambers 800 Game Farm Road Meeting Called to Order: 7:00 p.m. Roll Call: Previous Meeting Minutes: May 9, 2018 Citizen’s Comments -------------------------------------------------------------------------------------------------------------------- Public Hearings 1. PZC 2018-10 James Mcnamara, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting an accessory structure location variance for 515 West Madison Street. The purpose of this request is to allow a detached garage to be placed in the front yard. The real property, zoned R-2 Traditional Family Residence District, is located at the west end of West Madison Street. Unfinished Business New Business 1. PZC 2018-10 James Mcnamara, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting an accessory structure location variance for 515 West Madison Street. The purpose of this request is to allow a detached garage to be placed in the front yard. The real property, zoned R-2 Traditional Family Residence District, is located at the west end of West Madison Street. Action Item Variance 2. PZC 2018-11 Michael and Dayle Saar have filed an application with Kendall County requesting a rezone from A-1 Agricultural District to R-1 Residential District on 4.2 acres of unincorporated land to market the site for single family residential use. The real property is located along the south edge of Route 71 just south of the Timbercreek Drive and Route 71 intersection. Action Item Mile and One Half Review Additional Business 1. On Friday June 22, 2018 from 5:00pm-7:00pm an open housing for the Downtown Form Based Code and Streetscape Plan will be held at the River’s Edge Theater in downtown Yorkville. This will be during the Summer Solstice event being held downtown on that weekend. Adjournment United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-553-4350 www.yorkville.il.us Page 1 of 4 DRAFT PLANNING & ZONING COMMISSION City Council Chambers 800 Game Farm Road, Yorkville, Il Wednesday, May 9, 2018 7:00pm Meeting Called to Order Chairman Randy Harker called the meeting to order at 7:00pm, roll was called and a quorum was established. Roll Call: Don Marcum-yes, Jeff Olson-yes, Bill Gockman-yes, Reagan Goins-yes, Randy Harker- yes Absent: Deborah Horaz, Richard Vinyard City Staff Krysti Barksdale-Noble, Community Development Director Jason Engberg, Senior Planner Other Guests Chris Vitosh, Depo Court Greg & Rose Millen, Heritage Cabinetry Becky Poston, First Midwest Bank Chad Chahbazi, Project Development/BAP Power/Cenergy Amendment Chairman Harker said one item will be added under New Business, that being the appointment of a new Vice-Chairman. So moved by Mr. Marcum and seconded by Mr. Olson. Roll call: Marcum-yes, Olson-yes, Gockman-yes, Goins-yes, Harker-yes. Carried 5-0 Previous Meeting Minutes April 11, 2018 The minutes were approved as presented on a motion and second by Commissioners Goins and Gockman, respectively. Roll call: Olson-yes, Gockman-yes, Goins-yes, Marcum-abstain, Harker-yes. Carried 4-0, 1 abstain Citizen’s Comments None Public Hearing 1. PZC 2018-08 BAP Power Corporation dba Cenergy Power, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting special use permit approval to install and operate a ground mounted community solar field on approximately 9.69 acres of land consisting of roughly 7,000 solar modules with a maximum height of seven Page 2 of 4 (7) feet at full tilt. The real property is located in the southeast quadrant of Illinois Route 71 and Illinois Route 126 within the Windmill Farms Planned Unit Development in Yorkville, Illinois. Chairman Harker explained the procedure for the Public Hearing and swore in those who would give testimony. On a motion by Mr. Marcum and second by Ms. Goins, the Public Hearing was opened at approximately 7:03pm. Roll call: Gockman-yes, Goins-yes, Marcum-yes, Olson-yes, Harker-yes. Carried 5-0 (Refer to Court Reporter's Transcript of Testimony) (The petitioner's responses to the special use shall be entered into the official record) At approximately 7:30pm the Hearing was closed on a motion by Commissioners Marcum and Goins, respectively. Unfinished Business None New Business 2. PZC 2018-08 BAP Power Corporation/Cenergy (see above) The type of material for the fence was discussed. Chairman Harker said he did not favor a wood fence due to maintenance, but would prefer resin or a wood-look finish. The type of material can be a condition of the Special use. The fence will go around the entire perimeter. Since the property has a slight slope, it was noted that the solar units will be visible at some points from the road, however,the landscape in front will also act as a natural barrier. A cash bond was discussed, however, there is no law requiring one. The petitioner can provide cash, a letter of credit or a bond for a security guarantee. After discussion, it was decided the following conditions would be added to the motion: resin-like or vinyl-solid fence around the entire property per staff approval. Action Item Special Use Chairman Harker reviewed the six applicable criteria with the Commissioners. A motion was made by Mr. Marcum and seconded by Ms. Goins as follows, to approve the Special Use. Ms. Goins read the motion......In consideration of testimony presented during a Public Hearing on May 9, 2018 and discussions conducted at that meeting, the Planning and Zoning Commission recommends approval to the City Council a request for Special Use authorization to construct a freestanding solar energy system (FSES), or solar farm, on a B-3 General Business District zoned property located in the southeast quadrant of IL Route 71 and IL Route 126 within the approved Windmill Farms PUD, as illustrated in Solar Power System Site Layout Plan prepared by Cenergy Power, dated 4-13-18, subject to staff recommendations in a memo dated April 16, 2018 and further subject to a resin- like or vinyl solid fence surrounding the entire perimeter of the freestanding energy system pending city staff approval. Roll call: Goins-yes, Marcum-yes, Olson-yes, Gockman-yes, Harker-yes. Carried 5-0 Page 3 of 4 3. PZC 2018-12 The Petitioner, Aurora Sign Company, has filed an appeal with the United City of Yorkville, Kendall County, Illinois, for a new permanent building mounted sign on March 23, 2018 for the commercial structure at 129 Commercial Drive which was denied through the zoning review process. The petitioner is requesting that the interpretation of the Yorkville Zoning Ordinance in regards to its decision on this permit application be reviewed by the Planning and Zoning Commission as stated in Section 10-4-6-A of the Zoning Ordinance. Greg and Rose Millen, owners of Heritage Cabinetry & Design, were present on behalf of this petition. Mr. Millen explained their involvement and length of time in the community. They decided to move their business sign from the center of the building to the right since they were going to occupy the entire second floor and also moved their entrance to the east side of the building on the second floor. The sign company moved the sign and said the parameters had been met, however, it was moved there with the knowledge that the Planning and Zoning Commission would be considering this item at their meeting. Rosie Millen said Aurora Sign Co. believes the sign is within the ordinance requirements to relocate. They also provided photos of similar sign situations in Yorkville and cited examples of signs that she said did not meet the parameters. Ms. Noble said that some of the signs Ms. Millen referred to were a part of a PUD at the time or were installed prior to the ordinance changes. Mr. Millen said the cost to shrink the size of their sign would be about $5,000 and he said there would be loss of the Heritage brand. He asked about a possible rewrite of the ordinance in the future. Commissioner Olson said the discrepancy is if the 75-foot wall is one wall or 2 walls. Ms. Noble read part of the ordinance for clarification. Chairman Harker suggested moving the letters closer together to touch. Mr. Millen said that would cost about $2,000 and moving the letters closer together would be a challenge to read at 50mph. He said their sign is a landmark for others in their business co-op. Ms. Noble said staff will look to PZC for direction and to decide if the code needs to be made more clear. Staff is looking for clarification on the interpretation of the law, if a change is needed in the interpretation, how to address the petitioner and if PZC wants to grant the petitioner relief from the interpretation. Ms. Noble said the ordinance does not specify architectural differences. She also explained the 75% (no wall signs to extend more than 75% of the width of the building facade to which it is attached) is to allow for some arbitrary leeway. The Commissioners said they would like to see the 75% clarified in the ordinance. A text amendment will be brought to the July meeting. Action Item Zoning Appeal After much discussion a motion was made by Ms. Goins and seconded by Mr. Gockman as follows: In consideration of the proposed Zoning Ordinance Appeal, with information Page 4 of 4 provided in a staff memorandum dated May 1, 2018, and testimony provided by the petitioner, the Planning and Zoning Commission approves the petitioner's appeal that their revised building permit application for a wall mounted sign dated April 5, 2018 is allowable. Roll call: Goins-yes, Marcum-yes, Olson-yes, Gockman-yes, Harker-yes. Carried 5-0 Appointment of Vice-Chairman 4. Chairman Harker said the Commission needed to appoint a new Vice-Chairman annually. A motion was made by Mr. Marcum and seconded by Ms. Goins, to appoint Jeff Olson as the new Vice-Chairman. Roll call: Marcum-yes, Olson-yes, Gockman-yes, Goins-yes, Harker-yes. Carried 5-0 Additional Business Ms. Noble said the updates shown on the agenda were all approved except for engineering deposits in relation to the Subdivision Control Ordinance, which will be sent back to EDC for more discussion. Chairman Harker noted that Jeff Olson and Richard Vinyard have been re-appointed to the PZC for another four years. Adjournment There was no further business and the meeting was adjourned at 8:24pm on a motion by Commissioners Marcum and Gockman, respectively. Respectfully submitted by Marlys Young, Minute Taker PZA - May 9, 2018 - Public Hearing 1 1 2 3 4 5 6 UNITED CITY OF YORKVILLE 7 YORKVILLE, ILLINOIS 8 9 10 PLANNING AND ZONING COMMISSION MEETING 11 PUBLIC HEARING 12 13 14 15 16 800 Game Farm Road 17 Yorkville, Illinois 18 19 20 Wednesday, May 9, 2018 21 7 : 00 p .m. 22 23 24 itosfi Deporting Service 815 . 993 .2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 1 1 2 3 4 5 6 UNITED CITY OF YORKVILLE 7 YORKVILLE, ILLINOIS 8 9 10 PLANNING AND ZONING COMMISSION MEETING 11 PUBLIC HEARING 12 13 14 15 16 800 Game Farm Road 17 Yorkville, Illinois 18 19 20 Wednesday, May 9, 2018 21 7 : 00 p .m. 22 23 24 itosfi Deporting Service 815 . 993 .2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 2 1 PRESENT : 2 Mr . Randy Harker, Chairman, 3 Ms . Reagan Flavin Goins, 4 Mr . Jeff Olson, 5 Mr . Bill Gockman, 6 Mr . Donald Marcum. 7 8 9 ALSO PRESENT : 10 Ms . Krysti Barksdale-Noble, Community I1 Development Director, 12 Mr . Jason Engberg, Senior Planner, 13 Ms . Marlys Young, Minute Taker . 14 15 16 17 18 19 20 21 22 23 24 VitosliImporting Service 815. 993 . 2832 cms .vitosh@gmail.com PZA - May 9, 2018 - Public Hearing 2 1 PRESENT : 2 Mr . Randy Harker, Chairman, 3 Ms . Reagan Flavin Goins, 4 Mr . Jeff Olson, 5 Mr . Bill Gockman, 6 Mr . Donald Marcum. 7 8 9 ALSO PRESENT : 10 Ms . Krysti Barksdale-Noble, Community I1 Development Director, 12 Mr . Jason Engberg, Senior Planner, 13 Ms . Marlys Young, Minute Taker . 14 15 16 17 18 19 20 21 22 23 24 VitosliImporting Service 815. 993 . 2832 cms .vitosh@gmail.com PZA - May 9, 2018 - Public Hearing 3 1 WHEREUPON, the following 2 proceedings were had in 3 public hearing : ) 4 CHAIRMAN HARKER : Moving into the public 5 hearing portion, there are one -- or there is one 6 public hearing for tonight, it ' s PZC 2018-08 , 7 that ' s scheduled for tonight ' s Planning and 8 Zoning Commission meeting . 9 The purpose of this hearing is to 10 invite testimony from members of the public 11 regarding the proposed request that is being 12 heard before the Board tonight . 13 Public testimony from persons 14 wishing to speak may be in favor for or against 15 the request or have questions for the petitioner 16 regarding the request being heard . 17 Those persons wishing to testify are 18 asked to speak clearly, one at a time, state your 19 name and who you represent, if anyone . You are 20 also asked to sign in at the podium. 21 So if you plan to speak at tonight ' s 22 meeting as a petitioner, member of the public, 23 please stand, raise your right hand and repeat 24 after me . Yep, there you go . You guys , mm-hum. liitosh Deporting Service 815. 993 .2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 3 1 WHEREUPON, the following 2 proceedings were had in 3 public hearing : ) 4 CHAIRMAN HARKER : Moving into the public 5 hearing portion, there are one -- or there is one 6 public hearing for tonight, it ' s PZC 2018-08 , 7 that ' s scheduled for tonight ' s Planning and 8 Zoning Commission meeting . 9 The purpose of this hearing is to 10 invite testimony from members of the public 11 regarding the proposed request that is being 12 heard before the Board tonight . 13 Public testimony from persons 14 wishing to speak may be in favor for or against 15 the request or have questions for the petitioner 16 regarding the request being heard . 17 Those persons wishing to testify are 18 asked to speak clearly, one at a time, state your 19 name and who you represent, if anyone . You are 20 also asked to sign in at the podium. 21 So if you plan to speak at tonight ' s 22 meeting as a petitioner, member of the public, 23 please stand, raise your right hand and repeat 24 after me . Yep, there you go . You guys , mm-hum. liitosh Deporting Service 815. 993 .2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 4 1 Are you going to speak at tonight ' s hearing? 2 UNIDENTIFIED SPEAKER: No . 3 CHAIRMAN HARKER: Okay. 4 The witnesses were 5 thereupon duly sworn . ) 6 CHAIRMAN HARKER : Okay. So the order 7 that we ' re going to take the testimony will be 8 the petitioner will do their presentation and 9 then those who want to speak in favor for that 10 request, those that are opposed to the request, 11 and any questions from us to the petitioner . 12 So can I get a motion to open the 13 public hearing on petition number PZC 2018-08 ? 14 MR . MARCUM: So moved. 15 MS . GOINS : Second. 16 CHAIRMAN HARKER : Roll call vote, 17 please . 18 MS . YOUNG: Gockman . 19 MR . GOCKMAN : Yes . 20 MS . YOUNG: Goins . 21 MS . GOINS : Yes . 22 MS . YOUNG: Marcum. 23 MR . MARCUM: Yes . 24 MS . YOUNG: Olson. itosh Reporting Service 815 . 993 . 2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 4 1 Are you going to speak at tonight ' s hearing? 2 UNIDENTIFIED SPEAKER: No . 3 CHAIRMAN HARKER: Okay. 4 The witnesses were 5 thereupon duly sworn . ) 6 CHAIRMAN HARKER : Okay. So the order 7 that we ' re going to take the testimony will be 8 the petitioner will do their presentation and 9 then those who want to speak in favor for that 10 request, those that are opposed to the request, 11 and any questions from us to the petitioner . 12 So can I get a motion to open the 13 public hearing on petition number PZC 2018-08 ? 14 MR . MARCUM: So moved. 15 MS . GOINS : Second. 16 CHAIRMAN HARKER : Roll call vote, 17 please . 18 MS . YOUNG: Gockman . 19 MR . GOCKMAN : Yes . 20 MS . YOUNG: Goins . 21 MS . GOINS : Yes . 22 MS . YOUNG: Marcum. 23 MR . MARCUM: Yes . 24 MS . YOUNG: Olson. itosh Reporting Service 815 . 993 . 2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 5 1 MR. OLSON : Yes . 2 MS . YOUNG: Harker . 3 CHAIRMAN HARKER: Yes . 4 Okay. PZC 2018-08 , BAP Power 5 Corporation, doing business as Cenergy Power, 6 petitioner, has filed an application with the 7 United City of Yorkville, Kendall County, 8 Illinois, requesting a special use permit 9 approval to install and operate a ground-mounted 10 community solar field on approximately 9 . 69 acres 11 of land consisting of roughly 7 , 000 solar 12 modules with a maximum height of seven feet at 13 full tilt . 14 The real property is located at the 15 southeast quadrant of Illinois Route 71 and 16 Illinois Route 126, within the Windmill Farms 17 Planned Unit Development, in Yorkville, 18 Illinois . 19 Okay. Petitioner? 20 CHAD CHAHBAZI, 21 having been first duly sworn, testified from the 22 podium as follows : 23 MR . CHAHBAZI : Thank you, Board, for 24 having me here . I appreciate it . I 'm Chad fitos/i Reporting Service 815. 993 . 2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 5 1 MR. OLSON : Yes . 2 MS . YOUNG: Harker . 3 CHAIRMAN HARKER: Yes . 4 Okay. PZC 2018-08 , BAP Power 5 Corporation, doing business as Cenergy Power, 6 petitioner, has filed an application with the 7 United City of Yorkville, Kendall County, 8 Illinois, requesting a special use permit 9 approval to install and operate a ground-mounted 10 community solar field on approximately 9 . 69 acres 11 of land consisting of roughly 7 , 000 solar 12 modules with a maximum height of seven feet at 13 full tilt . 14 The real property is located at the 15 southeast quadrant of Illinois Route 71 and 16 Illinois Route 126, within the Windmill Farms 17 Planned Unit Development, in Yorkville, 18 Illinois . 19 Okay. Petitioner? 20 CHAD CHAHBAZI, 21 having been first duly sworn, testified from the 22 podium as follows : 23 MR . CHAHBAZI : Thank you, Board, for 24 having me here . I appreciate it . I 'm Chad fitos/i Reporting Service 815. 993 . 2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 6 1 Chahbazi, Director of Project Development for 2 Cenergy Power, here to answer any questions you 3 may have regarding the project . 4 Before we get to that point, just a 5 few points on this project . This is a new 6 program that was passed into law back in December 7 of 2016 by the Illinois Legislature to really 8 spur renewable energy development here in the 9 state of Illinois . 10 It was passed in ' 16 and then the 11 law went into effect in June of 2017 , and the 12 full launch of the program is slated for this 13 fall, and the reason why they called it the 14 Future Energy Jobs Act is because that is also 15 another primary purpose for the program, is to 16 really spur jobs in that sector . 17 The power that we ' re going to be 18 producing from the system will be sold locally 19 to -- and at a lower rate than what -- For 20 example, it could be the city or residents 21 nearby, also local businesses within the county 22 and city, but our goal is to -- is to have it as 23 local as we can, so that ' s another benefit, and 24 we ' ve had tremendous positive feedback from most itosh Deporting Service 815 . 993 .2832 cms.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 6 1 Chahbazi, Director of Project Development for 2 Cenergy Power, here to answer any questions you 3 may have regarding the project . 4 Before we get to that point, just a 5 few points on this project . This is a new 6 program that was passed into law back in December 7 of 2016 by the Illinois Legislature to really 8 spur renewable energy development here in the 9 state of Illinois . 10 It was passed in ' 16 and then the 11 law went into effect in June of 2017 , and the 12 full launch of the program is slated for this 13 fall, and the reason why they called it the 14 Future Energy Jobs Act is because that is also 15 another primary purpose for the program, is to 16 really spur jobs in that sector . 17 The power that we ' re going to be 18 producing from the system will be sold locally 19 to -- and at a lower rate than what -- For 20 example, it could be the city or residents 21 nearby, also local businesses within the county 22 and city, but our goal is to -- is to have it as 23 local as we can, so that ' s another benefit, and 24 we ' ve had tremendous positive feedback from most itosh Deporting Service 815 . 993 .2832 cms.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 7 1 of the communities that we ' ve been in, and we ' re 2 developing projects all over the -- all over the 3 ComEd territory, so the city of Zion, Du Page 4 Airport, Lake in the Hills , just to name a few. 5 CHAIRMAN HARKER: Excellent . How much 6 power will you like generate? 7 MR . CHAHBAZI : Roughly enough to offset 8 the power needs of 400 homes . 9 CHAIRMAN HARKER : Wow. 10 MR . CHAHBAZI : Yeah, so, it ' s a two, 11 two-and-a-half megawatt DC, but the AC reading, 12 which is the name plate rating for the system, is 13 two megawatts . 14 So we ' re -- you know, our approach 15 is not too large, not too small, we call it the 16 Goldilocks approach, so -- and we ' ve developed 17 and built 300 of these projects nationwide, so we 18 have a lot of experience not only developing, 19 but we ' re also the engineering and construction 20 firm. 21 On the construction side, we ' re 22 going to try to use as much local labor as we 23 can . We don ' t fly in, you know, our own crews 24 from other states , we typ -- we think there is itosh Reporting Service 815. 993 .2832 cms.vitosh@gmail.com PZA - May 9, 2018 - Public Hearing 7 1 of the communities that we ' ve been in, and we ' re 2 developing projects all over the -- all over the 3 ComEd territory, so the city of Zion, Du Page 4 Airport, Lake in the Hills , just to name a few. 5 CHAIRMAN HARKER: Excellent . How much 6 power will you like generate? 7 MR . CHAHBAZI : Roughly enough to offset 8 the power needs of 400 homes . 9 CHAIRMAN HARKER : Wow. 10 MR . CHAHBAZI : Yeah, so, it ' s a two, 11 two-and-a-half megawatt DC, but the AC reading, 12 which is the name plate rating for the system, is 13 two megawatts . 14 So we ' re -- you know, our approach 15 is not too large, not too small, we call it the 16 Goldilocks approach, so -- and we ' ve developed 17 and built 300 of these projects nationwide, so we 18 have a lot of experience not only developing, 19 but we ' re also the engineering and construction 20 firm. 21 On the construction side, we ' re 22 going to try to use as much local labor as we 23 can . We don ' t fly in, you know, our own crews 24 from other states , we typ -- we think there is itosh Reporting Service 815. 993 .2832 cms.vitosh@gmail.com PZA - May 9, 2018 - Public Hearing 8 1 plenty of really good resources right here in 2 northern Illinois, and hopefully in Yorkville and 3 the county, so on the engineering side we have 14 4 engineers in-house, but we are also working with 5 some local engineering firms right now, for 6 example, on the environmental side, landscaping, 7 that type of -- that type of thing, the folks 8 that really know the local landscape here, so 9 that ' s another benefit, is the jobs it ' s going to 10 create locally . 11 And we ' re planning to do more . I 12 mean, if this -- if it goes well, you know, 13 we ' re hoping to do more here in Yorkville, and 14 also -- But we ' ve got to see how it goes I guess 15 with this first project here in the city, so . . . 16 CHAIRMAN HARKER: Sure . And then this 17 is the Windmill Farms properties? 18 MR. CHAHBAZI : Yes . 19 CHAIRMAN HARKER: This section where 20 you ' re showing like -- you know, when you ' ve got 21 the number of areas here . 22 MS . NOBLE : Staff created that . 23 CHAIRMAN HARKER: Oh, my bad . Sorry . 24 MS . NOBLE : What was your question? I liitosh Reporting Service 815. 993 . 2832 cms.vitosh@gmail. com PZA - May 9, 2018 - Public Hearing 8 1 plenty of really good resources right here in 2 northern Illinois, and hopefully in Yorkville and 3 the county, so on the engineering side we have 14 4 engineers in-house, but we are also working with 5 some local engineering firms right now, for 6 example, on the environmental side, landscaping, 7 that type of -- that type of thing, the folks 8 that really know the local landscape here, so 9 that ' s another benefit, is the jobs it ' s going to 10 create locally . 11 And we ' re planning to do more . I 12 mean, if this -- if it goes well, you know, 13 we ' re hoping to do more here in Yorkville, and 14 also -- But we ' ve got to see how it goes I guess 15 with this first project here in the city, so . . . 16 CHAIRMAN HARKER: Sure . And then this 17 is the Windmill Farms properties? 18 MR. CHAHBAZI : Yes . 19 CHAIRMAN HARKER: This section where 20 you ' re showing like -- you know, when you ' ve got 21 the number of areas here . 22 MS . NOBLE : Staff created that . 23 CHAIRMAN HARKER: Oh, my bad . Sorry . 24 MS . NOBLE : What was your question? I liitosh Reporting Service 815. 993 . 2832 cms.vitosh@gmail. com PZA - May 9, 2018 - Public Hearing 9 1 can answer it . 2 CHAIRMAN HARKER: I was just thinking 3 like where is the city in this, but this has got 4 to be over here like -- 5 MS . NOBLE : Sure . Sure, yeah . Okay . 6 Staff will do an overview of the site specifics . 7 MR. CHAHBAZI : Sure . 8 MS . NOBLE : Roughly about ten years ago 9 the City entered into an agreement with the 10 developer, Jake Land Group, to take on about 300 11 acres of property and redevelop it, and a portion 12 of that was like a 91-acre site for the Windmill 13 Farms , so they went out and they did a plan for a 14 mixed-use development; it was going to have 15 residential , commercial, some high density 16 residential, and then laid out a plan . 17 At that time they only purchased a 18 number of lots, not all of the lots included in 19 the development . They had those lots under 20 contract . 21 Well, after the economy tanked, 22 their whole group went under, and so the 23 properties that they had contracts under didn ' t 24 go through, so some land was owned by them, which uiitosh Deporting Service 815 . 993 .2832 cms.vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 9 1 can answer it . 2 CHAIRMAN HARKER: I was just thinking 3 like where is the city in this, but this has got 4 to be over here like -- 5 MS . NOBLE : Sure . Sure, yeah . Okay . 6 Staff will do an overview of the site specifics . 7 MR. CHAHBAZI : Sure . 8 MS . NOBLE : Roughly about ten years ago 9 the City entered into an agreement with the 10 developer, Jake Land Group, to take on about 300 11 acres of property and redevelop it, and a portion 12 of that was like a 91-acre site for the Windmill 13 Farms , so they went out and they did a plan for a 14 mixed-use development; it was going to have 15 residential , commercial, some high density 16 residential, and then laid out a plan . 17 At that time they only purchased a 18 number of lots, not all of the lots included in 19 the development . They had those lots under 20 contract . 21 Well, after the economy tanked, 22 their whole group went under, and so the 23 properties that they had contracts under didn ' t 24 go through, so some land was owned by them, which uiitosh Deporting Service 815 . 993 .2832 cms.vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 10 1 eventually went to the bank, and land that was 2 owned by the original property owners held 3 those . 4 So now those property owners are 5 beholding to the agreements and the standards 6 that were put in that place by that PUD 7 agreement, which means there is a property out 8 there on Wheaton Road that wants to build a 9 garage, they cannot build a garbage; there are 10 properties that want to redevelop for other land 11 uses which they can ' t do . They have to maintain 12 the use or build what was approved on this PUD. 13 The only way the City can repeal 14 that PUD -- because at the time the City did this 15 they were doing PUDs as zoning districts . We no 16 longer do that process to have PUDs as zoning 17 districts, we see them as special uses , so that 18 any time the City has to repeal those uses if 19 situations like this occur, so what we would have 20 to do is have all of the current owners, which 21 are Standard Bank, there ' s Oswego Church, also 22 known as Restore Church, and a few of the 23 existing original property owners who had their 24 land under contract, come in and agree to the Vitosh Reporting Service 815. 993 . 2832 cms.vitosh@gmail.com PZA - May 9, 2018 - Public Hearing 10 1 eventually went to the bank, and land that was 2 owned by the original property owners held 3 those . 4 So now those property owners are 5 beholding to the agreements and the standards 6 that were put in that place by that PUD 7 agreement, which means there is a property out 8 there on Wheaton Road that wants to build a 9 garage, they cannot build a garbage; there are 10 properties that want to redevelop for other land 11 uses which they can ' t do . They have to maintain 12 the use or build what was approved on this PUD. 13 The only way the City can repeal 14 that PUD -- because at the time the City did this 15 they were doing PUDs as zoning districts . We no 16 longer do that process to have PUDs as zoning 17 districts, we see them as special uses , so that 18 any time the City has to repeal those uses if 19 situations like this occur, so what we would have 20 to do is have all of the current owners, which 21 are Standard Bank, there ' s Oswego Church, also 22 known as Restore Church, and a few of the 23 existing original property owners who had their 24 land under contract, come in and agree to the Vitosh Reporting Service 815. 993 . 2832 cms.vitosh@gmail.com PZA - May 9, 2018 - Public Hearing 11 1 repeal of the annexation agreement, so that 2 process is underway. 3 So that ' s a condition of this 4 project, that they would then have to get that 5 repeal done before they start construction . 6 So on the site itself, they are 7 leasing land from the church. The church 8 bought parcels of -- If you look on that map on 9 the second page, the top is what was originally 10 planned there . That ' s what the annexation 11 agreement says has to be in that development, 12 that PUD . 13 So where this project falls is the 14 church came in and purchased Lots 8 , 12 and 13 . 15 So if you look on that chart with the numbers, 16 the church has purchased 8 , 12 and 13 . 17 Now, there is an existing building 18 I believe on Lot 12, which is where -- that ' s 19 where they ' re going to have their church 20 facility, and then this particular owner is going 21 to locate on a portion of 13 . 22 So if you can kind of compare what 23 it looks like on this site, that wouldn ' t have 24 been appropriate in the existing annexation Uitosh Reporting Service 815 . 993 . 2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 11 1 repeal of the annexation agreement, so that 2 process is underway. 3 So that ' s a condition of this 4 project, that they would then have to get that 5 repeal done before they start construction . 6 So on the site itself, they are 7 leasing land from the church. The church 8 bought parcels of -- If you look on that map on 9 the second page, the top is what was originally 10 planned there . That ' s what the annexation 11 agreement says has to be in that development, 12 that PUD . 13 So where this project falls is the 14 church came in and purchased Lots 8 , 12 and 13 . 15 So if you look on that chart with the numbers, 16 the church has purchased 8 , 12 and 13 . 17 Now, there is an existing building 18 I believe on Lot 12, which is where -- that ' s 19 where they ' re going to have their church 20 facility, and then this particular owner is going 21 to locate on a portion of 13 . 22 So if you can kind of compare what 23 it looks like on this site, that wouldn ' t have 24 been appropriate in the existing annexation Uitosh Reporting Service 815 . 993 . 2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 12 1 agreement, so we ' re amending that . 2 So where they fall in the underlying 3 zoning would be a business district, and these 4 types of uses are permitted in the business 5 district as special uses , so they are moving 6 forward with the plan, so they ' re going to lease 7 out that land from the church . Their lease is 8 25 years? 9 MR. CHAHBAZI : It ' s a 21-year lease -- 10 MS . NOBLE : 21 years . I1 MR. CHAHBAZI : -- with two five-year 12 options to extend. 13 MS . NOBLE : So they would have that 14 option to continue that use on the site if the 15 special use is granted . 16 So when we adopted this zoning code 17 update in 2014 , November, 2014 , we included 18 standards for these types of alternative energy 19 systems . 20 Initially we didn' t have any 21 standards, they were just a blanket special use 22 with no guidance, so we created some guidances 23 for free-standing solar energy systems, which 24 this is, so a big portion of that is the height, itosh Reporting Service 815 . 993 .2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 12 1 agreement, so we ' re amending that . 2 So where they fall in the underlying 3 zoning would be a business district, and these 4 types of uses are permitted in the business 5 district as special uses , so they are moving 6 forward with the plan, so they ' re going to lease 7 out that land from the church . Their lease is 8 25 years? 9 MR. CHAHBAZI : It ' s a 21-year lease -- 10 MS . NOBLE : 21 years . I1 MR. CHAHBAZI : -- with two five-year 12 options to extend. 13 MS . NOBLE : So they would have that 14 option to continue that use on the site if the 15 special use is granted . 16 So when we adopted this zoning code 17 update in 2014 , November, 2014 , we included 18 standards for these types of alternative energy 19 systems . 20 Initially we didn' t have any 21 standards, they were just a blanket special use 22 with no guidance, so we created some guidances 23 for free-standing solar energy systems, which 24 this is, so a big portion of that is the height, itosh Reporting Service 815 . 993 .2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 13 1 and they are proposing an overall height for 2 seven feet for those panels, so they will have 3 7 , 000 individual modules . 4 Can you tell us the size of a 5 typical module? 6 MR. CHAHBAZI : Yeah, typically -- and 7 it ' s only seven feet at its highest point -- 8 MS . NOBLE : At its highest point . 9 MR. CHAHBAZI : -- so it slowly moves 10 from east to west via the single-access traffic 11 system, so it ' s almost like watching paint dry . 12 You know, you ' re really -- you don ' t really see 13 them move unless you start out in the morning 14 they are facing east, you come out during the 15 middle of the day and they are flush with the 16 sun, you know, in the summertime, as an example, 17 and then at its highest point, it ' s seven feet . 18 So I am six-foot-four, so, you know, that ' s the 19 highest point, when it ' s at an angle, it ' s seven 20 feet . 21 There is days -- there is times 22 throughout the day where it ' s, you know, three to 23 four feet, yeah . 24 MS . NOBLE : So the clearance underneath Iiitosh Reporting Service 815 . 993 . 2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 13 1 and they are proposing an overall height for 2 seven feet for those panels, so they will have 3 7 , 000 individual modules . 4 Can you tell us the size of a 5 typical module? 6 MR. CHAHBAZI : Yeah, typically -- and 7 it ' s only seven feet at its highest point -- 8 MS . NOBLE : At its highest point . 9 MR. CHAHBAZI : -- so it slowly moves 10 from east to west via the single-access traffic 11 system, so it ' s almost like watching paint dry . 12 You know, you ' re really -- you don ' t really see 13 them move unless you start out in the morning 14 they are facing east, you come out during the 15 middle of the day and they are flush with the 16 sun, you know, in the summertime, as an example, 17 and then at its highest point, it ' s seven feet . 18 So I am six-foot-four, so, you know, that ' s the 19 highest point, when it ' s at an angle, it ' s seven 20 feet . 21 There is days -- there is times 22 throughout the day where it ' s, you know, three to 23 four feet, yeah . 24 MS . NOBLE : So the clearance underneath Iiitosh Reporting Service 815 . 993 . 2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 14 1 the lowest portion at full tilt they are 2 proposing to be about three feet? 3 MR. CHAHBAZI : That ' s correct . So there 4 is three or four feet of clearance before you 5 even get to the panel . 6 MS . NOBLE : When we originally did the 7 zoning code update, there was a recommendation 8 from a professional who came in and talked with 9 the Zoning Commission and said that you should 10 look at having a minimum of ten foot as a 11 clearance underneath, especially if you ' re going 12 to have these facilities out in public, you don ' t 13 want children climbing on them or, you know, 14 vandalized, so that ' s what we did. 15 But in this situation, because it ' s 16 so remote and it ' s so inaccessible from, you 17 know, pedestrian traffic or regular, we felt that 18 it was (A) , appropriate for the height to be 19 lowered, which is that clearance, and we also 20 felt that it was more visually pleasing because 21 the fencing that they are providing is going to 22 be at the same height or higher than what the 23 panels are . 24 There was standards with regard to itosh Reporting Service 815. 993 . 2832 cms.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 14 1 the lowest portion at full tilt they are 2 proposing to be about three feet? 3 MR. CHAHBAZI : That ' s correct . So there 4 is three or four feet of clearance before you 5 even get to the panel . 6 MS . NOBLE : When we originally did the 7 zoning code update, there was a recommendation 8 from a professional who came in and talked with 9 the Zoning Commission and said that you should 10 look at having a minimum of ten foot as a 11 clearance underneath, especially if you ' re going 12 to have these facilities out in public, you don ' t 13 want children climbing on them or, you know, 14 vandalized, so that ' s what we did. 15 But in this situation, because it ' s 16 so remote and it ' s so inaccessible from, you 17 know, pedestrian traffic or regular, we felt that 18 it was (A) , appropriate for the height to be 19 lowered, which is that clearance, and we also 20 felt that it was more visually pleasing because 21 the fencing that they are providing is going to 22 be at the same height or higher than what the 23 panels are . 24 There was standards with regard to itosh Reporting Service 815. 993 . 2832 cms.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 15 1 glare; there was concerns that these panels tend 2 to, you know, ricochet light, which is kind of 3 counter-intuitive to what they do because they 4 capture light, but we had to address that in the 5 ordinance for some people who think that that is 6 what occurs , and you can tag on and explain about 7 glare . 8 MR. CHAHBAZI : Yeah, so on the spectrum 9 of glare, it ' s basically like water . Like Miss 10 Noble mentioned, the main purpose of the panel is I1 to absorb the light, not to reflect it, so we 12 have the largest airport solar project in North 13 America at the Indianapolis International 14 Airport, basically next door, and that ' s 80 acres 15 solar, and it ' s right next to the runway, so, you 16 know, FAA is okay with it, there is no glare from 17 the panels, or very little glare, so . . . 18 MS . NOBLE : But to address that concern, 19 because there is a residential home not too far 20 as well as a business, we asked that they provide 21 some type of buffer to show us that that would 22 not be an issue with respect -- 23 MR. OLSON : Landscape buffer? 24 MS . NOBLE : Well, landscape buffer, but Vitosh Reporting Service 815. 993. 2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 15 1 glare; there was concerns that these panels tend 2 to, you know, ricochet light, which is kind of 3 counter-intuitive to what they do because they 4 capture light, but we had to address that in the 5 ordinance for some people who think that that is 6 what occurs , and you can tag on and explain about 7 glare . 8 MR. CHAHBAZI : Yeah, so on the spectrum 9 of glare, it ' s basically like water . Like Miss 10 Noble mentioned, the main purpose of the panel is I1 to absorb the light, not to reflect it, so we 12 have the largest airport solar project in North 13 America at the Indianapolis International 14 Airport, basically next door, and that ' s 80 acres 15 solar, and it ' s right next to the runway, so, you 16 know, FAA is okay with it, there is no glare from 17 the panels, or very little glare, so . . . 18 MS . NOBLE : But to address that concern, 19 because there is a residential home not too far 20 as well as a business, we asked that they provide 21 some type of buffer to show us that that would 22 not be an issue with respect -- 23 MR. OLSON : Landscape buffer? 24 MS . NOBLE : Well, landscape buffer, but Vitosh Reporting Service 815. 993. 2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 16 1 just a distance buffer, and so the nearest 2 building to the solar racking system is about 3 110 foot away and the nearest roadway is about 4 140 feet, so we don ' t anticipate having an issue 5 with it . There is minimum glare associated with 6 it . 7 MR. OLSON: They did their job . 8 MS . NOBLE : They did. Fencing; again, 9 that ' s one of the recommendations, to have 10 fencing around these systems to protect from I1 vandalism. 12 MR. CHAHBAZI : It ' s also NEC code, 13 so -- National Electric Code . 14 MS . NOBLE : Correct . 15 MR. CHAHBAZI : Basically we have to have 16 fencing around the system, so . . . 17 MS . NOBLE : Yes . Yes . 18 MR. OLSON : Could we make a wood fence 19 recommendation or -- 20 MS . NOBLE : We can, absolutely can . So 21 the standard for that district and this type of 22 use is chain link is permitted, but it would be a 23 vinyl coated chain link fence in the rear and 24 side yards . Vitosh Deporting Service 815. 993 .2832 cms.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 16 1 just a distance buffer, and so the nearest 2 building to the solar racking system is about 3 110 foot away and the nearest roadway is about 4 140 feet, so we don ' t anticipate having an issue 5 with it . There is minimum glare associated with 6 it . 7 MR. OLSON: They did their job . 8 MS . NOBLE : They did. Fencing; again, 9 that ' s one of the recommendations, to have 10 fencing around these systems to protect from I1 vandalism. 12 MR. CHAHBAZI : It ' s also NEC code, 13 so -- National Electric Code . 14 MS . NOBLE : Correct . 15 MR. CHAHBAZI : Basically we have to have 16 fencing around the system, so . . . 17 MS . NOBLE : Yes . Yes . 18 MR. OLSON : Could we make a wood fence 19 recommendation or -- 20 MS . NOBLE : We can, absolutely can . So 21 the standard for that district and this type of 22 use is chain link is permitted, but it would be a 23 vinyl coated chain link fence in the rear and 24 side yards . Vitosh Deporting Service 815. 993 .2832 cms.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 17 1 MR . OLSON : So stop me if I am wrong . 2 MS . NOBLE : Sure . 3 MR. OLSON : The Comprehensive Plan, 4 would that be like estate lots, kind of big 5 stuff, which I think is fine, if they put the 6 nice fence out there and landscape buffer, nobody 7 is going to know the difference around there, but 8 I would think that would be a requirement to have 9 a nicer berm -- 10 MS . NOBLE : Sure . 11 MR . OLSON : -- between there to kind of 12 differentiate . 13 MS . NOBLE : That ' s something that the 14 committee can consult -- commission can discuss . 15 What staff has proposed -- because 16 it ' s standard, they have to be underneath the 17 regular code, this is a special request, this is 18 a special use, is that they do provide the solid 19 wood fence along the northern perimeter, and the 20 northern perimeter is that area that you may see 21 off of 71 , may not see, and the reason we did 22 that is in addition to some landscape buffering 23 around the southern fence line, which is the 24 fence line that you definitely see off of 126 Uitosh Deporting Service 815. 993 . 2832 cros.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 17 1 MR . OLSON : So stop me if I am wrong . 2 MS . NOBLE : Sure . 3 MR. OLSON : The Comprehensive Plan, 4 would that be like estate lots, kind of big 5 stuff, which I think is fine, if they put the 6 nice fence out there and landscape buffer, nobody 7 is going to know the difference around there, but 8 I would think that would be a requirement to have 9 a nicer berm -- 10 MS . NOBLE : Sure . 11 MR . OLSON : -- between there to kind of 12 differentiate . 13 MS . NOBLE : That ' s something that the 14 committee can consult -- commission can discuss . 15 What staff has proposed -- because 16 it ' s standard, they have to be underneath the 17 regular code, this is a special request, this is 18 a special use, is that they do provide the solid 19 wood fence along the northern perimeter, and the 20 northern perimeter is that area that you may see 21 off of 71 , may not see, and the reason we did 22 that is in addition to some landscape buffering 23 around the southern fence line, which is the 24 fence line that you definitely see off of 126 Uitosh Deporting Service 815. 993 . 2832 cros.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 18 1 behind the landscaping business and -- you won ' t 2 see as much from the home because that home has 3 that dense row of trees there, there is not room 4 to put any additional landscaping, we thought 5 that would be an adequate amount of buffering . 6 MR. OLSON : Someday across from that 7 beautiful farm is going to be a sprawling 8 gorgeous subdivision. I 'm sure they would 9 appreciate not being able to see the fence . 10 MS . NOBLE : There you go . 11 MR. CHAHBAZI : What we ' ve done in the 12 past on the fencing is we ' ve had the slatted, 13 but -- so it would be -- 14 MR. OLSON : Slats in the -- 15 MR. CHAHBAZI : Yeah, so we can also do 16 that type of -- it ' s actually -- looks pretty 17 nice . I ' ve seen some of the examples that we ' ve 18 done on other projects . 19 MR. OLSON : How does the fence get 20 approved? Does the City -- 21 MS . NOBLE : Yes . And so the requirement 22 is the basic, which is the chain link vinyl 23 coated fence . 24 MR. OLSON : If we want to make that a I9itosh Deporting Service 815. 993 .2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 18 1 behind the landscaping business and -- you won ' t 2 see as much from the home because that home has 3 that dense row of trees there, there is not room 4 to put any additional landscaping, we thought 5 that would be an adequate amount of buffering . 6 MR. OLSON : Someday across from that 7 beautiful farm is going to be a sprawling 8 gorgeous subdivision. I 'm sure they would 9 appreciate not being able to see the fence . 10 MS . NOBLE : There you go . 11 MR. CHAHBAZI : What we ' ve done in the 12 past on the fencing is we ' ve had the slatted, 13 but -- so it would be -- 14 MR. OLSON : Slats in the -- 15 MR. CHAHBAZI : Yeah, so we can also do 16 that type of -- it ' s actually -- looks pretty 17 nice . I ' ve seen some of the examples that we ' ve 18 done on other projects . 19 MR. OLSON : How does the fence get 20 approved? Does the City -- 21 MS . NOBLE : Yes . And so the requirement 22 is the basic, which is the chain link vinyl 23 coated fence . 24 MR. OLSON : If we want to make that a I9itosh Deporting Service 815. 993 .2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 19 1 requirement? 2 MS . NOBLE : You make that a condition of 3 your special use . 4 MR. OLSON : How do we determine what 5 type of fence? 6 MS . NOBLE : There are permitted types of 7 wood fencing already in the code, so you can just 8 require them to meet the standard of the existing 9 wood fence . 10 And there was something that was 11 mentioned, that was brought up during the Plan 12 Council review, was that they typically don ' t 13 like solid fencing because they need as much of 14 the sunlight for this project to work, so if 15 there is a lot of solid fencing, it may obstruct 16 some of that sunlight . 17 MR. CHAHBAZI : Yeah . Yeah . That ' s the 18 only thing I would just mention, is about 19 potential shading issues . Would it be -- 20 MR. OLSON : It ' s on the north side . 21 CHAIRMAN HARKER : Well, that wouldn ' t -- 22 no . 23 MS . NOBLE : Well , that ' s what Staff 24 recommended, the north side, but you were talking 2itosh Deporting Service 815. 993 . 2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 19 1 requirement? 2 MS . NOBLE : You make that a condition of 3 your special use . 4 MR. OLSON : How do we determine what 5 type of fence? 6 MS . NOBLE : There are permitted types of 7 wood fencing already in the code, so you can just 8 require them to meet the standard of the existing 9 wood fence . 10 And there was something that was 11 mentioned, that was brought up during the Plan 12 Council review, was that they typically don ' t 13 like solid fencing because they need as much of 14 the sunlight for this project to work, so if 15 there is a lot of solid fencing, it may obstruct 16 some of that sunlight . 17 MR. CHAHBAZI : Yeah . Yeah . That ' s the 18 only thing I would just mention, is about 19 potential shading issues . Would it be -- 20 MR. OLSON : It ' s on the north side . 21 CHAIRMAN HARKER : Well, that wouldn ' t -- 22 no . 23 MS . NOBLE : Well , that ' s what Staff 24 recommended, the north side, but you were talking 2itosh Deporting Service 815. 993 . 2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 20 1 about the side -- the side and the rear portion 2 of it? 3 MR . OLSON : I wouldn ' t want any side 4 which might be a future subdivision boundary. 5 MS . NOBLE : Okay . That would be the 6 north side . 7 MR. CHAHBAZI : The ordinance I think 8 allows for -- I think there is like different 9 types of fencing that you guys have allowed in 10 the ordinance itself, correct? 11 MS . NOBLE : Correct . 12 MR . CHAHBAZI : Is there a way we can 13 keep that flexible? Just because I know there is 14 also a major cost difference between solid wood 15 versus like the vinyl coated . 16 MR. OLSON : I ' ve never seen a chain link 17 fence with those slats in it that I thought looks 18 nice . Maybe you ' ve got something that ' s better 19 that I haven ' t seen before . 20 MR. CHAHBAZI : Yeah . We ' re also doing 21 that in Machesney Park. 22 MR. OLSON : I have seen wood fences that 23 have reveals that let in additional 24 light . Vitosh Reporting Service 815 . 993 . 2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 20 1 about the side -- the side and the rear portion 2 of it? 3 MR . OLSON : I wouldn ' t want any side 4 which might be a future subdivision boundary. 5 MS . NOBLE : Okay . That would be the 6 north side . 7 MR. CHAHBAZI : The ordinance I think 8 allows for -- I think there is like different 9 types of fencing that you guys have allowed in 10 the ordinance itself, correct? 11 MS . NOBLE : Correct . 12 MR . CHAHBAZI : Is there a way we can 13 keep that flexible? Just because I know there is 14 also a major cost difference between solid wood 15 versus like the vinyl coated . 16 MR. OLSON : I ' ve never seen a chain link 17 fence with those slats in it that I thought looks 18 nice . Maybe you ' ve got something that ' s better 19 that I haven ' t seen before . 20 MR. CHAHBAZI : Yeah . We ' re also doing 21 that in Machesney Park. 22 MR. OLSON : I have seen wood fences that 23 have reveals that let in additional 24 light . Vitosh Reporting Service 815 . 993 . 2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 21 1 MR . CHAHBAZI : Yeah, so if we can maybe 2 just have some flexibility with the approval of 3 the City, you know, we ' d be happy to explore all 4 the options that are available . 5 MR. OLSON : Am I barking up the wrong 6 tree? 7 CHAIRMAN HARKER: No, but I 'm just going 8 to -- As far as the shading goes , if you ' re -- 9 how close can you put the fence to the line? 10 On the plan here it ' s shows like a 11 40-foot setback before you get to your -- you 12 know, your field of panels . 13 MR. CHAHBAZI : Yeah, sure . 14 CHAIRMAN HARKER : I mean, you know, if 15 you were -- if your fence was 20 feet away from 16 those panels and it was seven feet high, or eight 17 feet high, it ' s not going to shade it . 18 MR. CHAHBAZI : Yeah. I mean, 19 typically -- I ' ll just -- I mean, Typically on 20 like 95 percent of our -- or I would say 98 21 percent of our projects, we ' ve just done the 22 chain link fence because that ' s just our 23 standard, but I completely understand you guys 24 have your standards and there are certain Iiitosh Deporting Service 815. 993 . 2832 cros.vitosh@gmail. com PZA - May 9, 2018 - Public Hearing 21 1 MR . CHAHBAZI : Yeah, so if we can maybe 2 just have some flexibility with the approval of 3 the City, you know, we ' d be happy to explore all 4 the options that are available . 5 MR. OLSON : Am I barking up the wrong 6 tree? 7 CHAIRMAN HARKER: No, but I 'm just going 8 to -- As far as the shading goes , if you ' re -- 9 how close can you put the fence to the line? 10 On the plan here it ' s shows like a 11 40-foot setback before you get to your -- you 12 know, your field of panels . 13 MR. CHAHBAZI : Yeah, sure . 14 CHAIRMAN HARKER : I mean, you know, if 15 you were -- if your fence was 20 feet away from 16 those panels and it was seven feet high, or eight 17 feet high, it ' s not going to shade it . 18 MR. CHAHBAZI : Yeah. I mean, 19 typically -- I ' ll just -- I mean, Typically on 20 like 95 percent of our -- or I would say 98 21 percent of our projects, we ' ve just done the 22 chain link fence because that ' s just our 23 standard, but I completely understand you guys 24 have your standards and there are certain Iiitosh Deporting Service 815. 993 . 2832 cros.vitosh@gmail. com PZA - May 9, 2018 - Public Hearing 22 1 requirements . 2 MR. OLSON : I ' ve lived here 35 years . 3 MR. CHAHBAZI : Yeah, yeah . No, 4 understood. Sure . All we ask is maybe if we can 5 have a little bit of flexibility to work with you 6 guys on that just because I know there is -- 7 having gone through the back end of these 8 projects , I know there is a huge difference . 9 It ' s a large number when you ' re 10 talking about solid wood versus chain link. 11 MR. OLSON : Over a 21-year lease, it 12 really isn ' t that much. 13 MR. CHAHBAZI : The difference is 14 like -- more than -- it ' s a six-figure 15 difference . 16 MS . NOBLE : Is there a difference in a 17 different type of fencing material, say a solid 18 vinyl fencing? 19 MR. CHAHBAZI : Yeah, or even like 20 facaded wood, where it looks like wood, but it ' s 21 more like a polymer -- 22 CHAIRMAN HARKER: Yeah. 23 MR. CHAHBAZI : -- base? Would you guys 24 be okay with something like that? 12itosh Deporting Service 815. 993 .2832 cms.vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 22 1 requirements . 2 MR. OLSON : I ' ve lived here 35 years . 3 MR. CHAHBAZI : Yeah, yeah . No, 4 understood. Sure . All we ask is maybe if we can 5 have a little bit of flexibility to work with you 6 guys on that just because I know there is -- 7 having gone through the back end of these 8 projects , I know there is a huge difference . 9 It ' s a large number when you ' re 10 talking about solid wood versus chain link. 11 MR. OLSON : Over a 21-year lease, it 12 really isn ' t that much. 13 MR. CHAHBAZI : The difference is 14 like -- more than -- it ' s a six-figure 15 difference . 16 MS . NOBLE : Is there a difference in a 17 different type of fencing material, say a solid 18 vinyl fencing? 19 MR. CHAHBAZI : Yeah, or even like 20 facaded wood, where it looks like wood, but it ' s 21 more like a polymer -- 22 CHAIRMAN HARKER: Yeah. 23 MR. CHAHBAZI : -- base? Would you guys 24 be okay with something like that? 12itosh Deporting Service 815. 993 .2832 cms.vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 23 1 CHAIRMAN HARKER : I would be . 2 MR. CHAHBAZI : An equivalent? 3 CHAIRMAN HARKER : Yeah, I would be, just 4 because of the maintenance of the wood. 5 MR . CHAHBAZI : Yeah, because I just got 6 our team to quote out some numbers on solid wood 7 versus like wrought iron is another one, when you 8 start -- so, yeah, if we could just maybe have 9 that as a negotiation, like an equivalent look to 10 a wood fence or something of that nature, if we 11 can maybe compromise . 12 CHAIRMAN HARKER : I think when we get 13 into the portion -- you know, our deliberation 14 portion, let ' s hit that a little more, you know 15 what I mean? But yeah, for sure . 16 MS . CHAHBAZI : Okay. Great . Thank you . 17 MS . NOBLE : The next criteria in the 18 Zoning Ordinance is that these types of uses are 19 accessory to a primary use , so this use will 20 never be the primary use of the lot, it will be 21 accessory to the main use, so what the church is 22 planning to do with their coming in to repeal the 23 PUD, they ' re going to probably consolidate the 24 lots so that the church would be the main user, Vitosh Deporting Service 815 . 993 . 2832 cms.vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 23 1 CHAIRMAN HARKER : I would be . 2 MR. CHAHBAZI : An equivalent? 3 CHAIRMAN HARKER : Yeah, I would be, just 4 because of the maintenance of the wood. 5 MR . CHAHBAZI : Yeah, because I just got 6 our team to quote out some numbers on solid wood 7 versus like wrought iron is another one, when you 8 start -- so, yeah, if we could just maybe have 9 that as a negotiation, like an equivalent look to 10 a wood fence or something of that nature, if we 11 can maybe compromise . 12 CHAIRMAN HARKER : I think when we get 13 into the portion -- you know, our deliberation 14 portion, let ' s hit that a little more, you know 15 what I mean? But yeah, for sure . 16 MS . CHAHBAZI : Okay. Great . Thank you . 17 MS . NOBLE : The next criteria in the 18 Zoning Ordinance is that these types of uses are 19 accessory to a primary use , so this use will 20 never be the primary use of the lot, it will be 21 accessory to the main use, so what the church is 22 planning to do with their coming in to repeal the 23 PUD, they ' re going to probably consolidate the 24 lots so that the church would be the main user, Vitosh Deporting Service 815 . 993 . 2832 cms.vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 24 1 because they are going to build out some of the 2 other areas of the land that they have for their 3 own purposes, so this would be subordinate to the 4 church ' s use of the land . 5 MR. CHAHBAZI : And I would just add in 6 addition to that, they are planning to buy the 7 power from the project as well . They have a 8 pretty large energy use, you know, so the 9 president of the church and I have discussed that 10 several times already, so . . . 11 CHAIRMAN HARKER : It makes sense . 12 MS . NOBLE : Right . 13 MR. CHAHBAZI : Yeah, and our goal, you 14 know, for us, for naming purposes , we wanted -- 15 we have talked about calling it the Restored 16 Yorkville -- or Restored Yorkville Community 17 Solar Project, kind of brand the project as a 18 community project that both takes into account 19 the city as well as the land owner . 20 CHAIRMAN HARKER: Cool . 21 MS . NOBLE : And then it talks about 22 signage . Again, there is a maximum size for 23 signage . We don ' t want a lot of commercial 24 signage on this in there, we want to adhere to itosh Reporting Service 815 . 993 .2832 cros .vitosh@gmail.com PZA - May 9, 2018 - Public Hearing 24 1 because they are going to build out some of the 2 other areas of the land that they have for their 3 own purposes, so this would be subordinate to the 4 church ' s use of the land . 5 MR. CHAHBAZI : And I would just add in 6 addition to that, they are planning to buy the 7 power from the project as well . They have a 8 pretty large energy use, you know, so the 9 president of the church and I have discussed that 10 several times already, so . . . 11 CHAIRMAN HARKER : It makes sense . 12 MS . NOBLE : Right . 13 MR. CHAHBAZI : Yeah, and our goal, you 14 know, for us, for naming purposes , we wanted -- 15 we have talked about calling it the Restored 16 Yorkville -- or Restored Yorkville Community 17 Solar Project, kind of brand the project as a 18 community project that both takes into account 19 the city as well as the land owner . 20 CHAIRMAN HARKER: Cool . 21 MS . NOBLE : And then it talks about 22 signage . Again, there is a maximum size for 23 signage . We don ' t want a lot of commercial 24 signage on this in there, we want to adhere to itosh Reporting Service 815 . 993 .2832 cros .vitosh@gmail.com PZA - May 9, 2018 - Public Hearing 25 1 that, identification signage of the project . 2 They have provided a -- they have 3 communicated with the local utility provider, 4 ComEd, because they have to have some back-up 5 potential if their facility goes down, so they 6 will be connecting to ComEd services? 7 MR. CHAHBAZI : That ' s correct . We have 8 already filed your connection application and we 9 have provided Miss Noble with the receipt of 10 that, so . . . 11 MS . NOBLE : And it ' s in your packet as 12 well . 13 And then the final area that we have 14 is the abandoned systems kind of requirement . 15 Some of these units do not make it through their 16 lifetime of the lease, or, if they do make it 17 through the lifetime of the lease, the property 18 owner does not maintain them, so we are 19 requesting that the petitioner provides a 20 security guarantee, which the city engineer will 21 estimate what that guarantee would be, and they 22 would keep that on file with the City, and that 23 would cover any removal, property restoration or 24 any legal fees if we have to come in and Vitosh Deporting Service 815. 993 . 2832 cros.vitosh@gmail. com PZA - May 9, 2018 - Public Hearing 25 1 that, identification signage of the project . 2 They have provided a -- they have 3 communicated with the local utility provider, 4 ComEd, because they have to have some back-up 5 potential if their facility goes down, so they 6 will be connecting to ComEd services? 7 MR. CHAHBAZI : That ' s correct . We have 8 already filed your connection application and we 9 have provided Miss Noble with the receipt of 10 that, so . . . 11 MS . NOBLE : And it ' s in your packet as 12 well . 13 And then the final area that we have 14 is the abandoned systems kind of requirement . 15 Some of these units do not make it through their 16 lifetime of the lease, or, if they do make it 17 through the lifetime of the lease, the property 18 owner does not maintain them, so we are 19 requesting that the petitioner provides a 20 security guarantee, which the city engineer will 21 estimate what that guarantee would be, and they 22 would keep that on file with the City, and that 23 would cover any removal, property restoration or 24 any legal fees if we have to come in and Vitosh Deporting Service 815. 993 . 2832 cros.vitosh@gmail. com PZA - May 9, 2018 - Public Hearing 26 1 decommission . 2 MR. CHAHBAZI : And that ' s very standard . 3 We are doing that with a number of other 4 jurisdictions . It ' s a decommissioning plan and a 5 bond deposit or security deposit like Miss Noble 6 mentioned, so we ' re fine with that . 7 MR. MARCUM: That ' s what I was 8 wondering . Are you talking about posting a bond 9 or actually putting up cash? 10 MR. CHAHBAZI : We can do both . You I1 know, we can do both . 12 MS . NOBLE : It could be a bond. 13 MR. CHAHBAZI : As long as it ' s 14 reasonable, you know, so we could do both . 15 MS . NOBLE : The City technically -- Oh, 16 I 'm sorry . 17 MR . CHAHBAZI : Yeah, I was just going to 18 say, it ' s actually not -- First of all, I mean, 19 the system is very low maintenance so that the 20 chances of us of just abandoning it based on the 21 advantages that we are getting from the system -- 22 like, for example, like let ' s take the worst case 23 scenario, if our company went out of business, 24 there ' s going to be bank financing on the itosh Deporting Service 815. 993 .2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 26 1 decommission . 2 MR. CHAHBAZI : And that ' s very standard . 3 We are doing that with a number of other 4 jurisdictions . It ' s a decommissioning plan and a 5 bond deposit or security deposit like Miss Noble 6 mentioned, so we ' re fine with that . 7 MR. MARCUM: That ' s what I was 8 wondering . Are you talking about posting a bond 9 or actually putting up cash? 10 MR. CHAHBAZI : We can do both . You I1 know, we can do both . 12 MS . NOBLE : It could be a bond. 13 MR. CHAHBAZI : As long as it ' s 14 reasonable, you know, so we could do both . 15 MS . NOBLE : The City technically -- Oh, 16 I 'm sorry . 17 MR . CHAHBAZI : Yeah, I was just going to 18 say, it ' s actually not -- First of all, I mean, 19 the system is very low maintenance so that the 20 chances of us of just abandoning it based on the 21 advantages that we are getting from the system -- 22 like, for example, like let ' s take the worst case 23 scenario, if our company went out of business, 24 there ' s going to be bank financing on the itosh Deporting Service 815. 993 .2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 27 1 project, they have step-in rights to come in and 2 make sure the system is operating, so they have 3 motivation, you know, to make sure that the 4 system is operating, and then to go back to 5 actual decommissioning, it ' s actually, believe it 6 or not, I mean, for people in this industry, it ' s 7 fairly straightforward . You disconnect the 8 system, you take the wiring cables out of the 9 ground, and then you basically walk the panels 10 off the property and remove the racks, and it ' s a 11 four to six-week process, so -- and we put the 12 system back in basically its original -- meaning 13 the site back in its original condition, so it ' s 14 a fairly straightforward process to decommission 15 and so that ' s why we ' re pretty comfortable with 16 any sort of decommissioning plan that we have to 17 enter into, or even a bond . 18 MS . NOBLE : And the final component of 19 that is we ' re asking for a blanket easement over 20 the property where this will be located so that 21 if it does come down to the City having to 22 decommission it, we have the right to do it . 23 Those are the recommendations . 24 There is engineering review from EI iitosh Reporting Service 815. 993 .2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 27 1 project, they have step-in rights to come in and 2 make sure the system is operating, so they have 3 motivation, you know, to make sure that the 4 system is operating, and then to go back to 5 actual decommissioning, it ' s actually, believe it 6 or not, I mean, for people in this industry, it ' s 7 fairly straightforward . You disconnect the 8 system, you take the wiring cables out of the 9 ground, and then you basically walk the panels 10 off the property and remove the racks, and it ' s a 11 four to six-week process, so -- and we put the 12 system back in basically its original -- meaning 13 the site back in its original condition, so it ' s 14 a fairly straightforward process to decommission 15 and so that ' s why we ' re pretty comfortable with 16 any sort of decommissioning plan that we have to 17 enter into, or even a bond . 18 MS . NOBLE : And the final component of 19 that is we ' re asking for a blanket easement over 20 the property where this will be located so that 21 if it does come down to the City having to 22 decommission it, we have the right to do it . 23 Those are the recommendations . 24 There is engineering review from EI iitosh Reporting Service 815. 993 .2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 28 1 that ' s in your packet, standard, it just talks 2 about the things that will happen in the site 3 plan review process . We ask that that be a 4 condition of their special use as well . 5 MR. CHAHBAZI : We ' re really excited 6 about it . I mean, Miss Noble has been great to 7 work with; I just have to say she is tough, but 8 very fair, so -- and, you know, we think this is 9 going to be a great project . 10 I know the church is very excited as 11 well . I just spoke with the president, so they 12 are very excited about this project . 13 CHAIRMAN HARKER : Excellent . What ' s the 14 typical life span of those panels? 15 MR. CHAHBAZI : Actually that ' s why we 16 have the -- 17 CHAIRMAN HARKER : 50 to 75 years, or are 18 they done at 25? 19 MR. CHAHBAZI : Well, let ' s just put it 20 this way . So I just read an article where the 21 original Arco PV panels that came out in the 22 early 80 ' s, it ' s the PV technology that ' s been 23 out in space since the 1960 ' s , 1950 ' s, 60 ' s, so 24 it ' s tried and true technology. Uitosh Deporting Service 815. 993 . 2832 cms.vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 28 1 that ' s in your packet, standard, it just talks 2 about the things that will happen in the site 3 plan review process . We ask that that be a 4 condition of their special use as well . 5 MR. CHAHBAZI : We ' re really excited 6 about it . I mean, Miss Noble has been great to 7 work with; I just have to say she is tough, but 8 very fair, so -- and, you know, we think this is 9 going to be a great project . 10 I know the church is very excited as 11 well . I just spoke with the president, so they 12 are very excited about this project . 13 CHAIRMAN HARKER : Excellent . What ' s the 14 typical life span of those panels? 15 MR. CHAHBAZI : Actually that ' s why we 16 have the -- 17 CHAIRMAN HARKER : 50 to 75 years, or are 18 they done at 25? 19 MR. CHAHBAZI : Well, let ' s just put it 20 this way . So I just read an article where the 21 original Arco PV panels that came out in the 22 early 80 ' s, it ' s the PV technology that ' s been 23 out in space since the 1960 ' s , 1950 ' s, 60 ' s, so 24 it ' s tried and true technology. Uitosh Deporting Service 815. 993 . 2832 cms.vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 29 1 The panels that came out were really 2 small compared to the ones now today, they plug 3 them in and they are still producing at 70 to 4 80 percent, so -- and that ' s like from the early 5 80 ' s, so, I mean, these systems, you know, it ' s 6 straight photovoltaic technology, at Year 25 they 7 are producing at 80 percent . 8 They are actually warrantied -- the 9 panel manufacturers warranty the production at 10 80 percent, so -- by year 2025, so if it ' s not 11 producing at that, they will replace the module, 12 so these systems can last quite a while, and 13 there is incentive to, you know, make sure they 14 are operating beyond the 21-year initial lease, 15 so, you know, so I guess that ' s my answer for 16 you . 17 MR. OLSON : The only paved area or 18 unpaved areas are the gravel access roads -- 19 MR. CHAHBAZI : Yes, yes . 20 MR . OLSON : -- around it, correct? 21 MR . CHAHBAZI : And that ' s just so that 22 our service trucks, they ' ll come in a couple 23 times a year, they' ll check the system, just make 24 sure it ' s operating, they' ll check the -- you 2itosh Deporting Service 815. 993 .2832 cms.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 29 1 The panels that came out were really 2 small compared to the ones now today, they plug 3 them in and they are still producing at 70 to 4 80 percent, so -- and that ' s like from the early 5 80 ' s, so, I mean, these systems, you know, it ' s 6 straight photovoltaic technology, at Year 25 they 7 are producing at 80 percent . 8 They are actually warrantied -- the 9 panel manufacturers warranty the production at 10 80 percent, so -- by year 2025, so if it ' s not 11 producing at that, they will replace the module, 12 so these systems can last quite a while, and 13 there is incentive to, you know, make sure they 14 are operating beyond the 21-year initial lease, 15 so, you know, so I guess that ' s my answer for 16 you . 17 MR. OLSON : The only paved area or 18 unpaved areas are the gravel access roads -- 19 MR. CHAHBAZI : Yes, yes . 20 MR . OLSON : -- around it, correct? 21 MR . CHAHBAZI : And that ' s just so that 22 our service trucks, they ' ll come in a couple 23 times a year, they' ll check the system, just make 24 sure it ' s operating, they' ll check the -- you 2itosh Deporting Service 815. 993 .2832 cms.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 30 1 know, the single access tracker . 2 MR. OLSON : And there is a gate big 3 enough that a fire truck could get back there? 4 MR. CHAHBAZI : We would accommodate 5 that . We have to do that for other projects . 6 Usually it ' s a 20-foot access road, 7 so that ' s not -- and we usually have 8 turn-arounds, so if that works for the fire 9 department . A lot of those issues we work out 10 during the permitting process of the project, 11 so . . . 12 MS . NOBLE : And they provide comments 13 during the Plan Council meeting on that issue . 14 MR. MARCUM: I 'm not a science guy, so 15 I ' m about to ask a stupid question . 16 MR. CHAHBAZI : Sure . 17 MR. MARCUM: But I don ' t mind -- 18 MR. CHAHBAZI : I don ' t mind answering 19 it . 20 MR. MARCUM: You said it doesn ' t make 21 much noise . 22 MR. CHAHBAZI : No . 23 MR. MARCUM: What -- I mean, I don ' t 24 know why any noise, a buzz or a hum or something . itosh Reporting Service 815. 993 . 2832 cms.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 30 1 know, the single access tracker . 2 MR. OLSON : And there is a gate big 3 enough that a fire truck could get back there? 4 MR. CHAHBAZI : We would accommodate 5 that . We have to do that for other projects . 6 Usually it ' s a 20-foot access road, 7 so that ' s not -- and we usually have 8 turn-arounds, so if that works for the fire 9 department . A lot of those issues we work out 10 during the permitting process of the project, 11 so . . . 12 MS . NOBLE : And they provide comments 13 during the Plan Council meeting on that issue . 14 MR. MARCUM: I 'm not a science guy, so 15 I ' m about to ask a stupid question . 16 MR. CHAHBAZI : Sure . 17 MR. MARCUM: But I don ' t mind -- 18 MR. CHAHBAZI : I don ' t mind answering 19 it . 20 MR. MARCUM: You said it doesn ' t make 21 much noise . 22 MR. CHAHBAZI : No . 23 MR. MARCUM: What -- I mean, I don ' t 24 know why any noise, a buzz or a hum or something . itosh Reporting Service 815. 993 . 2832 cms.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 31 1 Is there any -- 2 MR. CHAHBAZI : No, just the single 3 access tracker essentially when it moves from 4 east to west makes very -- it ' s basically -- you 5 wouldn ' t be able to hear it if you ' re like, let ' s 6 say 50 feet away. It ' s very minor, minor noise . 7 And then the transformer, there is a 8 transformer there on-site, so it ' s just like the 9 transformers that you have next to your house, 10 you know, there is a little bit of like humming, 11 a humming noise, but other than that, it doesn ' t 12 make any noise . That ' s why we say very minimal . 13 MR. MARCUM: Because I ' ve done work with 14 windmills before -- 15 MR. CHAHBAZI : Yeah. 16 MR . MARCUM: -- and they always said, 17 oh, yeah, it makes no sound, but then you hear 18 nothing but complaints about how loud it is -- 19 MR. CHAHBAZI : Oh, yeah, no, it ' s -- 20 MR. MARCUM: -- whacking the birds and 21 all that stuff . 22 MR . CHAHBAZI : It ' s not like that at 23 all . We don ' t -- you know, I don ' t know about 24 the noise decibel for wind, but I think it ' s like itosh Deporting Service 815. 993 .2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 31 1 Is there any -- 2 MR. CHAHBAZI : No, just the single 3 access tracker essentially when it moves from 4 east to west makes very -- it ' s basically -- you 5 wouldn ' t be able to hear it if you ' re like, let ' s 6 say 50 feet away. It ' s very minor, minor noise . 7 And then the transformer, there is a 8 transformer there on-site, so it ' s just like the 9 transformers that you have next to your house, 10 you know, there is a little bit of like humming, 11 a humming noise, but other than that, it doesn ' t 12 make any noise . That ' s why we say very minimal . 13 MR. MARCUM: Because I ' ve done work with 14 windmills before -- 15 MR. CHAHBAZI : Yeah. 16 MR . MARCUM: -- and they always said, 17 oh, yeah, it makes no sound, but then you hear 18 nothing but complaints about how loud it is -- 19 MR. CHAHBAZI : Oh, yeah, no, it ' s -- 20 MR. MARCUM: -- whacking the birds and 21 all that stuff . 22 MR . CHAHBAZI : It ' s not like that at 23 all . We don ' t -- you know, I don ' t know about 24 the noise decibel for wind, but I think it ' s like itosh Deporting Service 815. 993 .2832 cms .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 32 1 50 or -- 2 MR. MARCUM : You ' d be wasting your 3 breath on me on the whole decibel thing, so . . . 4 MR. CHAHBAZI : So, I mean, it ' s very 5 low. 6 CHAIRMAN HARKER : Okay. Anybody else 7 have any questions for right now? 8 No response . ) 9 MS . NOBLE : The applicant did provide 10 their responses to the special use standards . I 11 would like to enter that into the record . 12 You are okay with that? 13 MR. CHAHBAZI : Sure . 14 CHAIRMAN HARKER : Anybody else? No? 15 No response . ) 16 MR. CHAHBAZI : I thank you for your 17 time . I am happy to answer any questions from 18 the audience as well, so -- thank you . Thank 19 you . 20 CHAIRMAN HARKER : Okay. Thank you . 21 Do we have anybody that would like 22 to speak in favor of the request that ' s being 23 heard? 24 No response . ) Uitosh Reporting Service 815. 993.2832 cros.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 32 1 50 or -- 2 MR. MARCUM : You ' d be wasting your 3 breath on me on the whole decibel thing, so . . . 4 MR. CHAHBAZI : So, I mean, it ' s very 5 low. 6 CHAIRMAN HARKER : Okay. Anybody else 7 have any questions for right now? 8 No response . ) 9 MS . NOBLE : The applicant did provide 10 their responses to the special use standards . I 11 would like to enter that into the record . 12 You are okay with that? 13 MR. CHAHBAZI : Sure . 14 CHAIRMAN HARKER : Anybody else? No? 15 No response . ) 16 MR. CHAHBAZI : I thank you for your 17 time . I am happy to answer any questions from 18 the audience as well, so -- thank you . Thank 19 you . 20 CHAIRMAN HARKER : Okay. Thank you . 21 Do we have anybody that would like 22 to speak in favor of the request that ' s being 23 heard? 24 No response . ) Uitosh Reporting Service 815. 993.2832 cros.vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 33 1 CHAIRMAN HARKER: None . Anybody 2 opposed? 3 No response . ) 4 CHAIRMAN HARKER: None . Okay. We don ' t 5 have any more questions, so can I have a motion 6 to close out of the public hearing on Public 7 Hearing PZC 2018-08 ? 8 MR. MARCUM: So moved. 9 MS . HORAZ : Second . 10 CHAIRMAN HARKER: Excellent . All right . 11 Thank you . 12 Which were all the 13 proceedings had in the 14 public hearing portion 15 of the hearing . ) 16 o0o--- 17 18 19 20 21 22 23 24 itosh Reporting Service 815. 993 . 2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 33 1 CHAIRMAN HARKER: None . Anybody 2 opposed? 3 No response . ) 4 CHAIRMAN HARKER: None . Okay. We don ' t 5 have any more questions, so can I have a motion 6 to close out of the public hearing on Public 7 Hearing PZC 2018-08 ? 8 MR. MARCUM: So moved. 9 MS . HORAZ : Second . 10 CHAIRMAN HARKER: Excellent . All right . 11 Thank you . 12 Which were all the 13 proceedings had in the 14 public hearing portion 15 of the hearing . ) 16 o0o--- 17 18 19 20 21 22 23 24 itosh Reporting Service 815. 993 . 2832 cms .vitosh@gmail . com PZA - May 9, 2018 - Public Hearing 34 1 STATE OF ILLINOIS SS . 2 COUNTY OF LASALLE ) 3 I, Christine M. Vitosh, a Certified Shorthand 4 Reporter, do hereby certify that I transcribed 5 the proceedings had at the public hearing and 6 that the foregoing, Pages 1 through 34 , 7 inclusive, is a true, correct and complete 8 computer-generated transcript of the proceedings 9 had at the time and place aforesaid . 10 I further certify that my certificate annexed 11 hereto applies to the original transcript and 12 copies thereof, signed and certified under my 13 hand only. I assume no responsibility for the 14 accuracy of any reproduced copies not made under 15 my control or direction . 16 As certification thereof, I have hereunto set 17 my hand this 1st day of June, A. D . , 2018 . 18 19 20 Christine M. Vitosh, CSR Illinois CSR No . 084-002883 21 22 23 24 Vitosh Reporting Service 815. 993 . 2832 cros .vitosh@gmail .com PZA - May 9, 2018 - Public Hearing 34 1 STATE OF ILLINOIS SS . 2 COUNTY OF LASALLE ) 3 I, Christine M. Vitosh, a Certified Shorthand 4 Reporter, do hereby certify that I transcribed 5 the proceedings had at the public hearing and 6 that the foregoing, Pages 1 through 34 , 7 inclusive, is a true, correct and complete 8 computer-generated transcript of the proceedings 9 had at the time and place aforesaid . 10 I further certify that my certificate annexed 11 hereto applies to the original transcript and 12 copies thereof, signed and certified under my 13 hand only. I assume no responsibility for the 14 accuracy of any reproduced copies not made under 15 my control or direction . 16 As certification thereof, I have hereunto set 17 my hand this 1st day of June, A. D . , 2018 . 18 19 20 Christine M. Vitosh, CSR Illinois CSR No . 084-002883 21 22 23 24 Vitosh Reporting Service 815. 993 . 2832 cros .vitosh@gmail .com 35 6 address[2]-15:4, B cannot[1]-10:9 15:18 capture[1]-15:4 adequate[1]-18:5 case[1]-26:22 16[i]-6:10 60's[1]-28:23 adhere[1]-24:24 back-up[1]-25:4 cash[1]-26:9 adopted[q-12:16 bad[1]-8:23 Cenergy[z]-5:5,6:2 0 7 advantages[i]- bank[2]-10:1,26:24 certain[1]-21:24 26:21 Bank[1]-10:21 certificate[1]-34:10 084-002883[1]-34:20 7,000[2]-5:11, 13:3 aforesaid[q-34:9 BAP[1]-5:4 certification[q- 70[1]-29:3 ago[1]-9:8 barking[1]-21:5 34:16 1 7 [2]-5:15, agree[1]-10:24 Barksdale[1]-2:10 Certified[1]-34:3 755[1]- 2817: 21: 17 agreement[5]-9:9, Barksdale-Noble[1]- certified[1]-34:12 7:00[1]-1:21 10:7,11:1, 11:11,2:10 certify[2]-34:4, 1[1]-34:6 12:1 base[1]-22:23 34:10 110[11-16:3 8 agreements[1]-10:5 based[1]-26:20 CHAD[1]-5:20 12[3]-11:14,11:16,airport[1]-15:12 basic[1]-18:22 Chad[1]-5:24 11:18 Airport[2]-7:4, 15:14 beautiful[1]-18:7 CHAHBAZI[53]-5:20, 126[2]-5:16, 17:24 8[2]-11:14, 11:16 allowed[1]-20:9 behind[1]-18:1 5:23,7:7,7:10,8:18, 13[3]-11:14, 11:16, 80[4]-15:14,29:4, allows[q-20:8 beholding[1]-10:5 9:7, 12:9, 12:11, 11:21 29:7,29:10 almost[q-13:11 benefit[2]-6:23,8:9 13:6,13:9,14:3, 14[1]-8:3 80's[2]-28:22,29:5 ALSO[1]-2:9 berm[1]-17:9 15:8,16:12,16:15, 140[1]-16:4 800[1]-1:16 alternative[1]-12:18 better[q-20:18 18:11, 18:15, 19:17, 1950's[1]-28:23 amending[1]-12:1 between[2]-17:11,20:7,20:12,20:20, 1960's[1]-28:23 9 America[1]-15:13 20:14 21:1,21:13,21:18, 1st[1]-34:17 amount[i]-18:5 beyond[1]-29:14 22:3,22:13,22:19, AND[1]-1:10 big[3]-12:24, 17:4,22:23,23:2,23:5, 2 9[1]-1:20 angle[1]-13:19 30:2 23:16,24:5,24:13, 9.69[1]-5:10 annexation[3]-11:1, Bill[1]-2:5 25:7,26:2,26:10, 91-acre[i]-9:12 11:10, 11:24 birds[1]-31:20 26:13,26:17,28:5, 20[q-21:15 95[1]-21:20 annexed[1]-34:10 bit[2]-22:5,31:10 28:15,28:19,29:19, 20-foot[1]-30:6 98[1]-21:20 answer[4]-6:2,9:1, blanket[2]-12:21, 29:21,30:4,30:16, 2014[2]-12:17 27:19 30:18,30:22,31:2, 2016[1] 6:7 29:15,32:17 A answering[i]-30:18 Board[2]-3:12,5:23 31:15,31:19,31:22, 2017[i]-6:11 bond[4]-26:5,26:8, 32:4,32:13,32:16 2018[2]-1:20,34:17 anticipate[i]-16:4 A.D[1]-34:17 applicant[i]-32:9 26:12,27:17 Chahbazi[1]-6:1 2018-08[4]-3:6,4:13, ht 5:4,33:7 abandoned[1]-25:14 application[2]-5:6, bought[1]-11:8 chain[6]-16:22, 2025 25:8 boundary[1]-20:4 16:23, 18:22,20:16, 26:20 applies[1]-34:11 abandoning[]- brand[1]-24:1729:10 21:22,22:10 21[i] 12:10 appreciate[2]-5:24, breath[1]-32:3 Chairman[1]-2:2 21-year[3]-12:9, able[z]-18:9,31:5 g CHAIRMAN[23]-3:4, 22:11,29:14 absolutely[1]-16:20 18:9 brought[1]-19:11 25[3]-12:8,28:18,absorb[1]-15:11 approach[2]-7:14, buffer[5]-15:21, 4:3,4:6,4:16,5:3, 29:6 AC[1]-7:11 7:16 15:23,15:24, 16:1, 7:5,7:9,8:16,8:19, access[5]-13:10,appropriate[2]- 17:6 8:23,9:2, 19:21, 3 29:18, 11:24, 14:18 buffering[2]-17:22, 21:7,21:14,22:22, 311: 3330: 1,30:6, approval[2]-5:9, 18:5 23:1,23:3,23:12, accessory[2]-23:19, 21:2 build[4]-10:8,10:9, 24:11,24:20,28:13, 300[2]-7:17,9:10 23:21 approved[2]-10:12, 10:12,24:1 28:17,32:6,32:14, 34[i]-34:6 accommodate[i]-18:20 building[2]-11:17,32:20,33:1,33:4, 33:10 35[1]-22:2 30:4 Arco[1]-28:21 16:2 chances[i]-26:20 account]i]-24:18 area[3]-17:20,25:13, bulk[0]-7:17 4 accuracy[1]-34:14 29:17 business[6]-5:5,chart[1]-11:15 acres[3]-5:10,9:11, areas[3]-8:21,24:2, 12:3,12:4,15:20, check[2]-29:23, 15:14 29:18 18:1,26:23 29:24 40-foot[1]-21:11 grounds[i]-30:8 businesses[i]-6:21 children[1]-14:13 400[1]-7:8 Act[]-6:14 bu actual[1]-27:5 article[1]-28:20 y[1]-24:6 Christine[z]-34:3, 34:20 add[1]-24:5 associated[1]-16:5 buzz[1]-30:24 Church[2]-10:21,5 addition[2]-17:22, assume[1]-34:13 audience[1]-32:18 C10:22 24:6 church[10]-11:7, 50[3]-28:17,31:6, additional[2]-18:4, available[1]-21:4 11:14, 11:16, 11:19, 32:1 20:23 cables[1]-27:8 12:7,23:21,23:24, itosh Reporting Service 815. 993 .2832 cros .vitosh@gmail . com 35 6 address[2]-15:4, B cannot[1]-10:9 15:18 capture[1]-15:4 adequate[1]-18:5 case[1]-26:22 16[i]-6:10 60's[1]-28:23 adhere[1]-24:24 back-up[1]-25:4 cash[1]-26:9 adopted[q-12:16 bad[1]-8:23 Cenergy[z]-5:5,6:2 0 7 advantages[i]- bank[2]-10:1,26:24 certain[1]-21:24 26:21 Bank[1]-10:21 certificate[1]-34:10 084-002883[1]-34:20 7,000[2]-5:11, 13:3 aforesaid[q-34:9 BAP[1]-5:4 certification[q- 70[1]-29:3 ago[1]-9:8 barking[1]-21:5 34:16 1 7 [2]-5:15, agree[1]-10:24 Barksdale[1]-2:10 Certified[1]-34:3 755[1]- 2817: 21: 17 agreement[5]-9:9, Barksdale-Noble[1]- certified[1]-34:12 7:00[1]-1:21 10:7,11:1, 11:11,2:10 certify[2]-34:4, 1[1]-34:6 12:1 base[1]-22:23 34:10 110[11-16:3 8 agreements[1]-10:5 based[1]-26:20 CHAD[1]-5:20 12[3]-11:14,11:16,airport[1]-15:12 basic[1]-18:22 Chad[1]-5:24 11:18 Airport[2]-7:4, 15:14 beautiful[1]-18:7 CHAHBAZI[53]-5:20, 126[2]-5:16, 17:24 8[2]-11:14, 11:16 allowed[1]-20:9 behind[1]-18:1 5:23,7:7,7:10,8:18, 13[3]-11:14, 11:16, 80[4]-15:14,29:4, allows[q-20:8 beholding[1]-10:5 9:7, 12:9, 12:11, 11:21 29:7,29:10 almost[q-13:11 benefit[2]-6:23,8:9 13:6,13:9,14:3, 14[1]-8:3 80's[2]-28:22,29:5 ALSO[1]-2:9 berm[1]-17:9 15:8,16:12,16:15, 140[1]-16:4 800[1]-1:16 alternative[1]-12:18 better[q-20:18 18:11, 18:15, 19:17, 1950's[1]-28:23 amending[1]-12:1 between[2]-17:11,20:7,20:12,20:20, 1960's[1]-28:23 9 America[1]-15:13 20:14 21:1,21:13,21:18, 1st[1]-34:17 amount[i]-18:5 beyond[1]-29:14 22:3,22:13,22:19, AND[1]-1:10 big[3]-12:24, 17:4,22:23,23:2,23:5, 2 9[1]-1:20 angle[1]-13:19 30:2 23:16,24:5,24:13, 9.69[1]-5:10 annexation[3]-11:1, Bill[1]-2:5 25:7,26:2,26:10, 91-acre[i]-9:12 11:10, 11:24 birds[1]-31:20 26:13,26:17,28:5, 20[q-21:15 95[1]-21:20 annexed[1]-34:10 bit[2]-22:5,31:10 28:15,28:19,29:19, 20-foot[1]-30:6 98[1]-21:20 answer[4]-6:2,9:1, blanket[2]-12:21, 29:21,30:4,30:16, 2014[2]-12:17 27:19 30:18,30:22,31:2, 2016[1] 6:7 29:15,32:17 A answering[i]-30:18 Board[2]-3:12,5:23 31:15,31:19,31:22, 2017[i]-6:11 bond[4]-26:5,26:8, 32:4,32:13,32:16 2018[2]-1:20,34:17 anticipate[i]-16:4 A.D[1]-34:17 applicant[i]-32:9 26:12,27:17 Chahbazi[1]-6:1 2018-08[4]-3:6,4:13, ht 5:4,33:7 abandoned[1]-25:14 application[2]-5:6, bought[1]-11:8 chain[6]-16:22, 2025 25:8 boundary[1]-20:4 16:23, 18:22,20:16, 26:20 applies[1]-34:11 abandoning[]- brand[1]-24:1729:10 21:22,22:10 21[i] 12:10 appreciate[2]-5:24, breath[1]-32:3 Chairman[1]-2:2 21-year[3]-12:9, able[z]-18:9,31:5 g CHAIRMAN[23]-3:4, 22:11,29:14 absolutely[1]-16:20 18:9 brought[1]-19:11 25[3]-12:8,28:18,absorb[1]-15:11 approach[2]-7:14, buffer[5]-15:21, 4:3,4:6,4:16,5:3, 29:6 AC[1]-7:11 7:16 15:23,15:24, 16:1, 7:5,7:9,8:16,8:19, access[5]-13:10,appropriate[2]- 17:6 8:23,9:2, 19:21, 3 29:18, 11:24, 14:18 buffering[2]-17:22, 21:7,21:14,22:22, 311: 3330: 1,30:6, approval[2]-5:9, 18:5 23:1,23:3,23:12, accessory[2]-23:19, 21:2 build[4]-10:8,10:9, 24:11,24:20,28:13, 300[2]-7:17,9:10 23:21 approved[2]-10:12, 10:12,24:1 28:17,32:6,32:14, 34[i]-34:6 accommodate[i]-18:20 building[2]-11:17,32:20,33:1,33:4, 33:10 35[1]-22:2 30:4 Arco[1]-28:21 16:2 chances[i]-26:20 account]i]-24:18 area[3]-17:20,25:13, bulk[0]-7:17 4 accuracy[1]-34:14 29:17 business[6]-5:5,chart[1]-11:15 acres[3]-5:10,9:11, areas[3]-8:21,24:2, 12:3,12:4,15:20, check[2]-29:23, 15:14 29:18 18:1,26:23 29:24 40-foot[1]-21:11 grounds[i]-30:8 businesses[i]-6:21 children[1]-14:13 400[1]-7:8 Act[]-6:14 bu actual[1]-27:5 article[1]-28:20 y[1]-24:6 Christine[z]-34:3, 34:20 add[1]-24:5 associated[1]-16:5 buzz[1]-30:24 Church[2]-10:21,5 addition[2]-17:22, assume[1]-34:13 audience[1]-32:18 C10:22 24:6 church[10]-11:7, 50[3]-28:17,31:6, additional[2]-18:4, available[1]-21:4 11:14, 11:16, 11:19, 32:1 20:23 cables[1]-27:8 12:7,23:21,23:24, itosh Reporting Service 815. 993 .2832 cros .vitosh@gmail . com 36 24:9,28:10 connecting[1]-25:6 developer[i]-9:10 environmental[1]-16:8,16:10,16:16, church's[i]-24:4 connection[q-25:8 developing[2]-7:2, 8:6 18:12, 19:7,19:13, city[7]-6:20,6:22, consisting[1]-5:11 7:18 equivalent[2]-23:2, 19:15,20:9,22:17, 7:3,8:15,9:3,24:19, consolidate[1]- Development[3]- 23:9 22:18 25:20 23:23 2:11,5:17,6:1 especially[l]-14:11 few[3]-6:5,7:4, CITY[1]-1:6 construction[3]-development[4]-6:8, essentially[1]-31:3 10:22 City[10]-5:7,9:9, 7:19,7:21, 11:5 9:14,9:19,11:11 estate[1]-17:4 field[2]-5:10,21:12 10:13,10:14,10:18, consult[1]-17:14 difference[6]-17:7, estimate[1]-25:21 figure[1]-22:14 18:20,21:3,25:22, continue[1]-12:14 20:14,22:8,22:13, eventually[i]-10:1 file[1]-25:22 26:15,27:21 contract[2]-9:20, 22:15,22:16 example[4]-6:20, filed[2]-5:6,25:8 clearance[a]-13:24, 10:24 different[2]-20:8, 8:6,13:16,26:22 final[2]-25:13,27:18 14:4, 14:11,14:19 contracts[1]-9:23 22:17 examples[1]-18:17 financing[1]-26:24 clearly[1]-3:18 control[1]-34:15 differentiate[1]- excellent[2]-7:5,fine[2]-17:5,26:6 climbing[1]-14:13 cool[q-24:20 17:12 33:10 fire[2]-30:3,30:8 close[2]-21:9,33:6 copies[2]-34:12,direction[1]-34:15 Excellent[i]-28:13 firm[1]-7:20 coated[3]-16:23, 34:14 Director[2]-2:11,6:1 excited[3]-28:5, firms[1]-8:5 18:23,20:15 Corporation[1]-5:5 disconnect[1]-27:7 28:10,28:12 first[2]-5:21,8:15 code[5]-12:16,14:7, correct[7]-14:3, discuss[1]-17:14 existing[4]-10:23, First[i]-26:18 16:12,17:17,19:7 16:14,20:10,20:11, discussed[1]-24:9 11:17,11:24,19:8 five[1]-12:11 Code[1]-16:13 25:7,29:20,34:7 distance[1]-16:1 experience[1]-7:18 five-year[,]-12:11 ComEd[3]-7:3,25:4, cost[1]-20:14 district[3]-12:3, explain[1]-15:6 Flavin[1]-2:3 25:6 Council[2]-19:12,12:5,16:21 explore[1]-21:3 flexibility[2]-21:2, comfortable[1]- 30:13 districts[2]-10:15, extend[1]-12:12 22:5 27:15 counter[1]-15:3 10:17 flexible[1]-20:13 coming[1]-23:22 counter-intuitive[1]- Donald[1]-2:6 F flush[1]-13:15 comments[1]-30:12 15:3 done[6]-11:5, 18:11, fly[1]-7:23 commercial[2]-9:15, COUNTY[1]-34:2 18:18,21:21,28:18, folks[1]-8:7 24:23 county[2]-6:21,8:3 31:13 FAA[i]-15:16 facaded[1]-22:20 following[]-3:1 commission[1]- County[1]-5:7 door[1]-15:14 follows[1]-5:22 17:14 couple[0]-29:22 down[2]-25:5,27:21 facilities[i]-14:12 foot[3]-13:18, 14:10, Commission[2]-3:8, cover[1]-25:23 dry[1]-13:11 facility[2]-11:20,16:3 14:9 create[1]-8:10 Du[1]-7:3 25:5 foregoing[1]-34:6 COMMISSION[1]- created[2]-8:22,duly[2]-4:5,5:21 facing[1]-13:14 forward[i]-12:6 1:10fair[1]-28:812:22 during[4]-13:14, four[4]-13:18,13:23, committee[i]-17:14 crews[1]-7:23 19:11,30:10,30:13 fairly[2]-27:7,27:14 14:4,27:11 communicated[1]- criteria[1]-23:17 fall[2]-6:13,12:2 free[1]-12:23 25:3 CSR[2]-34:20,34:20 E falls[1]-11:13 free-standing[1]- communities[1]-7:1 current[1]-10:20 far[2]-15:19,21:8 12:23 community[2]-5:10,farm[1]-18:7 full[3]-5:13,6:12, 24:18 D early[2]-28:22,29:4 Farm[1]-1:16 14:1 Community[2]-2:10, easement[1]-27:19 Farms[3]-5:16,8:17, Future[1]-6:14 24:16 east[3]-13:10,13:14, 9:13 company[1]-26:23 days[1]-13:21 31:4 favor[3]-3:14,4:9, future[i]-20:4 compare[i]-11:22 DC[0]-7:11 economy[1]-9:21 32:22 G compared[1]-29:2 December[1]-6:6 effect[i]-6:11 feedback[1]-6:24 complaints[1]-31:18 decibel[2]-31:24,El[1]-27:24 fees[1]-25:24 complete[1]-34:7 32:3 eight[1]-21:16 feet[13]-5:12,13:2, Game[1]-1:16 completely[1]-21:23 decommission[3]- Electric[1]-16:13 13:7,13:17,13:20, garage[i]-10:9 component[q-27:18 26:1,27:14,27:22 end[1]-22:7 13:23,14:2,14:4, garbage[i]-10:9 Comprehensive[1]- decommissioning[3] energy[4]-6:8, 16:4,21:15,21:16, gate[1]-30:2 17:3 26:4,27:5,27:16 12:18,12:23,24:8 21:17,31:6 generate[1]-7:6 compromise[1]- definitely[1]-17:24 Energy[1]-6:14 felt[2]-14:17,14:20 generated[1]-34:8 23:11 deliberation[1]- Engberg[0]-2:12 fence[16]-16:18,glare[6]-15:1,15:7, computer[1]-34:8 23:13 engineer[1]-25:20 16:23,17:6,17:19, 15:9,15:16,15:17, computer-generated dense[1]-18:3 engineering[4]-7:19, 17:23,17:24, 18:9, 16:5 1]-34:8 density[1]-9:15 8:3,8:5,27:24 18:19,18:23,19:5, goal[2]-6:22,24:13 concern[i]-15:18 department[1]-30:9 engineers[i]-8:4 19:9,20:17,21:9, GOCKMAN[1]-4:19 concerns[1]-15:1 deposit[2]-26:5 enter[2]-27:17, 21:15,21:22,23:10 Gockman[2]-2:5, condition[4]-11:3, determine[1]-19:4 32:11 fences[1]-20:22 4:18 19:2,27:13,28:4 developed[1]-7:16 entered[1]-9:9 fencing[11]-14:21, GOINS[2]-4:15,4:21 vitosh Reporting Service 815. 993 .2832 cros.vitosh@gmail . com 36 24:9,28:10 connecting[1]-25:6 developer[i]-9:10 environmental[1]-16:8,16:10,16:16, church's[i]-24:4 connection[q-25:8 developing[2]-7:2, 8:6 18:12, 19:7,19:13, city[7]-6:20,6:22, consisting[1]-5:11 7:18 equivalent[2]-23:2, 19:15,20:9,22:17, 7:3,8:15,9:3,24:19, consolidate[1]- Development[3]- 23:9 22:18 25:20 23:23 2:11,5:17,6:1 especially[l]-14:11 few[3]-6:5,7:4, CITY[1]-1:6 construction[3]-development[4]-6:8, essentially[1]-31:3 10:22 City[10]-5:7,9:9, 7:19,7:21, 11:5 9:14,9:19,11:11 estate[1]-17:4 field[2]-5:10,21:12 10:13,10:14,10:18, consult[1]-17:14 difference[6]-17:7, estimate[1]-25:21 figure[1]-22:14 18:20,21:3,25:22, continue[1]-12:14 20:14,22:8,22:13, eventually[i]-10:1 file[1]-25:22 26:15,27:21 contract[2]-9:20, 22:15,22:16 example[4]-6:20, filed[2]-5:6,25:8 clearance[a]-13:24, 10:24 different[2]-20:8, 8:6,13:16,26:22 final[2]-25:13,27:18 14:4, 14:11,14:19 contracts[1]-9:23 22:17 examples[1]-18:17 financing[1]-26:24 clearly[1]-3:18 control[1]-34:15 differentiate[1]- excellent[2]-7:5,fine[2]-17:5,26:6 climbing[1]-14:13 cool[q-24:20 17:12 33:10 fire[2]-30:3,30:8 close[2]-21:9,33:6 copies[2]-34:12,direction[1]-34:15 Excellent[i]-28:13 firm[1]-7:20 coated[3]-16:23, 34:14 Director[2]-2:11,6:1 excited[3]-28:5, firms[1]-8:5 18:23,20:15 Corporation[1]-5:5 disconnect[1]-27:7 28:10,28:12 first[2]-5:21,8:15 code[5]-12:16,14:7, correct[7]-14:3, discuss[1]-17:14 existing[4]-10:23, First[i]-26:18 16:12,17:17,19:7 16:14,20:10,20:11, discussed[1]-24:9 11:17,11:24,19:8 five[1]-12:11 Code[1]-16:13 25:7,29:20,34:7 distance[1]-16:1 experience[1]-7:18 five-year[,]-12:11 ComEd[3]-7:3,25:4, cost[1]-20:14 district[3]-12:3, explain[1]-15:6 Flavin[1]-2:3 25:6 Council[2]-19:12,12:5,16:21 explore[1]-21:3 flexibility[2]-21:2, comfortable[1]- 30:13 districts[2]-10:15, extend[1]-12:12 22:5 27:15 counter[1]-15:3 10:17 flexible[1]-20:13 coming[1]-23:22 counter-intuitive[1]- Donald[1]-2:6 F flush[1]-13:15 comments[1]-30:12 15:3 done[6]-11:5, 18:11, fly[1]-7:23 commercial[2]-9:15, COUNTY[1]-34:2 18:18,21:21,28:18, folks[1]-8:7 24:23 county[2]-6:21,8:3 31:13 FAA[i]-15:16 facaded[1]-22:20 following[]-3:1 commission[1]- County[1]-5:7 door[1]-15:14 follows[1]-5:22 17:14 couple[0]-29:22 down[2]-25:5,27:21 facilities[i]-14:12 foot[3]-13:18, 14:10, Commission[2]-3:8, cover[1]-25:23 dry[1]-13:11 facility[2]-11:20,16:3 14:9 create[1]-8:10 Du[1]-7:3 25:5 foregoing[1]-34:6 COMMISSION[1]- created[2]-8:22,duly[2]-4:5,5:21 facing[1]-13:14 forward[i]-12:6 1:10fair[1]-28:812:22 during[4]-13:14, four[4]-13:18,13:23, committee[i]-17:14 crews[1]-7:23 19:11,30:10,30:13 fairly[2]-27:7,27:14 14:4,27:11 communicated[1]- criteria[1]-23:17 fall[2]-6:13,12:2 free[1]-12:23 25:3 CSR[2]-34:20,34:20 E falls[1]-11:13 free-standing[1]- communities[1]-7:1 current[1]-10:20 far[2]-15:19,21:8 12:23 community[2]-5:10,farm[1]-18:7 full[3]-5:13,6:12, 24:18 D early[2]-28:22,29:4 Farm[1]-1:16 14:1 Community[2]-2:10, easement[1]-27:19 Farms[3]-5:16,8:17, Future[1]-6:14 24:16 east[3]-13:10,13:14, 9:13 company[1]-26:23 days[1]-13:21 31:4 favor[3]-3:14,4:9, future[i]-20:4 compare[i]-11:22 DC[0]-7:11 economy[1]-9:21 32:22 G compared[1]-29:2 December[1]-6:6 effect[i]-6:11 feedback[1]-6:24 complaints[1]-31:18 decibel[2]-31:24,El[1]-27:24 fees[1]-25:24 complete[1]-34:7 32:3 eight[1]-21:16 feet[13]-5:12,13:2, Game[1]-1:16 completely[1]-21:23 decommission[3]- Electric[1]-16:13 13:7,13:17,13:20, garage[i]-10:9 component[q-27:18 26:1,27:14,27:22 end[1]-22:7 13:23,14:2,14:4, garbage[i]-10:9 Comprehensive[1]- decommissioning[3] energy[4]-6:8, 16:4,21:15,21:16, gate[1]-30:2 17:3 26:4,27:5,27:16 12:18,12:23,24:8 21:17,31:6 generate[1]-7:6 compromise[1]- definitely[1]-17:24 Energy[1]-6:14 felt[2]-14:17,14:20 generated[1]-34:8 23:11 deliberation[1]- Engberg[0]-2:12 fence[16]-16:18,glare[6]-15:1,15:7, computer[1]-34:8 23:13 engineer[1]-25:20 16:23,17:6,17:19, 15:9,15:16,15:17, computer-generated dense[1]-18:3 engineering[4]-7:19, 17:23,17:24, 18:9, 16:5 1]-34:8 density[1]-9:15 8:3,8:5,27:24 18:19,18:23,19:5, goal[2]-6:22,24:13 concern[i]-15:18 department[1]-30:9 engineers[i]-8:4 19:9,20:17,21:9, GOCKMAN[1]-4:19 concerns[1]-15:1 deposit[2]-26:5 enter[2]-27:17, 21:15,21:22,23:10 Gockman[2]-2:5, condition[4]-11:3, determine[1]-19:4 32:11 fences[1]-20:22 4:18 19:2,27:13,28:4 developed[1]-7:16 entered[1]-9:9 fencing[11]-14:21, GOINS[2]-4:15,4:21 vitosh Reporting Service 815. 993 .2832 cros.vitosh@gmail . com 37 Goins[2]-2:3,4:20 Hills[1]-7:4 K 18:16,20:17,22:20 mixed[i]-9:14 Goldilocks[1]-7:16 hit[1]-23:14 loud[1]-31:18 mixed-use[1]-9:14 gorgeous[1]-18:8 home[3]-15:19,18:2 low[2]-26:19,32:5 mm-hum[1]-3:24 granted[1]-12:15 homes(1]-7:8 keep[2]-20:13,25:22 lower[1]-6:19 module[2]-13:5, gravel[1]-29:18 hopefully[1]-8:2 Kendall[1]-5:7 lowered[1]-14:19 29:11 great[3]-23:16,28:6, hoping[1]-8:13 kind[6]-11:22,15:2, lowest[1]-14:1 modules[2]-5:12, 28:9 HORAZ[1]-33:9 17:4,17:11,24:17, 13:3 ground[2]-5:9,27:9 house[2]-8:4,31:9 25:14 M morning[1]-13:13 ground-mounted[1]- huge[1]-22:8 known[1]-10:22 most[1]-6:24 5:9 hum[2]-3:24,30:24 Krysti[1]-2:10 motion[2]-4:12,33:5 Machesney(1]-20:21Group[1]-9:10 humming[z]-31:10,motivation[1]-27:3 group[1]-9:22 31:11 L main[3]-15:10, mounted[1]-5:9 guarantee[2]-25:20, 23:21,23:24 move[1]-13:13 25:21 maintain[2]-10:11, moved[2]-4:14,33:8labor[1]-7:22 25:18 guess[2]-8:14,29:15 laid[1]-9:16 maintenance[2]- moves[2]-13:9,31:3 guidance[1]-12:22 Lake(1]-7:4 23:4,26:19 moving[2]-3:4,12:5 identification[1]- guidances[1]-12:22 land[10]-5:11,9:24, MR pa'-4:14,4:19, 25:1 major[1]-20:14 guy[1]-30:14 10:1,10:10, 10:24, 4:23,5:1,5:23,7:7, guys(5]-.3:24,20:9, ILLINOIS[2]-1:7, manufacturers[1] 7:10,8:18,9:7,12:9, 34:1 11:7,12:7,24:2, 29:9 21:23,22:6,22:23 24:4,24:19 12:11, 13:6,13:9, Illinois[s]-1:17,5:8, map[1]-11:8 14:3,15:8, 15:23, H5:15,5:16,5:18,6:7, Land(1]-9:10 MARCUM[12]-4:14, 16:7,16:12,16:15, 6:9,8:2,34:20 landscape[5]-8:8,4:23,26:7,30:14, 16:18, 17:1,17:3, in-house[1]-8:4 15:23, 15:24,17:6, 30:17,30:20,30:23, 17:22 17:11, 18:6,18:11, half[1]-7:11 inaccessible(1]- 31:13,31:16,31:20, landscaping[3]-8:6, 18:14, 18:15, 18:19, hand[3]-3:23,34:13, 14:16 32:2,33:8 18:24, 19:4,19:17, 34:17 incentive[1]-29:13 18:1,18:4 Marcum[2]-2:6,4:22 19:20,20:3,20:7, lar e[3] 7:15,22:9,haPPy[2]-21:3,32:17 included[2]-9:18, Marlys[1]-2:13 20:12,20:16,20:20, Harker[2]-2:2,5:2 12:17 24:8 material[1]-22:17 20:22,21:1,21:5, lar est[1]-15:12HARKER[28]-3:4, inclusive[1]-34:7 maximum[2]-5:12,21:13,21:18,22:2, 4:3,4:6,4:16,5:3, Indianapolis[1]- LASALLE[1]-34:2 24:22 22:3,22:11,22:13, 7:5,7:9,8:16,8:19, 15:13 last[1]-29:12 mean(11]-8:12, 22:19,22:23,23:2, 8:23,9:2, 19:21,individual[1]-13:3 launch(1]-6:12 21:14,21:18,21:19, 23:5,24:5,24:13, 21:7,21:14,22:22, industry[1]-27:6 law[2]-6:6,6:11 23:15,26:18,27:6, 25:7,26:2,26:7, 23:1,23:3,23:12, initial[1]-29:14 lease[7]-12:6, 12:7, 28:6,29:5,30:23,26:10,26:13,26:17, 24:11,24:20,28:13, install[1]-5:9 12:9,22:11,25:16, 32:4 28:5,28:15,28:19, 28:17,32:6,32:14, International[1]- 25:17,29:14 meaning[1]-27:12 29:17,29:19,29:20, 32:20,33:1,33:4, 15:13 leasing[1]-11:7 means[1]-10:7 29:21,30:2,30:4, 33:10 intuitive[1]-15:3 legal[1]-25:24 meet[1]-19:8 30:14,30:16,30:17, hear[2]-31:5,31:17 invite[1]-3:10 Legislature[1]-6:7 meeting[3]-3:8, 30:18,30:20,30:22, heard[3]-3:12,3:16, iron[1]-23:7 life(1]-28:14 3:22,30:13 30:23,31:2,31:13, 32:23 issue[3]-15:22, 16:4, lifetime[2]-25:16, MEETING[1]-1:10 31:15,31:16,31:19, HEARING(1]-1:11 30:13 25:17 megawatt[1]-7:11 31:20,31:22,32:2, Hearing[1]-33:7 issues[2]-19:19,light[4]-15:2, 15:4, megawatts[1]-7:13 32:4,32:13,32:16, hearing(10]-3:3,3:5, 30:9 15:11,20:24 member[1]-3:22 33:8 3:6,3:9,4:1,4:13, itself[2]-11:6,20:10 line[3]-17:23,17:24, members[1]-3:10 MS[44]-4:15,4:18, 33:6,33:14,33:15, 21:9 mention[1]-19:18 4:20,4:21,4:22, 34:5 J link[6]-16:22,16:23, mentioned[3]-15:10, 4:24,5:2,8:22,8:24, height[5]-5:12, 18:22,20:16,21:22, 19:11,26:6 9:5,9:8,12:10, 12:24, 13:1,14:18, 22:10 middle[1]-13:15 12:13, 13:8,13:24, 14:22 Jake[1]-910 lived[1]-22:2 might[1]-20:4 14:6,15:18,15:24, held[1]-10:2 Jason[1]-2:12 local[6]-6:21,6:23, mind[2]-30:17, 16:8,16:14,16:17, hereby[1]-34:4 Jeff[1]-2:4 7:22,8:5,8:8,25:3 30:18 16:20, 17:2,17:10, hereto[1]-34:11 job[1]-16:7 locally[2]-6:18,8:10 minimal[1]-31:12 17:13, 18:10, 18:21, hereunto[1]-34:16 Jobs(1]-6:14 locate[1]-11:21 minimum[2]-14:10, 19:2,19:6, 19:23, high[3]-9:15,21:16, jobs[2]-6:16,8:9 located[2]-5:14, 16:5 20:5,20:11,22:16, 21:17 June[2]-6:11,34:17 27:20 minor[2]-31:6 23:16,23:17,24:12, higher o]-14:22 jurisdictions[1]-26:4 look[4]-11:8, 11:15, Minute[1]-2:13 24:21,25:11,26:12, highest[4]-13:7, 14:10,23:9 Miss[4]-15:9,25:9, 26:15,27:18,30:12, 13:8,13:17,13:19 looks[4]-11:23, 26:5,28:6 32:9,33:9 itosh Reporting Service 815 . 993 .2832 cms .vitosh@gmail . com 37 Goins[2]-2:3,4:20 Hills[1]-7:4 K 18:16,20:17,22:20 mixed[i]-9:14 Goldilocks[1]-7:16 hit[1]-23:14 loud[1]-31:18 mixed-use[1]-9:14 gorgeous[1]-18:8 home[3]-15:19,18:2 low[2]-26:19,32:5 mm-hum[1]-3:24 granted[1]-12:15 homes(1]-7:8 keep[2]-20:13,25:22 lower[1]-6:19 module[2]-13:5, gravel[1]-29:18 hopefully[1]-8:2 Kendall[1]-5:7 lowered[1]-14:19 29:11 great[3]-23:16,28:6, hoping[1]-8:13 kind[6]-11:22,15:2, lowest[1]-14:1 modules[2]-5:12, 28:9 HORAZ[1]-33:9 17:4,17:11,24:17, 13:3 ground[2]-5:9,27:9 house[2]-8:4,31:9 25:14 M morning[1]-13:13 ground-mounted[1]- huge[1]-22:8 known[1]-10:22 most[1]-6:24 5:9 hum[2]-3:24,30:24 Krysti[1]-2:10 motion[2]-4:12,33:5 Machesney(1]-20:21Group[1]-9:10 humming[z]-31:10,motivation[1]-27:3 group[1]-9:22 31:11 L main[3]-15:10, mounted[1]-5:9 guarantee[2]-25:20, 23:21,23:24 move[1]-13:13 25:21 maintain[2]-10:11, moved[2]-4:14,33:8labor[1]-7:22 25:18 guess[2]-8:14,29:15 laid[1]-9:16 maintenance[2]- moves[2]-13:9,31:3 guidance[1]-12:22 Lake(1]-7:4 23:4,26:19 moving[2]-3:4,12:5 identification[1]- guidances[1]-12:22 land[10]-5:11,9:24, MR pa'-4:14,4:19, 25:1 major[1]-20:14 guy[1]-30:14 10:1,10:10, 10:24, 4:23,5:1,5:23,7:7, guys(5]-.3:24,20:9, ILLINOIS[2]-1:7, manufacturers[1] 7:10,8:18,9:7,12:9, 34:1 11:7,12:7,24:2, 29:9 21:23,22:6,22:23 24:4,24:19 12:11, 13:6,13:9, Illinois[s]-1:17,5:8, map[1]-11:8 14:3,15:8, 15:23, H5:15,5:16,5:18,6:7, Land(1]-9:10 MARCUM[12]-4:14, 16:7,16:12,16:15, 6:9,8:2,34:20 landscape[5]-8:8,4:23,26:7,30:14, 16:18, 17:1,17:3, in-house[1]-8:4 15:23, 15:24,17:6, 30:17,30:20,30:23, 17:22 17:11, 18:6,18:11, half[1]-7:11 inaccessible(1]- 31:13,31:16,31:20, landscaping[3]-8:6, 18:14, 18:15, 18:19, hand[3]-3:23,34:13, 14:16 32:2,33:8 18:24, 19:4,19:17, 34:17 incentive[1]-29:13 18:1,18:4 Marcum[2]-2:6,4:22 19:20,20:3,20:7, lar e[3] 7:15,22:9,haPPy[2]-21:3,32:17 included[2]-9:18, Marlys[1]-2:13 20:12,20:16,20:20, Harker[2]-2:2,5:2 12:17 24:8 material[1]-22:17 20:22,21:1,21:5, lar est[1]-15:12HARKER[28]-3:4, inclusive[1]-34:7 maximum[2]-5:12,21:13,21:18,22:2, 4:3,4:6,4:16,5:3, Indianapolis[1]- LASALLE[1]-34:2 24:22 22:3,22:11,22:13, 7:5,7:9,8:16,8:19, 15:13 last[1]-29:12 mean(11]-8:12, 22:19,22:23,23:2, 8:23,9:2, 19:21,individual[1]-13:3 launch(1]-6:12 21:14,21:18,21:19, 23:5,24:5,24:13, 21:7,21:14,22:22, industry[1]-27:6 law[2]-6:6,6:11 23:15,26:18,27:6, 25:7,26:2,26:7, 23:1,23:3,23:12, initial[1]-29:14 lease[7]-12:6, 12:7, 28:6,29:5,30:23,26:10,26:13,26:17, 24:11,24:20,28:13, install[1]-5:9 12:9,22:11,25:16, 32:4 28:5,28:15,28:19, 28:17,32:6,32:14, International[1]- 25:17,29:14 meaning[1]-27:12 29:17,29:19,29:20, 32:20,33:1,33:4, 15:13 leasing[1]-11:7 means[1]-10:7 29:21,30:2,30:4, 33:10 intuitive[1]-15:3 legal[1]-25:24 meet[1]-19:8 30:14,30:16,30:17, hear[2]-31:5,31:17 invite[1]-3:10 Legislature[1]-6:7 meeting[3]-3:8, 30:18,30:20,30:22, heard[3]-3:12,3:16, iron[1]-23:7 life(1]-28:14 3:22,30:13 30:23,31:2,31:13, 32:23 issue[3]-15:22, 16:4, lifetime[2]-25:16, MEETING[1]-1:10 31:15,31:16,31:19, HEARING(1]-1:11 30:13 25:17 megawatt[1]-7:11 31:20,31:22,32:2, Hearing[1]-33:7 issues[2]-19:19,light[4]-15:2, 15:4, megawatts[1]-7:13 32:4,32:13,32:16, hearing(10]-3:3,3:5, 30:9 15:11,20:24 member[1]-3:22 33:8 3:6,3:9,4:1,4:13, itself[2]-11:6,20:10 line[3]-17:23,17:24, members[1]-3:10 MS[44]-4:15,4:18, 33:6,33:14,33:15, 21:9 mention[1]-19:18 4:20,4:21,4:22, 34:5 J link[6]-16:22,16:23, mentioned[3]-15:10, 4:24,5:2,8:22,8:24, height[5]-5:12, 18:22,20:16,21:22, 19:11,26:6 9:5,9:8,12:10, 12:24, 13:1,14:18, 22:10 middle[1]-13:15 12:13, 13:8,13:24, 14:22 Jake[1]-910 lived[1]-22:2 might[1]-20:4 14:6,15:18,15:24, held[1]-10:2 Jason[1]-2:12 local[6]-6:21,6:23, mind[2]-30:17, 16:8,16:14,16:17, hereby[1]-34:4 Jeff[1]-2:4 7:22,8:5,8:8,25:3 30:18 16:20, 17:2,17:10, hereto[1]-34:11 job[1]-16:7 locally[2]-6:18,8:10 minimal[1]-31:12 17:13, 18:10, 18:21, hereunto[1]-34:16 Jobs(1]-6:14 locate[1]-11:21 minimum[2]-14:10, 19:2,19:6, 19:23, high[3]-9:15,21:16, jobs[2]-6:16,8:9 located[2]-5:14, 16:5 20:5,20:11,22:16, 21:17 June[2]-6:11,34:17 27:20 minor[2]-31:6 23:16,23:17,24:12, higher o]-14:22 jurisdictions[1]-26:4 look[4]-11:8, 11:15, Minute[1]-2:13 24:21,25:11,26:12, highest[4]-13:7, 14:10,23:9 Miss[4]-15:9,25:9, 26:15,27:18,30:12, 13:8,13:17,13:19 looks[4]-11:23, 26:5,28:6 32:9,33:9 itosh Reporting Service 815 . 993 .2832 cms .vitosh@gmail . com 38 N 0 29:9 power[4]-6:17,7:6, PUDs[2]-10:15, panels Do]-13:2, 7:8,24:7 10:16 14:23, 15:1,15:17, Power[3]-5:4,5:5, purchased[3]-9:17, name[3]-3:19,7:4, obstruct[1]-19:15 21:12,21:16,27:9, 6:2 11:14, 11:16 7:12 occur[1]-10:19 28:14,28:21,29:1 PRESENT[2]-2:1, purpose[3]-3:9, naming[1]-24:14 occurs[1]-15:6 parcels[1]-11:8 2:9 6:15,15:10 National[1]-16:13 OF[3]-1:6,34:1,34:2 Park[1]-20:21 presentation[1]-4:8 purposes[2]-24:3, nationwide[q-7:17 offset[i]-7:7 particular[1]-11:20 president[2]-24:9,24:14 nature[1]-23:10 OLSON[22]-5:1, passed[2]-6:6,6:10 28:11 put[6]-10:6,17:5, nearby]1]-6:21 15:23, 16:7, 16:18, past[1]-18:12 pretty[3]-18:16, 18:4,21:9,27:11, I nearest[2]-16:1, 17:1,17:3, 17:11, paved[i]-29:17 24:8,27:15 28:19 16:3 18:6,18:14, 18:19, pedestrian[1]-14:17 primary[3]-6:15,putting[1]-26:9 NEC[1]-16:12 18:24, 19:4, 19:20, people[2]-15:5,27:6 23:19,23:20 PV[2]-28:21,28:22 need[1]-19:13 20:3,20:16,20:22, percent[6]-21:20, proceedings[4]-3:2, PZC[4]-3:6,4:13, needs[1]-7:8 21:5,22:2,22:11,21:21,29:4,29:7,33:13,34:5,34:8 5:4,33:7 negotiation[1]-23:9 29:17,29:20,30:2 29:10 process[6]-10:16, never[2]-20:16, Olson[2]-2:4,4:24 perimeter[2]-17:19, 11:2,27:11,27:14,Q 23:20 onsite[1]-31:8 17:20 28:3,30:10 new[1]-6:5 one[s]-3:5,3:18,permit[1]-5:8 producing[a]-6:18, next[4]-15:14,15:15, 16:9,23:7 permitted[3]-12:4,29:3,29:7,29:11 quadrant[1]-5:15 23:17,31:9 ones[1]-29:2 16:22,19:6 production[1]-29:9 questions[6]-3:15, nice[3]-17:6,18:17, open[1]-4:12 permitting[1]-30:10 professional[1]-14:8 4:11,6:2,32:7, 20:18 operate[1]-5:9 persons[2]-3:13,program[3]-6:6, 32:17,33:5 nicer[1]-17:9 operating[4]-27:2,3:17 6:12,6:15 quite[1]-29:12 NOBLE[35]-8:22, 27:4,29:14,29:24 petition[1]-4:13 Project[2]-6:1,24:17 quote[i]-23:6 8:24,9:5,9:8,12:10, opposed[2]-4:10, petitioner p]-3:15, project[15]-6:3,6:5, 12:13, 13:8,13:24, 33:2 3:22,4:8,4:11,5:6, 8:15,11:4,11:13, R 14:6, 15:18,15:24, option[1]-12:14 5:19,25:19 15:12,19:14,24:7, 16:8,16:14,16:17, options[2]-12:12, photovoltaic[1]-29:6 24:17,24:18,25:1, racking[1]-16:2 16:20,17:2,17:10, 21:4 place[2]-10:6,34:9 27:1,28:9,28:12,racks -27:10 17:13,18:10,18:21, order[1]-4:6 Plan[3]-17:3,19:11, 30:10 raise[1]-3:23 19:2,19:6, 19:23, Ordinance[1]-23:18 30:13 projects[6]-7:2, 20:5,20:11,22:16, ordinance[3]-15:5, Randy[] 2:2 plan[e]-3:21,9:13,7:17,18:18,21:21, rate[1]-6::19 23:17,24:12,24:21, 20:7,20:10 9:16,12:6,21:10,22:8,30:5 rating[1]-7:1225:11,26:12,26:15, original[6]-10:2, 26:4,27:16,28:3 properties[3]-8:17, read[1]-28:2027:18,30:12,32:9 10:23,27:12,27:13, Planned[i]-5:17 9:23,10:10 reading[1]-7:11Noble[5]-2:10, 28:21,34:11 planned[1]-11:10 property[10]-5:14, Reagan[i]-2:315:10,25:9,26:5, originally[2]-11:9, Planner[1]-2:12 9:11,10:2,10:4, real[i]-5:1428:6 14:610:7,10:23,25:17,planning[3]-8:11, really[s]-6:7,6:16,nobody[1]-17:6 Oswego[1]-10:21 23:22,24:6 25:23,27:10,27:20 8:1,8:8, 13:12, noise[6]-30:21, overall[1]-13:1 Planning[1]-3:7 proposed[2]-3:11, 22:12,28:5,29:130:24,31:6,31:11, overview[]-9:6 PLANNING[1]-1:10 17:15 rear[2]-16:23,20:1 31:12,31:24 own[2]-7:23,24:3 plate[1]-7:12 proposing[2]-13:1, reason[2]-6:13, none[2]-33:1,33:4 owned[2]-9:24,10:2 pleasing[1]-14:20 14:2 17:21 north[3]-19:20, owner[3]-11:20, 1]-16:10Plenty[1] 8:1 protectreasonable[q-26:1419:24,20:6 24:19,25:18 plug 29:2 provide[4]-15:20, North[1]-15:12 P g[1]- receipt[1]-25:9 owners[4]-10:2, podium[2]-3:20, 17:18,30:12,32:9 recommendation[2]- northern[3]-8:2, 10:4,10:20,10:23 5:22 provided[2]-25:2, 14:7,16:1917:19,17:20 25:9 nothing31:18 point[5]-6:4,13:7,recommendations[2] 1]-P 13:8,13:17,13:19 provider[1]-25:3 November[q-12:17provides[]-25:19 16:9,27:23 number[5]-4:13, points[1]-6:5 recommended[1]- m[1] 1:21 polymer[1]-22:21 providing[1]-14:21 8:21,9:18,22:9,p - PUBLIC[]-1:11 19:24 26:3 packet[2]-25:11,portion[9]-3:5,9:11, record[i]-32:11 28:1 11:21, 12:24,14:1, Public[1]-33:6 redevelop[2]-9:11,numbers[2]-11:15, 20:1,23:13,23:14, public[11]-3:3,3:4, 23:6 page[i]-11:9 10:10 33:14 3:6,3:10,3:13,3:22, Page[1]-7:3 reflect[1]-15:11 Pages[1]-34:6 positive[1]-6:24 4:13,14:12,33:6, regard[1]-14:24 posting[1]-26:8 33:14,34:5 paint[1]-13:11 PUD[5]-10:6,10:12, regarding[3]-3:11, panel[3]-14:5,15:10, potential[2]-19:19, 3:16,6:3 25:5 10:14, 11:12,23:23 2itosh Reporting Service 815 . 993.2832 cms .vitosh@gmail.com 38 N 0 29:9 power[4]-6:17,7:6, PUDs[2]-10:15, panels Do]-13:2, 7:8,24:7 10:16 14:23, 15:1,15:17, Power[3]-5:4,5:5, purchased[3]-9:17, name[3]-3:19,7:4, obstruct[1]-19:15 21:12,21:16,27:9, 6:2 11:14, 11:16 7:12 occur[1]-10:19 28:14,28:21,29:1 PRESENT[2]-2:1, purpose[3]-3:9, naming[1]-24:14 occurs[1]-15:6 parcels[1]-11:8 2:9 6:15,15:10 National[1]-16:13 OF[3]-1:6,34:1,34:2 Park[1]-20:21 presentation[1]-4:8 purposes[2]-24:3, nationwide[q-7:17 offset[i]-7:7 particular[1]-11:20 president[2]-24:9,24:14 nature[1]-23:10 OLSON[22]-5:1, passed[2]-6:6,6:10 28:11 put[6]-10:6,17:5, nearby]1]-6:21 15:23, 16:7, 16:18, past[1]-18:12 pretty[3]-18:16, 18:4,21:9,27:11, I nearest[2]-16:1, 17:1,17:3, 17:11, paved[i]-29:17 24:8,27:15 28:19 16:3 18:6,18:14, 18:19, pedestrian[1]-14:17 primary[3]-6:15,putting[1]-26:9 NEC[1]-16:12 18:24, 19:4, 19:20, people[2]-15:5,27:6 23:19,23:20 PV[2]-28:21,28:22 need[1]-19:13 20:3,20:16,20:22, percent[6]-21:20, proceedings[4]-3:2, PZC[4]-3:6,4:13, needs[1]-7:8 21:5,22:2,22:11,21:21,29:4,29:7,33:13,34:5,34:8 5:4,33:7 negotiation[1]-23:9 29:17,29:20,30:2 29:10 process[6]-10:16, never[2]-20:16, Olson[2]-2:4,4:24 perimeter[2]-17:19, 11:2,27:11,27:14,Q 23:20 onsite[1]-31:8 17:20 28:3,30:10 new[1]-6:5 one[s]-3:5,3:18,permit[1]-5:8 producing[a]-6:18, next[4]-15:14,15:15, 16:9,23:7 permitted[3]-12:4,29:3,29:7,29:11 quadrant[1]-5:15 23:17,31:9 ones[1]-29:2 16:22,19:6 production[1]-29:9 questions[6]-3:15, nice[3]-17:6,18:17, open[1]-4:12 permitting[1]-30:10 professional[1]-14:8 4:11,6:2,32:7, 20:18 operate[1]-5:9 persons[2]-3:13,program[3]-6:6, 32:17,33:5 nicer[1]-17:9 operating[4]-27:2,3:17 6:12,6:15 quite[1]-29:12 NOBLE[35]-8:22, 27:4,29:14,29:24 petition[1]-4:13 Project[2]-6:1,24:17 quote[i]-23:6 8:24,9:5,9:8,12:10, opposed[2]-4:10, petitioner p]-3:15, project[15]-6:3,6:5, 12:13, 13:8,13:24, 33:2 3:22,4:8,4:11,5:6, 8:15,11:4,11:13, R 14:6, 15:18,15:24, option[1]-12:14 5:19,25:19 15:12,19:14,24:7, 16:8,16:14,16:17, options[2]-12:12, photovoltaic[1]-29:6 24:17,24:18,25:1, racking[1]-16:2 16:20,17:2,17:10, 21:4 place[2]-10:6,34:9 27:1,28:9,28:12,racks -27:10 17:13,18:10,18:21, order[1]-4:6 Plan[3]-17:3,19:11, 30:10 raise[1]-3:23 19:2,19:6, 19:23, Ordinance[1]-23:18 30:13 projects[6]-7:2, 20:5,20:11,22:16, ordinance[3]-15:5, Randy[] 2:2 plan[e]-3:21,9:13,7:17,18:18,21:21, rate[1]-6::19 23:17,24:12,24:21, 20:7,20:10 9:16,12:6,21:10,22:8,30:5 rating[1]-7:1225:11,26:12,26:15, original[6]-10:2, 26:4,27:16,28:3 properties[3]-8:17, read[1]-28:2027:18,30:12,32:9 10:23,27:12,27:13, Planned[i]-5:17 9:23,10:10 reading[1]-7:11Noble[5]-2:10, 28:21,34:11 planned[1]-11:10 property[10]-5:14, Reagan[i]-2:315:10,25:9,26:5, originally[2]-11:9, Planner[1]-2:12 9:11,10:2,10:4, real[i]-5:1428:6 14:610:7,10:23,25:17,planning[3]-8:11, really[s]-6:7,6:16,nobody[1]-17:6 Oswego[1]-10:21 23:22,24:6 25:23,27:10,27:20 8:1,8:8, 13:12, noise[6]-30:21, overall[1]-13:1 Planning[1]-3:7 proposed[2]-3:11, 22:12,28:5,29:130:24,31:6,31:11, overview[]-9:6 PLANNING[1]-1:10 17:15 rear[2]-16:23,20:1 31:12,31:24 own[2]-7:23,24:3 plate[1]-7:12 proposing[2]-13:1, reason[2]-6:13, none[2]-33:1,33:4 owned[2]-9:24,10:2 pleasing[1]-14:20 14:2 17:21 north[3]-19:20, owner[3]-11:20, 1]-16:10Plenty[1] 8:1 protectreasonable[q-26:1419:24,20:6 24:19,25:18 plug 29:2 provide[4]-15:20, North[1]-15:12 P g[1]- receipt[1]-25:9 owners[4]-10:2, podium[2]-3:20, 17:18,30:12,32:9 recommendation[2]- northern[3]-8:2, 10:4,10:20,10:23 5:22 provided[2]-25:2, 14:7,16:1917:19,17:20 25:9 nothing31:18 point[5]-6:4,13:7,recommendations[2] 1]-P 13:8,13:17,13:19 provider[1]-25:3 November[q-12:17provides[]-25:19 16:9,27:23 number[5]-4:13, points[1]-6:5 recommended[1]- m[1] 1:21 polymer[1]-22:21 providing[1]-14:21 8:21,9:18,22:9,p - PUBLIC[]-1:11 19:24 26:3 packet[2]-25:11,portion[9]-3:5,9:11, record[i]-32:11 28:1 11:21, 12:24,14:1, Public[1]-33:6 redevelop[2]-9:11,numbers[2]-11:15, 20:1,23:13,23:14, public[11]-3:3,3:4, 23:6 page[i]-11:9 10:10 33:14 3:6,3:10,3:13,3:22, Page[1]-7:3 reflect[1]-15:11 Pages[1]-34:6 positive[1]-6:24 4:13,14:12,33:6, regard[1]-14:24 posting[1]-26:8 33:14,34:5 paint[1]-13:11 PUD[5]-10:6,10:12, regarding[3]-3:11, panel[3]-14:5,15:10, potential[2]-19:19, 3:16,6:3 25:5 10:14, 11:12,23:23 2itosh Reporting Service 815 . 993.2832 cms .vitosh@gmail.com 39 regular[2]-14:17, S small[2]-7:15,29:2 summertime[11-tried[1]-28:24 17:17 so..[7]-8:15,15:17, 13:16 truck[7]-30:3 remote[i]-14:16 16:16,24:10,25:10, sun[i]-13:16 trucks[1]-29:22 removal[1]-25:23 scenario[1]-26:23 30:11,32:3 sunlight[2]-19:14, true[2]-28:24,34:7 remove[1]-27:10 scheduled[1]-3:7 Solar[q-24:17 19:16 try[1]-7:22 renewable[1]-6:8 science[1]-30:14 solar[6]-5:10,5:11, sworn[2]-4:5,5:21 turn[1]-30:8 repeal[5]-10:13,second[3]-4:15, 12:23,15:12,15:15, system[12]-6:18,turnarounds[i]- 10:18,11:1,11:5,11:9,33:9 16:2 7:12,13:11,16:2,30:8 23:22 section[1]-8:19 sold[1]-6:18 16:16,26:19,26:21, two[a]-7:10,7:11, repeat[1]-3:23 sector[i]-6:16 solid[7]-17:18, 27:2,27:4,27:8, 7:13,12:11 replace[1]-29:11 security[2]-25:20,19:13,19:15,20:14, 27:12,29:23 two-and-a-half[1]- Reporter[1]-34:4 26:5 22:10,22:17,23:6 systems[6]-12:19,7:11 represent[i]-3:19 see[5]-8:14,10:17, someday[i]-18:6 12:23, 16:10,25:14, typ[1]-7:24 reproduced[1]- 13:12, 17:20, 17:21, sorry[2]-8:23,26:16 29:5,29:12 type[7]-8:7, 15:21, 34:14 17:24, 18:2,18:9 sort[i]-27:16 16:21, 18:16, 19:5, request[7]-3:11,Senior[1]-2:12 sound[1]-31:17 T 22:17 3:15,3:16,4:10,sense[1]-24:11 southeast[1]-5:15 types[5]-12:4,12:18, 17:17,32:22 service[1]-29:22 southern[1]-17:23 19:6,20:9,23:18 services[1]-25:6tag[1]-15:6requesting]2]-5:8,space[1]-28:23 typical[2]-13:5, set[i]-34:16 Taker[1]-2:13 25:19 span[]-28:14 28:14 require[1]-19:8 setback[1]-21:11talks[2]-24:21,28:1qSPEAKER[1]-4:2 Typically[1]-21:19 requirement[4]- seven[6]-5:12,13:2, special[10]-5:8, tanked[1]-9:21 typically[3]-13:6, 13:7,13:17,13:19, team[i]-23:6 17:8,18:21,19:1, 10:17,12:5,12:15, 19:12,21:19 25:14 21:16 12:21,17:17, 17:18, technically[1]-26:15 requirements[1]-several[1]-24:10 19:3,28:4,32:10 technology[3]- U 22:1 shade[i]-21:17 specifics[i]-9:6 28:22,28:24,29:6 residential[3]-9:15, shading[2]-19:19, spectrum[i]-15:8 ten[2]-9:8,14:10 9:16, 15:19 21:8 sprawling[1]-18:7 tend[1]-15:1 under[6]-9:19,9:22, residents[1]-6:20 Shorthand[1]-34:3 spur[2]-6:8,6:16 territory[i]-7:3 9:23,10:24,34:12, resources[1]-8:1 show[1]-15:21 SS[1]-34:1 testified[1]-5:21 34:14 respect[1]-15:22 showing[1]-8:20 Staff[1]-19:23 testify[i]-3:17 underlying[1]-12:2 response[4]-32:8, shows[1]-21:10 staff[3]-8:22,9:6, testimony[3]-3:10, underneath[3]- 32:15,32:24,33:3 side[1o]-7:21,8:3,17:15 3:13,4:7 13:24, 14:11, 17:16 responses[1]-32:10 8:6,16:24,19:20, stand[1]-3:23 thereof[2]-34:12,understood[1]-22:4 responsibility[i]- 19:24,20:1,20:3, standard[6]-16:21, 34:16 underway[i]-11:2 34:13 20:6 17:16,19:8,21:23, thereupon[11-4:5 UNIDENTIFIED[i]- restoration[1]-25:23 sign[1]-3:20 26:2,28:1 thinking[1]-9:2 4:2 Restore[1]-10:22 signage[4]-24:22, Standard[q-10:21 three[3]-13:22, 14:2, Unit[i]-5:17 Restored[2]-24:15, 24:23,24:24,25:1 standards[6]-10:5, 14:4 UNITED[1]-1:6 24:16 signed[i]-34:12 12:18,12:21,14:24, throughout[1]-13:22 United[i]-5:7 reveals[1]-20:23 single[3]-13:10, 21:24,32:10 tilt[2]-5:13,14:1 units[1]-25:15 30:1,31:2 today[1]-29:2 unless[1]-13:13 review[3]-19:12, standing[]-12:23 27:24,28:3 single-access[i]- start[3]-11:5, 13:13, tonight[2]-3:6,3:12 unpaved[i]-29:18 ricochet[t]-15:2 13:10 23:8 tonight's[3]-3:7,up[4]-19:11,21:5, rights[1]-27:1 site[6]-9:6,9:12,STATE[1]-34:1 3:21,4:1 25:4,26:9 Road[2]-1:16, 10:8 11:6,11:23,12:14, state[2]-3:18,6:9 top[q-11:9 update[2]-12:17, road[1]-30:6 27:13,28:2,31:8 states[1]-7:24 tough[1]-28:7 14:7 roads[i]-29:18 situation 11]-14:15 step[1]-27:1 tracker[2]-30:1,31:3 user[q-23:24 roadway[1]-16:3 situations[1]-10:19 step-in[1]-27:1 traffic[2]-13:10, uses[6]-10:11, roll[i]-4:16 six[3]-13:18,22:14, still[l]-29:3 14:17 10:17, 10:18, 12:4, room[q-18:3 27:11 stop[1]-17:1 transcribed[i]-34:4 12:5,23:18 roughly[3]-5:11,7:7, six-figure[i]-22:14 straight[1]-29:6 transcript[2]-34:8, utility[1]-25:3 six-foot-four[1]- 34:11 9:8 straightforward[2]- Route[2]-5:15,5:16 13:18 27:7,27:14 transformer[z]-31:7, V row[1]-18:3 six-week[i]-27:11 stuff[2]-17:5,31:21 31:8 y size[2]-13:4,24:22 transformers 0]- runwa [i]-15:15 stupid[]-30:15 vandalism[i]-16:11 slated[q-6:12 subdivision[2]-18:8, 31:9 slats[2]-18:14,20:17 tree[1]-21:6 vandalized[1]-14:14 20:4 versus[3]-20:15, slatted[1]-18:12subordinate trees[1]-18:3 slowly pi-13:9 24:3 tremendous[1]-6:24 22:10,23:7 Vitosh Reporting Service 815. 993 . 2832 cros.vitosh@gmail . com 39 regular[2]-14:17, S small[2]-7:15,29:2 summertime[11-tried[1]-28:24 17:17 so..[7]-8:15,15:17, 13:16 truck[7]-30:3 remote[i]-14:16 16:16,24:10,25:10, sun[i]-13:16 trucks[1]-29:22 removal[1]-25:23 scenario[1]-26:23 30:11,32:3 sunlight[2]-19:14, true[2]-28:24,34:7 remove[1]-27:10 scheduled[1]-3:7 Solar[q-24:17 19:16 try[1]-7:22 renewable[1]-6:8 science[1]-30:14 solar[6]-5:10,5:11, sworn[2]-4:5,5:21 turn[1]-30:8 repeal[5]-10:13,second[3]-4:15, 12:23,15:12,15:15, system[12]-6:18,turnarounds[i]- 10:18,11:1,11:5,11:9,33:9 16:2 7:12,13:11,16:2,30:8 23:22 section[1]-8:19 sold[1]-6:18 16:16,26:19,26:21, two[a]-7:10,7:11, repeat[1]-3:23 sector[i]-6:16 solid[7]-17:18, 27:2,27:4,27:8, 7:13,12:11 replace[1]-29:11 security[2]-25:20,19:13,19:15,20:14, 27:12,29:23 two-and-a-half[1]- Reporter[1]-34:4 26:5 22:10,22:17,23:6 systems[6]-12:19,7:11 represent[i]-3:19 see[5]-8:14,10:17, someday[i]-18:6 12:23, 16:10,25:14, typ[1]-7:24 reproduced[1]- 13:12, 17:20, 17:21, sorry[2]-8:23,26:16 29:5,29:12 type[7]-8:7, 15:21, 34:14 17:24, 18:2,18:9 sort[i]-27:16 16:21, 18:16, 19:5, request[7]-3:11,Senior[1]-2:12 sound[1]-31:17 T 22:17 3:15,3:16,4:10,sense[1]-24:11 southeast[1]-5:15 types[5]-12:4,12:18, 17:17,32:22 service[1]-29:22 southern[1]-17:23 19:6,20:9,23:18 services[1]-25:6tag[1]-15:6requesting]2]-5:8,space[1]-28:23 typical[2]-13:5, set[i]-34:16 Taker[1]-2:13 25:19 span[]-28:14 28:14 require[1]-19:8 setback[1]-21:11talks[2]-24:21,28:1qSPEAKER[1]-4:2 Typically[1]-21:19 requirement[4]- seven[6]-5:12,13:2, special[10]-5:8, tanked[1]-9:21 typically[3]-13:6, 13:7,13:17,13:19, team[i]-23:6 17:8,18:21,19:1, 10:17,12:5,12:15, 19:12,21:19 25:14 21:16 12:21,17:17, 17:18, technically[1]-26:15 requirements[1]-several[1]-24:10 19:3,28:4,32:10 technology[3]- U 22:1 shade[i]-21:17 specifics[i]-9:6 28:22,28:24,29:6 residential[3]-9:15, shading[2]-19:19, spectrum[i]-15:8 ten[2]-9:8,14:10 9:16, 15:19 21:8 sprawling[1]-18:7 tend[1]-15:1 under[6]-9:19,9:22, residents[1]-6:20 Shorthand[1]-34:3 spur[2]-6:8,6:16 territory[i]-7:3 9:23,10:24,34:12, resources[1]-8:1 show[1]-15:21 SS[1]-34:1 testified[1]-5:21 34:14 respect[1]-15:22 showing[1]-8:20 Staff[1]-19:23 testify[i]-3:17 underlying[1]-12:2 response[4]-32:8, shows[1]-21:10 staff[3]-8:22,9:6, testimony[3]-3:10, underneath[3]- 32:15,32:24,33:3 side[1o]-7:21,8:3,17:15 3:13,4:7 13:24, 14:11, 17:16 responses[1]-32:10 8:6,16:24,19:20, stand[1]-3:23 thereof[2]-34:12,understood[1]-22:4 responsibility[i]- 19:24,20:1,20:3, standard[6]-16:21, 34:16 underway[i]-11:2 34:13 20:6 17:16,19:8,21:23, thereupon[11-4:5 UNIDENTIFIED[i]- restoration[1]-25:23 sign[1]-3:20 26:2,28:1 thinking[1]-9:2 4:2 Restore[1]-10:22 signage[4]-24:22, Standard[q-10:21 three[3]-13:22, 14:2, Unit[i]-5:17 Restored[2]-24:15, 24:23,24:24,25:1 standards[6]-10:5, 14:4 UNITED[1]-1:6 24:16 signed[i]-34:12 12:18,12:21,14:24, throughout[1]-13:22 United[i]-5:7 reveals[1]-20:23 single[3]-13:10, 21:24,32:10 tilt[2]-5:13,14:1 units[1]-25:15 30:1,31:2 today[1]-29:2 unless[1]-13:13 review[3]-19:12, standing[]-12:23 27:24,28:3 single-access[i]- start[3]-11:5, 13:13, tonight[2]-3:6,3:12 unpaved[i]-29:18 ricochet[t]-15:2 13:10 23:8 tonight's[3]-3:7,up[4]-19:11,21:5, rights[1]-27:1 site[6]-9:6,9:12,STATE[1]-34:1 3:21,4:1 25:4,26:9 Road[2]-1:16, 10:8 11:6,11:23,12:14, state[2]-3:18,6:9 top[q-11:9 update[2]-12:17, road[1]-30:6 27:13,28:2,31:8 states[1]-7:24 tough[1]-28:7 14:7 roads[i]-29:18 situation 11]-14:15 step[1]-27:1 tracker[2]-30:1,31:3 user[q-23:24 roadway[1]-16:3 situations[1]-10:19 step-in[1]-27:1 traffic[2]-13:10, uses[6]-10:11, roll[i]-4:16 six[3]-13:18,22:14, still[l]-29:3 14:17 10:17, 10:18, 12:4, room[q-18:3 27:11 stop[1]-17:1 transcribed[i]-34:4 12:5,23:18 roughly[3]-5:11,7:7, six-figure[i]-22:14 straight[1]-29:6 transcript[2]-34:8, utility[1]-25:3 six-foot-four[1]- 34:11 9:8 straightforward[2]- Route[2]-5:15,5:16 13:18 27:7,27:14 transformer[z]-31:7, V row[1]-18:3 six-week[i]-27:11 stuff[2]-17:5,31:21 31:8 y size[2]-13:4,24:22 transformers 0]- runwa [i]-15:15 stupid[]-30:15 vandalism[i]-16:11 slated[q-6:12 subdivision[2]-18:8, 31:9 slats[2]-18:14,20:17 tree[1]-21:6 vandalized[1]-14:14 20:4 versus[3]-20:15, slatted[1]-18:12subordinate trees[1]-18:3 slowly pi-13:9 24:3 tremendous[1]-6:24 22:10,23:7 Vitosh Reporting Service 815. 993 . 2832 cros.vitosh@gmail . com 40 via[1]-13:10 4:20,4:22,4:24,5:2 vinyl[4]-16:23, Young[1]-2:13 18:22,20:15,22:18 visually[1]-14:20 Z Vitosh[2]-34:3, 34:20 vote[1]-4:16 Zion[]-7:3 zoning[5]-10:15, W 10:16, 12:3,12:16, 14:7 ZONING[1]-1:10 walk[1]-27:9 Zoning[3]-3:8,14:9, wants[1]-10:8 23:18 warrantied[1]-29:8 warranty[1]-29:9 wasting[1]-32:2 watching[1]-13:11 water[1]-15:9 Wednesday[1]-1:20 week[1]-27:11 west[2]-13:10,31:4 whacking[1]-31:20 Wheaton[1]-10:8 WHEREUPON[1]- 3:1 whole[2]-9:22,32:3 wind[1]-31:24 Windmill[3]-5:16, 8:17,9:12 windmills[i]-31:14 wiring[1]-27:8 wishing[2]-3:14, 3:17 witnesses[1]-4:4 wondering[1]-26:8 wood[12]-16:18, 17:19, 19:7, 19:9, 20:14,20:22,22:10, 22:20,23:4,23:6, 23:10 works[1]-30:8 worst[1]-26:22 wow[1]-7:9 wrought[1]-23:7 Y yards[1]-16:24 year[3]-12:11,29:10, 29:23 Year[1]-29:6 years[5]-9:8, 12:8, 12:10,22:2,28:17 YORKVILLE[2]-1:6, 1:7 Yorkville[7]-1:17, 5:7,5:17,8:2,8:13, 24:16 YOUNG[5]-4:18, Vitosh Reporting Service 815. 993 . 2832 cros .vitosh@gmail . com 40 via[1]-13:10 4:20,4:22,4:24,5:2 vinyl[4]-16:23, Young[1]-2:13 18:22,20:15,22:18 visually[1]-14:20 Z Vitosh[2]-34:3, 34:20 vote[1]-4:16 Zion[]-7:3 zoning[5]-10:15, W 10:16, 12:3,12:16, 14:7 ZONING[1]-1:10 walk[1]-27:9 Zoning[3]-3:8,14:9, wants[1]-10:8 23:18 warrantied[1]-29:8 warranty[1]-29:9 wasting[1]-32:2 watching[1]-13:11 water[1]-15:9 Wednesday[1]-1:20 week[1]-27:11 west[2]-13:10,31:4 whacking[1]-31:20 Wheaton[1]-10:8 WHEREUPON[1]- 3:1 whole[2]-9:22,32:3 wind[1]-31:24 Windmill[3]-5:16, 8:17,9:12 windmills[i]-31:14 wiring[1]-27:8 wishing[2]-3:14, 3:17 witnesses[1]-4:4 wondering[1]-26:8 wood[12]-16:18, 17:19, 19:7, 19:9, 20:14,20:22,22:10, 22:20,23:4,23:6, 23:10 works[1]-30:8 worst[1]-26:22 wow[1]-7:9 wrought[1]-23:7 Y yards[1]-16:24 year[3]-12:11,29:10, 29:23 Year[1]-29:6 years[5]-9:8, 12:8, 12:10,22:2,28:17 YORKVILLE[2]-1:6, 1:7 Yorkville[7]-1:17, 5:7,5:17,8:2,8:13, 24:16 YOUNG[5]-4:18, Vitosh Reporting Service 815. 993 . 2832 cros .vitosh@gmail . com SUMMARY: The petitioner, James McNamara, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting an accessory structure location variance for 515 West Madison Street. The purpose of this request is to allow a detached garage to be placed in the front yard of the property. This memorandum summarizes the submitted materials which will be reviewed by the Planning and Zoning Commission. PROPERTY BACKGROUND: The property is located at the western dead end of W Madison Street. The property is surrounded by single family homes to the north, east, and south and there are multi-family apartments to the west. This parcel as well as the adjacent parcels are irregularly shaped and not uniform in size. This area of the City was developed before any modern zoning regulations existed and therefore the structures and parcels in the area are uniquely placed and shaped. Memorandum To: Planning and Zoning Commission From: Jason Engberg, Senior Planner CC: Bart Olson, City Administrator Krysti Barksdale-Noble, Community Development Director Date: June 6, 2018 Subject: PZC 2018-10 515 W Madison Street – Accessory Structure Location Variance PROJECT DESCRIPTION: As proposed, the petitioner is seeking to construct a two car garage on the property. The shape of the parcel and the placement of the house has created uncommon required yards. The exhibit below illustrates where the house is located on the parcel and the yards that are created. The front yard is shaded and shows the location of the proposed garage. Section 10-3-12 of the City’s Zoning Ordinance states that enclosed detached off street parking is only allowed in the required rear yard. The petitioner is requesting to vary this part of the ordinance to construct a two car garage in the front yard of his property as shown in the above plat. The petitioner has submitted materials which explain the hardship created by the property and the reason he is requesting to vary from the Zoning Ordinance. To summarize, the petitioner bought the house and began to park his car on the driveway. Unfortunately, he discovered the location of his driveway is directly under several old walnut trees which are on his neighbor’s property. Walnuts were falling onto his vehicle and there was nowhere on the driveway where his vehicle would be safe. The petitioner decided a garage would be the best way to mitigate this issue as all of his neighbors have garages. After reviewing his options on the property, the only place that would be acceptable to build a garage is where he is proposing it. The topography and location of the house limit the possibilities of where a detached garage may be accessible. Additionally, the property to the south has a detached garage in a similar location and the petitioner’s proposed garage would be at the same depth of this property (see example on next page). STANDARDS FOR GRANTING A VARIANCE: The Planning and Zoning Commission must base its decision to vary, or recommend varying, the Petitioner’s request for relief of the Zoning Ordinance regulation upon the following standards (Section 10-4-7-C): 1. Because of the particular physical surroundings, shape or topographical conditions of the specific property involved, a particular hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of the regulations was carried out. 2. The conditions upon which the petition for a variation is based are unique to the property for which the variation is sought and are not applicable, generally, to other property within the same zoning classification. 3. The alleged difficulty or hardship is caused by this title and has not been created by any person presently having an interest in the property. 4. The granting of the variation will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located. 5. The proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion in the public streets, or increase the danger to the public safety, or substantially diminish or impair property values within the neighborhood. 6. The proposed variation is consistent with the official comprehensive plan and other development standards and policies of the city. STAFF COMMENTS Staff is supporting the request for an accessory structure location variance. The shape, topography, structure location, and defined yards of the property create a unique situation which brings a hardship to the resident. The proposed garage location will not hurt the character of the neighborhood and will be similar in depth and location to the adjacent property at the end of Madison Street. PROPOSED MOTIONS: In consideration of testimony presented during a Public Hearing on June 13, 2018 and approval of the findings of fact, the Planning and Zoning Commission recommends approval of a request to vary the accessory structure location regulation contained in Section 10-3-12 of the United City of Yorkville Zoning Ordinance to permit a detached accessory garage located in the front yard of the subject property and further subject to {insert any additional conditions of the Planning and Zoning Commission}… ATTACHMENTS: 1. Petitioner Application (with attachments) 2. Public Hearing Notice Exhibit A – Legal Description of Property The westerly 24 feet of lot 2 and all of lot 3 in block 23 in black’s 2nd addition to Yorkville, and the northerly ½ of that part of vacated Madison street lying between the extension southerly of the westerly line of said block 23 and the extension northerly of the easterly line of lot 7 in block 21 in said black’s 2nd addition, in the city of Yorkville, Kendal County, Illinois. ADDRESS CITY ZIP STATE 411 W MADISON ST YORKVILLE 60560 IL 511 W MADISON ST YORKVILLE 60560 IL 515 W MADISON ST YORKVILLE 60560 IL 516 W MADISON ST YORKVILLE 60560 IL 655 WHITE OAK WAY YORKVILLE 60560 IL 514 W MADISON ST YORKVILLE 60560 IL 510 W MADISON ST YORKVILLE 60560 IL 501 W MADISON ST YORKVILLE 60560 IL 506 W MADISON ST YORKVILLE 60560 IL 507 W RIDGE ST YORKVILLE 60560 IL 653 WHITE OAK WAY YORKVILLE 60560 IL 651 WHITE OAK WAY YORKVILLE 60560 IL 649 WHITE OAK WAY YORKVILLE 60560 IL 647 WHITE OAK WAY YORKVILLE 60560 IL 510 W RIDGE ST YORKVILLE 60560 IL 508 W RIDGE ST YORKVILLE 60560 IL 506 W RIDGE ST YORKVILLE 60560 IL 504 W RIDGE ST YORKVILLE 60560 IL 409 W RIDGE ST YORKVILLE 60560 IL 412 W VAN EMMON ST YORKVILLE 60560 IL 507 A MADISON CT YORKVILLE 60560 IL 511 A MADISON CT YORKVILLE 60560 IL 657 WHITE OAK WAY YORKVILLE 60560 IL 203 MORGAN ST YORKVILLE 60560 IL 501 W RIDGE ST YORKVILLE 60560 IL 509 W RIDGE ST YORKVILLE 60560 IL 501 MORGAN ST YORKVILLE 60560 IL 410 W VAN EMMON ST YORKVILLE 60560 IL 511 B MADISON CT YORKVILLE 60560 IL 507 B MADISON CT YORKVILLE 60560 IL 510 D W HYDRAULIC AVE YORKVILLE 60560 IL 510 C W HYDRAULIC AVE YORKVILLE 60560 IL 510 B W HYDRAULIC AVE YORKVILLE 60560 IL 510 A W HYDRAULIC AVE YORKVILLE 60560 IL 506 E W HYDRAULIC AVE YORKVILLE 60560 IL 506 D W HYDRAULIC AVE YORKVILLE 60560 IL 506 C W HYDRAULIC AVE YORKVILLE 60560 IL 506 B W HYDRAULIC AVE YORKVILLE 60560 IL 506 A W HYDRAULIC AVE YORKVILLE 60560 IL 505 W FOX ST YORKVILLE 60560 IL 509 MADISON CT YORKVILLE 60560 IL 507 W MADISON ST YORKVILLE 60560 IL 518 H W HYDRAULIC AVE YORKVILLE 60560 IL 518 G W HYDRAULIC AVE YORKVILLE 60560 IL 518 F W HYDRAULIC AVE YORKVILLE 60560 IL 518 E W HYDRAULIC AVE YORKVILLE 60560 IL 518 A W HYDRAULIC AVE YORKVILLE 60560 IL 518 B W HYDRAULIC AVE YORKVILLE 60560 IL 518 C W HYDRAULIC AVE YORKVILLE 60560 IL 518 D W HYDRAULIC AVE YORKVILLE 60560 IL 402 MORGAN ST YORKVILLE 60560 IL 521 W RIDGE ST YORKVILLE 60560 IL Exhibit C - 4/20/18 To whom it may concern, I would like to explain my reasoning behind seeking a variance, I had initially hoped to get a regular ‘Building Permit’ and had positioned my plan using the only feasible position on my property. I understand that the guidelines set out are for a general home setting but this is not. Where mine differs is the fact that my back yard is not accessible via car due to is geographical locations and the fact that my yard backs up to a wooded area which drops off around 75’ into a valley. I had builders and even a concrete company come and look at the site to give me some ideas on possible sites for the garage, they were all in agreement with the location. It doesn’t take away from the overall look of my surrounding area, in fact it will be in line with my closest neighbor to the south and her 2 car garage. I have made a blueprint which has me in total accordance with the building codes, distance from perimeter, height to eaves and ridge line of roof, I would also be color matching the siding with my home and put white doors and windows along with color matched roof shingles. As it stands I have a portable car port/ gazebo in place, as only 10 days after buying a brand new car I had my neighbor’s 100 year old walnut tree drop hundreds of nuts all over my car costing me $2000 in repairs. This garage will in no way impede light, sight, views or be any kind of eye sore what so ever. It will In fact make the area tidier and then I can even landscape. My neighbors to the south and west all have 2 car garages both attached and adjoining their homes. This is a unique placement granted but I invite anyone to come and the area will speak for itself both in position and variance in ground level. I have attached pictures showing the site in question, from the street, front view, rear and from my home. Furthermore there are 10 homes on West Madison Street, 6 to the south and 4 on the north side, all of which have 2 car garages, I have none! I appreciate your time and patience reading through this. Regards James. PUBLIC NOTICE NOTICE OF PUBLIC HEARING BEFORE THE UNITED CITY OF YORKVILLE PLANNING & ZONING COMMISSION PZC 2018-10 NOTICE IS HEREWITH GIVEN THAT James Mcnamara, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting an accessory structure location variance for 515 West Madison Street. The purpose of this request is to allow a detached garage to be placed in the front yard. The real property, zoned R-2 Traditional Family Residence District, is located at the west end of West Madison Street. The legal description is as follows: THE WESTERLY 24 FEET OF LOT 2 AND ALL OF LOT 3 IN BLOCK 23 IN BLACK’S 2ND ADDITION TO YORKVILLE, AND THE NORTHERLY ½ OF THAT PART OF VACATED MADISON STREET LYING BETWEEN THE EXTENSION SOUTHERLY OF THE WESTERLY LINE OF SAID BLOCK 23 AND THE EXTENSION NORTHERLY OF THE EASTERLY LINE OF LOT 7 IN BLOCK 21 IN SAID BLACK’S 2ND ADDITION, IN THE CITY OF YORKVILLE, KENDAL COUNTY, ILLINOIS. PIN: 02-32-252-010 NOTICE IS HEREWITH GIVEN THAT the Planning and Zoning Commission for the United City of Yorkville will conduct a public hearing on said application on Wednesday, June 13, 2018 at 7:00 p.m. at the United City of Yorkville, City Council Chambers, 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. Application and information materials regarding this notice are available for public review and any questions or written comments should be addressed to the United City of Yorkville Community Development Department, City Hall, 800 Game Farm Road, Yorkville, Illinois. All interested parties are invited to attend the public hearing and will be given an opportunity to be heard. By order of the Corporate Authorities of the United City of Yorkville, Kendall County, Illinois. BETH WARREN City Clerk BY: Lisa Pickering Deputy Clerk Proposal Summary Staff has reviewed a request from Kendall County Planning and Zoning Department along with the subsequent documents attached. This property is located within one and a half miles of the planning boundary for Yorkville, allowing us the opportunity to review and provide comments to Kendall County. The petitioners, Michael and Dayle Saar, are requesting a map amendment rezone for their property from A-1 Agricultural District to R-1 Residential District. Petitioners would like the ability to sell this property and market it as a single-family home site. The 4.23 acre property is located along the south edge of Route 71 just south of the Timbercreek Dr and Route 71 intersection. As stated in the petitioner’s findings of fact, they believe the use is compatible with other nearby uses in the area as the adjacent properties have single family homes constructed upon them. The petitioners state that the subject property is not suitable by site acreage for current modern row crop farming practices. The petitioners believe the construction of a single family home would be consistent with the adjacent rural residential uses. Additionally, the petitioners own the house adjacent to the northeast corner of the subject property. They plan on dividing the northeast corner of the parcel and merge it with their property in the Timber Creek subdivision (see attachments). Once merged, they intend to rezone it to the County’s R-3 zoning district to coincide with their existing property. This future request will be based on the outcome of the current request to rezone the subject property from A-1 to R-1. Memorandum To: Planning and Zoning Commission From: Jason Engberg, Senior Planner CC: Bart Olson, City Administrator Krysti J. Barksdale-Noble, Community Development Director Date: June 6, 2018 Subject: PZC 2018-11 – Kendall County Case #18-14 (Rezone) 1.5 Mile Review Yorkville Comprehensive Plan Since this property is within the City’s planning radius, the City’s Comprehensive Plan must be reviewed to ensure the rezone request will not hinder the plans for future development in this area. Yorkville’s current 2016 Comprehensive Plan designation for this property is Estate/Conservation Residential. This future land use is intended to provide flexibility for residential design in areas of Yorkville that can accommodate low-density detached single family housing but also include sensitive environmental and scenic features that should be retained and enhanced. The most typical form of development within this land use will be detached single family homes on large lots. After review of the petitioner’s request, the proposed rezoning will conform to Yorkville’s future land use in its Comprehensive Plan. Staff Comments Staff is seeking comments from the Planning and Zoning Commission in regards to this proposed rezoning request within the City’s one and a half mile planning boundary. The request and any recommendations from the Commission will be reviewed by the City Council on June 26, 2018. Attachments 1. Application with Attachments RPC Memo – Prepared by Matt Asselmeier –May 7, 2018 Page 1 of 4 DEPARTMENT OF PLANNING, BUILDING & ZONING 111 West Fox Street  Room 203 Yorkville, IL  60560 (630) 553-4141 Fax (630) 553-4179 Petition 18-14 Michael and Dayle Saar Map Amendment Rezoning Property from A-1 to R-1 INTRODUCTION Michael and Dayle Saar are requesting a map amendment rezoning the majority of the subject property from A-1 to R-1 in order to have the ability to sell the property and market the property as a single-family home site. The petitioners own one (1) of the houses northeast of the subject parcel. They would like to divide a portion of the northeast corner off of the subject property and merge it with their property in the Timber Creek Subdivision and rezone the northeast corner to R-3 at some point in the future. SITE INFORMATION PETITIONER: Michael and Dayle Saar ADDRESS: Between 11614 and 11571 Route 71 on the East Side of the Road LOCATION: 0.06 Miles Southwest of Timbercreek Drive on the East Side of Route 71 TOWNSHIP: Kendall PARCEL #: 05-07-328-003 LOT SIZE: 4.2302 acres EXISTING LAND USE: Agricultural ZONING: A-1 Agricultural District RPC Memo – Prepared by Matt Asselmeier –May 7, 2018 Page 2 of 4 LRMP: Land Use Agricultural Roads Route 71 is a State maintained highway Trails Trails are planned along Route 71 Floodplain/ Wetlands There are no floodplains or wetlands in the area. A stream runs along the southern boundary of the property. REQUESTED ACTION: Map Amendment Rezoning Property from A-1 to R-1 APPLICABLE REGULATIONS: Section 13.07 – Map Amendment Procedures SURROUNDING LAND USE Location Adjacent Land Use Adjacent Zoning Land Resource Management Plan Zoning within ½ Mile North Single-Family Residential R-1 and R-3 Rural Residential A-1, R-1, and R-3 (County) R-2 (Yorkville) South Agricultural/Residential R-2 (Yorkville) Estate Res (Yorkville) R-2 (Yorkville) East Single-Family Residential R-3 Rural Residential A-1, R-1, R-2, R-3 RPD-3, and A-1 SU West Agricultural/Residential A-1 Rural Residential A-1 and R-1 (County) A-1 and R-2 (Yorkville) The Timber Creek Subdivision is located to the north and east of the subject property. The A-1 special use permit located east of the subject property is for boarding horses. PHYSICAL DATA ENDANGERED SPECIES REPORT EcoCAT Report submitted and consultation was terminated. NATURAL RESOURCES INVENTORY The application for NRI was submitted on April 12, 2018. ACTION SUMMARY KENDALL TOWNSHIP Petition information was sent to Kendall Township on April 20, 2018. UNITED CITY OF YORKVILLE Petition information was sent to the United City of Yorkville on April 20, 2018. The proposal will go to Yorkville Economic Development Commission on June 5th and the Yorkville Planning Commission on June 13th. RPC Memo – Prepared by Matt Asselmeier –May 7, 2018 Page 3 of 4 ZPAC ZPAC met on this proposal on May 1, 2018. They unanimously recommended approval of the request. The minutes of this meeting are included as Attachment 7. GENERAL INFORMATION The Petitioner desires the map amendment in order to have the ability to market and sell the property for single-family use. The subject property does not have an allocation for the construction of a home and does not possess forty (40) acres. Therefore, a map amendment is required in order to construct a home onsite. The Petitioner does not believe that the property is large enough for farming. Pictures of the property are included. The Land Resource Management Plan calls for this area to be rural residential in the future. Existing single - family homes are located to the north and east of the subject property. For these reasons, Staff does not believe that the approval of this request would constitute spot zoning. BUILDING CODES Any new homes or accessory structures would be required to meet applicable building codes. ACCESS The property fronts Route 71. Staff has no concerns regarding the ability of Route 71 to support a proposed home at this location. ODORS No new odors are foreseen. LIGHTING Any new lighting would be for residential use only. Staff does not f oresee any concerns regarding lighting. SCREENING No fencing or buffer is presently planned for the property. Any new fences or plantings would be for a residential use. Any new fences would have to follow applicable regulations. STORMWATER Any new homes would have to be constructed per Kendall County’s Stormwater Management Ordinance. UTILITIES Electricity is near the property. A new well and septic system would have to obtain applicable permits. FINDINGS OF FACT Existing uses of property within the general area of the property in question. The area is a mix of agricultural, farmstead, and rural estate residential uses. The Zoning classification of property within the general area of the property in question. The properties to the east are zoned R -3. R-1, R-3, and Yorkville residential zoning are within ½ mile of the subject property. The suitability of the property in question for the uses permitted under the existing zoning classification. The property is too small for most modern agricultural uses. Homes are located on adjoining properties to the east and north and the subject property lacks an agricultural housing allocation which prevents the construction of a home on the property without a map amendment. The property would be suitable for most single-family residential related uses. The trend of development, if any, in the general area of the property in question, including changes, if any, which may have taken place since the day the property in question was in its present zoning classification. The Zoning Board of Appeals shall not recommend the adoption of a proposed amendment unless it finds that the adoption of such an amendment is in the public interest and is not solely for the RPC Memo – Prepared by Matt Asselmeier –May 7, 2018 Page 4 of 4 interest of the applicant. The Zoning Board of Appeals may recommend the adoption of an amendment changing the zoning classification of the property in question to any higher classification than that requested by the applicant. For the purpose of th is paragraph the R-1 District shall be considered the highest classification and the M-2 District shall be considered the lowest classification. The proposed amendment fits the development of the area. This area will likely continue to become more residential if the United City of Yorkville continues to annex properties in the area. The proposed amendment benefits the Petitioner by giving him the opportunity to market and sell the property for a residential purpose instead of a purely agricultural use. Consistency with the purpose and objectives of the Land Resource Management Plan and other adopted County or municipal plans a nd policies. The proposed amendment is consistent with the Land Resource Management Plan. RECOMMENDATION Staff recommends approval of the proposed map amendment. ATTACHMENTS 1. Application Materials (Including the Petitioner’s Findings of Fact, Plat, and EcoCat) 2. Aerial 3. Looking East from Route 71 4. Looking South 5. South Property Line and Stream 6. Petitioner’s Boundary Line 7. 5-1-18 ZPAC Minutes