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Economic Development Packet 2024 03-05-24 AGENDA ECONOMIC DEVELOPMENT COMMITTEE MEETING Tuesday, March 5, 2024 6:00 p.m. East Conference Room #337 651 Prairie Pointe Drive, Yorkville, IL Citizen Comments: Minutes for Correction/Approval: February 6, 2024 New Business: 1. EDC 2024-14 Building Permit Report for January 2024 2. EDC 2024-15 Building Inspection Report for January 2024 3. EDC 2024-16 Property Maintenance Report for January 2024 4. EDC 2024-17 Economic Development Report for February 2024 5. EDC 2024-18 Ordinance Approving an Amendment to the Yorkville Unified Development Ordinance Regarding Alternative Energy Use Standards (Solar Farms) 6. EDC 2024-19 Corneils Solar Farm – Annexation, Rezoning, and Special Use Old Business: Additional Business: United City of Yorkville 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4350 www.yorkville.il.us UNITED CITY OF YORKVILLE WORKSHEET ECONOMIC DEVELOPMENT COMMITTEE Tuesday, March 5, 2024 6:00 PM CITY HALL CONFERENCE ROOM --------------------------------------------------------------------------------------------------------------------------------------- CITIZEN COMMENTS: --------------------------------------------------------------------------------------------------------------------------------------- --------------------------------------------------------------------------------------------------------------------------------------- MINUTES FOR CORRECTION/APPROVAL: --------------------------------------------------------------------------------------------------------------------------------------- 1. February 6, 2024 □ Approved __________ □ As presented □ With corrections --------------------------------------------------------------------------------------------------------------------------------------- NEW BUSINESS: --------------------------------------------------------------------------------------------------------------------------------------- 1. EDC 2024-14 Building Permit Report for January 2024 □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 2. EDC 2024-15 Building Inspection Report for January 2024 □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 3. EDC 2024-16 Property Maintenance Report for January 2024 □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 4. EDC 2024-17 Economic Development Report for February 2024 □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 5. EDC 2024-18 Ordinance Approving an Amendment to the Yorkville Unified Development Ordinance Regarding Alternative Energy Use Standards (Solar Farms) □ Moved forward to CC __________ □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 6. EDC 2024-19 Corneils Solar Farm – Annexation, Rezoning, and Special Use □ Moved forward to CC __________ □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ -------------------------------------------------------------------------------------------------------------------------------------- ADDITIONAL BUSINESS: --------------------------------------------------------------------------------------------------------------------------------------- Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Community Development Purchasing Police Public Works Parks and Recreation Agenda Item Number Minutes Tracking Number Minutes of the Economic Development Committee – February 6, 2024 Economic Development Committee – March 5, 2024 Majority Committee Approval Minute Taker Name Department DRAFT Page 1 of 2 UNITED CITY OF YORKVILLE ECONOMIC DEVELOPMENT COMMITTEE Tuesday, February 6, 2024, 6:00pm East Conference Room #337 651 Prairie Pointe Drive, Yorkville, IL In Attendance: Committee Members Chairman Joe Plocher Alderman Dan Transier Alderman Seaver Tarulis Alderman Chris Funkhouser (via Zoom) Other City Officials Assistant City Administrator Erin Willrett Community Development Director Krysti Barksdale-Noble Senior Planner Sara Mendez Code Official Pete Ratos City Consultant Lynn Dubajic Kellogg Other Guests None The meeting was called to order at 6:00pm by Chairman Joe Plocher. Citizen Comments None Minutes for Correction/Approval January 2, 2024 The minutes were approved as presented. New Business 1. EDC 2024-08 Building Permit Report for December 2023 Mr. Ratos reported 94 permits issued in December. Of those, 30 were single-family attached, 18 single-family detached and the remainder are miscellaneous. The calendar year total is 268 single-family detached and 147 attached. He said the busy pace seems to be continuing. 2. EDC 2024-09 Building Inspection Report for December 2023 There were 667 inspections in December, mostly single family homes. Mr. Ratos said there was a slowdown in Bristol Bay as workers were pulled off that location and moved to another project, however, they are expected back soon. 3. EDC 2024-10 Property Maintenance Report for December 2023 There were no hearings in December since all issues had come into compliance after the city worked with the property owners. Mr. Ratos noted there had been a junk issue on Heustis Street. The junk has been removed and a fence will be re-installed soon. Page 2 of 2 4. EDC 2024-11 Economic Development Report for January 2024 Ms. Dubajic Kellogg noted that the Station One restaurant is scheduled to open February 20th. She also said that Images Med Spa will open February 12th and Boba Tea will open in March. A mechanic shop is being built near Ground Effects and scheduled to open in spring. 5. EDC 2024-12 Comprehensive Plan Update – Future Land Use Amendment Ms. Noble said this is the annual clean-up of the Comp Plan. Two developments, Bristol Ridge Solar #105 and Northpointe Development, were approved resulting in changes in land use and zoning. This matter will go to PZC on February 14th for a Public Hearing and then back to City Council. 6. EDC 2024-13 Resolution Approving an Intergovernmental Agreement for Reciprocal Building Inspection Services Between the United City of Yorkville and Kendall County Ms. Noble said this is the eleventh year that the city and county have entered into an agreement for inspection services. Last year there were only 7 inspections done for the city by the county and the city did 38 for the county. Others are outsourced to B & F. The city would like to continue this agreement with the county which will extend it for another year. The committee members were OK with this and it will move forward to the City Council for approval. Old Business: None Additional Business: None There was no further business and the meeting adjourned at 6:09 pm. Minutes respectfully submitted by Marlys Young, Minute Taker Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Community Development Purchasing Police Public Works Parks and Recreation Agenda Item Number New Business #1 Tracking Number EDC 2024-14 Building Permit Report for January 2024 Economic Development Committee – March 5, 2024 Informational None All permits issued in January 2024. D. Weinert Community Development Name Department L:\Agendas - Packets\Packets\2024 Packets\Economic Development\03-05-24\Permits\January 2024.doc UNITED CITY OF YORKVILLE BUILDING PERMIT REPORT January 2024 TYPES OF PERMITS Number of Permits Issued SFD Single Family Detached SFA Single Family Attached Multi- Family Apartments Condominiums Commercial Includes all Permits Issued for Commercial Use Industrial Misc. Construction Cost Permit Fees January 2024 59 15 0 0 6 0 38 67,388,026.00 287,264.76 Calendar Year 2024 59 15 0 0 6 0 38 67,388,026.00 287,264.76 Fiscal Year 2024 1881 195 109 0 66 0 1511 149,679,362.00 4,427,175.82 January 2023 57 22 0 0 5 0 30 4,333,993.00 148,647.74 Calendar Year 2023 57 22 0 0 5 0 30 4,333,993.00 148,647.74 Fiscal Year 2023 1162 132 103 0 82 0 845 52,181,689.00 2,324,000.00 January 2022 58 14 0 0 7 0 37 3,615,286.00 94,653.90 Calendar Year 2022 58 14 0 0 7 0 37 3,615,286.00 94,653.90 Fiscal Year 2022 1176 164 136 0 82 0 794 55,134,663.00 1,998,786.79 January 2021 62 17 4 0 9 0 32 4,104,663.00 130,469.45 Calendar Year 2021 62 17 4 0 9 0 32 4,104,663.00 130,469.45 Fiscal Year 2021 1502 191 98 0 60 0 1153 52,877,347.00 2,415,297.71 Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Community Development Purchasing Police Public Works Parks and Recreation Agenda Item Number New Business #2 Tracking Number EDC 2024-15 Building Inspection Report for January 2024 Economic Development Committee – March 5, 2024 Informational None All inspections scheduled in January 2024. D. Weinert Community Development Name Department DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 1DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 1TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ AM 003-REI REINSPECTION 20200428 3426 RYAN DR 68 01/17/2024 Comments1: SOLAR -- MARK 480-716-2425BC 09:00 042-PPS PRE-POUR, SLAB ON GRADE 20220474 1555 W CORNEILS RD 01/04/2024 Comments1: ALLAN -- WEST GREENHOUSEBC 11:30 043-PPS PRE-POUR, SLAB ON GRADE 01/31/2024 Comments1: TANK FOUNDATION FOR EAST GREENHOUSE -- A Comments2: LLENPR _____ 021-EFL ENGINEERING FINAL SITE 20221292 1091 AUBURN DR 93 01/02/2023BC 13:00 002-FIN FINAL INSPECTION 20230092 610 TOWER LN 01/30/2024 Comments1: ANTENNA TOWERJP _____ 001-FIN FINAL INSPECTION 20230196 1755 MARKETVIEW DR 8 01/29/2024 Comments1: ELECTRIC SIGNJP _____ 022-EFL ENGINEERING FINAL SITE 20230208 3961 HAVENHILL CT 3029 01/03/2024 Comments1: WINTER CONDITIONS OK TO TEMPJB _____ 022-EFL ENGINEERING FINAL SITE 20230209 3963 HAVENHILL CT 3029 01/03/2024 Comments1: WINTER CONDITIONS OK TO TEMPGH _____ AM 017-FIN FINAL INSPECTION 20230210 3965 HAVENHILL CT 3029 01/04/2024 Comments1: JENN@ABBYPROPERTIES.LLCGH _____ AM 018-FEL FINAL ELECTRIC 01/04/2024GH _____ AM 019-FMC FINAL MECHANICAL 01/04/2024PBF _____ AM 020-PLF PLUMBING - FINAL OSR READ 01/04/2024 Comments1: JENN@ABBYPROPERTIES.LLCJP _____ 021-EFL ENGINEERING FINAL SITE 01/03/2024 Comments1: WINTER CONDITIONS OK TO TEMPGH _____ PM 022-REI REINSPECTION 01/05/2024 Comments1: FINAL ELECTRIC -JP _____ 017-EFL ENGINEERING FINAL SITE 20230211 3967 HAVENHILL CT 3029 01/03/2024 Comments1: WINTER CONDITIONS OKGH _____ AM 018-FIN FINAL INSPECTION 01/09/2024 Comments1: ABBYPROPERTIES.LLC@GMAIL.COMGH _____ AM 019-FEL FINAL ELECTRIC 01/09/2024 DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 2DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 2TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------GH _____ AM 020-FMC FINAL MECHANICAL 01/09/2024PBF _____ AM 021-PLF PLUMBING - FINAL OSR READ 01/09/2024 Comments1: ABBYPROPERTIES.LLC@GMAIL.COMBC _____ 014-ABC ABOVE CEILING 20230570 105 W FOX ST 2 01/08/2024 Comments1: RYAN 630-220-6263PR _____ 015-ELS ELECTRIC SERVICE 01/22/2024JP _____ AM 021-BSM BASEMENT FLOOR 20230813 3377 CALEDONIA DR 184 01/18/2024 Comments1: COMEXGH _____ 014-FIN FINAL INSPECTION 20230816 2635 SEELEY ST 817 01/18/2024GH _____ 015-FEL FINAL ELECTRIC 01/18/2024GH _____ 016-FMC FINAL MECHANICAL 01/18/2024 Comments1: MTFOY 224-340-5860PBF _____ 017-PLF PLUMBING - FINAL OSR READ 01/18/2024 Comments1: MTFOY@DRHORTON.COM 224-340-5860ED _____ 018-EFL ENGINEERING FINAL SITE 01/25/2024 Comments1: WINTER CONDITIONS OK TO TEMPGH _____ 019-REI REINSPECTION 01/19/2024 Comments1: FINAL ELECTRICGH _____ AM 010-RFR ROUGH FRAMING 20230818 2853 ROOD ST 317 01/23/2024 Comments1: CHRISGH _____ AM 011-REL ROUGH ELECTRICAL 01/23/2024GH _____ AM 012-RMC ROUGH MECHANICAL 01/23/2024PBF _____ AM 013-PLR PLUMBING - ROUGH 01/23/2024 Comments1: CHRIS.DANIEL@MBHOMES.COMGH _____ PM 014-REI REINSPECTION 01/29/2024 Comments1: ROUGH FRAMING -- CHRISJP _____ 001-FIN FINAL INSPECTION 20231145 800 GAME FARM RD 01/29/2024 Comments1: SIGN -- SCHOOL DISTRICTJP _____ 001-FIN FINAL INSPECTION 20231161 1407 CANNONBALL DR 01/17/2024 Comments1: SIGN LITTLE LEARNERS DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 3DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 3TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ AM 008-STP STOOPS 20231190 3069 CONSTITUTION WAY 512 01/05/2024 Comments1: FR & R -- MWBC _____ 009-RFR ROUGH FRAMING 01/22/2024 Comments1: AUSTINBC _____ 010-REL ROUGH ELECTRICAL 01/22/2024BC _____ 011-RMC ROUGH MECHANICAL 01/22/2024PBF _____ 012-PLR PLUMBING - ROUGH 01/22/2024 Comments1: ASUSONG@NVRINC.COMGH _____ AM 013-INS INSULATION 01/25/2024 Comments1: AUSTINGH _____ 017-FIN FINAL INSPECTION 20231192 3392 CALEDONIA DR 179 01/31/2024 Comments1: JEFFGH _____ 018-FEL FINAL ELECTRIC 01/31/2024GH _____ 019-FMC FINAL MECHANICAL 01/31/2024PBF _____ 020-PLF PLUMBING - FINAL OSR READ 01/31/2024 Comments1: JEFFREY.LEADER@LENNAR.COMED _____ 021-EFL ENGINEERING FINAL SITE 01/31/2024 Comments1: WINTER CONDITIONSGH _____ 016-FIN FINAL INSPECTION 20231193 3386 CALEDONIA DR 178 01/31/2024 Comments1: JEFFGH _____ 017-FEL FINAL ELECTRIC 01/31/2024GH _____ 018-FMC FINAL MECHANICAL 01/31/2024PBF _____ 019-PLF PLUMBING - FINAL OSR READ 01/31/2024GH _____ 016-FIN FINAL INSPECTION 20231313 2745 CURTIS CT 117 01/18/2024 Comments1: KEN MISSING ENERGY STICKER, NEED TEMP FI Comments2: LL AT DECK STAIRS TO GRADEGH _____ 017-FEL FINAL ELECTRIC 01/18/2024 Comments1: OPEN JUNCTION BOX IN BASEMENT STAIRWAYGH _____ 018-FMC FINAL MECHANICAL 01/18/2024PBF _____ 019-PLF PLUMBING - FINAL OSR READ 01/18/2024 DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 4DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 4TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------ED _____ 020-EFL ENGINEERING FINAL SITE 01/18/2024 Comments1: WINTER CONDITIONSGH _____ 021-REI REINSPECTION 01/23/2024 Comments1: FINAL ELECTRICGH _____ 022-REI REINSPECTION 01/23/2024 Comments1: FINAL FRAMEED _____ 015-EFL ENGINEERING FINAL SITE 20231330 2626 SEELEY ST 746 01/26/2024 Comments1: WINTER CONDITIONSGH _____ 016-FIN FINAL INSPECTION 01/29/2024 Comments1: MT FOYGH _____ 017-FEL FINAL ELECTRIC 01/29/2024GH _____ 018-FMC FINAL MECHANICAL 01/29/2024PBF _____ 019-PLF PLUMBING - FINAL OSR READ 01/29/2024 Comments1: MTFOY@DRHORTON.COMGH _____ 017-FIN FINAL INSPECTION 20231360 2614 SEELEY ST 749 01/19/2024 Comments1: FOYGH _____ 018-FEL FINAL ELECTRIC 01/19/2024GH _____ 019-FMC FINAL MECHANICAL 01/19/2024PR _____ 020-PLF PLUMBING - FINAL OSR READ 01/19/2024 Comments1: MTFOY@DRHORTON.COMJB _____ 021-EFL ENGINEERING FINAL SITE 01/19/2024 Comments1: WINTER CONDITIONS OK TO TEMPGH _____ 016-FIN FINAL INSPECTION 20231363 572 TIMBER OAK LN 44 01/08/2024 Comments1: JASONGH _____ 017-FEL FINAL ELECTRIC 01/08/2024GH _____ 018-FMC FINAL MECHANICAL 01/08/2024PBF _____ 019-PLF PLUMBING - FINAL OSR READ 01/08/2024 Comments1: JJACOBS@RALLYHOMES.NETJB _____ 020-EFL ENGINEERING FINAL SITE 01/03/2024 Comments1: WINTER CONDITIONS DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 5DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 5TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------GH 10:00 005-BG BASEMENT AND GARAGE FLOOR 20231373 2925 CRYDER WAY 468 01/10/2024 Comments1: COXGH 10:00 006-STP STOOPS 01/10/2024 Comments1: FRONT & REAR - COXGH _____ PM 016-FIN FINAL INSPECTION 20231422 592 TIMBER OAK LN 45 01/22/2024 Comments1: JASONGH _____ PM 017-FEL FINAL ELECTRIC 01/22/2024GH _____ PM 018-FMC FINAL MECHANICAL 01/22/2024PBF _____ PM 019-PLF PLUMBING - FINAL OSR READ 01/22/2024 Comments1: JJACOBS@RALLYHOMES.NETED _____ 020-EFL ENGINEERING FINAL SITE 01/24/2024 Comments1: CAN'T LOCATE BBOXGH _____ 019-FIN FINAL INSPECTION 20231427 362 BISCAYNE LN 1980 01/11/2024 Comments1: JOEGH _____ 020-FEL FINAL ELECTRIC 01/11/2024GH _____ 021-FMC FINAL MECHANICAL 01/11/2024PBF _____ 022-PLF PLUMBING - FINAL OSR READ 01/11/2024 Comments1: JOEMANUE@NVRINC.COMBC _____ 010-RFR ROUGH FRAMING 20231462 395 TIMBER OAK LN 32 01/09/2024 Comments1: JASONBC _____ 011-REL ROUGH ELECTRICAL 01/09/2024BC _____ 012-RMC ROUGH MECHANICAL 01/09/2024PBF _____ 013-PLR PLUMBING - ROUGH 01/09/2024 Comments1: JJACOBS@RALLYHOMES.NETBC _____ AM 014-STP STOOPS 01/10/2024 Comments1: MWBC _____ AM 015-REI REINSPECTION 01/10/2024 Comments1: ROUGH ELECTRIC -- JASONJP _____ PM 016-INS INSULATION 01/22/2024 Comments1: JASON DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 6DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 6TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------GH _____ AM 008-STP STOOPS 20231463 552 TIMBER OAK CT 43 01/08/2024 Comments1: MWGH _____ PM 009-RFR ROUGH FRAMING 01/16/2024 Comments1: JASONGH _____ PM 010-REL ROUGH ELECTRICAL 01/16/2024 Comments1: JASONGH _____ PM 011-RMC ROUGH MECHANICAL 01/16/2024PBF _____ PM 012-PLR PLUMBING - ROUGH 01/16/2024 Comments1: JJACOBS@RALLYHOMES.NETBC _____ 013-INS INSULATION 01/25/2024 Comments1: JASONGH _____ PM 014-REI REINSPECTION 01/22/2024 Comments1: ROUGH FRAMINGBC _____ AM 004-FIN FINAL INSPECTION 20231492 880 GILLESPIE LN 125 01/24/2024 Comments1: SCOTTBC _____ AM 005-FEL FINAL ELECTRIC 01/24/2024BC _____ AM 006-FMC FINAL MECHANICAL 01/24/2024PR _____ AM 007-PLF PLUMBING - FINAL OSR READ 01/24/2024JP _____ 001-FIN FINAL INSPECTION 20231527 103 E MAIN ST 01/31/2024 Comments1: SIDING -- WILLIAMGH _____ 011-REI REINSPECTION 20231553 1011 GILLESPIE LN 242 01/02/2024 Comments1: SERVICE WALKBC _____ 012-ELS ELECTRIC SERVICE 01/08/2024BF _____ AM 014-REI REINSPECTION 20231554 1013 GILLESPIE LN 241 01/02/2023 Comments1: INSULATION -- SANDRAMOMENT@ABBYPROPERTIE Comments2: S.LLCGH _____ 015-REI REINSPECTION 01/02/2024 Comments1: SERIVCE WALKBC _____ 016-ELS ELECTRIC SERVICE 01/08/2024BF _____ AM 012-REI REINSPECTION 20231555 1015 GILLESPIE LN 240 01/02/2024 Comments1: ROUGH ELECTRIC SANDRAMOMENT@ABBYPROPERTI Comments2: ES.LLC DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 7DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 7TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ PM 013-REI REINSPECTION 01/02/2024 Comments1: ROUGH FRAMING -- ABBYPROPERTIES.LLC@GMAI Comments2: L.COMBF _____ PM 014-INS INSULATION 01/03/2024 Comments1: INSULATION -- ABBYPROPERTIES.LLC@GMAIL.C Comments2: OMGH _____ 015-REI REINSPECTION 01/02/2024 Comments1: SERVICE WALKBC _____ 016-ELS ELECTRIC SERVICE 01/08/2024BF _____ AM 008-RFR ROUGH FRAMING 20231556 1017 GILLESPIE LN 239 01/03/2024 Comments1: ABBYPROPERTIES.LLC@GMAIL.COMBF _____ AM 009-REL ROUGH ELECTRICAL 01/03/2024BF _____ AM 010-RMC ROUGH MECHANICAL 01/03/2024PBF _____ AM 011-PLR PLUMBING - ROUGH 01/03/2024 Comments1: ABBYPROPERTIES.LLC@GMAIL.COM 630-365-722 Comments2: 9BC _____ AM 012-INS INSULATION 01/05/2024 Comments1: ABBYPROPERTIESLLC@GMAIL.COMBC _____ 013-ELS ELECTRIC SERVICE 01/08/2024PBF _____ AM 006-PLR PLUMBING - ROUGH 20231557 1019 GILLESPIE LN 238 01/04/2024 Comments1: ABBYPROPERTIES.LLC@GMAIL.COMBC _____ 007-ELS ELECTRIC SERVICE 01/08/2024BF _____ AM 008-RFR ROUGH FRAMING 01/09/2024 Comments1: ABBYPROPERTIES.LLC@GMAIL.COM -- APPROVED Comments2: AS NOTEDBF _____ AM 009-REL ROUGH ELECTRICAL 01/09/2024 Comments1: APPROVED AS NOTEDBF _____ AM 010-RMC ROUGH MECHANICAL 01/09/2024 Comments1: APPROVED AS NOTEDBC _____ 011-INS INSULATION 01/11/2024 Comments1: ABBYPROPERTIES.LLC@GMAIL.COMBC _____ 007-ELS ELECTRIC SERVICE 20231558 1021 GILLESPIE LN 237 01/08/2024 DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 8DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 8TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ AM 008-RFR ROUGH FRAMING 01/17/2024 Comments1: ABBYPROPERTIES.LLC@GMAIL.COMBF _____ AM 009-REL ROUGH ELECTRICAL 01/17/2024BF _____ AM 010-RMC ROUGH MECHANICAL 01/17/2024PBF _____ AM 011-PLR PLUMBING - ROUGH 01/17/2024 Comments1: ABBYPROPERTIES.LLC@GMAIL.COMBC _____ PM 012-INS INSULATION 01/19/2024 Comments1: ABBYPROPERTIES.LLC@GMAIL.COMBC _____ AM 013-REI REINSPECTION 01/18/2024 Comments1: ROUGH ELECTRIC -- ABBYPROPERTIES.LLC@GMA Comments2: IL.COMBC _____ AM 014-REI REINSPECTION 01/18/2024 Comments1: ROUGH FRAMINGBC _____ 015-RMC ROUGH MECHANICAL 01/18/2024BC _____ 016-REI REINSPECTION 01/19/2024 Comments1: ROUGH MECHANICALBC _____ 017-REI REINSPECTION 01/19/2024 Comments1: ROUGH ELECTRICALJP _____ 001-FIN FINAL INSPECTION 20231573 1427 CANNONBALL TR 01/29/2024 Comments1: SIGN -- LYNNGH _____ 018-FIN FINAL INSPECTION 20231619 2730 ELLORY CT 137 01/09/2024 Comments1: NICKGH _____ 019-FEL FINAL ELECTRIC 01/09/2024GH _____ 020-FMC FINAL MECHANICAL 01/09/2024PBF _____ 021-PLF PLUMBING - FINAL OSR READ 01/09/2024 Comments1: NLAPORTA@NVRINC.COM NICK 630-988-0169JB _____ 022-EFL ENGINEERING FINAL SITE 01/10/2024 Comments1: WINTER CONDITIONS OK TO TEMPGH _____ 019-FIN FINAL INSPECTION 20231620 3025 GRANDE TR 533 01/11/2024 Comments1: AUSTINGH _____ 020-FEL FINAL ELECTRIC 01/11/2024 DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 9DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 9TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. 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COMP. 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COMP. 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COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------JP _____ PM 011-RMC ROUGH MECHANICAL 01/02/2024PBF _____ PM 012-PLR PLUMBING - ROUGH 01/02/2024 Comments1: CWTHOMPSON@DRHORTON.COMGH _____ 013-INS INSULATION 01/05/2024 Comments1: CHRISED _____ 017-EFL ENGINEERING FINAL SITE 20231758 3057 CONSTITUTION WAY 514 01/24/2024 Comments1: OK TO TEMP WINTER CONDITIONSBC _____ 008-RFR ROUGH FRAMING 20231759 3059 JETER ST 577 01/03/2024 Comments1: AUSTINBC _____ 009-REL ROUGH ELECTRICAL 01/02/2024BC _____ 010-RMC ROUGH MECHANICAL 01/03/2024PBF _____ 011-PLR PLUMBING - ROUGH 01/03/2024 Comments1: ASUSONG@NVRINC.COMBC 12:00 012-INS INSULATION 01/05/2024 Comments1: AUSTINED _____ 016-EFL ENGINEERING FINAL SITE 20231760 3072 JETER ST 568 01/24/2024 Comments1: OK TO TEMP WINTER CONDITIONSBC 09:00 005-FIN FINAL INSPECTION 20231775 301-308 MULHERN CT 01/02/2024 Comments1: 301 & 303 MULHERN CT -- DECKSPBF _____ PM 003-ESW SEWER / WATER 20231796 3338 GABRIEL DR 165 01/08/2024 Comments1: CATHYMDCONST@GMAIL.COM 630-387-2001PBF _____ 004-PLU PLUMBING - UNDERSLAB 01/26/2024 Comments1: JEFFREY.LEADER@LENNAR.COMGH _____ AM 003-BKF BACKFILL 20231797 3337 GABRIEL DR 172 01/03/2024 Comments1: COMEXPBF _____ PM 004-ESW SEWER / WATER 01/08/2024 Comments1: CATHYMDCONST@GMAIL.COM 630-387-2001PBF _____ 005-PLU PLUMBING - UNDERSLAB 01/26/2024 Comments1: JEFFREY.LEADER@LENNAR.COMPBF _____ 005-PLU PLUMBING - UNDERSLAB 20231798 3385 JONATHON DR 161 01/09/2024 Comments1: JEFFREY.LEADER@LENNAR.COM DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 13DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 13TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------JP _____ 006-GPL GREEN PLATE INSPECTION 01/16/2024 Comments1: JEFFGH _____ 012-RFR ROUGH FRAMING 20231812 4459 TAMPA DR 1964 01/02/2024 Comments1: AUSTINGH _____ 013-REL ROUGH ELECTRICAL 01/02/2024GH _____ 014-RMC ROUGH MECHANICAL 01/02/2024PBF _____ 015-PLR PLUMBING - ROUGH 01/02/2024 Comments1: ASUSONG@NVRINC.COMGH _____ AM 016-INS INSULATION 01/05/2024 Comments1: AUSTINBC _____ AM 001-FIN FINAL INSPECTION 20231833 3746 BISSEL DR 01/30/2024 Comments1: EV CHARGERJP _____ 037-FIN FINAL INSPECTION 20231840 TOWNHOMES OF MILL CROSSIN 01/04/2024 Comments1: 3752 BAILEYJP _____ 038-FIN FINAL INSPECTION 01/04/2024 Comments1: 3721 BAILEYJP _____ 039-FIN FINAL INSPECTION 01/04/2024 Comments1: 2232 BERESFORDJP _____ 001-FIN FINAL INSPECTION 20231882 402 JOHNSON ST 33 01/02/2024 Comments1: FINAL WINDOWGH _____ AM 012-RFR ROUGH FRAMING 20231898 2653 GOULD CT 68 01/08/2024 Comments1: KEN - 331-213-4809GH _____ AM 013-REL ROUGH ELECTRICAL 01/08/2024GH _____ AM 014-RMC ROUGH MECHANICAL 01/08/2024PBF _____ AM 015-PLR PLUMBING - ROUGH 01/08/2024 Comments1: KEN 331-213-4809GH _____ AM 016-INS INSULATION 01/10/2024 Comments1: KEN -- 331-213-4809GH _____ AM 017-STP STOOPS 01/30/2024 Comments1: REAR -- MWJP _____ 007-GPL GREEN PLATE INSPECTION 20231900 3127 JETER CT 502 01/02/2024 Comments1: AUSTIN 8 ANCHORS MISSING, NUTS/WASHERS Comments2: MISSING ON STEP DOWN WALLS DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 14DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 14TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------GH _____ PM 008-BSM BASEMENT FLOOR 01/08/2024 Comments1: MIDWEST 815-839-8175JP _____ 009-REI REINSPECTION 01/31/2024 Comments1: GREEN PLATE -- AUSTINGH _____ 010-RFR ROUGH FRAMING 20231901 420 MONTEREY ST 2022 01/17/2024 Comments1: JOE E 224-575-0022GH _____ 011-REL ROUGH ELECTRICAL 01/17/2024GH _____ 012-RMC ROUGH MECHANICAL 01/17/2024PBF _____ 013-PLR PLUMBING - ROUGH 01/17/2024 Comments1: JOE E 224-575-0022 JOEMANUE@NVRINC.COMJP _____ AM 014-INS INSULATION 01/22/2024 Comments1: JOE E 224-575-0022GH _____ AM 015-REI REINSPECTION 01/19/2024 Comments1: ROUGH FRAME -- JOEBC _____ AM 001-RFR ROUGH FRAMING 20231914 610 WHITE OAK WAY 65 01/03/2024 Comments1: BILLBC _____ AM 002-RMC ROUGH MECHANICAL 01/03/2024BC _____ AM 003-REL ROUGH ELECTRICAL 01/03/2024PBF _____ AM 004-PLR PLUMBING - ROUGH 01/03/2024 Comments1: REMODEL -- BILL 815-931-5404JP _____ 005-INS INSULATION 01/05/2024 Comments1: BRADY 815-412-0046 REMODELPR _____ PM 005-PLU PLUMBING - UNDERSLAB 20231926 1105 GRACE DR 59 01/25/2024 Comments1: TIM GREYERPR _____ 006-RFR ROUGH FRAMING 01/29/2024 Comments1: TIMPR _____ 007-REL ROUGH ELECTRICAL 01/29/2024PR _____ 008-RMC ROUGH MECHANICAL 01/29/2024PR _____ 009-PLR PLUMBING - ROUGH 01/29/2024BC _____ 010-INS INSULATION 01/31/2024 Comments1: LATE AM, EARLY PM -- TIM DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 15DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 15TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 009-RFR ROUGH FRAMING 20231940 2708 BERRYWOOD LN 770 01/08/2024 Comments1: CHRIS 224-358-1606 CWTHOMPSON@DRHORTON.C Comments2: OMBC _____ 010-REL ROUGH ELECTRICAL 01/08/2024BC _____ 011-RMC ROUGH MECHANICAL 01/08/2024PBF _____ 012-PLR PLUMBING - ROUGH 01/08/2024 Comments1: CHRIS 224-358-1606 CWTHOMPSON@DRHORTON.C Comments2: OMGH _____ 013-INS INSULATION 01/10/2024 Comments1: CHRISGH _____ AM 014-GAR GARAGE FLOOR 01/25/2024 Comments1: CHRISGH _____ 009-RFR ROUGH FRAMING 20231941 2704 BERRYWOOD LN 771 01/25/2024 Comments1: CHRISGH _____ 010-REL ROUGH ELECTRICAL 01/25/2024GH _____ 011-RMC ROUGH MECHANICAL 01/25/2024PBF _____ 012-PLR PLUMBING - ROUGH 01/25/2024 Comments1: CWTHOMPSON@DRHORTON.COMGH _____ AM 013-GAR GARAGE FLOOR 01/25/2024 Comments1: CHRISGH _____ PM 014-INS INSULATION 01/29/2024 Comments1: CHRISGH _____ AM 008-GAR GARAGE FLOOR 20231942 2702 BERRYWOOD LN 772 01/25/2024 Comments1: CHRISJP _____ 009-RFR ROUGH FRAMING 01/31/2024 Comments1: CHRISJP _____ 010-REL ROUGH ELECTRICAL 01/31/2024JP _____ 011-RMC ROUGH MECHANICAL 01/31/2024PBF _____ 012-PLR PLUMBING - ROUGH 01/31/2024 Comments1: CWTHOMPSON@DRHORTON.COMBC _____ AM 004-REI REINSPECTION 20231960 906 S CARLY CIR 99 01/11/2024 Comments1: DECK -- SEE INSPECTION REPORT DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 16DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 16TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 005-REI REINSPECTION 01/26/2024 Comments1: DECK -- LAURAJP _____ PM 002-FOU FOUNDATION 20231991 3135 JETER CT 501 01/03/2024 Comments1: MWPBF _____ PM 003-WAT WATER 01/05/2024 Comments1: FAMILYSEWEROFFICE@YAHOO.COMGH _____ PM 004-BKF BACKFILL 01/05/2024 Comments1: MWJP _____ 005-GPL GREEN PLATE INSPECTION 01/31/2024 Comments1: AUSTINPBF _____ 006-PLU PLUMBING - UNDERSLAB 20231992 2652 GOULD CT 61 01/02/2024 Comments1: AMEEKS@NVRINC.COM -- 331-431-7342JP _____ AM 007-BSM BASEMENT FLOOR 01/03/2024 Comments1: MWBC _____ AM 008-PHD POST HOLE - DECK 01/05/2024 Comments1: MWGH _____ AM 009-GAR GARAGE FLOOR 01/08/2024 Comments1: MDW 815-839-8175GH _____ AM 010-STP STOOPS 01/08/2024 Comments1: MDW 815-839-8175GH _____ 011-RFR ROUGH FRAMING 01/23/2024 Comments1: ANDREWGH _____ 012-REL ROUGH ELECTRICAL 01/23/2024GH _____ 013-RMC ROUGH MECHANICAL 01/23/2024PBF _____ 014-PLR PLUMBING - ROUGH 01/23/2024 Comments1: AMEEKS@NVRINC.COMJP _____ AM 015-INS INSULATION 01/25/2024 Comments1: ANDREWBC _____ 005-GPL GREEN PLATE INSPECTION 20231993 3049 CONSTITUTION WAY 516 01/05/2024PBF _____ 006-PLU PLUMBING - UNDERSLAB 01/22/2024 Comments1: ASUSONG@NVRINC.COM DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 17DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 17TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC 10:00 003-INS INSULATION 20231998 319 E ORANGE ST 01/23/2024 Comments1: CODY 224-775-4225GH _____ AM 001-FTG FOOTING 20232022 3075 JETER ST 575 01/24/2024 Comments1: MWBC _____ PM 002-FOU FOUNDATION 01/26/2024PBF _____ PM 003-WAT WATER 01/31/2024 Comments1: LATE AS POSSIBLE PLEASE - FAMILYSEWEROFF Comments2: ICE@YAHOO.COMBC _____ 004-ELS ELECTRIC SERVICE 20232026 1030 GILLESPIE LN 230 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232027 1032 GILLESPIE LN 229 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232028 1034 GILLESPIE LN 228 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232029 1036 GILLESPIE LN 227 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232030 1038 GILLESPIE LN 226 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232031 1040 GILLESPIE LN 225 01/08/2024GH _____ AM 005-RFR ROUGH FRAMING 01/30/2024 Comments1: ABBYPROPERTIES.LLC@GMAIL.COMGH _____ AM 006-REL ROUGH ELECTRICAL 01/30/2024GH _____ AM 007-RMC ROUGH MECHANICAL 01/30/2024PBF _____ AM 008-PLR PLUMBING - ROUGH 01/30/2024 Comments1: ABBYPROPERTIES.LLC@GMAIL.COMGH _____ AM 009-REI REINSPECTION 01/31/2024 Comments1: RFR -- MARCOGH _____ AM 010-REI REINSPECTION 01/31/2024 Comments1: REL -- MARCOGH _____ AM 011-REI REINSPECTION 01/31/2024 Comments1: RMCBC _____ PM 012-INS INSULATION 01/31/2024 Comments1: MARCOBC _____ 004-ELS ELECTRIC SERVICE 20232032 1031 GILLESPIE LN 236 01/08/2024 DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 18DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 18TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 004-ELS ELECTRIC SERVICE 20232033 1033 GILLESPIE LN 235 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232034 1035 GILLESPIE LN 234 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232035 1037 GILLESPIE LN 233 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232036 1039 GILLESPIE LN 232 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232037 1041 GILLESPIE LN 231 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232044 1051 GILLESPIE LN 224 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232045 1053 GILLESPIE LN 223 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232046 1055 GILLESPIE LN 222 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232047 1057 GILLESPIE LN 221 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232048 1059 GILLESPIE LN 220 01/08/2024BC _____ 004-ELS ELECTRIC SERVICE 20232049 1061 GILLESPIE LN 219 01/08/2024JP _____ 001-FIN FINAL INSPECTION 20232056 222 DICKSON CT 01/18/2024 Comments1: WINDOWSPBF _____ AM 006-PLU PLUMBING - UNDERSLAB 20232057 2929 ALDEN AVE 301 01/23/2024 Comments1: FRONT IS A TYVEK -- MARCO 630-742-5673PBF _____ PM 007-REI REINSPECTION 01/29/2024 Comments1: PM - PLUMBING UNDERGROUND REINSPECTION M Comments2: ARCO 630-742-5673JP 14:00 005-GPL GREEN PLATE INSPECTION 20232059 392 TIMBER OAK LN 37 01/05/2024 Comments1: JASONBC _____ PM 001-RFR ROUGH FRAMING 20232115 1981 BANBURY AVE 28 01/25/2024 Comments1: MARKBC _____ PM 002-REL ROUGH ELECTRICAL 01/25/2024BC _____ PM 003-RMC ROUGH MECHANICAL 01/25/2024PBF _____ PM 004-PLR PLUMBING - ROUGH 01/25/2024 Comments1: MARK 630-947-6672JP _____ AM 005-INS INSULATION 01/29/2024 Comments1: ERIC DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 19DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 19TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ PM 001-RFR ROUGH FRAMING 20232124 2392 IROQUOIS LN 31 01/23/2024 Comments1: CAROLYNBC _____ PM 002-REL ROUGH ELECTRICAL 01/23/2024BC _____ PM 003-RMC ROUGH MECHANICAL 01/23/2024PBF _____ PM 004-PLR PLUMBING - ROUGH 01/23/2024 Comments1: BATHROOM REMODEL -- CAROLYN 630-933-9323JP 11:30 001-ROF ROOF UNDERLAYMENT ICE & W 20232141 391 SUTTON ST 203 01/03/2024 Comments1: BRIANBC _____ 009-ELS ELECTRIC SERVICE 20232171 4461 SARASOTA AVE 1998 01/23/2024 Comments1: JOEJP _____ AM 010-STP STOOPS 01/25/2024 Comments1: FRONT AND REAR -- MWGH _____ 011-RFR ROUGH FRAMING 01/30/2024 Comments1: JOEGH _____ 012-REL ROUGH ELECTRICAL 01/30/2024GH _____ 013-RMC ROUGH MECHANICAL 01/30/2024PBF _____ 014-PLR PLUMBING - ROUGH 01/31/2024 Comments1: JOEMANUE@NVRINC.COMGH _____ AM 001-FTG FOOTING 20232172 2821 ROOD ST 314 01/11/2024 Comments1: CHRISBC 11:30 002-FOU FOUNDATION 01/25/2024 Comments1: COXBC _____ 001-FIN FINAL INSPECTION 20232182 607 CENTER PKWY 3 01/11/2024 Comments1: SIGNS!!! -- VINCEBF _____ AM 001-FIN FINAL INSPECTION 20232195 1638 SIENNA DR 56 01/02/2024 Comments1: SOLAR RYAN 815-302-2649BF _____ AM 002-FEL FINAL ELECTRIC 01/02/2024BC _____ 004-ELS ELECTRIC SERVICE 20232208 1110 GILLESPIE LN 319 01/08/2024GH _____ AM 001-FTG FOOTING 20232244 3377 JONATHAN DR 162 01/31/2024 Comments1: COMEX DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 20DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 20TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------GH _____ AM 001-FTG FOOTING 20232245 3387 JONATHAN DR 160 01/31/2024 Comments1: COMEXGH _____ AM 001-FTG FOOTING 20232246 3378 GARBIEL DR 167 01/26/2024 Comments1: COMEXBC _____ PM 002-FOU FOUNDATION 01/30/2024 Comments1: COMEXGH _____ AM 001-FTG FOOTING 20232247 3393 JONATHAN DR 159 01/26/2024 Comments1: COMEXGH _____ AM 002-FOU FOUNDATION 01/29/2024 Comments1: COMEXJP _____ AM 001-FTG FOOTING 20232267 3081 JETER ST 574 01/31/2024 Comments1: MWGH _____ AM 001-FTG FOOTING 20232277 287 ANDREW DR 196 01/04/2024 Comments1: COMEXGH _____ AM 002-FOU FOUNDATION 01/08/2024 Comments1: COMEX 847-551-9066JP _____ 003-BKF BACKFILL 01/18/2024 Comments1: COMEX 847-551-9066 PASSED WITH PHOTOS SN Comments2: OW COVEREDGH _____ AM 001-FTG FOOTING 20232278 297 ANDREW DR 197 01/04/2024 Comments1: COMEXGH _____ AM 002-FOU FOUNDATION 01/08/2024 Comments1: COMEX 847-551-9066JP _____ AM 003-BKF BACKFILL 01/18/2024 Comments1: PASSED WITH PHOTOS , SNOW COVEREDJP _____ 001-FIN FINAL INSPECTION 20232285 407 W KENDALL DR 01/11/2024 Comments1: WINDOWS/ENTIRE APT BUILDING -- JENNY 630 Comments2: -553-0111JP _____ 002-FIN FINAL INSPECTION 01/18/2024 Comments1: WINDOWSGH _____ PM 002-FOU FOUNDATION 20232297 551 BISCAYNE CT 2010 01/02/2024 Comments1: MWPBF _____ PM 003-ESW SEWER / WATER 01/05/2024 Comments1: FAMILYSEWEROFFICE@YAHOO.COM DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 21DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 21TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. 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TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------GH _____ PM 004-BKF BACKFILL 01/05/2024 Comments1: MWPBF _____ PM 005-REI REINSPECTION 01/10/2024 Comments1: SEWER & WATER -- FAMILYSEWEROFFICE@YAHOO Comments2: .COMBC _____ 007-ELS ELECTRIC SERVICE 01/23/2024 Comments1: JOEJP _____ 008-GPL GREEN PLATE INSPECTION 01/24/2024 Comments1: JOE E 224-575-0022JP 11:30 001-ROF ROOF UNDERLAYMENT ICE & W 20232307 2732 PHELPS CT 271 01/05/2024 Comments1: BRIANBF _____ AM 001-FIN FINAL INSPECTION 20232321 2845 OLD GLORY DR 238 01/03/2024 Comments1: SOLAR -- KEVIN 847-338-8201BF _____ AM 002-FEL FINAL ELECTRIC 01/03/2024JP 11:30 PM 001-PHF POST HOLE - FENCE 20232322 2868 ALDEN AVE 328 01/31/2024 Comments1: ANDRE 630-806-6625JP _____ AM 001-PHF POST HOLE - FENCE 20232330 3128 JETER CT 499 01/04/2024 Comments1: CLASSICBC _____ AM 001-FIN FINAL INSPECTION 20232331 575 KELLY AVE 5 01/04/2024 Comments1: CORY 630-688-0722BF _____ AM 001-FIN FINAL INSPECTION 20232334 2437 ALAN DALE LN 129 01/17/2024 Comments1: SOLAR -- ADRIAN 319-541-8880, PLEASE CAL Comments2: L WITH TIMEBF _____ AM 002-FEL FINAL ELECTRIC 01/17/2024BF _____ PM 003-FIN FINAL INSPECTION 01/31/2024 Comments1: JESUS 773-750-3117 INFO@SOLARROOFENERGY. Comments2: COMBF _____ PM 004-FEL FINAL ELECTRIC 01/31/2024 Comments1: ESUS 773-750-3117 INFO@SOLARROOFENERGY.C Comments2: OMJP 14:30 001-ROF ROOF UNDERLAYMENT ICE & W 20232339 345 WINDETT RIDGE RD 47 01/31/2024JP _____ 002-FIN FINAL INSPECTION 20232340 411 E SOMONAUK ST 6 01/02/2024 Comments1: FENCE -- ROBERT DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 22DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 22TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------GH _____ AM 001-FTG FOOTING 20232343 366 BISCAYNE LN 1979 01/09/2024 Comments1: MWBC _____ PM 002-FOU FOUNDATION 01/10/2024 Comments1: MWGH _____ PM 003-BKF BACKFILL 01/18/2024 Comments1: MWPBF _____ AM 004-ESW SEWER / WATER 01/25/2024 Comments1: FAMILYSEWEROFFICE@YAHOO.COMBC _____ 005-GPL GREEN PLATE INSPECTION 01/31/2024 Comments1: JOEGH _____ AM 001-FOU FOUNDATION 20232344 4441 SARASOTA AVE 1995 01/04/2024 Comments1: MWJP _____ PM 002-BKF BACKFILL 01/09/2024 Comments1: MWPBF _____ PM 003-ESW SEWER / WATER 01/10/2024 Comments1: FAMILYSEWEROFFICE@YAHOO.COMBC _____ 004-ELS ELECTRIC SERVICE 01/23/2024 Comments1: JOEJP _____ 005-GPL GREEN PLATE INSPECTION 01/30/2024 Comments1: JOEGH _____ PM 001-FTG FOOTING 20232346 371 BISCAYNE LN 1984 01/22/2024 Comments1: JOEJP _____ AM 002-FOU FOUNDATION 01/24/2024 Comments1: MWPBF _____ PM 003-ESW SEWER / WATER 01/31/2024 Comments1: AS LATE AS POSSIBLE PLEASE -- FAMILYSEWE Comments2: ROFFICE@YAHOO.COMGH 12:00 001-ROF ROOF UNDERLAYMENT ICE & W 20232352 318 E WASHINGTON ST 01/08/2024 Comments1: RONNIE ALCOR 773-647-0299BF _____ AM 001-FIN FINAL INSPECTION 20232378 3163 MATLOCK DR 658 01/29/2024 Comments1: SOLAR -- PLEASE RODNEY 708-269-1690 WITH Comments2: TIMEBF _____ AM 002-FEL FINAL ELECTRIC 01/29/2024 Comments1: COLLECT REI FEE BEFORE REINSPECTION DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 23DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 23TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. 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TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------JP _____ 001-FIN FINAL INSPECTION 20232381 955 HAMPTON LN 137 01/29/2024 Comments1: MARKGH _____ AM 001-FTG FOOTING 20232387 2761 ROYAL OAK CT 106 01/29/2024 Comments1: MWBC _____ AM 002-FOU FOUNDATION 01/31/2024 Comments1: MWBC _____ PM 001-REI REINSPECTION 20232391 2553 LYMAN LOOP 29 01/09/2024 Comments1: BASEMENT FINISH ROUGHS EDDIE 513-886-139 Comments2: 7BC _____ 002-RFR ROUGH FRAMING 01/05/2024 Comments1: NEED FIRE BLOCKINGPBF _____ AM 003-PLR PLUMBING - ROUGH 01/10/2024 Comments1: BASEMENT -- EDDIE 513-886-1397BC _____ 004-INS INSULATION 01/09/2024BC 10:00 001-RFR ROUGH FRAMING 20232392 2678 PATRIOT CT 222 01/26/2024 Comments1: BRITTBC 10:00 002-REL ROUGH ELECTRICAL 01/26/2024BC 10:00 003-RMC ROUGH MECHANICAL 01/26/2024BC _____ 004-INS INSULATION 01/26/2024GH 11:00 001-PHF POST HOLE - FENCE 20240002 462 TIMBER OAK LN 39 01/08/2024 Comments1: AMERICA'S BKYD COURTNEY 815-834-1200PR _____ PM 001-PLR PLUMBING - ROUGH 20240013 1488 CRIMSON LN 01/26/2024 Comments1: REMODEL -- DEREK 309-258-3834BC _____ AM 001-FTG FOOTING 20240019 2656 GOULD CT 63 01/30/2024 Comments1: LATE AM -- CLEAN EDGEBC _____ PM 001-FIN FINAL INSPECTION 20240044 791 ERICA LN 01/30/2024 Comments1: WATER HEATER -- 414-526-7979 DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 24DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 24TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. 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TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PERMIT TYPE SUMMARY: ADD ADDITION 1 ANT ANTENNA / TOWER 1 BSM BASEMENT REMODEL 11 COM COMMERCIAL BUILDING 2 DCK DECK 3 ESN ELECTRIC SIGN 1 EVS ELECTRIC VEHICLE CHARGING STAT 1 FNC FENCE 4 FOU FOUNDATION 2 REM REMODEL 20 ROF ROOFING 8 SFA SINGLE-FAMILY ATTACHED 73 SFD SINGLE-FAMILY DETACHED 258 SGN SIGN 4 SHD SHED/ACCESSORY BUILDING 1 SID SIDING 1 SOL SOLAR PANELS 11 WHR WATER HEATER REPLACEMENT 1 WIN WINDOW REPLACEMENT 5INSPECTION SUMMARY: ABC ABOVE CEILING 1 BG BASEMENT AND GARAGE FLOOR 1 BKF BACKFILL 7 BSM BASEMENT FLOOR 6 EFL ENGINEERING FINAL SITE 18 ELS ELECTRIC SERVICE 29 ESW SEWER / WATER 6 FEL FINAL ELECTRIC 22 FIN FINAL INSPECTION 42 FMC FINAL MECHANICAL 17 FOU FOUNDATION 12 FTG FOOTING 13 GAR GARAGE FLOOR 6 GPL GREEN PLATE INSPECTION 9 INS INSULATION 26 PHD POST HOLE - DECK 1 PHF POST HOLE - FENCE 3 PLF PLUMBING - FINAL OSR READY 16 PLR PLUMBING - ROUGH 29 PLU PLUMBING - UNDERSLAB 11 PPS PRE-POUR, SLAB ON GRADE 2 REI REINSPECTION 30 REL ROUGH ELECTRICAL 28 RFR ROUGH FRAMING 29 RMC ROUGH MECHANICAL 29 ROF ROOF UNDERLAYMENT ICE & WATER 5 STP STOOPS 8 DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 25DATE: 01/31/2024 UNITED CITY OF YORKVILLE PAGE: 25TIME: 08:56:22 CALLS FOR INSPECTION REPORTID: PT4A0000.WOW INSPECTIONS SCHEDULED FROM 01/01/2024 TO 01/31/2024INSPECTOR SCHED. COMP. TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------ WAT WATER 2INSPECTOR SUMMARY: BC BOB CREADEUR 101 BF B&F INSPECTOR CODE SERVICE 24 ED ERIC DHUSE 9 GH GINA HASTINGS 131 JB JON BAUER 6 JP JOHN PETRAGALLO 66 PBF PLUMBER 61 PR PETER RATOS 10STATUS SUMMARY: C BC 2 C JP 9 C PR 1 I BC 99 I BF 24 I ED 6 I GH 98 I JP 51 I PBF 51 I PR 8 T ED 3 T GH 33 T JB 6 T JP 6 T PBF 10 T PR 1REPORT SUMMARY: 408 Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Community Development Purchasing Police Public Works Parks and Recreation Agenda Item Number New Business #3 Tracking Number EDC 2024-16 Property Maintenance Report for January 2024 Economic Development Committee – March 5, 2024 Informational None Pete Ratos Community Development Name Department Page | 1 Property Maintenance Report January 2024 There was 1 case heard in January 2024 01/17/2024 N 6329 Gillespie Ln Damage to or tampering Liable $75 Memorandum To: Economic Development Committee From: Pete Ratos, Code Official CC: Bart Olson, Krysti Barksdale-Noble, Jori Behland Date January 29, 2024 Subject: January Property Maintenance Case # Case Date TYPE OF VIOLATIONSTATUS VIOLATION LETTER SENTFOLLOW UP STATUSCITATION ISSUEDDATE OF HEARINGPOSTED FINDINGS PUBLIC WORKS TO MOW20240007 1/29/2024 SNIPE SIGNS20240006 1/26/2024 Snipe Signs IN VIOLATION 1/29/2024 3/18/202420240005 1/24/2024 Garbage IN VIOLATION20240004 1/11/2024 Junk IN VIOLATION20240003 1/11/2024 Fencing Standards/JunkIN VIOLATION20240002 1/4/2024 Littering CLOSED20240001 1/3/2024 Unsafe Conditions - OccupancyIN VIOLATION 12/23/2023 2/5/202401/01/2024 - 01/31/2024ADDRESS OF COMPLAINTBASELINE & Case Report664 W Veterans Pkwy Unit FTotal Records: 72/1/2024Rt 47/Corneils3700 Blk Bissell02-33-154-018206 Heustis700 Blk Game Page: 1 of 1 Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Community Development Purchasing Police Public Works Parks and Recreation Agenda Item Number New Business #4 Tracking Number EDC 2024-17 Economic Development Report for February 2024 Economic Development Committee – March 5, 2024 Informational None Bart Olson Administration Name Department 651 Prairie Pointe Drive • Yorkville, Illinois • 60560 Phone 630-209-7151 Monthly Report – March 2024 EDC Meeting of the United City of Yorkville February 2024 Activity New Development: - Hampton Inn Yorkville - 310 E. Countryside Parkway - Owner Niten Patel is proud to announce the complete renovation of the hotel interior. This includes all new furniture, fixtures, flooring, tile, paint and wallpaper in all rooms and also in the lobby, breakfast area, and meeting room. This renovation will be complete in approximately two months. February 2024 Previously Reported Updates: - Summers Plumbing Heating & Cooling – 724 E Veterans Parkway – The Heartland Center: Yorkville High School graduate class of 1995 Dave Vick is very happy to be relocating and expanding to this new building that is under construction. Summers offers residential plumbing, heating and air conditioning services. They have 12 locations in the Midwest. It is an employee owned business. They will occupy 3,600 square feet of the 7,200 square feet. They are hoping to be in this location by late spring 2024. - Infinity Designs Beauty Bar - 200 Hillcrest Ave – Owner Jennifer Snyder can’t wait to meet all of her new clients in this new location in Yorkville. They have other locations in Minooka and Sandwich. Infinity Design offer facials, waxing, bow tints, brow lamination, skin tightening, body sculpting, permanent makeup and permanent jewelry. Jen is known for specializing in Nano brows. This service offers the looks of microblading with many more benefits. Infinity Designs opened in February 16, 2024. - Images Med Spa – 942 N. Bridge Street – Walnut Plaza Center: Jeff Glazer and his team opened their 7th Chicagoland location in Yorkville. Images Med Spa is largest provider of Botox in the State of Illinois. They are a full-service med spa with focus on skin and body services. They opened on February 12th. They will also be hosting a ribbon cutting in March 7th from 4:30PM to 8AM. You can learn more by visiting their website https://imagesmedspa.com - iBoba “The Bubble Shop” – 928 N Bridge Street – Walnut Plaza Center: Smeed Khan and his partners are very excited to bring this popular boba tea drink shop to Yorkville. It is their fourth location in Chicagoland. Their passion for crafting exceptional bubble tea is also matched by their dedication to their customers. They source top-notch ingredients, and serve up an array of flavors to satisfy all cravings. They plan to be open in beginning of April 2024. You can learn more by visiting their website https://www.ibobausa.com - Association for Individual Development (AID) - 101 Saravanos Drive – Stagecoach Crossing: AID has purchased a bigger building in Yorkville, and are moving all of their services to the new location in Stagecoach Crossing. The organization has outgrown their existing building, which is located at 708 N. Bridge Street. The new location was formerly the Morris Hospital Yorkville campus. There are some minor adjustments which be made to the new location, and it should be fully operational in March 2024. AID will be adding child and adolescent services in the new location. - Children’s Courtyard – 708 E Veterans Parkway – Heartland Center: Children’s Courtyard is owned by the Learning Care Group, which is the second largest early education and childcare operator in the US. They have a total of 11 childcare center brands. Yorkville will be a Children’s Courtyard, which specializes in offering an active learning experience. This building was formerly, The Heartland School. The new school will create 30 new jobs and serve approximately 170 students. The building will undergo a complete interior renovation, adding state of the art equipment, and upgrading of the playground. It will be open in the fall of 2024. You can learn more by visiting their website https://www.childrenscourtyard.com - Zoomies – 1581 Sycamore – Fox Hill Center: Lynn Beattie is opening a doggie daycare, with light grooming such as nail trims and ear cleaning. Lynn is leasing a total of 3 units which make up 4,500 square feet in the center. One of the units, has NEVER been occupied. That specific unit will also become an area for boarding for dogs. Lynn has always loved dogs, and has 3 dogs of her own. She is passionate about creating a loving environment for dogs to thrive whether in daycare or overnight boarding. Business opened for doggie daycare on Wednesday, December 27th. Lynn is hopeful that the second phase (boarding) will be open in March 2024. - Station One Smokehouse – 524 E. Kendall – Kendall Crossing: Family-owned, family-friendly, central Texas-style barbecue restaurant will open at Kendall Crossing. Construction is well underway. There are two additions that are being built onto the building, at this time. The 700 square foot east addition, is being built to house the smokers for the business. The 1,500 square foot west addition, and will become a “three seasons room” for customer seating. The opening took place on February 23, 2024. Learn more about award winning Station One Smokehouse at www.stationonesmokehouse.com - QuikTrip – Located at the northeast corner of Routes 47 and 71: This is the new developer/business who has this property under contract. While the property has been rezoned to B3. The site plan, and “special use” has been approved. QuikTrip is new to Illinois, but NOT a new company. It is a privately held company that was founded in 1958 and is based in Tulsa, Oklahoma. QuikTrip has grown to more than an $11 billion company, with more than 900 stores in 14 states. They have over 24,000 employees nationwide. Opening of Yorkville’s QuikTrip is slotted for spring 2025. - Automotive Mechanic Shop – Lot 1 Fountain Village: Eleno Silva, the owner of Martini Banquets, has purchased the lot immediately south of Ground Effects on Route 47. He has begun construction of a new single tenant 5,800 square foot building that will be the home to an auto mechanic shop. The name of the business will be disclosed at a late time. Construction is almost completed, and the business will open in Spring 2024. - Gerber Collison & Glass - 1203 N. Bridge Street: Gerber has submitted necessary plans and has applied for the building permits. They have also demolished the existing building, and will build an entirely new facility. It will take approximately 10 months to complete the project. Opening is planned for early 2025. Special thank you to “Gerber” for working with both BKFD (fire), and the Kendall County SRT Team (police). Both have been able to utilized the building prior to demo, for training. - Continue working with a variety of other potential business owners. There are a variety of parties doing due diligence on space to lease and buildings and land to purchase. Information will be forthcoming. Respectfully submitted, Lynn Dubajic Kellogg 651 Prairie Pointe Drive Yorkville, IL 60560 lynn@dlkllc.com 630-209-7151 cell Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: See attached memo. Reviewed By: Legal Finance Engineer City Administrator Human Resources Community Development Police Public Works Parks and Recreation Agenda Item Number New Business #5 Tracking Number EDC 2024-18 PZC 2024-06 Unified Development Ordinance – Text Amendment for Solar Farms Economic Development Committee – March 5, 2024 Approval Text Amendment to Unified Development Ordinance regarding solar farms. Krysti J. Barksdale-Noble, AICP Community Development Name Department Majority 1 Summary A request to amend Section 10-4-13. Alternative Energy Use Standards in the Unified Development Ordinance regarding commercial scale solar farm facilities. The proposed amendments provide additional regulations requiring a minimum distance of one-thousand feet (1,000’) from the nearest solar array to a major corridor and the Fox River. Additionally, staff proposes minor text amendments related to typographical errors, clarification regarding solar glare, proof of utility service provider, and easement requirements. Background After feedback from the Economic Development Committee (EDC) in September 2023 regarding a petition for a solar farm development along IL Route 47, staff requested further discussion on polices, guidelines, or preferences for locations of solar developments in the City to provide direction when future petitioners approach the City with large-scale solar projects. To assist with the discussion by the Economic Development Committee regarding potential policies and guidelines for appropriate site location of solar farms, staff researched planning advisory articles (see attached) with recommended parameters for large- scale solar facilities. Some of those recommendations included: 1) Maximum acreage or density (e.g., not more than two facilities within a two-mile radius) to mitigate the impacts related to the scale of these facilities. 2) Location outside of growth areas or a specified distance from an identified zoning district, certain land use, or growth area (e.g., Solar Farm must be setback 1,500 feet from a major arterial roadway as identified in the Comprehensive Plan; may not be located within 1,000 feet of an existing residential structure or zoned district; or not within 800 feet from an existing commercial zoning or land use). 3) Avoidance of or minimization of impact to the viewshed of any scenic, cultural, or recreational resources (i.e., large solar facilities may not be seen from surrounding points that are in line-of-sight with a resource location). Major Yorkville scenic, cultural, or recreational resources may include the Fox River and the Raging Waves waterpark. Upon review and additional feedback provided in January 2024, the Economic Development Committee recommended the City consider amending the Alternative Energy Use Standards regarding solar farms in the Unified Development Ordinance (UDO) to regulate the following:  Minimum Distance of 1,000 feet from nearest solar arrays to major roadways  Minimum Distance of 1,000 feet from nearest solar arrays to the Fox River  Maximum Number of five (5) solar farms permitted within the city It is important to note that upon review of the EDC’s recommendations, the City Attorney has opined that while she has not been able to find any court decision or statute applicable to municipalities capping the number of solar farms in their communities, she does feel that such a restriction would be problematic due to the broadness of the regulation without a solid justification that couldn’t apply to any other land use. Therefore, staff recommends not including a cap on solar farm developments but allow the other proposed regulations to control the development of such uses. Memorandum To: Economic Development Committee From: Krysti J. Barksdale-Noble, Community Development Director CC: Sara Mendez, Planner I Bart Olson, City Administrator Date: February 16, 2024 Subject: PZC 2024-06 Alternative Energy Use Standards – Text Amendment Solar Farm Regulations 2 Approved & Proposed Solar Farms The attached map and following table illustrate the nine (9) solar farm projects that were either approved, previously applied but withdrawn, currently applied, or have inquired if the site is acceptable to the city for development: Project Name Parcel Number(s) Zoning Development Name Year Application Status Nearest Solar Array to Roadway GRNE Solar 02-29-100-006 O OFFICE Kendall Co. Campus 2018 Approved ~900 ft. to US 34 BAP Power 05-03-300-029 B-3 GENERAL BUSINESS Windmill Farms PUD 2018 Withdrawn N/A New Leaf Energy 02-18-400-002 02-17-300-002 A-1 AGRICULTURAL N/A (Annexed) 2022 Approved ~4,600 ft. to Eldamain Road ~183 ft. to Beecher Road* Bristol Ridge Solar 105 02-15-126-004 A-1 AGRICULTURAL Bristol Ridge PUD 2023 Approved ~1,000 ft.to Cannonball Trail Bristol Ridge Solar 106 02-10-300-017 R-2 SINGLE- FAMILY, R-3 MULTI-FAMILY ATTACHED Bristol Ridge PUD 2023 Withdrawn N/A Lanceleaf Solar 02-04-100-006 B-3 GENERAL BUSINESS Bailey Meadows PUD 2023 Applied ~150 ft. to IL 47 Yorkville Renewables 02-08-200-030 B-3 GENERAL BUSINESS Westbury East Village PUD 2023 Applied ~1,100 ft. to IL 47 ~1,500 ft. to Galena Road New Leaf Energy (Ament Road) 05-16-300-006 05-17-400-005 N/A N/A (Unincorporated) 2023 Inquiry N/A Corneils Solar 02-08-300-011 02-08-300-012 02-08-300-008 N/A N/A (Unincorporated) 2024 Applied ~1,700 ft. to Corneils Road* *Roadway not considered a major roadway as identified in Table 7.1: Existing Roadway and Rail Network in the Yorkville 2016 Comprehensive Plan Update. Based upon the three (3) approved and three (3) applied for applications for solar farm developments, all but two (2) would meet the proposed minimum 1,000-foot distance to a major roadway. All are well over 1,000 feet from the Fox River. Proposed Text Amendments In consideration of the direction provided by the Economic Development Committee and a written opinion by the City Attorney, staff is proposing to amend Section 10-4-13. Alternative Energy Use Standards in the Unified Development Ordinance (UDO) related to solar farms. We are also proposing to make additional minor text amendments within this section of the UDO to correct typographical/grammatical errors, clarification regarding solar glare, requiring proof of utility service provider, and blanket easement requirements. The following is a summary of the proposed amendments: 1. Section 10-4-13.A.2 Use. Alternative energy systems Solar and Wind Farms shall be an accessory to the principal permitted use of a site. a. Staff proposes to amend this section by removing “Alternative energy systems” and replace it with “Solar and Wind Farms” to clarify that only commercial scale solar or wind 3 farms are required to be an accessory to the principal permitted use since individual freestanding solar and freestanding wind systems are permitted as principal uses in Section 10-4-13.E and 10-4-13.I of the Unified Development Ordinance. 2. Section 10-4-13.B.4.a. Evidence shall be provided that the electric utility service provider that serves the proposed site has been notified of the owner’s intent to install an interconnected customer owned electricity generator. a. Staff proposes to add this clause to ensure the proposed solar fam location has already been submitted for review by the local electric utility provider and thereby a viable location. 3. Section 10-4-13.B.8.c. Buffer Areas: one thousand (1,000) feet from the nearest solar array to roadway networks, as defined in Figure 7.1: Existing Roadway and Rail Network of the 2016 United City of Yorkville Comprehensive Plan Update. a. Staff proposes to add buffer requirements between solar arrays and major roadways, as proposed by the Economic Development Committee. 4. Section 10-4-13.B.8.d. Fox River: one thousand (1,000) feet from the nearest solar array to the edge of the bank of the Fox River. a. Staff proposes to add buffer requirements between solar arrays and the Fox River, as proposed by the Economic Development Committee. 5. Section 10-4-13.B.10. Outdoor Storage. Only the outdoor storage of materials, vehicles, and equipment that directly support the operation and maintenance of the wind solar farm shall be allowed except for outdoor storage that is expressly allowed in the zoning district specified elsewhere in this title. a. Staff proposes to remove “wind” and replace with “solar” as this section of the Unified Development Ordinance specifically refers to solar farms. 6. Section 10-4-13.B.13. Solar Glare: Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways. a. Staff proposes to add language related to solar glare to this section of the Unified Development Ordinance specific to solar farms. Similar language is included for freestanding solar energy systems in Sections 10-4-13.D.3 and 10-4-13.E.3 with the Unified Development Ordinance. Staff believes the exclusion of this proposed language was an inadvertent oversight. 7. Section 10-4-13.B.14. Easement: A blanket easement, or other authorized means of access as determined by the City Attorney, shall be provided over the property to allow the City or its contractor to enter and remove the abandoned system in compliance with the City Code. a. Staff proposes to add language requiring applicants seeking solar farms to provide an easement allowing City staff or its contractor to enter on the property and remove the arrays and equipment should the system be abandoned. This language has been required in all solar farm developments as a condition of the special use but should be codified. Staff Comments Staff is supportive of the proposed text amendments to the Alternative Energy Use Standards in the Unified Development Ordinance as it provides further clarification of preferred locations for commercial scale solar farm developments and decreases the potential impact of such projects from scenic viewpoints and significant environmental features. This text amendment request is scheduled for a public 4 hearing before the Planning and Zoning Commission on March 13, 2024. Staff will be available at Tuesday night’s meeting to discuss this matter in greater detail. Attachments 1. Draft Approving Ordinance 2. Proposed redlined amendments to Section 10-4-13 Alternative Energy Use Standards in the Unified Development Ordinance 3. Written Opinion by the City Attorney regarding solar farm regulation, prepared by Kathleen Field Orr dated February 19, 2024. 4. Yorkville Solar Farm Projects – Buffer Map 5. Yorkville Solar Farm Projects – ComEd Distribution Electric Lines 6. Figure 7.1: Existing Roadway and Rail Network of the 2016 United City of Yorkville Comprehensive Plan Update. 7. American Planning Association Planning Advisory Service (PAS) Memo titled “Planning for Utility- Scale Solar Energy Facilities” dated September/October 2019. 8. Public Hearing Notice Ordinance No. 2024-____ Page 1 Ordinance No. 2024-_____ AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS, APPROVING AN AMENDMENT TO THE YORKVILLE UNIFIED DEVELOPMENT ORDINANCE REGARDING ALTERNATIVE ENERGY USE STANDARDS (SOLAR FARMS) WHEREAS, the United City of Yorkville (the “City”) is a duly organized and validly existing non home-rule municipality created in accordance with the Constitution of the State of Illinois of 1970 and the laws of the State; and, WHEREAS, pursuant to Section 10-8-11 of the United City of Yorkville Unified Development Ordinance (“UDO”) the City may initiate amendments to the Zoning Ordinance; and, WHEREAS, the City filed a request seeking an amendment to the UDO to provide regulations requiring a minimum distance of one-thousand feet (1,000’) from the nearest solar array to a major corridor or the Fox River. In addition, the City seeks to make minor amendments related to typographical errors, clarification regarding solar glare, proof of utility service provider, and easement requirements; and, WHEREAS, the Planning and Zoning Commission convened and held a public hearing on March 13, 2024, to consider the request and adopted Findings of Fact with recommendations to the City Council to approve the requested text amendment. NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the United City of Yorkville, Kendall County, Illinois, as follows: Section 1. That the above recitals are hereby incorporated and made a part of this Ordinance. Section 2. That a Section 10-19-4-F of the United City of Yorkville Unified Development Ordinance is hereby amended attached hereto and made a part hereof as Exhibit A. Section 3. This Ordinance shall be in full force and effect after its passage, publication, and approval as provided by law. Ordinance No. 2024-____ Page 2 Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this ____ day of __________________, A.D. 2024. ______________________________ CITY CLERK KEN KOCH _________ DAN TRANSIER _________ ARDEN JOE PLOCHER _________ CRAIG SOLING _________ CHRIS FUNKHOUSER _________ MATT MAREK _________ SEAVER TARULIS _________ RUSTY CORNEILS _________ APPROVED by me, as Mayor of the United City of Yorkville, Kendall County, Illinois this ____ day of __________________, A.D. 2024. ______________________________ MAYOR United City of Yorkville Chapter 4. Use Standards Unified Development Ordinance Update Page 10 of 48 DRAFT FOR REVIEW Alternative Energy Use Standards A. General Requirements for all Alternative Energy Uses. 1. Applicability. The provisions of this Section are to establish zoning parameters by which solar and wind energy systems may be installed in the City. Additional renewable energy solutions not mentioned herein may be authorized subject to compliance with the applicable codes and standards of the City. 2. Use. Alternative energy systems Solar and Wind Farms shall be an accessory to the principal permitted use of a site. 3. Abandoned Systems. All alternative energy systems inactive or inoperable for twelve (12) continuous months shall be deemed abandoned. If the system is deemed abandoned, the owner is required to repair or remove the system from the property at the owner's expense within ninety (90) days after notice from the City. If the owner does not comply with said notice, the Building Code Official shall enforce this as a violation of the Yorkville Zoning Ordinance. 4. Signage. No attention getting device is permitted on any alternative energy system. One (1) sign shall be permitted to indicate the emergency contact information of the property owner or operator. Said sign shall not exceed two (2) square feet in size. Graphics, colors, corporate logos, and text on wind energy systems located within business or manufacturing zoned properties are permitted, subject to the discretion of the City Council. 5. Safety. All wind energy systems shall be equipped with manual and/or automatic controls and mechanical brakes to limit rotation of blades to prevent uncontrolled rotation. 6. Lighting. Alternative energy systems shall not be illuminated, except as required by the FAA or those used in commercial applications such as streetlights. 7. Shadow Flicker. No habitable portion of an existing adjacent structure shall be subject to shadow flicker from a wind turbine. Shadow flicker onto an adjacent roof and/or exterior wall which does not contain any windows, doors, and like openings shall be acceptable. If shadow flicker occurs, the operation of the wind turbine shall cease during those times which cause the shadow flicker. 8. Screening. There shall be no required mechanical screening for alternative energy systems. 9. Design. Wind energy systems and associated tower shall be a nonreflective color. The City Council may impose such conditions as are necessary to eliminate, if at all possible, any adverse effects such system may have on surrounding properties. 10. Compliance. Wind energy systems shall meet or exceed current standards of the international building code and Federal Aviation Administration (FAA) requirements, any other agency of the state or federal government with the authority to regulate wind energy systems, and all City codes. 11. Building Code/Safety Standards. Any owner or operator of an alternative energy system shall maintain said system in compliance with the standards contained in the current and applicable state or local building codes and any applicable standards for said energy systems that are published by the International Building Code, as amended from time to time. If, upon inspection, the United City of Yorkville concludes that an alternative energy system fails to comply with such codes and standards and constitutes a danger to persons or property, the City Code Official shall require immediate removal of the system at the owner's expense. United City of Yorkville Chapter 4. Use Standards Unified Development Ordinance Update Page 11 of 48 DRAFT FOR REVIEW B. Solar Farm. 1. No solar farm shall be erected on any lot less than three (3) acres in size. 2. A solar farm use may occupy up to eight-five (85) percent of a given parcel in the M-1 or M-2 District or up to eighty (80) percent of a given parcel in any other District. 3. A certified professional engineer shall certify that the foundation and design on the solar panels are within accepted professional standards, given local soil and climate conditions. 4. Power and communication lines running between banks of solar panels and to electric substations or interconnections with buildings shall be buried underground. a. Evidence shall be provided that the electric utility service provider that serves the proposed site has been notified of the owner’s intent to install an interconnected customer owned electricity generator. 4.5. Off-street parking provided on site shall be paved. Gravel or other unpaved materials shall be prohibited. 5.6. Systems, equipment, and structures shall not exceed thirty feet (30) in height when ground mounted. 6.7. Groundcover as specified in Section 10-5-3(A)(7) shall be provided beneath all solar panels. 7.8. Ground mounted solar energy collection systems as part of a solar farm shall have a minimum setback for all equipment, excluding fences, of: a. Front and Corner Yards: one hundred (100) feet, b. Side and Rear Yards: fifty (50) feet from nonresidential property lines and one hundred (100) feet from residential property lines. c. Buffer Areas: one thousand (1,000) feet from the nearest solar array to roadway networks, as defined in Figure 7.1: Existing Roadway and Rail Network of the 2016 United City of Yorkville Comprehensive Plan Update. b.d. Fox River: one thousand (1,000) feet from the nearest solar array to the edge of the bank of the Fox River. 8.9. Systems, equipment, and structures shall be fully enclosed and secured by a fence or wall with a height of eight (8) feet. Knox boxes and keys shall be provided at locked entrances for emergency personnel access. a. Warnings. (1) Warning signs shall be provided at the entrance to the facility and along the perimeter of the solar farm in locations determined necessary by the Zoning Officer. (2) The signs shall be less than four (4) square feet and made with letters and numbers at least three (3) inches in height and shall include the 911 address and an emergency phone number of the operator which shall be answered twenty-four (24) hours a day by a live operator. A nonemergency phone number for the operator shall also be displayed. 9.10. Outdoor Storage. Only the outdoor storage of materials, vehicles, and equipment that directly support the operation and maintenance of the wind solar farm shall be allowed except for outdoor storage that is expressly allowed in the zoning district specified elsewhere in this title. 10.11. Materials Handling, Storage, and Disposal. a. All solid wastes related to the construction, operation, and maintenance of the solar farm shall be removed from the site promptly and disposed of in accordance with all federal, state, and local laws. United City of Yorkville Chapter 4. Use Standards Unified Development Ordinance Update Page 12 of 48 DRAFT FOR REVIEW b. A list of hazardous fluids that may be used on site shall be provided. All hazardous materials related to the construction, operation, and maintenance of the solar farm shall be handled, stored, transported, and disposed of in accordance with all applicable local, state, and federal laws. United City of Yorkville Chapter 4. Use Standards Unified Development Ordinance Update Page 13 of 48 DRAFT FOR REVIEW 11.12. Decommissioning Plan. Prior to receiving approval, the applicant shall submit a decommissioning plan to ensure that the solar farm project is properly decommissioned, which shall include: a. Provisions describing the triggering events for decommissioning the solar farm project. Any nonfunctioning solar panel/array of the project shall be decommissioned within thirty (30) days unless the operator has shown to the Zoning Administrator that it is diligently repairing such solar panel/array or component. b. Procedures for the removal of structures, debris, and cabling, including those below the soil surface, c. Provisions for the restoration of the natural soil and vegetation, d. An estimate of the decommissioning costs certified by a professional engineer, to be updated every three (3) years or as determined necessary by the Zoning Administrator. The Zoning Administrator may request an independent third-party verification of the decommissioning costs at any time. The costs for this verification shall be reimbursed by the applicant and/or operator. e. Financial assurance, secured by the owner or operator, for the purpose of performing the decommissioning, in an amount equal to one-hundred and twenty (120) percent of the professional engineer's certified estimate of the decommissioning cost. f. A provision that the terms of the decommissioning plan shall be binding upon the owner or operator and any of his successors, assigns, or heirs. Figure 4.4. Solar Farm Standards 13. Solar Glare: Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways. 14. Easement: A blanket easement, or other authorized means of access as determined by the City Attorney, shall be provided over the property to allow the City or its contractor to enter and remove the abandoned system in compliance with the City Code. From:Kathleen Field Orr To:Krysti Barksdale-Noble Cc:Bart Olson Subject:Limitation of Additional Solar Farms Date:Monday, February 19, 2024 4:35:59 PM Attachments:image001.png You have requested my opinion as to whether the City could prohibit or cap the number of Solar Farms to be located in the City. While I have not been able to find any court decision or statute applicable to municipalities addressing this question, I do believe that such a restriction could be very problematic. What is unclear is the basis for such a restriction. Is it because Solar Farms generate minimal real estate taxes? Because Solar Farms do not create much job opportunity? But, with regard to taxes or jobs, how are Solar Farms different from not-for -profit organizations? Are all Solar Farms the same that a prohibition would apply to all? Would the restriction apply to community solar farms? In 2023, Section 55 ILCS 5/5-12030 of the Counties Code was revised to specifically set siting regulations and prohibits counties from being more restrictive than the regulations set forth in the Counties Code. The statute provides a laundry list of permitted regulations but prohibits any regulation which is more restrictive. It has been interpreted to apply to municipalities but, having read the statute, I do not think it does, but then I think it is only a matter of time. I would suggest that a study be made of restrictions of the location, size, and proximity to residential communities to determine if the City can prevent a proliferation of Solar Farms which would have a negative impact on the community. kfo Kathleen Field Orr | Ottosen DiNolfo Hasenbalg & Castaldo, Ltd. 1804 North Naper Boulevard, Suite 350 Naperville, Illinois 60563 O:630-682-0085 C: kfo@ottosenlaw.com | www.ottosenlaw.com The information contained in this e-mail message may be privileged, confidential, and protected from disclosure. If you are not the intended recipient, any further disclosure or use, dissemination, distribution, or copying of this message or any attachment is strictly prohibited. If you think that you have received this e-mail message in error, please delete it and notify sdinolfo@ottosenlaw.com. 1804 N. Naper Boulevard, Suite 350, Naperville, IL 60563 Phone 630.682.0085  Fax 630.682.0788  www.ottosenlaw.com Memorandum To: Krysti Barksdale-Noble From: Kathleen Field Orr, City Attorney Date: February 28, 2024 Re: Solar Farms You have requested my opinion as to whether the City could prohibit or cap the number of Solar Farms to be located in the City. While I have not been able to find any court decision or statute applicable to municipalities addressing this question, I do believe that such a restriction could be very problematic. What is unclear is the basis for such a restriction. Is it because Solar Farms generate minimal real estate taxes? Because Solar Farms do not create much job opportunity? But, with regard to taxes or jobs, how are Solar Farms different from not-for-profit organizations? Are all Solar Farms the same that a prohibition would apply to all? Would the restriction apply to community solar farms? In 2023, Section 55 ILCS 5/5-12030 of the Counties Code was revised to specifically establish siting regulations and prohibit counties from being more restrictive than the regulations set forth in the Counties Code. The statute provides a laundry list of permitted regulations but prohibits any regulation which is more restrictive. It has been interpreted to apply to municipalities however, having read the statute, I do not think it does, but I do believe it is only a matter of time before similar regulations will be imposed upon municipalities. I would suggest that a study be made of restrictions of the location, size, and proximity to residential communities to allow the City to prevent a proliferation of Solar Farms which could have a negative impact on the community. 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LnGordon RdS il ver Ci ty C t Cloud Croft Ct Pecos CirRo s e n wi n k e l S t Kennedy RdMinkler RdLakeview D r AllegianceCrossingBell StChestnutCtS a r a v a n o s DrTommyHughesWay Biscayne LnPleasant CtTampa DrS a r a s o t a A v e Timb ali er St Bertram DrPierpontLn Harrisson StPortageLn Willoughby Ct HalfMoonDrCamden LnWinchester LnMarquette S t Galena Rd Galena Rd N Bridge StN Bridge StN Bridge StConcord CtELexingtonCirP riarie M e a d o w D r Wi l d I ndi go LnPrairie Rose LnConeflower C t P r a irieGrassLnMcHugh RdPrairie Clover Dr ECountrysidePkwy McHugh RdConover Ln Leisure St Pleasure Dr Georgeanna StSycamoreRdJohn St Sequo ia C ir C h estnutLnChestnutLnWhite Pine CtStoneridg e C tStoneridge CirCyp res s L nCottonwoodTrl C o t t o n w o o d C t WillowWayR i v e r R d S t o n y C r e e k L n S h a r o n L n T y l e r Cr e e k Ct A a r o n L n (P la tte d ) W Veterans Pkwy Popl a r Dr St Annes Dr WalshCirR e d TailCtBeecherRd Sienna DrMadden CtCobalt DrMeadowlark LnMeadowlarkCtGreenfieldTurnSunny D ellLnH a z e ltin e W a y StJosephsWayWaverly CirBlueberryHill Hearthstone AveHartfield AveBraem o r e LnAshworthLnFairfax WayC a ulfield PtFitzhugh TurnWilton CtWHighpointRdHillviewCtLakeside CtS ta g e c o a c h T rlT im b e r C r e e k C t Ne ol a CtEldamain RdEldamain RdPa v illi o n Rd W Beecher RdN Br i dge St Beecher RdN Bridge StSchoolhouse Rd Illin o is R o u te 7 1 Illinois Route 71Deere Crossing DrDoe CtImmanuel RdE Highpoint RdDickson RdUS Route 30 Galena Rd Cannonball TrlTrillium Ct Meadow Rose Ln Candleberry Ct Vil l age Vi ew Dr D e er p oint L n In g e mu n s o n L n S ta g e c o a c h T rlIllinois Route 71Illinois Route 126 S Brid ge St Legion RdGalena RdKennedy RdTimber View LnBasel in e Rd Ashe RdEldamain RdIllinois Route 47US Route 30 Riv e r W o od DrRiv erWo odLn R iv e r W o o d C tW Lyncl i f f DrB r i s t o l C t Shadow Creek CtBlock RdAshley RdAment R dMighell RdCountryViewDr WrenRdPrestwick LnShetlan d LnShetlan d CtGleneagles Ln Callander TrlDun bar CtAberdeenC tWhitekirk LnE Hydraulic AveN Conover CtS Conover CtSchoolhouse RdB ator StDydyna CtBenjamin StRodak S tBenjamin StTomasik CtB uhrm a s t e r C tRyanDrLongview DrLavender W ay SunsetAveW Hydraulic Ave W Hydraulic Ave R y a n C tIdenta Rd R o s e n w in k e l S t Isabel DrErica Ln Blackberry Shore Ln Gillespie LnEdward LnEdward Ln Isabel DrBeecher RdPu rc ell St N C a rly Cir S C arly Cir C arly DrCarly C tPa trickCt C o d y CtDivision StSeeleySt Sw a n s o n L n Prairie Pointe Dr FountainviewDr 02-08-200-030 05-16-300-006 02-15-126-004 02-08-300-008 02-29-100-006 02-10-300-017 05-17-400-005 02-04-100-006 05-03-300-029 02-08-300-011 02-18-400-002 02-08-300-012 02-17-300-002 Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, N RCAN, GeoBase, IGN, Kadaster N L, Ordnance Sur vey, Esri Japan, METI, Esri China (Hong Kong), (c) OpenStreetMap contributors, and the GIS User Community YORKVILLE SOLAR FARM PROJECTS DA TE: PROJECT NO.: FILE: BY: NO VEMBE R 2023 YO2300 MJT LOCATION MA P UNITED CIT Y OF YORKVILLE, ILLINOIS Engineering Enterprises, Inc. 52 Wheeler Road Sugar Grove, Illinois 60554 (630) 466-6700 www.eeiweb .com PATH:H:\GIS \PUBLIC\YO RK VILLE \2023\YO 2300 United C ity o f Yor kv ille 651 P rairie P ointe Dr, Yorkville, IL 60560 N O R T H° YO 2300_Yorkville Solar Farm Projects Best Legend Appr oved Wit hdr awn Applied Inquiry Yorkville Major Roads 500 Ft Buffer Yorkville Major Roads 1000 Ft Buffer Yorkville Major Roads 1500 Ft Buffer BNSF Railroad 500 Ft Buffer Yorkville Boundary Rob Roy CreekRob Roy CreekF o x R iv e r Rob Roy CreekRob Roy CreekRob Roy CreekBlackberry CreekBlackberry CreekF o x R i v e r Middle Aux Sable Creek Rob Roy CreekBlackberry C reek Blackberry CreekFox RiverB l a c k b e r r y C r e e k Blackberry Creek Fox RiverBig Rock CreekBlackberry CreekMorgan CreekMiddle Aux Sable Creek F o x R iverFox RiverJ e n na C ir JennaCirELyncliffDrEldamain RdEldamainRdSBridgeStEHighpointRdMinklerRdMinklerRdS c ha e f e r R d BeecherRdG r a n d e T r l Grande Trl LisbonRdGordonRdGordonRdWHighpointRd SundownLnM a n ch e s te r D r ParksideLnPecosCirBigBendDrRosenwinkelStRebecca CirSMainStGreenfieldTurnOakCreekDr N R o y a lO a k s D rMadelineDrOldGloryDrE Mit ch e l Dr N C y pre s s D r F a irh a venDrRonhillRdW a ls h C ir McLellanBlvdN aw ak w a L n SumacDrCranstonCirTimberCreek D r E WhiteRoseDrCotswoldDrHartfieldDrYellowstone Ln EllsworthDrNorw a y C ir Bri a n Ln CryderWayWhiteOakWayHe a the r Ln MonarchosLnWi ndhamCi r KellyAveSquireCirStacy CirIroqoisLnPatronLnDeerStAspen Ln Shadow Cre e k L n T w in le a fT r lAshleyLnTimberRidgeDrSchmidtLnHideawayLn DanielleLnEBarberryCirRichmondAv e Ga lla n t Fo x Ci r Gardine r A v e BurrStMurf i el dDrFoxGlenDrWPineRidgeDrSJason DrWLexingtonCirDeer p a t h Dr Wi n g RdPrairieLnWoodSageAveBarrettDr W R oyalOak s D r Illini Dr MajesticPrinceLnT a u s Cir BruellStMarketviewDrMar k etPlaceDr HomesteadDrGameFarmRd FreemontStArrowheadDr WKendallDrWKendallDr D i e h l F ar mRdHaydenDrMcHughRdCenterPkwyK e n n e d y R d KennedyRdJohn S tCarolyn CtWackerDrGalena Rd Illinois Route 126 Corneils Rd AshleyRdEVeteransPkwyCannonballTrlA m en t RdImmanuelRdBaselineRd V a n E m m o n R d L e g io n R d DicksonRdPenmanRdBristol Ridge R d WRickardDrCannonballTrlPavillionRdWBeecherRd FieldsDrBlockRdTuma RdEBeecherRdW FoxStFaxonRd Country Rd AudreyAveAm e nt Rd FairfaxWay Br is to l B a y Dr WindettRidgeRd ReservationRd Tro o n Dr CountryHillsDrE m erald Ln Pr a i r ie C r os s in g D rMillSt HilltopRd Ga te s L n A da m Av e WindingCreekRdBrooksideLn EMillBrookCirTanglewoodTrailsDrWalsh DrHawkHollowDrHam ptonLnE Van Emmon St RivaRidgeRdRiverside Dr HillsideDr Foster D r PoplarDrHighviewDr AutumnCreek Blvd M c M u rtrie Way S e e ley S t Bern ad e t t e L n ThunderGulchRdKi ngsmi l l StAliceAve P a tte r s o n R d M a rg are t Dr P ark w a y DrAlde nAveRai nt r e e RdCrookedCreekDrS u t t o n S t G r e e n B r i a r R d W hi rla wa y L n SimonDrWestern Ln VenetianW ayFairfieldAve MapleLnLillianLnHeustisStMa pl eRi dgeL n E Countryside Pkwy Ava l on L n QuinseyLnEvergreenLnCommercialDr W Madison St W Ridge St E Fox St K entshire DrHighRidgeLnCoachRd PenmanRdSRoyalOaksDr Shado w Wo o d Dr C ol on ia l P kw y P o n d e r o s a D r E Washington St W Hig h la n d Dr BrightonOaksDr J ul ie L n EHighlandDrB e a v e r S t Ridge St Pl y m ou th Av e TeriLnAndr e wTrl E Veterans PkwyNorthlandLn O akmontDr W h e at on Ave G o ld e n r o d D r E ld e n D rRobert LnFord Dr R i v e r B i r c h D rLaurenDr W Van Emmon St Hu nt in gt on L n RoseHillLnEl iz a be th S tRiverBirchLnMorganSt WoodenBridgeDrWestStHanbur y L n ManchesterLnO a k S tAdrianStCoralDrW in t e r b e r r y D r Banbur yAveBurnettStPen saco la S t LongGroveRdGarritanoStWhit eOakWayWarblerLnBristol AveDrayto n CtKingStJuliusC t Appletree Ct SavannaCtFox G le n D r E F lin tC re e k L n E t h elCtOmahaDrHarvestTrlCedarCt CotswoldWay Bluejay Dr O akL n ColtonStP in e C tDenise Ct Garden CirRoseHillCtQuantock LnJennifer CtTallgrass LnBu e ll RdLinden AveSunset AveOaklawn AveBurr Ct Hobbs CtGrande TrailCt Ly m an Loop Henning Ln Amos Ave BristolRidgeRd ERickardDrCharles StM o nt cl aireL n Jon a th an D r WestonAveCl a ri d g e L nArtesianLn H o n e y s u c k le L n E Elm St RileyRd W Veterans Pkwy CandleberryLnFoxCtGawneLnA me ric a n W ay GenevaLnKateD rLe w i s St B e r e s ford Dr Blaine St S witc h g rassLnYorkvilleRd GoldfinchAveRoodStHobbs LnG a r d e n S t E d y t he S tFerdinandLn Clarem on t Ct SummerwindDrCy pr es s D r T h o r n h ill C t E mily Ct PrestonDr BoomerLnF rances L n ColumbineDrAsterDrW es t w in d D r WoodlandDrWalnut St WoodworthStHunt St Jackson St Farm CtColumbia LnTremontAveHilsboroLnS P arkD rLen o x L n BonnieLnNParkDr North St CanaryAveGildaC tW yth e Pl CanyonCtDaltonAveChallyDrIndianCliffsLnDivisionStSouth St TimberCreekDr Wo o dv ie w S t Auburn DrBirchwoodDrWolf St C hristy Ln Wal nutDr A st or L n BradyStCoral berryCtC lo v e rC tOver l ookCt M a p le S tTimberCreekPlMorgan Ct Lynn DrM ea d o wv ie w Ln HillcrestAve S a ge Ct CardinalDrDakotaDrAmandaLn W Jo h n St WilsonCtBehrens St SunnyD e llCt P a t ri c i a L n Walter St Willow Ln A n d reaCtE Ridge St Ka th le e n Ci r FoxHillCtC onservationD rW i nt e r t h urGrnFawnRidgeCtPalmerCtSpruceCtStrawberry Ln W Dolph St MistwoodCtFar m s t e a dDr Mulh e r n C t FoxtailLnColeCtEBlackberryLnNadenCt C o lo n y C tTowerLnH ic k o r y C tR e g a l OakCt RedTailLn Chestnut Cir EKendallDr RebeccaCt LibertyStPowersCtB l u e s te m D rQ u in s e y L n BirchCt NortonLn L aurel Ct R i v e r R d PhelpsCtPatriotCtNe ol a Rd R e n a LnSMainStW Fox St Mill Rd Austin CtChurchSt TimberCtHaleyCt Gloria CtDavid Ct WellsStFirCt CannonballTrlB e r r y w o o d L n E Main St TuscanyTrlWalshDrJohnsonStW S o m o n a u k S t E South St Eldamain RdC a n n o n b a l l T r l FoxRdW Veterans Pkwy MillStSBridgeStJefferson StState StState StMadison CtE Orange St Olsen St Illini CtW W ashington StW Dolph St W Orange St W Washington St W Beecher StRedhorse LnFox Glen Cir Fox Glen CtR e b e c c a C t H i g h p o i n t C t Lisbon RdM a p le R id g e C tTimber Creek Dr WBrandenburg Way Legion Rd Arcadia LnE Hi ghpoi nt RdW alsh Dr Su nf lo w e r C t Hawthorne Ct Wa ls h Ct B u c k th o rn e C tWBa r berryCi rHollenbackCtEllsworthCtCryder C tGra n d e Trl Cor n erstoneDrB u rn ingBus h Dr Spi c ebushCtDeerStWest StW Center St E Center St W So mo na u k S t W Spring St W Main St River Rd N Bridge StE Spring St E Park St E S o monauk St Sanders CtWorsley StE Main StOakwoodStFreemontStMartin Ave Victoria Ave Marie Ave Heritage Dr HeartlandD rStillwaterCtOmaha DrRedwood Dr G raceDr E Spring StESpringStC entral D rAcorn LnRiverside RdWheatla n d C t Landmark Ave McHugh RdTuma Rd Carpenter St Menard DrDickson CtCe nt erPkwyWCountrysidePkwyB la c k b e rr y C t W B lackberry LnAnder son Ct Cornell LnIn d epen de n c e B lvdJohn St Hick oryLnMeadowview LnCanyon Trl Canyon Trl Ct White Plains Ln Alan Dale LnFaxon Rd FaxonRdC h e s h ire C tNewbury CtEssex CtD o v erCtNDover Ct SCatalpaTrlRedbud Dr Cannonball TrlA la n D al e L n Crestwood Dr Caledonia DrCaledonia Dr Fo n ta na Dr Pinewood DrNa th an Dr Gabriel DrCorneils Rd Co rne i ls R d Co rne i ls Rd C o r neils R d Hunte r Ln Charity LnPlum StGrove StCross StMain StRoyal Oaks Ct F r e e d o m Pl Lehman CrossingSeeley StHo lly Ln Be rry wo od Ln Pin e R id ge Dr S Meado ww ood LnHeatherwood DrStation DrMill Rd Big Rock BlvdBissel DrBailey RdShoeger CtCrookerDr Evan s C tHaven hill CtTuscany TrlOwen Ct (Pvt) Gains Ct (Pvt) S h e rid a n C t ( P v t) K etchum C t (P vt)Silver Springs Ct (Pvt)B l a c k h a wk B lv d G ra pe Vin e Trl Grape Vine TrlGrapeVineTrlB u r ga n d y C t M a g n o l i a C tReliance CtConcordDr SConcordDrSBaumann TrlM erlotCtGalena Rd Concord CtRo x b u r y LnM ay f ie ld D r M ayfield DrAm s te rd am CtKlock CtGriffin DrKate D r William DrEmma AveSa n d Hill Ct Kyla CtCaliendo CirKathleen CirJenna Ct M a t t h e w DrShaunaD rRebecca CirMargaret CtBrian LnBrian CtStacy Ct Sa v oy Ln Lenox CirConcord Dr Pro v id e nc e Ln Prescott DrPrescott DrChad LnChad CtTro o n DrAdam AveHeather LnW Larkspur LnE Larkspur LnS C y pre s s D r ParkLnWillow LnBasswood CtSto ry b roo k D r B u c h ananLnPrairie Crossing DrSir Barton DrSimon CtIro n Le i ge L n Sil v er Ch a rm L n Ga yl or d Ln Se c re ta ria t Ln Co nc o rd Dr Sp ok a n e Wa y Spokane WayCharismatic LnMillrace LnJu a ni ta L nWestgate LnThomas LnGordon RdS il ver Ci ty C t Cloud Croft Ct Pecos CirRo s e n wi n k e l S t Kennedy RdMinkler RdLakeview D r AllegianceCrossingBell StChestnutCtS a r a v a n o s DrTommyHughesWay Biscayne LnPleasant CtTampa DrS a r a s o t a A v e Timb ali er St Bertram DrPierpontLn Harrisson StPortageLn Willoughby Ct HalfMoonDrCamden LnWinchester LnMarquette S t Galena Rd Galena Rd N Bridge StN Bridge StN Bridge StConcord CtELexingtonCirP riarie M e a d o w D r Wi l d I ndi go LnPrairie Rose LnConeflower C t P r a irieGrassLnMcHugh RdPrairie Clover Dr ECountrysidePkwy McHugh RdConover Ln Leisure St Pleasure Dr Georgeanna StSycamoreRdJohn St Sequo ia C ir C h estnutLnChestnutLnWhite Pine CtStoneridg e C tStoneridge CirCyp res s L nCottonwoodTrl C o t t o n w o o d C t WillowWayR i v e r R d S t o n y C r e e k L n S h a r o n L n T y l e r Cr e e k Ct A a r o n L n (P la tte d ) W Veterans Pkwy Popl a r Dr St Annes Dr WalshCirR e d TailCtBeecherRd Sienna DrMadden CtCobalt DrMeadowlark LnMeadowlarkCtGreenfieldTurnSunny D ellLnH a z e ltin e W a y StJosephsWayWaverly CirBlueberryHill Hearthstone AveHartfield AveBraem o r e LnAshworthLnFairfax WayC a ulfield PtFitzhugh TurnWilton CtWHighpointRdHillviewCtLakeside CtS ta g e c o a c h T rlT im b e r C r e e k C t Ne ol a CtEldamain RdEldamain RdPa v illi o n Rd W Beecher RdN Br i dge St Beecher RdN Bridge StSchoolhouse Rd Illin o is R o u te 7 1 Illinois Route 71Deere Crossing DrDoe CtImmanuel RdE Highpoint RdDickson RdUS Route 30 Galena Rd Cannonball TrlTrillium Ct Meadow Rose Ln Candleberry Ct Vil l age Vi ew Dr D e er p oint L n In g e mu n s o n L n S ta g e c o a c h T rlIllinois Route 71Illinois Route 126 S Brid ge St Legion RdGalena RdKennedy RdTimber View LnBasel in e Rd Ashe RdEldamain RdIllinois Route 47US Route 30 Riv e r W o od DrRiv erWo odLn R iv e r W o o d C tW Lyncl i f f DrB r i s t o l C t Shadow Creek CtBlock RdAshley RdAment R dMighell RdCountryViewDr WrenRdPrestwick LnShetlan d LnShetlan d CtGleneagles Ln Callander TrlDun bar CtAberdeenC tWhitekirk LnE Hydraulic AveN Conover CtS Conover CtSchoolhouse RdB ator StDydyna CtBenjamin StRodak S tBenjamin StTomasik CtB uhrm a s t e r C tRyanDrLongview DrLavender W ay SunsetAveW Hydraulic Ave W Hydraulic Ave R y a n C tIdenta Rd R o s e n w in k e l S t Isabel DrErica Ln Blackberry Shore Ln Gillespie LnEdward LnEdward Ln Isabel DrBeecher RdPu rc ell St N C a rly Cir S C arly Cir C arly DrCarly C tPa trickCt C o d y CtDivision StSeeleySt Sw a n s o n L n Prairie Pointe Dr FountainviewDr 02-08-200-030 05-16-300-006 02-15-126-004 02-08-300-008 02-29-100-006 02-10-300-017 05-17-400-005 02-04-100-006 05-03-300-029 02-08-300-011 02-18-400-002 02-08-300-012 02-17-300-002 Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, N RCAN, GeoBase, IGN, Kadaster N L, Ordnance Sur vey, Esri Japan, METI, Esri China (Hong Kong), (c) OpenStreetMap contributors, and the GIS User Community YORKVILLE SOLAR FARM PROJECTS DA TE: PROJECT NO.: FILE: BY: NO VEMBE R 2023 YO2300 MJT LOCATION MA P UNITED CIT Y OF YORKVILLE, ILLINOIS Engineering Enterprises, Inc. 52 Wheeler Road Sugar Grove, Illinois 60554 (630) 466-6700 www.eeiweb .com PATH:H:\GIS \PUBLIC\YO RK VILLE \2023\YO 2300 United C ity o f Yor kv ille 651 P rairie P ointe Dr, Yorkville, IL 60560 N O R T H° YO 2300_Yorkville Solar Farm Projects Best - Comed Only Legend ComEd Distribution Electric Limits Appr oved Wit hdr awn Applied Inquiry Yorkville Boundary SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE124THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREFigure 7.1: Existing Roadway and Rail Networkimpacts on roadway capacity and would need to be studied in further detail. Two roadway segments for which capacity constraints may be an issue in 2040 are highlighted in red in Table 7.1. With the proposed roadway widening, Yorkville’s transportation network is expected to be able to accommodate traffic forecasts. CMAP and IDOT update their plans on a regular basis to address changes in travel patterns and financial conditions. These plan updates should be monitored to determine if there are changes in conditions or planned improvements.Pavement condition is another important factor in keeping the transportation network in a state of good repair. The City of Yorkville conducts pavement condition surveys on local roads on an as-needed basis to identify transportation project priorities for the City’s Capital Improvement Plan (CIP). The City’s 2015 budget as approved by City Council stated that the City’s combined roadway score for roadways within the jurisdiction of the City of Yorkville is 82 out of a possible score 100. Graph 7.1 shows the share of roadways in each condition category by total mileage of roadway.In order to keep the roadway network in a state of good repair, the City estimated a need of $2.1 million annually for roadway improvements. $1 million has been funded. The City anticipates that the combined roadway score will drop from 82 to 77 by 2018 with some exceptions for roadway improvement projects currently under way.Graph 7.1: Roadway ConditionsSource: City of Yorkville5101520253035MILES OF ROADWAYROADWAY CONDITION RATING90-100 EXCELLENT19.480-89 VERY GOOD3170-79 GOOD20.260-69 FAIR7.240-59 POOR3.710-39 VERT POOR0 1 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 American Planning Association Planning Advisory Service Creating Great Communities for All PAS MEMO September/October 2019 Planning for Utility-Scale Solar Energy Facilities By Darren Coffey, aicp Solar photovoltaics (PV) are the fastest-growing energy source in the world due to the decreasing cost per kilowatt-hour—60 percent to date since 2010, according to the U.S. Department of Energy (U.S. DOE n.d.)—and the comparative speed in constructing a facility. Solar currently generates 0.4 percent of global electricity, but some University of Oxford researchers es- timate its share could increase to 20 percent by 2027 (Hawken 2017). Utility-scale solar installations are the most cost-effective solar PV option (Hawken 2017). Transitioning from coal plants to solar significantly decreases carbon dioxide emissions and eliminates sulfur, nitrous oxides, and mercury emissions. As the U.S. Depart- ment of Energy states, “As the cleanest domestic energy source available, solar supports broader national priorities, including national security, economic growth, climate change mitigation, and job creation” (U.S. DOE n.d.). As a result, there is growing demand for solar energy from companies (e.g., the “RE100,” 100 global corporations committed to sourcing 100 percent renewable electricity by 2050) and governments (e.g., the Virginia Energy Plan commits the state to 16 percent renewable energy by 2022). Federal and state tax incentives have accelerated the energy industry’s efforts to bring facilities online as quickly as possible. This has created a new challenge for local governments, as many are ill-prepared to consider this new and unique land- use option. Localities are struggling with how to evaluate utili- ty-scale solar facility applications, how to update their land-use regulations, and how to achieve positive benefits for hosting these clean energy facilities. As a land-use application, utility-scale solar facilities are processed as any other land-use permit. Localities use the tools available: the existing comprehensive (general) plan and zoning ordinance. In many cases, however, plans and ordi- nances do not address this type of use. Planners will need to amend these documents to bring some structure, consisten- cy, and transparency to the evaluation process for utility-scale solar facilities. Unlike many land uses, these solar installations will occupy vast tracts of land for one or more generations; they require tre- mendous local resources to monitor during construction (and presumably decommissioning); they can have significant im- pacts on the community depending on their location, buffers, installation techniques, and other factors (Figure 1); and they are not readily adaptable for another industrial or commercial use, hence the need for decommissioning. While solar energy aligns with sustainability goals held by an increasing number of communities, solar industries must bring an overall value to the locality beyond the clean energy label. Localities must consider the other elements of sustainability and make deliberate decisions regarding impacts and benefits to the social fabric, natural environment, and local economy. How should a locality properly evaluate the overall impacts of a large-scale clean energy land use on the community? This PAS Memo examines utility-scale solar facility uses and related land-use issues. It defines and classifies these facilities, Figure 1. Utility-scale solar facilities are large-scale uses that can have significant land-use impacts on communities. Photo by Flickr user U.S. Department of Energy/Michael Faria. 2 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 analyzes their land-use impacts, and makes recommendations for how to evaluate and mitigate those impacts. While public officials tend to focus on the economics of these facilities and their overall fiscal impact to the community, the emphasis for planners is on the direct land-use considerations that should be carefully evaluated (e.g., zoning, neighbors, viewsheds, and environmental impacts). Specific recommendations and sample language for addressing utility-scale solar in compre- hensive plans and zoning ordinances are provided at the end of the article. The Utility-Scale Solar Backdrop In contrast to solar energy systems generating power for on- site consumption, utility-scale solar, or a solar farm, is an energy generation facility that supplies power to the grid. These Figure 2. Components of a solar farm: solar panels (left), substation (center), and high-voltage transmission lines (right). Photos courtesy Berkley Group (left, right) and Pixabay (center). facilities are generally more than two acres in size and have capacities in excess of one megawatt; today’s utility-scale solar facilities may encompass hundreds or even thousands of acres. A solar site may also include a substation and a switchyard, and it may require generator lead lines (gen-tie lines) to intercon- nect to the grid (Figure 2). From 2008 to 2019, U.S. solar photovoltaic (PV) installations have grown from generating 1.2 gigawatts (GW) to 30 GW (SEIA 2019). The top 10 states generating energy from solar PV are shown in Figure 3. For many of these initial projects, local planning staff independently compiled information through research, used model ordinances, and relied on professional networks to cobble together local processes and permit con- ditions to better address the adverse impacts associated with utility-scale solar. Figure 3. Utility solar capacity in the United States in 2019. Courtesy Solar Energy Industry Association. 3 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 industry. Figure 4 shows the extent of existing electric trans- mission lines in one rural Virginia county. Federal and state tax incentives have further accelerated the pace of utility-scale solar developments, along with decreas- ing solar panel production costs. These factors all combine to create land-use development pressure that, absent effective and relevant land-use regulatory and planning tools, creates an environment where it is difficult to properly evaluate and make informed decisions for the community’s benefit. Solar Facility Land-Use Impacts As with any land-use application, there are numerous potential impacts that need to be evaluated with solar facility uses. All solar facilities are not created equal, and land-use regulations should reflect those differences in scale and impact accordingly. Utility-scale solar energy facilities involve large tracts of land involving hundreds, if not thousands, of acres. On these large tracts, the solar panels often cover more than half of the land area. The solar facility use is often pitched as “temporary” by developers, but it has a significant duration—typically project- ed by applicants as up to 40 years. Establishing such a solar facility use may take an existing agricultural or forestry operation out of production, and resum- ing such operations in the future will be a challenge. Utility-scale solar can take up valuable future residential, commercial, or industrial growth land when located near cities, towns, or other Figure 4. Electric transmission lines in Mecklenburg County, Virginia. Courtesy Berkley Group. However, each individual project brings unique challenges related to size, siting, compatibility with surrounding uses, miti- gating impacts through setbacks and buffers, land disturbance processes and permits, financial securities, and other factors. This has proven to be a significant and ongoing challenge to local planning staff, planning commissions, and governing bodies. Some localities have adopted zoning regulations to address utility-scale solar facilities based on model solar ordinance templates created by state or other agencies for solar energy facilities. However, these ordinances may not be sufficient to properly mitigate the adverse impacts of these facilities on communities. Many of these initial models released in the early 2010s aimed to promote clean energy and have failed to incorporate lessons learned from actual facility development. In addition, the solar industry has been changing at a rapid pace, particularly regarding the increasing scale of facilities. Planners should therefore revisit any existing zoning regula- tions for utility-scale solar facilities to ensure their relevance and effectiveness. Rapid growth of utility-scale solar facilities has emerged for rural communities, particularly those that have significant elec- trical grid infrastructure. Many rural counties have thousands of acres of agricultural and forested properties in various levels of production. Land prices tend to be much more cost-effec- tive in rural localities, and areas located close to high-voltage electric transmission lines offer significant cost savings to the 4 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 identified growth areas. If a solar facility is close to a major road or cultural asset, it could affect the viewshed and attractiveness of the area. Because of its size, a utility-scale solar facility can change the character of these areas and their suitability for future development. There may be other locally specific poten- tial impacts. In short, utility-scale solar facility proposals must be carefully evaluated regarding the size and scale of the use; the conversion of agricultural, forestry, or residential land to an industrial-scale use; and the potential environmental, social, and economic impacts on nearby properties and the area in general. To emphasize the potential impact of utility-scale solar facil- ities, consider the example of one 1,408-acre (2.2-square-mile) Virginia town with a 946-acre solar facility surrounding its north and east sides. The solar project area is equal to approximately 67 percent of the town’s area. A proposed 332.5-acre solar facility west of town increases the solar acres to 1,278.5, nearly the size of the town. Due to its proximity to multiple high-voltage elec- trical transmission lines, other utility-scale solar facilities are also proposed for this area, which would effectively lock in the town’s surrounding land-use pattern for the next generation or more. The following considerations are some of the important land-use impacts that utility-scale solar may have on nearby communities. Change in Use/Future Land Use A primary impact of utility-scale solar facilities is the removal of forest or agricultural land from active use. An argument often made by the solar industry is that this preserves the land for future agricultural use, and applicants typically state that the land will be restored to its previous condition. This is easiest when the land was initially used for grazing, but it is still not without its challenges, particularly over large acreages. Land with significant topography, active agricultural land, or forests is more challenging to restore. It is important that planners consider whether the industrial nature of a utility-scale solar use is compatible with the local- ity’s vision. Equally as important are imposing conditions that will enforce the assertions made by applicants regarding the future restoration of the site and denying applications where those conditions are not feasible. Agricultural/Forestry Use. Agricultural and forested areas are typical sites for utility-scale solar facility uses. However, the use of prime agricultural land (as identified by the USDA or by state agencies) and ecologically sensitive lands (e.g., riparian buffers, critical habitats, hardwood forests) for these facilities should be scrutinized. For a solar facility, the site will need to be graded in places and revegetated to stabilize the soil. That vegetation typically needs to be managed (e.g., by mowing, herbicide use, or sheep grazing) over a long period of time. This prolonged vegetation management can change the natural characteristics of the soil, making restoration of the site for future agricultural use more difficult. While native plants, pollinator plants, and grazing options exist and are continually being explored, there are logistical issues with all of them, from soil quality impacts to compatibility of animals with the solar equipment. A deforested site can be reforested in the future, but over an additional extended length of time, and this may be delayed or the land left unforested at the request of the landowner at the time of decommissioning. Clearcutting forest in anticipation of a utility-scale solar application should be avoided but is not un- common. This practice potentially undermines the credibility of the application, eliminates what could have been natural buffers and screening, and eliminates other landowner options to mon- etize the forest asset (such as for carbon or nutrient credits). For decommissioning, the industry usually stipulates re - moval of anything within 36 inches below the ground surface. Unless all equipment is specified for complete removal and this is properly enforced during decommissioning, future agricul- tural operations would be planting crops over anything left in the ground below that depth, such as metal poles, concrete footers, or wires. Residential Use. While replacing agricultural uses with residential uses is a more typical land-use planning concern, in some areas this is anticipated and desired over time. “Peo- ple have to live somewhere,” and this should be near existing infrastructure typical of cities, towns, and villages rather than sprawled out over the countryside. This makes land lying within designated growth areas or otherwise located near existing population centers a logical location for future residential use. Designated growth areas can be important land-use strategies to accommodate future growth in a region. Permitting a utili- ty-scale use on such land ties it up for 20–40 years (a generation or two), which may be appropriate in some areas, but not others. Industrially Zoned Land. Solar facilities can be a good use of brownfields or other previously disturbed land. A challenge in many rural areas, however, is that industrially zoned land is limited, and both public officials and comprehensive plan policies place a premium on industries that create and retain well-paying jobs. While utility-scale solar facilities are not neces- sarily incompatible with other commercial and industrial uses, the amount of space they require make them an inefficient use of industrially zoned land, for which the “highest and best use” often entails high-quality jobs and an array of taxes paid to the locality (personal property, real estate, machinery and tool, and other taxes). Location The location of utility-scale solar facilities is the single most im- portant factor in evaluating an application because of the large amount of land required and the extended period that land is dedicated to this singular use, as discussed above. Solar facilities can be appropriately located in areas where they are difficult to detect, the prior use of the land has been marginal, and there is no designated future use specified (i.e., not in growth areas, not on prime farmland, and not near recreation- al or historic areas). Proposed facilities adjacent to corporate boundaries, public rights-of-way, or recreational or cultural resources are likely to be more controversial than facilities that are well placed away from existing homes, have natural buffers, and don’t change the character of the area from the view of local residents and other stakeholders. 5 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 Concentration of Uses A concentration of solar facilities is another primary concern. The large scale of this land use, particularly when solar facili- ties are concentrated, also significantly exacerbates adverse impacts to the community in terms of land consumption, use pattern disruptions, and environmental impacts (e.g., storm- water, erosion, habitat). Any large-scale homogenous land use should be carefully examined—whether it is rooftops, impervious surface, or solar panels. Such concentrated land uses change the character of the area and alter the natural and historic development pattern of a community. The attraction of solar facilities to areas near population centers is a response to the same forces that attract other uses—the infrastructure is already there (electrical grid, water and sewer, and roads). One solar facility in a given geographic area may be an acceptable use of the land, but when multiple facilities are attracted to the same geography for the same reasons, this tips the land-use balance toward too much of a single use. The willingness of landowners to cooperate with energy companies is understandable, but that does not automatically translate into good planning for the community. The short- and medium-term gains for individual landowners can have a lasting negative impact on the larger community. Visual Impacts The visual impact of utility-scale solar facilities can be signifi- cantly minimized with effective screening and buffering, but this is more challenging in historic or scenic landscapes. Solar facilities adjacent to scenic byways or historic corridors may negatively impact the rural aesthetic along these transporta- tion routes. Buffering or screening may also be appropriate along main arterials or any public right-of-way, regardless of special scenic or historic designation. The location of large solar facilities also needs to account for views from public rights-of-way (Figure 5). Scenic or historic areas should be avoided, while other sites should be effectively screened from view with substantial vegetative or other types of buffers. Berms, for example, can provide a very effective screen, particularly if combined with appropriate vegetation. Decommissioning The proper decommissioning and removal of equipment and other improvements when the facility is no longer operational presents significant challenges to localities. Decommissioning can cost millions in today’s dollars. The industry strongly asserts that there is a significant salvage value to the solar arrays, but there may or may not be a market to salvage the equipment when removed. Further, the feasibility of realizing salvage value may depend on who removes the equipment—the operator, the tenant, or the landowner (who may not be the same parties as during construction)—as well as when it is removed. Providing for adequate security to ensure that financial re- sources are available to remove the equipment is a significant challenge. Cash escrow is the most reliable security for a local- ity but is the most expensive for the industry and potentially a financial deal breaker. Insurance bonds or letters of credit seem to be the most acceptable forms of security but can be difficult to enforce as a practical matter. The impact of inflation over decades is difficult to calculate; therefore, the posted financial security to ensure a proper decommissioning should be reeval- Figure 5. This scenic vista would be impacted by a solar facility proposed for the far knoll. Photo courtesy Berkley Group. 6 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 Figure 6. A conceptual site plan for a 1,491-acre utility-scale solar facility showing wildlife corridors throughout the site. Courtesy Dominion Energy. Wildlife Corridors. In addition to mitigating the visual impact of utility-scale solar facilities, substantial buffers can act as wildlife corridors along project perimeters. The arrangement of panels within a project site is also important to maintain areas conducive to wildlife travel through the site. Existing trees, wetlands, or other vegetation that link open areas should be preserved as wildlife cover. Such sensitivity to the land’s en- vironmental features also breaks up the panel bay groups and will make the eventual restoration of the land to its previous state that much easier and more effective. A perimeter fence is a barrier to wildlife movement, while fencing around but not in between solar panel bays creates open areas through which animals can continue to travel (Figure 6). Stormwater, Erosion, and Sediment Control. The site disturbance required for utility-scale solar facilities is significant due to the size of the facilities and the infrastructure needed to operate them. These projects require the submission of both stormwater (SWP) and erosion/sediment control (ESC) plans to comply with federal and state environmental regulations. Depending on the site orientation and the panels to be used, significant grading may be required for panel placement, roads, and other support infrastructure. The plan review and submis- uated periodically—usually every five years or so. The worst possible outcome for a community (and a farmer or landown- er) would be an abandoned utility-scale solar facility with no resources available to pay for its removal. Additional Solar Facility Impacts In addition to the land-use impacts previously discussed, there are a number of significant environmental and economic im- pacts associated with utility-scale solar facilities that should be addressed as part of the land-use application process. Environmental Impacts While solar energy is a renewable, green resource, its gen- eration is not without environmental impacts. Though utility-scale solar facilities do not generate the air or water pollution typical of other large-scale fossil-fuel power pro- duction facilities, impacts on wildlife habitat and stormwater management can be significant due to the large scale of these uses and the resulting extent of land disturbance. The location of sites, the arrangement of panels within the site, and the ongoing management of the site are important in the mitigation of such impacts. 7 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 sion processes are no different with these facilities than for any other land-disturbing activity. However, such large-scale grading project plans are more complex than those for other uses due primarily to the scale of utility solar. Additionally, the impervious nature of the panels themselves creates stormwater runoff that must be properly controlled, managed, and maintained. Due to this complexity, it is recommended that an indepen- dent third party review all SWP and ESC plans in addition to the normal review procedures. Many review agencies (local, re- gional, or state) are under-resourced or not familiar with large- scale grading projects or appropriate and effective mitigation measures. It is in a locality’s best interest to have the applicant’s engineering and site plans reviewed by a licensed third party prior to and in addition to the formal plan review process. Most localities have engineering firms on call that can perform such reviews on behalf of the jurisdiction prior to formal plan review submittal and approval. This extra step, typically paid for by the applicant, helps to ensure the proper design of these environ- mental protections (Figure 7). The successful implementation of these plans and ongo- ing maintenance of the mitigation measures is also critical and should be addressed in each proposal through sufficient performance security requirements and long-term mainte - nance provisions. Cultural, Environmental, and Recreational Resources. Every proposed site should undergo an evaluation to identify any architectural, archaeological, or other cultural resources on or near proposed facilities. Additionally, sites located near recreational, historic, or environmental resources should be avoided. Tourism is recognized as a key sector for economic growth in many regions, and any utility-scale solar facilities that might be visible from a sce- nic byway, historic site, recreational amenity, or similar resources could have negative consequences for those tourist attractions. Figure 7. Examples of compliance (left) and noncompliance (right) with erosion and sediment control requirements. Photos courtesy Berkley Group. Economic Impacts This PAS Memo focuses on the land-use impacts of utility-scale solar facilities, but planners should also be aware of economic considerations surrounding these uses for local governments and communities. Financial Incentives. Federal and state tax incentives benefit the energy industry at the expense of localities. The initial intent of industry-targeted tax credits was to act as an economic catalyst to encourage the development of green energy. An unintended consequence has been to benefit the solar industry by saving it tax costs at the expense of localities, which don’t receive the benefit of the full taxable rate they would normally receive. Employment. Jobs during construction (and decommis- sioning) can be numerous, but utility-scale solar facilities have minimal operational requirements otherwise. Very large facil- ities may employ one or two full-time-equivalent employees. During the construction phase there are typically hundreds of employees who need local housing, food, and entertainment. Fiscal Impact. The positive fiscal impact to landowners who lease or sell property for utility-scale solar facilities is clear. How- ever, the fiscal impact of utility-scale solar facilities to the com- munity as a whole is less clear and, in the case of many localities, may be negligible compared with their overall budget due to tax credits, low long-term job creation, and other factors. Property values. The impact of utility-scale solar facilities is typically negligible on neighboring property values. This can be a significant concern of adjacent residents, but negative impacts to property values are rarely demonstrated and are usually di- rectly addressed by applicants as part of their project submittal. Solar Facilities in Local Policy and Regulatory Documents The two foundational land-use tools for most communities are their comprehensive (general) plans and zoning ordinances. 8 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 These two land-use documents are equally critical in the eval- uation of utility-scale solar facilities. A community’s plan should discuss green energy, and its zoning ordinance should properly enable and regulate green energy uses. The Comprehensive Plan The comprehensive plan establishes the vision for a community and should discuss public facilities and utilities. However, solar fa- cilities are not directly addressed in many comprehensive plans. If solar energy facilities are desired in a community, they should be discussed in the comprehensive plan in terms of green infrastructure, environment, and economic development goals. Specific direction should be given in terms of policy objectives such as appropriate locations and conditions. If a community does not desire such large-scale land uses because of their impacts on agriculture or forestry or other concerns, then that should be directly addressed in the plan. Some states, such as Virginia, require a plan review of public facilities—including utility-scale solar facilities—for substantial conformance with the local comprehensive plan (see Code of Virginia §15.2-2232). This typically requires a review by the planning commission of public utility facility proposals, wheth- er publicly or privately owned, to determine if their general or approximate locations, characters, and extents are substantially in accord with the comprehensive plan. Most comprehensive plans discuss the types of industry desired by the community, the importance of agricultural op- erations, and any cultural, recreational, historic, or scenic rural landscape features. An emphasis on tourism, job growth, and natural and scenic resource protection may not be consistent with the use pattern associated with utility-scale solar facilities. If a plan is silent on the solar issue, this may act as a barrier to approving this use. Plans should make clear whether utili- ty-scale solar is desired and, if so, under what circumstances. This plan review process should precede any other land-use application submittal, though it may be performed concur- rently with other zoning approvals. Planners and other public officials should keep in mind that even if a facility is found to be substantially in accord with a comprehensive plan, that does not mean the land-use application must be approved. Use permits are discretionary. If a particular application does not sufficiently mitigate the adverse impacts of the proposed land use, then it can and should be denied regardless of its conformance with the comprehensive plan. Similarly, in Virginia, a utility-scale solar facility receiving use permit approval without a comprehensive plan review may not be in compliance with state code. The permit approval process is a two-step process, with the comprehensive plan review preferably preceding the consideration of a use permit application. The Zoning Ordinance While a community’s comprehensive plan is its policy guide, the zoning ordinance is the regulatory document that imple- ments that policy. Plans are advisory in nature, although often upheld in court decisions, whereas ordinance regulations are mandatory. In addition to comprehensive plan amendments, the zoning ordinance should specifically set forth the process and requirements necessary for the evaluation of a utility-scale solar application. In zoning regulations, uses may be permitted either by right (with or without designated performance measures such as use and design standards) or as conditional or special uses, which require discretionary review and approval. Solar facilities generating power for on-site use are typically regulated as by- right uses depending on their size and location. Utility-scale solar facilities, however, should in most cases be conditionally permitted regardless of the zoning district and are most appropriate on brownfield sites, in remote areas, or in agriculturally zoned areas. This is particularly true for more The Virginia Experience The recommendations presented in this PAS Memo are derived from research and the author’s direct experience with the de- scribed planning, ordinance amendment, and application and regulatory processes in the following three Virginia localities, all rural counties in the southern or eastern parts of the state. Mecklenburg County When Mecklenburg County began seeing interest in utili- ty-scale solar facilities, the county’s long-range plan did not ad- dress solar facilities, and the zoning ordinance was based on an inadequate and outdated state model that did not adequately regulate this land use. The town of Chase City is located near the confluence of several high-voltage utility lines, and all proposed facilities were located near or within the town’s corporate limits. The county approved the first utility-scale solar facility application in the ju- risdiction without any conditions or much consideration. When the second application for a much larger facility (more than 900 acres) came in soon after, with significant interest from other po- tential applicants as well, the county commissioned the author’s consulting firm, The Berkley Group, to undertake a land-use and industry study regarding utility-scale solar facilities. As Mecklenburg officials continued with the approval process on the second utility-scale solar facility under existing regula- tions, they received the results of the industry study and began considering a series of amendments to the comprehensive plan and zoning ordinance. Though county officials were particularly worried about the potential concentration of facilities around Chase City, town officials expressed formal support for the proposed land use. Other Mecklenburg communities expressed more concern and wanted the facilities to be located a signifi- cant distance away from their corporate boundaries. These dis- 9 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 The Virginia Experience (continued) cussions led to standards limiting the concentration of facilities, encouraging proximity to the electrical grid, and establishing distances from corporate boundaries where future solar facilities could not be located. Since the adoption of the new regulations, numerous other utility-scale solar applications have been submit- ted and while some have been denied, most have been approved. Solar industry representatives’ concerns that the new regulations were an attempt to prevent this land use have therefore not been realized; these are simply the land-use tools that public officials wanted and needed to appropriately evaluate solar facility applications. Many of the examples and best practices recommended in this article, including the model language provided at the end of the article, are a result of the utility-scale solar study commissioned by the county (Berkley Group 2017) and the subsequent policies and regulations it adopted. Sussex County Sussex County is located east and north of Mecklenburg, and the interest in utility-scale solar projects there has been no less immediate or profound. The announcement of the new Amazon headquarters in Arlington, Virginia, along with the company’s interest in offsetting its operational energy use with green energy sources furthered interest in this rural county more than 100 miles south of Arlington. As in Mecklenburg County, local regulations did not address utility-scale solar uses, so public officials asked for assistance from The Berkley Group to develop policies and regulations ap- propriate for their community. Sussex County officials outlined an aggressive timeline for considering new regulations regard- ing solar facilities and, within one month of initiation, swiftly adopted amended regulations for solar energy facilities. The same metrics and policy issues examined and adopted for Mecklenburg County were used for the initial discussion in Sussex at a joint work session between the board of super- visors (the governing body) and the planning commission. Public officials tailored the proposed standards and regulations to the county context based on geography, cultural priorities, and other concerns. They then set a joint public hearing for their next scheduled meeting to solicit public comment. Under Virginia law, land-use matters may be considered at a joint public hearing with a recommendation from the plan- ning commission going to the governing body and that body taking action thereafter. This is not a typical or recommended practice for local governments since it tends to limit debate, transparency, and good governance, but due to the intense interest from the solar industry, coupled with the lack of land- use regulations addressing the proposed utility-scale solar uses, county officials utilized that expedited process. No citizens and only two industry officials spoke at the pub- lic hearing, and after two hours of questions, discussion, and some negotiation of proposed standards, the new regulations were adopted the same evening. Since the new regulations have been put into place, no new solar applications have been received, but informal discussions with public officials and staff suggest that interest from the industry remains strong. Greensville County Greensville County, like Mecklenburg, lies on the Virginia-North Carolina boundary. The county has processed four solar en- ergy applications to date (three were approved and one was denied) and continues to process additional applications. Con- currently, the county is in the process of evaluating its land-use policies and regulations, which were amended in late 2016 at the behest of solar energy interests. The reality of the land-use approval process has proved more challenging than the theory of the facilities when con- sidered a few years ago. As with other localities experiencing interest from the solar energy industry, the issues of scale, concentration, buffers/setbacks, and other land-use consid- erations have been debated at each public hearing for each application. Neighbors and families have been divided, and lifelong relationships have been severed or strained. The board of supervisors has found it difficult in the face of their friends, neighbors, and existing corporate citizens to deny applications that otherwise might not have been approved. County officials have agreed that they do want to amend their existing policies and regulations to be more specific and less open to interpretation by applicants and citizens. One of their primary challenges has been dedicating the time to discuss proposed changes to their comprehensive plan and zoning ordinance. A joint work session between the board of supervisors and planning commission is being scheduled and should lead to subsequent public hearings and actions by those respective bodies to enact new regulations for future utility-scale solar applicants. 10 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 populated areas due to the more compact nature of land uses. There are, however, areas throughout the country where utili- ty-scale solar might be permitted by right under strict design standards that are compatible with community objectives. To better mitigate the potential adverse impacts of utili- ty-scale solar facilities, required application documents should include the following: • Concept plan • Site plan • Construction plan • Maintenance plan • Erosion and sediment control and stormwater plans Performance measures should address these issues: • Setbacks and screening • Plan review process • Construction/deconstruction mitigation and associated financial securities • Signage • Nuisance issues (glare, noise) The model language provided at the end of this PAS Memo outlines specific recommendations regarding comprehensive plan and zoning ordinance amendments, the application process, and conditions for consideration during the permitting process. Action Steps for Planners There are four primary actions that planners can pursue with their planning commissions and governing bodies to ensure that their communities are ready for utility-scale solar. Review and Amend the Plan The first, and most important, step from a planning viewpoint is to review and amend the comprehensive plan to align with how a community wants to regulate utility-scale solar uses. Some communities don’t want them at all, and many cities and towns don’t have the land for them. Larger municipalities and counties around the country may have to deal with this land use at some point, if they haven’t already. Local governments should get their planning houses in order by amending plans before the land-use applications arrive. Review and Amend Land-Use Ordinances Once the plan is updated, the next step is to review and amend land-use ordinances (namely the zoning ordinance) accordingly. These ordinances are vital land-use tools that need to be up to date and on point to effectively regulate large and complex solar facilities. If local governments do not create regulations for utility-scale solar facilities, applications for these projects will occupy excessive staff time, energy, and talents, resulting in much less efficient and more open-ended results. Evaluate Each Application Based on Its Own Merits This should go without saying, but it is important, particularly from a legal perspective, that each project application is evalu- ated based on its own merits. All planners have probably seen a project denied due to the politics at play with regard to other projects: “That one shouldn’t have been approved so we’re go- ing to deny this one.” “The next one is better so this one needs to be denied.” The focus of each application should be on the potential adverse impacts of the project on the community and what can be done successfully to mitigate those impacts. Whether the applicant is a public utility or a private company, the issues and complexities of the project are the same. The bottom line should never be who the applicant is; rather, it should be whether the project’s adverse impacts can be properly mitigat- ed so that the impact to the community is positive. Learn From Others Mecklenburg County’s revised solar energy policies and regu- lations began with emails and phone calls to planning col- leagues to see how they had handled utility-scale solar projects in their jurisdictions. The primary resources used were internet research, other planners, and old-fashioned planner ingenuity and creativity. While it is the author’s hope and intent that this article offers valuable information on this topic, nothing beats the tried and true formula of “learn from and lean on your colleagues.” Conclusion The solar energy market is having major impacts on land use across the country, and federal and state tax incentives have con- tributed to a flood of applications in recent years. While the ben- efits of clean energy are often touted, the impacts of utility-scale solar facilities on a community can be significant. Applicants often say that a particular project will “only” take up some small percentage of agricultural, forestry, or other land-use category— but the impact of these uses extends beyond simply replacing an existing (or future) land use. Fiscal benefit to a community is also often cited as an incentive, but this alone is not a compelling reason to approve (or disapprove) a land-use application. The scale and duration of utility-scale solar facilities compli- cates everything from the land disturbance permitting process through surety requirements. If not done properly, these uses can change the character of an area, altering the future of com- munities for generations. Local officials need to weigh these land-use decisions within the context of their comprehensive plan and carefully consider each individual application in terms of the impact that it will have in that area of the community, not only by itself but also if combined with additional sites. The concentration of solar facilities is a major consideration in addition to their indi- vidual locations. A solar facility located by itself in a rural area, close to major transmission lines, not prominently visible from public rights-of-way or adjacent properties, and not located in growth areas, on prime farmland, or near cultural, historic, or recreational sites may be an acceptable land use with a benefi- cial impact on the community. Properly evaluating and, to the extent possible, mitigating the impacts of these facilities by carefully controlling their 11 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 location, scale, size, and other site-specific impacts is key to ensuring that utility-scale solar facilities can help meet broad- er sustainability goals without compromising a community’s vision and land-use future. About the Author Darren K. Coffey, aicp, is co-owner and chief executive officer of The Berkley Group, a local government consulting firm in Virginia. Prior to forming The Berkley Group, he worked as a land-use planner for various localities in North Carolina and Virginia. The Berkley Group began working on utility-scale solar planning issues in early 2017 as that industry began to take off in Virginia. Coffey has bachelor of science degrees in economics and geography from James Madison University and a master of arts in geography from Rutgers University, and he attained AICP certification in 2000. He may be reached at darren@bgllc.net. The author would like to thank Denise Nelson, pe, cfm, env sp, Berkley Group Environmental Engineer, for her contributions to this article. References and Resources Berkley Group. 2017. “Solar Facility Impacts Analysis: An Exam- ination of Land Use Impacts.” Unpublished study. Mecklenburg County, Virginia. Climate Group and CDP. 2019. “RE100.” Hawken, Paul. 2017. Drawdown: The Most Comprehensive Plan Ever Proposed to Reverse Global Warming. New York: Penguin Books. Solar Energy Industry Association (SEIA). 2019. “U.S. Solar Mar- ket Insight.” June 18. U.S. Department of Energy (U.S. DOE). n.d. “Solar Energy in the United States.” Office of Energy Efficiency and Renewable Energy. Virginia, Commonwealth of. 2018. 2018 Virginia Energy Plan. Office of the Secretary of Commerce and Trade, Department of Mines, Minerals and Energy. PAS Memo is a bimonthly online publication of APA’s Planning Advisory Service. Joel Albizo, fasae, cae, Chief Executive Officer; Petra Hurtado, Research Director; Ann F. Dillemuth, aicp, Editor. Learn more at planning.org/pas. ©2019 American Planning Association. All Rights Reserved. No part of this publication may be reproduced or utilized in any form or by any means without permission in writing from APA. PAS Memo (ISSN 2169-1908) is published by the American Planning Association, which has offices at 205 N. Michigan Ave., Suite 1200, Chicago, IL 60601-5927, and 1030 15th St. NW, Suite 750 West, Washington, DC 20005-1503; planning.org. 1 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 American Planning Association Planning Advisory Service Creating Great Communities for All PAS MEMOADDENDUM September/October 2019 Specific Planning and Zoning Recommendations for Utility-Scale Solar This guidance and sample ordinance language for utility-scale solar facilities is drawn from actual comprehensive plan and zoning ordinance amendments as well as conditional (special) use permit conditions. These examples are from Virginia and should be tailored to localities within the context of each state’s enabling legislation regarding land use. THE COMPREHENSIVE (GENERAL) PLAN The following topics should be addressed for comprehensive plan amendments: • Identification of major electrical facility infrastructure (i.e., transmission lines, transfer stations, generation facilities, etc.) • Identification of growth area boundaries around each city, town, or appropriate population center • Additional public review and comment opportunities for land-use applications within a growth area boundary, within a specified distance from an identified growth area bound- ary, or within a specified distance from identified population centers (e.g., city or town limits) • Recommended parameters for utility-scale solar facilities, such as: ❍maximum acreage or density (e.g., not more than two fa- cilities within a two-mile radius) to mitigate the impacts related to the scale of these facilities ❍maximum percent usage (i.e., “under panel” or impervi- ous surface) of assembled property to mitigate impacts to habitat, soil erosion, and stormwater runoff ❍location adjacent or close to existing electric transmis- sion lines ❍location outside of growth areas or town boundary or a specified distance from an identified growth boundary ❍location on brownfields or near existing industrial uses (but not within growth boundaries) ❍avoidance of or minimization of impact to prime farm- land as defined by the USDA ❍avoidance of or minimization of impact to the viewshed of any scenic, cultural, or recreational resources (i.e., large solar facilities may not be seen from surrounding points that are in line-of-sight with a resource location) • Identification of general conditions to mitigate negative effects, including the following: ❍Concept plan compliance ❍Buffers and screening (e.g., berms, vegetation, etc.) ❍Third-party plan review (for erosion and sediment con- trols, stormwater management, grading) ❍Setbacks ❍Landscaping maintenance ❍Decommissioning plan and security THE ZONING ORDINANCE In addition to, or separate from, comprehensive plan amend- ments, the zoning ordinance should be amended to more specifically set forth the process and requirements necessary for a thorough land-use evaluation of an application. Recommended Application Process Pre-Application Meeting The process of requiring applicants to meet with staff prior to the submission of an application often results in a better, more complete application and a smoother process once an application is submitted. This meeting allows the potential ap- plicant and staff to sit down to discuss the location, scale, and nature of the proposed use and what will be expected during that process. The pre-application meeting is one of the most 2 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 effective tools planners can use to ensure a more efficient, substantive process. Comprehensive Plan Review As discussed in the article, a comprehensive plan review for public utility facilities, if required, can occur prior to or as part of the land-use application process. Any application not including the review would be subject to such review in compliance if re- quired by state code. If the plan review is not done concurrent- ly with the land-use application, then it should be conducted prior to the receipt of the application. An application not substantially in accord with the com- prehensive plan should not be recommended for approval, regardless of the conditions placed on the use. Depending on the location, scale, and extent of the project, it is difficult to sufficiently mitigate the adverse impacts of a project that does not conform with the plan. Land-Use Application If the comprehensive plan review is completed and the project is found to be in compliance with the comprehensive plan, then the use permit process can proceed once a complete application is submitted. Application completion consists of the submission of all requirements set forth in the zoning ordinance and is at the discretion of the zoning administrator if there is any question as to what is required or when it is required. Applications should contain all required elements at the time of submittal and no components should be outstanding at the time of submittal. Sample Ordinance Language The following sample ordinance language addresses require- ments for applications, public notice, development standards, decommissioning, site plan review, and other process elements. 1. Application requirements. Each applicant requesting a use permit shall submit the following: a. A complete application form. b. Documents demonstrating the ownership of the subject parcel(s). c. Proof that the applicant has authorization to act upon the owner’s behalf. d. Identification of the intended utility company who will interconnect to the facility. e. List of all adjacent property owners, their tax map num- bers, and addresses. f. A description of the current use and physical characteris- tics of the subject parcels. g. A description of the existing uses of adjacent properties and the identification of any solar facilities—existing or proposed—within a five-mile radius of the proposed location. h. Aerial imagery which shows the proposed location of the solar energy facility, fenced areas and driveways with the closest distance to all adjacent property lines, and nearby dwellings, along with main points of ingress/egress. i. Concept plan. The facility shall be constructed and operated in substantial compliance with the approved concept plan, with allowances for changes required by any federal or state agency. The project shall be limited to the phases and conditions set forth in the concept plan that constitutes part of this application, notwith- standing any other state or federal requirements. No additional phasing or reduction in facility size shall be permitted, and no extensions beyond the initial period shall be granted without amending the use permit. The concept plan shall include the subject parcels; the proposed location of the solar panels and related facilities; the location of proposed fencing, driveways, internal roads, and structures; the closest distance to adjacent property lines and dwellings; the location of proposed setbacks; the location and nature of proposed buffers, including vegetative and constructed buffers and berms; the location of points of ingress/egress; any proposed construction phases. j. A detailed decommissioning plan (see item 5 below). k. A reliable and detailed estimate of the costs of decom- missioning, including provisions for inflation (see item 5 below). l. A proposed method of providing appropriate escrow, surety, or security for the cost of the decommissioning plan (see item 5 below). m. Traffic study modelling the construction and decommis- sioning processes. Staff will review the study in coopera- tion with the state department of transportation or other official transportation authority. n. An estimated construction schedule. o. [x number of] hard copy sets (11”× 17” or larger), one reduced copy (8½”× 11”), and one electronic copy of site plans, including elevations and landscape plans as required. Site plans shall meet the requirements of this ordinance. p. The locality may require additional information deemed necessary to assess compliance with this section based on the specific characteristics of the property or other project elements as determined on a case by case basis. q. Application fee to cover any additional review costs, advertising, or other required staff time. 2. Public notice. a. Use permits shall follow the public notice requirements as set forth in the zoning ordinance or by state code as applicable. b. Neighborhood meeting: A public meeting shall be held prior to the public hearing with the planning commis- sion to give the community an opportunity to hear from the applicant and ask questions regarding the proposed project. i The applicant shall inform the zoning administrator and adjacent property owners in writing of the date, time, and location of the meeting, at least seven but 3 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 no more than 14 days in advance of the meeting date. ii The date, time, and location of the meeting shall be advertised in the newspaper of record by the ap- plicant, at least seven but no more than 14 days in advance of the meeting date. iii The meeting shall be held within the community, at a location open to the general public with adequate parking and seating facilities which may accommo- date persons with disabilities. iv The meeting shall give members of the public the opportunity to review application materials, ask ques- tions of the applicant, and make comments regarding the proposal. v The applicant shall provide to the zoning administra- tor a summary of any input received from members of the public at the meeting. 3. Minimum development standards. a. No solar facility shall be located within a reasonable radius of an existing or permitted solar facility, airport, or municipal boundary. b. The minimum setback from property lines shall be a reasonable distance (e.g., at least 100 feet) and correlated with the buffer requirement. c. The facilities, including fencing, shall be significantly screened from the ground-level view of adjacent proper- ties by a buffer zone of a reasonable distance extending from the property line that shall be landscaped with plant materials consisting of an evergreen and deciduous mix (as approved by staff), except to the extent that ex- isting vegetation or natural landforms on the site provide such screening as determined by the zoning adminis- trator. In the event that existing vegetation or landforms providing the screening are disturbed, new plantings shall be provided which accomplish the same. Opaque architectural fencing may be used to supplement other screening methods but shall not be the primary method. d. The design of support buildings and related structures shall use materials, colors, textures, screening, and land- scaping that will blend the facilities to the natural setting and surrounding structures. e. Maximum height of primary structures and accessory buildings shall be a reasonable height as measured from the finished grade at the base of the structure to its highest point, including appurtenances (e.g., 15 feet). The board of supervisors may approve a greater height based upon the demonstration of a significant need where the impacts of increased height are mitigated. f. All solar facilities must meet or exceed the standards and regulations of the Federal Aviation Administration (FAA), State Corporation Commission (SCC) or equivalent, and any other agency of the local, state, or federal government with the authority to regulate such facilities that are in force at the time of the application. g. To ensure the structural integrity of the solar facility, the owner shall ensure that it is designed and maintained in compliance with standards contained in applicable local, state, and federal building codes and regulations that were in force at the time of the permit approval. h. The facilities shall be enclosed by security fencing on the interior of the buffer area (not to be seen by other properties) of a reasonable height. A performance bond reflecting the costs of anticipated fence maintenance shall be posted and maintained. Failure to maintain the security fencing shall result in revocation of the use per- mit and the facility’s decommissioning. i. Ground cover on the site shall be native vegetation and maintained in accordance with established performance measures or permit conditions. j. Lighting shall use fixtures as approved by the municipal- ity to minimize off-site glare and shall be the minimum necessary for safety and security purposes. Any excep- tions shall be enumerated on the concept plan and approved by the zoning administrator. k. No facility shall produce glare that would constitute a nuisance to the public. l. Any equipment or situations on the project site that are determined to be unsafe must be corrected within 30 days of citation of the unsafe condition. m. Any other condition added by the planning commission or governing body as part of a permit approval. 4. Coordination of local emergency services. Applicants for new solar energy facilities shall coordinate with emergency services staff to provide materials, education and/or training to the departments serving the property with emergency services in how to safely respond to on-site emergencies. 5. Decommissioning. The following requirements shall be met: a. Utility-scale solar facilities which have reached the end of their useful life or have not been in active and con- tinuous service for a reasonable period of time shall be removed at the owner’s or operator’s expense, except if the project is being repowered or a force majeure event has or is occurring requiring longer repairs; however, the municipality may require evidentiary support that a longer repair period is necessary. b. Decommissioning shall include removal of all solar electric systems, buildings, cabling, electrical compo- nents, security barriers, roads, foundations, pilings, and any other associated facilities, so that any agricultural ground upon which the facility or system was located is again tillable and suitable for agricultural uses. The site shall be graded and reseeded to restore it to as natural a condition as possible, unless the land owner requests in writing that the access roads or other land surface areas not be restored, and this request is approved by the gov- erning body (other conditions might be more beneficial or desirable at that time). c. The site shall be regraded and reseeded to as natural condition as possible within a reasonable timeframe after equipment removal. 4 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 d. The owner or operator shall notify the zoning administrator by certified mail, return receipt requested, of the proposed date of discontinued operations and plans for removal. e. Decommissioning shall be performed in compliance with the approved decommissioning plan. The govern- ing body may approve any appropriate amendments to or modifications of the decommissioning plan. f. Hazardous material from the property shall be disposed of in accordance with federal and state law. g. The applicant shall provide a reliable and detailed cost estimate for the decommissioning of the facility pre- pared by a professional engineer or contractor who has expertise in the removal of solar facilities. The decom- missioning cost estimate shall explicitly detail the cost and shall include a mechanism for calculating increased removal costs due to inflation and without any reduction for salvage value. This cost estimate shall be recalculated every five (5) years and the surety shall be updated in kind. h. The decommissioning cost shall be guaranteed by cash escrow at a federally insured financial institution ap- proved by the municipality before any building permits are issued. The governing body may approve alternative methods of surety or security, such as a performance bond, letter of credit, or other surety approved by the municipality, to secure the financial ability of the owner or operator to decommission the facility. i. If the owner or operator of the solar facility fails to remove the installation in accordance with the requirements of this permit or within the proposed date of decommis- sioning, the municipality may collect the surety and staff or a hired third party may enter the property to physical- ly remove the installation. 6. Site plan requirements. In addition to the site plan require- ments set forth in the zoning ordinance, a construction management plan shall be submitted that includes: • Traffic control plan (subject to state and local approv- al, as appropriate) • Delivery and parking areas • Delivery routes • Permits (state/local) Additionally, a construction/deconstruction mitigation plan shall also be submitted including: • Hours of operation • Noise mitigation (e.g., construction hours) • Smoke and burn mitigation (if necessary) • Dust mitigation • Road monitoring and maintenance 7. The building permit must be obtained within [18 months] of obtaining the use permit and commencement of the operation shall begin within [one year] from building permit issuance. 8. All solar panels and devices are considered primary struc- tures and subject to the requirements for such, along with the established setbacks and other requirements for solar facilities. 9. Site maintenance. a. Native grasses shall be used to stabilize the site for the duration of the facility’s use. b. Weed control or mowing shall be performed routinely and a performance bond reflecting the costs of such maintenance for a period of [six (6) months] shall be posted and maintained. Failure to maintain the site may result in revocation of the use permit and the facility’s decommissioning. c. Anti-reflection coatings. Exterior surfaces of the collec- tors and related equipment shall have a nonreflective finish and solar panels shall be designed and installed to limit glare to a degree that no after image would occur towards vehicular traffic and any adjacent building. d. Repair of panels. Panels shall be repaired or replaced when either nonfunctional or in visible disrepair. 10. Signage shall identify the facility owner, provide a 24-hour emergency contact phone number, and conform to the requirements set forth in the Zoning Ordinance. 11. At all times, the solar facility shall comply with any local noise ordinance. 12. The solar facility shall not obtain a building permit until evidence is given to the municipality that an electric utility company has a signed interconnection agreement with the permittee. 13. All documentation submitted by the applicant in support of this permit request becomes a part of the conditions. Conditions imposed by the governing body shall control over any inconsistent provision in any documentation provided by the applicant. 14. If any one or more of the conditions is declared void for any reason, such decision shall not affect the remaining portion of the permit, which shall remain in full force and effect, and for this purpose, the provisions of this are here by declared to be severable. 15. Any infraction of the above-mentioned conditions, or any zoning ordinance regulations, may lead to a stop order and revocation of the permit. 16. The administrator/manager, building official, or zoning administrator, or any other parties designated by those public officials, shall be allowed to enter the property at any reasonable time, and with proper notice, to check for compliance with the provisions of this permit. 5 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 EXAMPLE OF RECOMMENDED USE PERMIT CONDITIONS (In Virginia: conditional uses, special uses, special excep- tions) Conditions ([approved/revised] at the Planning Commission meeting on [date]) If the Board determines that the application furthers the comprehensive plan’s goals and objectives and that it meets the criteria set forth in the zoning ordinance, then the Planning Commission recommends the following conditions to mitigate the adverse effects of this utility-scale solar generation facility with any Board recommendation for permit approval. 1. The Applicant will develop the Solar Facility in sub- stantial accord with the Conceptual Site Plan dated ____________________ included with the application as determined by the Zoning Administrator. Significant deviations or additions, including any enclosed building structures, to the Site Plan will require review and approval by the Planning Commission and Board of Supervisors. 2. Site Plan Requirements. In addition to all State site plan requirements and site plan requirements of the Zoning Administrator, the Applicant shall provide the following plans for review and approval for the Solar Facility prior to the issuance of a building permit: a. Construction Management Plan. The Applicant shall pre- pare a Construction Management Plan for each appli- cable site plan for the Solar Facility, and each plan shall address the following: i. Traffic control methods (in coordination with the Department of Transportation prior to initiation of construction), including lane closures, signage, and flagging procedures. ii. Site access planning directing employee and delivery traffic to minimize conflicts with local traffic. iii. Fencing. The Applicant shall install temporary security fencing prior to the commencement of construction activities occurring on the Solar Facility. iv. Lighting. During construction of the Solar Facility, any temporary construction lighting shall be positioned downward, inward, and shielded to eliminate glare from all adjacent properties. Emergency and safety lighting shall be exempt from this construction light- ing condition. b. Construction Mitigation Plan. The Applicant shall prepare a Construction Mitigation Plan for each applicable site plan for the Solar Facility to the satisfaction of the Zoning Administrator. Each plan shall address, at a minimum, the effective mitigation of dust, burning operations, hours of construction activity, access and road improvements, and handling of general construction complaints. c. Grading plan. The Solar Facility shall be constructed in compliance with the County-approved grading plan as determined and approved by the Zoning Administrator or his designee prior to the commencement of any con- struction activities and a bond or other security will be posted for the grading operations. The grading plan shall: i. Clearly show existing and proposed contours; ii. Note the locations and amount of topsoil to be removed (if any) and the percent of the site to be graded; iii. Limit grading to the greatest extent practicable by avoiding steep slopes and laying out arrays parallel to landforms; iv. Require an earthwork balance to be achieved on-site with no import or export of soil; v. Require topsoil to first be stripped and stockpiled on- site to be used to increase the fertility of areas intend- ed to be seeded in areas proposed to be permanent access roads which will receive gravel or in any areas where more than a few inches of cut are required; vi. Take advantage of natural flow patterns in drainage design and keep the amount of impervious surface as low as possible to reduce stormwater storage needs. d. Erosion and Sediment Control Plan. The County will have a third-party review with corrections completed prior to submittal for Department of Environmental Quality (DEQ) review and approval. The owner or operator shall construct, maintain, and operate the project in com- pliance with the approved plan. An E&S bond (or other security) will be posted for the construction portion of the project. e. Stormwater Management Plan. The County will have a third-party review with corrections completed prior to submittal for DEQ review and approval. The owner or operator shall construct, maintain, and operate the proj- ect in compliance with the approved plan. A stormwater control bond (or other security) will be posted for the project for both construction and post construction as applicable and determined by the Zoning Administrator. f. Solar Facility Screening and Vegetation Plan. The owner or operator shall construct, maintain, and operate the facility in compliance with the approved plan. A separate security shall be posted for the ongoing maintenance of the project’s vegetative buffers in an amount deemed sufficient by the Zoning Administrator. g. The Applicant will compensate the County in obtaining an independent third-party review of any site plans or construction plans or part thereof. h. The design, installation, maintenance, and repair of the Solar Facility shall be in accordance with the most current National Electrical Code (NFPA 70) available (2017 version or later as applicable). 3. Operations. a. Permanent Security Fence. The Applicant shall install a permanent security fence, consisting of chain link, 2-inch square mesh, 6 feet in height, surmounted by three strands of barbed wire, around the Solar Facility prior to the commencement of operations of the Solar Facility. 6 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 Failure to maintain the fence in a good and functional condition will result in revocation of the permit. b. Lighting. Any on-site lighting provided for the operational phase of the Solar Facility shall be dark-sky compliant, shielded away from adjacent properties, and positioned downward to minimize light spillage onto adjacent prop- erties. c. Noise. Daytime noise will be under 67 dBA during the day with no noise emissions at night. d. Ingress/Egress. Permanent access roads and parking areas will be stabilized with gravel, asphalt, or concrete to minimize dust and impacts to adjacent properties. 4. Buffers. a. Setbacks. i. A minimum 150-foot setback, which includes a 50-foot planted buffer as described below, shall be maintained from a principal Solar Facility structure to the street line (edge of right-of-way) where the Property abuts any public rights-of-way. ii. A minimum 150-foot setback, which includes a 50- foot planted buffer as described below, shall be main- tained from a principal Solar Facility structure to any adjoining property line which is a perimeter boundary line for the project area. b. Screening. A minimum 50-foot vegetative buffer (consist- ing of existing trees and vegetation) shall be maintained. If there is no existing vegetation or if the existing vege- tation is inadequate to serve as a buffer as determined by the Zoning Administrator, a triple row of trees and shrubs will be planted on approximately 10-foot centers in the 25 feet immediately adjacent to the security fence. New plantings of trees and shrubs shall be approximate- ly 6 feet in height at time of planting. In addition, pine seedlings will be installed in the remaining 25 feet of the 50-foot buffer. Ancillary project facilities may be included in the buffer as described in the application where such facilities do not interfere with the effectiveness of the buffer as determined by the Zoning Administrator. c. Wildlife corridors. The Applicant shall identify an access corridor for wildlife to navigate through the Solar Facility. The proposed wildlife corridor shall be shown on the site plan submitted to the County. Areas between fencing shall be kept open to allow for the movement of migra- tory animals and other wildlife. 5. Height of Structures. Solar facility structures shall not exceed 15 feet, however, towers constructed for electrical lines may exceed the maximum permitted height as provided in the zoning district regulations, provided that no structure shall exceed the height of 25 feet above ground level, unless required by applicable code to interconnect into existing electric infrastructure or necessitated by applicable code to cross certain structures (e.g. pipelines). 6. Inspections. The Applicant will allow designated County representatives or employees access to the facility at any time for inspection purposes as set forth in their application. 7. Training. The Applicant shall arrange a training session with the Fire Department to familiarize personnel with issues unique to a solar facility before operations begin. 8. Compliance. The Solar Facility shall be designed, construct- ed, and tested to meet relevant local, state, and federal standards as applicable. 9. Decommissioning. a. Decommissioning Plan. The Applicant shall submit a decommissioning plan to the County for approval in conjunction with the building permit. The purpose of the decommissioning plan is to specify the procedure by which the Applicant or its successor would remove the Solar Facility after the end of its useful life and to restore the property for agricultural uses. b. Decommissioning Cost Estimate. The decommissioning plan shall include a decommissioning cost estimate prepared by a State licensed professional engineer. i. The cost estimate shall provide the gross estimated cost to decommission the Solar Facility in accordance with the decommissioning plan and these conditions. The decommissioning cost estimate shall not include any estimates or offsets for the resale or salvage val- ues of the Solar Facility equipment and materials. ii. The Applicant, or its successor, shall reimburse the County for an independent review and analysis by a licensed engineer of the initial decommissioning cost estimate. iii. The Applicant, or its successor, will update the decommissioning cost estimate every 5 years and reimburse the County for an independent review and analysis by a licensed engineer of each decommis- sioning cost estimate revision. c. Security. i. Prior to the County’s approval of the building permit, the Applicant shall provide decommissioning security in one of the two following alternatives: 1. Letter of Credit for Full Decommissioning Cost: A letter of credit issued by a financial institution that has (i) a credit Rating from one or both of S&P and Moody’s of at least A from S&P or A2 from Moody’s and (ii) a capital surplus of at least $10,000,000,000; or (iii) other credit rating and capitalization reason- ably acceptable to the County, in the full amount of the decommissioning estimate; or 2. Tiered Security: a. 10 percent of the decommissioning cost estimate to be deposited in a cash escrow at a financial institution reasonably acceptable to the County; and b. 10 percent of the decommissioning cost esti- mate in the form of a letter of credit issued by 7 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 a financial institution that has (i) a credit rating from one or both of S&P and Moody’s of at least A from S&P or A2 from Moody’s and (ii) a capital surplus of at least $10,000,000,000, or (iii) other credit rating and capitalization reasonably ac- ceptable to the County, with the amount of the letter of credit increasing by an additional 10 percent each year in years 2–9 after commence- ment of operation of the Solar Facility; and c. The Owner, not the Applicant, will provide its guaranty of the decommissioning obligations. The guaranty will be in a form reasonably acceptable to the County. The Owner, or its successor, should have a minimum credit rating of (i) Baa3 or higher by Moody’s or (ii) BBB- or higher by S&P; and d. In the tenth year after operation, the Applicant will have increased the value of the letter of credit to 100 percent of the decommissioning cost estimate. At such time, the Applicant may be entitled to a return of the 10 percent cash escrow. ii. Upon the receipt of the first revised decommission- ing cost estimate (following the 5th anniversary), any increase or decrease in the decommissioning security shall be funded by the Applicant or refunded to Applicant (if permissible by the form of security) within 90 days and will be similarly trued up for every subsequent five-year updated decommissioning cost estimate. iii. The security must be received prior to the approval of the building permit and must stay in force for the du- ration of the life span of the Solar Facility and until all decommissioning is completed. If the County receives notice or reasonably believes that any form of security has been revoked or the County receives notice that any security may be revoked, the County may revoke the special use permit and shall be entitled to take all action to obtain the rights to the form of security. d. Applicant/Property Owner Obligation. Within 6 months after the cessation of use of the Solar Facility for electrical power generation or transmission, the Applicant or its successor, at its sole cost and expense, shall decommission the Solar Facility in accordance with the decommissioning plan approved by the County. If the Applicant or its successor fails to decommission the Solar Facility within 6 months, the property owners shall commence decommissioning activities in accordance with the decommissioning plan. Following the completion of decommissioning of the entire Solar Facility arising out of a default by the Applicant or its successor, any remaining security funds held by the County shall be distributed to the property owners in a proportion of the security funds and the property owner’s acreage ownership of the Solar Facility. e. Applicant/Property Owner Default; Decommissioning by the County. i. If the Applicant, its successor, or the property own- ers fail to decommission the Solar Facility within 6 months, the County shall have the right, but not the obligation, to commence decommissioning activities and shall have access to the property, access to the full amount of the decommissioning security, and the rights to the Solar Facility equipment and materials on the property. ii. If applicable, any excess decommissioning security funds shall be returned to the current owner of the property after the County has completed the decom- missioning activities. iii. Prior to the issuance of any permits, the Applicant and the property owners shall deliver a legal instrument to the County granting the County (1) the right to access the property, and (2) an interest in the Solar Facility equipment and materials to complete the decommis- sioning upon the Applicant’s and property owner’s default. Such instrument(s) shall bind the Applicant and property owners and their successors, heirs, and assigns. Nothing herein shall limit other rights or rem- edies that may be available to the County to enforce the obligations of the Applicant, including under the County’s zoning powers. f. Equipment/Building Removal. All physical improvements, materials, and equipment related to solar energy gen- eration, both surface and subsurface components, shall be removed in their entirety. The soil grade will also be restored following disturbance caused in the removal process. Perimeter fencing will be removed and recycled or reused. Where the current or future landowner prefers to retain the fencing, these portions of fence will be left in place. g. Infrastructure Removal. All access roads will be removed, including any geotextile material beneath the roads and granular material. The exception to removal of the access roads and associated culverts or their related material would be upon written request from the current or future landowner to leave all or a portion of these facilities in place for use by that landowner. Access roads will be removed within areas that were previously used for agricultural purposes and topsoil will be redistributed to provide substantially similar growing media as was present within the areas prior to site disturbance. h. Partial Decommissioning. If decommissioning is triggered for a portion, but not the entire Solar Facility, then the Applicant or its successor will commence and complete decommissioning, in accordance with the decommis- sioning plan, for the applicable portion of the Solar Facility; the remaining portion of the Solar Facility would continue to be subject to the decommissioning plan. Any reference to decommissioning the Solar Facility shall include the obligation to decommission all or a portion of the Solar Facility whichever is applicable with respect 8 American Planning Association | planning.org PAS MEMO — SEPTEMBER/OCTOBER 2019 to a particular situation. 10. Power Purchase Agreement. At the time of the Applicant’s site plan submission, the Applicant shall have executed a power purchase agreement with a third-party providing for the sale of a minimum of 80% of the Solar Facility’s antici- pated generation capacity for not less than 10 years from commencement of operation. Upon the County’s request, the Applicant shall provide the County and legal counsel with a redacted version of the executed power purchase agreement. Product(s): SubTrib_Aurora Beacon News, Publicnotices.com AdSize(s):1 Column Run Date(s):Friday, February 23, 2024 Zone:Full Run Color Spec.B/W Preview Order ID:7588375 Page 2 of 2 2/21/2024 9:24:24 AMPrinted: GROSS PRICE * :$143.29 * Agency Commission not included IL Govt Legal Aurora BeaconPACKAGE NAME: Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: See attached memo. Reviewed By: Legal Finance Engineer City Administrator Purchasing Manager Community Development Police Public Works Parks and Recreation Agenda Item Number New Business #6 Tracking Number EDC 2024-19 Corneils Road Solar – Solar Farm (Annex, Rezone and Special Use) Economic Development Committee – March 5, 2024 Majority Approval Requested Annexation, Rezoning and Special Use approval for a proposed alternative energy system or “solar farm”. Krysti Barksdale – Noble, AICP Community Development Name Department BACKGROUND AND PROJECT DESCRIPTION: The petitioner, Daniel Kramer on behalf of Nexamp dba Corneils Road Solar, LLC, contract leasee, is requesting annexation, rezoning, and special use permit approval to construct a 5-megawatt (MW) alternating current (AC) freestanding community solar farm. As part of the request, the petitioner is seeking to construct a 4.99-megawatt (MW) alternating current (AC) freestanding commercial solar collector system and annex three (3) unincorporated agricultural parcels (#02-08-300-008, 02-08-300-011, and 02- 08-300-012). The owners of the real property are Gary and Betty Bennett. The proposed 35-acre solar farm will be situated on approximately 94 acres of existing farmland located in unincorporated Kendall County immediately north of Corneils Road, east of Beecher Road and west of IL Route 47 (N. Bridge Street). The property also consists of an existing farm homestead with accessory buildings. Memorandum To: Economic Development Committee From: Krysti Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Sara Mendez, Planner I Date: February 28, 2024 Subject: PZC 2024-05 Corneils Road Solar, LLC/Nexamp, Inc. (Bennett) Annexation, Rezoning and Special Use ANNEXATION REQUEST: As mentioned, the applicant seeks annexation of three (3) unincorporated parcels, #02-08-300-008, 02-08-300-011, and 02-08-300-012, totaling approximately 94-acres for the purpose of constructing and operating a community solar farm on approximately 31 acres of the annexed area. Contiguity of the subject parcels and Yorkville’s current corporate boundary is established immediately south of Corneils Road (Westbury South Village) and abutting to the east is the Westbury East Village. Both developments are unimproved but are entitled for mixed-use planned unit developments. Annexation is contingent upon City Council approval of a requested rezoning to A-1 Agricultural District and special use authorization for the solar farm. A draft annexation agreement has been provided for review and comment. Staff recommends a Plat of Annexation be provided as an exhibit to the annexation agreement. A public hearing for the proposed annexation is set for April 23, 2024 before the City Council. REZONING REQUEST: Per Section 10-3-4 of the Yorkville Unified Development Ordinance (UDO), any territory annexed to the city shall automatically be classified within the R-1 Single-Family Suburban Residential District. Therefore, the petitioner is seeking rezoning within the A-1 Agricultural District. This zoning classification would permit the continued farm use on the remainder of the annexed land. Table 10-3-12(B) Alternative Energy Uses of the United City of Yorkville’s Unified Development Ordinance identifies solar farms as special uses in the A-1 Agricultural District. Section 10-8-12 of the Unified Development Ordinance also states specific standards for rezoning which all recommendation bodies will review. The petitioner has provided responses to the established standards for each of the criteria provided in the application. The subject property is currently located in unincorporated and zoned A-1 Special Use in Kendall County. The following are the current immediate surrounding zoning and land uses: Zoning Land Use North A-1 SU/ M-3 SU (Unincorporated Kendall County) Agriculture/ Trans/Communication/Utility South Corneils Road R-4 (Westbury South Village PUD) Transportation/Agriculture East R-2, R-4, B-3 (Westbury East Village) Rob Roy Creek Agriculture/Undeveloped Residential/Tributary West A-1 (Unincorporated Kendall County) Residential/Agriculture SPECIAL USE REQUEST: Simultaneously with the rezoning request, the applicant is seeking special use authorization. Below is a summary of the various components of the proposed 35-acre commercial solar farm development. Location on Site Section 10-4-13 Alternative Energy Use Standards in the City’s Unified Development Ordinance provides setbacks specific for solar farm uses in the A-1 Agricultural District. The following compares the yard setbacks required, excluding fences, for ground-mounted solar farm uses: Minimum Setback for Equipment to Property Line Proposed Setback Front (South) 100 feet ~1,691.3 feet Rear (North) 50 feet from nonresidential/100 feet from residential ~ 56.4 feet Side (East) 50 feet from nonresidential/100 feet from residential ~ 59.3 feet Side (West) 50 feet from nonresidential/100 feet from residential ~50.2 feet • It is noted within the project narrative there is a reference to the proposed solar system being over 1,000 feet from the nearest residential structure (from nearest existing residential structure to nearest proposed module). The proposed commercial solar farm will consist of approximately 11,592 modules installed over ~31-acres of the existing farmland and enclosed within a fenced area, per the project narrative. The system will include two (2) central inverters and 1-2 transformers, per the Decommissioning Plan. Additionally, the inverters and transformers will be located within the fence and mounted on a concrete pad. The petitioner will enter a twenty (20) year lease with the property owner to operate the proposed community solar farm. The lease also has an option to extend the lease term for one (1) ten (10) year term and then for one or both of two (2) additional five (5) year terms. ALTERNATIVE ENERGY SYSTEMS REGULATIONS: Section 10-4-13: Alternative Energy Systems of the Unified Development Ordinance identifies solar energy systems (solar farms) as a special use within all zoning districts and establishes regulations which were used in the review of this request. The following describes how the proposed plan meets the regulations for Freestanding Solar Energy Systems: Height The maximum height for solar systems, equipment, and structures shall not exceed thirty feet (30’) in height when ground mounted, per Section 10-4- 13B.6 in the Unified Development Ordinance. The petitioner has submitted an exhibit (Sheet C-500 B Standard Details) illustrating a maximum solar array height as approx. 20 feet at maximum tilt. Additionally, the petitioner’s exhibit (Sheet C-06 A Standard Details) indicates a minimum solar array clearance as three (3) feet. Distance from Residential Properties In addition to meeting the required minimum setbacks, the closest array/module of the proposed solar farm will be ~1,336 feet from the property line of the nearest unincorporated residence located northwest on E. Beecher Road. Further, the overall solar farm project area is approximately 2,000 feet from the nearest residentially platted Yorkville property in the Caledonia subdivision located to the south. Glare Per the Unified Development Ordinance regarding Alternative Energy Systems for solar farms, the panels are to be placed such that the concentrated solar radiation or glare does is not directed onto nearby properties or roadways. The panels shall be placed to face east and rotate west to follow the path of the sun to collect the most sunlight throughout the day. The petitioner has provided a Forgesolar Glare Analysis of three (3) observation points where glare could potentially be seen emitting from the PV arrays as either “green glare” of “yellow glare”. Green glare is defined as a glare with low potential to cause an after image (flash blindness) when observed prior to a typical blink response time. While yellow glare is a glare with a higher potential to cause an after image when observed prior to a typical blink response. According to the analysis summary, none of the three (3) observation points produced a yellow or green glare at any time during the day light hours. Additionally, the petitioner also states the solar modules will be treated with anti-reflective coating to further minimize glare. Staff defers to the City Engineer, who recommends a photometric plan will need to be provided as part of the final engineering plans. Fencing The petitioner had originally proposed an eight (8) foot tall, fixed knot farm fence to surround the perimeter of the solar farm with a 20-foot-wide double swinging vehicle access gate. As stated in Section 10-4-13B.9 of the Unified Development Ordinance, states that systems, equipment, and structures in solar farms shall be fully enclosed and secured by fence or wall with a height of eight (8) feet in height. Per staff’s recommendation, the fence has been revised to an 8’ tall, galvanized chain link fence with PVC or HDPE slats, as illustrated below. Noise Per the petitioner’s project summary, the transformer is the greatest source of noise on the property. As proposed, the transformer will be centrally located within the fenced area on either side of the 100’ water course buffer. The transformer is located about 1,966 feet to the nearest residences located to the northwest on E. Beecher Road. Noise levels measured at the property line will not exceed fifty (50) decibels. Accessory Use Section 10-4-13-A-2 of the Unified Development Ordinance states that alternative energy systems shall be an accessory to the principal permitted use. The proposed solar farm will be accessory to the existing agricultural/farming land use, as only portion of the overall land is proposed for the community solar farm use (approx. 31.0 acres of 94 acres or ~33%). Additionally, the solar farm may occupy up to 80% of a given parcel. At this time, the petitioner is not seeking to consolidate the three (3) parcels. Therefore, the maximum coverage of the solar panels on each lot is provided on the table to the right. Signage Per Section 10-4-13B.9.a.(1) and (2) of the Yorkville Unified Development Ordinance, warning signs shall be provided at the entrance to the facility and along the perimeter of the solar farm. Additionally, signs shall be less than four (4) square feet and made with letters and numbers at least three (3) inches in height and shall include the 911 address and an emergency phone number of the operator which shall be answered twenty-four (24) hours a day by a live operator. A nonemergency phone number for the operator shall also be displayed. The petitioner has provided plans that indicates contact information signage will be located on the solar farm’s fence. Utilities and Electric Service Provider Per Section 1-4-13B.4 of the Unified Development Ordinance, power and communication lines running between banks of solar panels and to electric substations or interconnections with buildings shall be buried underground. The proposed community solar farm will not require public utilities such as water or sanitary sewer. The routing of the electrical infrastructure required to connect to the ComEd system includes electrical cables installed underground for the entire project with the exception of a series of overhead poles (approx. 4) for a wire connection near Corneils Road. The petitioner has provided evidence that the electric utility service has been notified of the owner’s intent to install an interconnected customer owned electricity generator. A copy of an Interconnection Agreement, as prepared by ComEd dated 03/2/2023. Access Road The proposed site access is via Corneils Road through an existing gravel driveway. The plan proposes to connect a new 15’ wide gravel access drive into the fenced area with the solar system. The path provides access to the equipment, however, no formal parking stalls are provided, as no buildings, employees are planned on the site except for the occasional mowing or maintenance visits. Per Section 10-4-13B.5 of the Unified Development Ordinance, off street parking provided on-site shall be on a paved and gravel roads are not permitted. Petitioner has provided details regarding the proposed material for the access road, and staff defers to the City Engineer for approved roadway composition. Landscape Plan While landscaping is not required for solar farm uses, the petitioner had provided a landscape mix consistent with IDOT’s class 7 seed mix outside fenced areas and site-specific pollinator friendly seed mix within the fenced areas beneath the solar panels. PARCEL AREA MAXIMUM LOT COVERAGE 02-08-300-011 23.60 18.88 acres 02-08-300-008 47.75 38.20 acres 02-08-300-012 21.94 17.55 acres Abandoned Systems In the Unified Development Ordinance, Section 10-4-13-A.3 states all alternative energy systems inactive or inoperable for a period of 12 continuous months shall be deemed abandoned and the owner is required to repair or remove the system from the property at the owner’s expense within 90 days of notice from the City. To ensure compliance, the petitioner has provided a decommission plan narrative and construction estimate of $540,900.13 at year 25 with a 3% annual inflation rate. Subject to the City Engineer’s concurrence with the estimate, staff recommends a security guarantee in this amount and in a form acceptable to the City Engineer as a condition of the Special Use approval. In addition to the security guarantee, staff also recommends a blanket easement over the property to allow the City or its contractor to enter and remove the abandoned system in compliance with the City Code, as a condition of the Special Use approval. The petitioner is aware of these conditions which will be a part of their special use authorization. Battery Energy Storage System The proposal also includes a Battery Energy Storage system located on the west side of the Rob Roy Creek drainage ditch, near the center of the fenced in solar farm. Per Table 10-3- 12(B) Permitted and Special Uses in the Unified Development Ordinance, battery energy storage systems as primary uses are only permitted in the manufacturing districts. Since this battery storage system appears to be an accessory use, staff has requested additional information on the system. If authorized by the City Council, any conditions related to the use of the system recommended by the Building Code Official will be incorporated in the special use. Special Use Standards Section 10-8-5-D state specific standards for special use which all recommendation bodies will review. The petitioner has provided answers to each of the criteria in the application as well as providing an additional attachment to these standards which are included in the packet for your review and will be entered into the public record as part of the public hearing process. ENGINEERING COMMENTS: Please refer to the attached comments prepared by Engineering Enterprises Inc. (EEI) dated January 10, 2024 and revised February 15, 2024. The petitioner has responded to the letter with comments provided February 28, 2024, which are attached for your review. The work items listed in the review letter will become conditions for the Special Use and a requirement for issuance of a building permit. STAFF COMMENTS: The City’s Economic Development Committee has provided guidance at their January 2, 2024 meeting to staff regarding the acceptable locations of solar fam developments within Yorkville which are as follows: a minimum 1,000-foot buffer between the nearest solar array and a major roadway; a minimum 1,000-foot buffer between the nearest solar array and the Fox River; and a maximum of five (5) solar farms citywide. While these recommendations have not been approved, as an amendment to the Yorkville Unified Development Ordinance is anticipated to be voted on in late March 2024, the proposed location of the Corneils Road Solar Farm meets the above recommended criteria. This request is tentatively scheduled for a public hearing on April 10, 2024 for rezoning and special use consideration before the Planning and Zoning Commission and a public hearing at the April 23, 2024 City Council meeting for the annexation agreement. Staff and the petitioner are seeking comments from the Economic Development Committee about the proposed solar farm before these public hearings. ATTACHMENTS: 1. Draft Annexation Agreement 2. Revised Plan submittal date last revised 02/26/24 3. Construction Traffic exhibit dated 02/26/24 4. Engineer’s Opinion of Probable Decommissioning Cost dated 2/26/24 5. EEI Comments with Atwell Responses submitted 02/28/24 6. Technical Specifications for Battery Storage Cube 7. Annexation Agreement Application 8. Rezoning Application 9. Special Use Application 10. Corneils Road Solar Project Narrative with Attachments 11. Option and Ground Lease Agreement dated 11-26-2022 12. Illinois Department of Agriculture Letter dated 12-5-23 13. Natural Resource Information Report dated January 2024 14. Plan Council Packet (12-08-2022) 15. Public Hearing Notices 1 STATE OF ILLINOIS ) ) ss. COUNTY OF KENDALL ) ANNEXATION AGREEMENT This Annexation Agreement (hereinafter (“Agreement”), is made and entered into this _____ day of __________, 2024, by and between the United City of Yorkville, a municipal corporation, hereinafter referred to as “City” and Gary and Betty Bennett, hereinafter jointly referred to as “Owner”. WITNESSETH: WHEREAS, the Owner owns fee simple interest to the real property, which is legally described in Exhibit A attached hereto, consisting of approximately 94 acres, more or less (the “Subject Property”); and, WHEREAS, it is the desire of the Owner to provide for the annexation of the Subject Property and to use the Subject Property in accordance with the terms of this Agreement and the ordinances of the City; and, to provide that when annexed, the Subject Property is to be zoned as A-1 Agricultural District with a special use for a solar farm; and, WHEREAS, it is the desire of the Mayor and City Council (the “Corporate Authorities”) to annex the Subject Property and permit the solar farm as a special use, all being pursuant to the terms and conditions of this Agreement and the ordinances of the City; and, WHEREAS, Owner and City have or will perform and execute all acts required by law to effectuate such annexation; and, WHEREAS, all notices and publications as required by law relating to the zoning and special use of the Subject Property and the Agreement have been published and given to the persons or entities entitled thereto, pursuant to the applicable provisions of the Illinois Municipal Code (the “Municipal Code”); and, WHEREAS, the Corporate Authorities of the City have duly fixed the time for a public hearing on this Agreement and pursuant to legal notice have held such hearing thereon all as required by the provisions of the Municipal Code; and, WHEREAS, the Planning and Zoning Commission of the City and has duly held all public hearings relating to zoning and special use for the solar farm, all as required by the provisions of the City’s Zoning Code and the Municipal Code (the “Municipal Code”); and, 2 WHEREAS, the Owner and City agree that upon Annexation to the City of the Subject Property shall be placed in the A-1 Agricultural District; and, WHEREAS, in accordance with the powers granted to the City by the provisions of Section 11-15.1-1 et seq. of the Municipal Code (65 ILCS 5/11-15.1-1 et seq.), relating to Annexation Agreements, the parties hereto wish to enter into a binding Agreement with respect to the future annexation, and zoning of the Subject Property and to provide for various other matters related directly or indirectly to the annexation and use of the Subject Property during the term of this Agreement as authorized by the provisions of said statutes. NOW THEREFORE, in consideration of the mutual covenants, agreements and conditions herein contained, and by authority of and in accordance with the aforesaid statutes of the State of Illinois, the City and the Owner agree as follows: Section 1. Annexation. The Owner has filed with the Clerk of the City a duly and properly executed petition pursuant to, and in accordance with, the provisions of Section 5/7-1-1 et seq. of the Municipal Code to annex the Subject Property and any adjacent roadways not previously annexed to the City of Yorkville. Section 2. Zoning. A. The City hereby agrees, contemporaneously with annexation, the Subject Property shall be classified and shall be zoned as A-1 Agricultural District. B. The City and the Owner agree that annexation is contingent upon approval of a special use application for a solar farm which will be considered contemporaneously with the petition for annexation and rezoning submitted to the City. Section 3. Binding Effect and Term. This Annexation Agreement shall be binding upon and inure to the benefit of the parties hereto, their successors and assigns including, but not limited to, successor owners of record, successor developers, lessees, and successor lessees, and upon any successor municipal authority of the City and the successor municipalities for a period of twenty (20) years from the later of the date of execution hereof and the date of adoption of the ordinances pursuant hereto. Section 4. Notices and Remedies. Upon a breach of this Agreement, the parties hereto agree that the venue shall be the Circuit Court of Kendall County. It is further understood by the parties hereto that upon breach of this Agreement the non-defaulting party may exercise any remedy available at law or equity. 3 Before any failure of any part of this Agreement to perform its obligations under this Agreement shall be deemed to be a breach of this Agreement, the party claiming such failure shall notify, in writing, by certified mail/return receipt requested, the party alleged to have failed to perform, state the obligation allegedly not performed and the performance demanded. Notice shall be provided at the following addresses: To the City: United City of Yorkville 651 Prairie Pointe Drive Yorkville, Illinois 60560 Attn: City Administrator With a copy to: Kathleen Field Orr Ottosen DiNolfo Hasenbalg & Castaldo, Ltd. 1804 North Naper Boulevard Suite 350 Naperville, Illinois 60563 To the Owner: Gary and Betty Bennett 11159 Faxon Road Yorkville, IL, 60560 To the Lessee: Matt Kwiatkowski Nexamp Solar, LLC Corneils Road Solar, LLC 101 Summer Street 2nd Floor Boston, MA 02110 Section 6. Agreement to Prevail over Ordinances. In the event of any conflict between this Agreement and any ordinances of the City in force at the time of execution of this Agreement or enacted during the pendency of this Agreement, the provisions of this Agreement shall prevail to the of any such conflict or inconsistency. Section 7. Provisions. If any provision of this Agreement or its application to any person, entity, or property is held invalid, such provision shall be deemed to be excised here from and the invalidity thereof shall not affect the application or validity of any other terms, conditions, and provisions of this Agreement and, to that end, any terms, conditions, and provisions of this Agreement are declared to be severable. 4 IN WITNESS WHEREOF, the parties hereto have caused this Fourth Amendment to be executed by their duly authorized officers on the above date at Yorkville, Illinois. United City of Yorkville, an Illinois municipal corporation By: __________________________________ Mayor Attest: _________________________________ City Clerk Gary Bennett By: __________________________________ Owner Betty Bennett By: __________________________________ Owner SITE CDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE, KENDALLCOUNTY, ILCORNEILS ROADSOLAR, LLCDrawn by: LH/CMPApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comKnow what's below. Call before you dig. ILLINOIS KENDALL COUNTY NOT TO SCALE NOT TO SCALE VICINITY MAP PROJECT OWNER NEXAMP, INC. 101 SUMMER STREET, SECOND FLOOR BOSTON, MA 02110 PHONE: (617) 431-1440 APPLICANT/CONTRACTOR CORNEILS ROAD SOLAR, LLC 101 SUMMER STREET, SECOND FLOOR BOSTON, MA 02110 PHONE: (317) 760-3190 CONTACT: MATT KWIATKOWSKI CIVIL ENGINEER/LANDSCAPE ARCHITECT/SURVEYOR ATWELL, LLC 1250 EAST DIEHL ROAD, SUITE 300 NAPERVILLE, IL 60563 PHONE: (630) 577-0800 FAX: (630) 577-0900 CONTACT: MICHAEL KEITH, P.E. DEVELOPMENT TEAM PLANNING UNITED CITY OF YORKVILLE 651 PRARIE POINTE DRIVE YORKVILLE, IL 60560 (630) 553-8573 CONTACT: KRYSTI BARKSDALE-NOBLE HIGHWAY UNITED CITY OF YORKVILLE ENGINEERING DEPARTMENT 651 PRAIRIE POINTE DRIVE YORKVILLE, ILLINOIS, 60560 (630) 466-6700 GOVERNING AGENCIES CONTACTS SITE SCALE: 1" = 5000' EROSION & SEDIMENTATION KENDALL COUNTY SOIL & WATER CONSERVATION DISTRICT 7775A ROUTE 47 YORKVILLE, IL 60560 (630) 553-5821 X 3 CONTACT: JULIE BROWN SHEET INDEX C-000 COVER SHEET C-100 EXISTING CONDITIONS PLAN C-200 SITE LAYOUT PLAN C-300 STORMWATER MANAGEMENT PLAN C-400 LANDSCAPE PLAN C-500 STANDARD DETAILS CORNEILS ROAD SOLAR, LLC A 4.99 MW (AC) GROUND-MOUNTED SOLAR POWER GENERATING FACILITY 10791 CORNEILS ROAD UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS SPECIAL USE APPLICATION PLANS C-000 COVER SHEET CDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE, KENDALLCOUNTY, ILCORNEILS ROADSOLAR, LLCDrawn by: LH/CMPApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comC-100 EXISTING CONDITIONS PLAN” ” ” ”” ” ”” ”” ” ”” ” ” ” ”” ””” ”” ” ”” ” ” ” ”” ”” ”” ” ” ”” ”” ”””” ” ” ”” ”” ”” ”” ”” ” ”” ” ” ” ” ” ”” ”” ” ”” CDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE, KENDALLCOUNTY, ILCORNEILS ROADSOLAR, LLCDrawn by: LH/CMPApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comC-200 SITE LAYOUT PLAN CDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE, KENDALLCOUNTY, ILCORNEILS ROADSOLAR, LLCDrawn by: LH/CMPApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comC-300STORMWATER MANAGEMENTPLAN· · · CDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE, KENDALLCOUNTY, ILCORNEILS ROADSOLAR, LLCDrawn by: LH/CMPApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comC-400 LANDSCAPE PLAN CDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE, KENDALLCOUNTY, ILCORNEILS ROADSOLAR, LLCDrawn by: LH/CMPApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comC-500 STANDARD DETAILSIN THE EVENT OF AN EMERGENCY PLEASE DIAL 9-1-1 FOLLOWED BY A SECOND CALL TO: 857-239-0057 YOUR LOCATION IS: TBD CDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE, KENDALLCOUNTY, ILCORNEILS ROADSOLAR, LLCDrawn by: LH/CMPApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comEX-01CONSTRUCTION TRAFFICEXHIBIT Atwell, L.L.C.ProjectCorneils Solar 1250 East Diehl Road, Suite 300Location(630) 577-0800Site:4.99 MWACParcel ID:02-08-300-011, 02-08-300-012, 02-08-300-008Date2/26/2024Engineer's Opinion of Probable Decommissioning Cost for Yorkville Solar During First 5 Years of OperationEstimated QuantityUnit Unit CostRemoval CostEstimated QuantityUnitUnit CostSalvage ValueNet CostErosion Control/Contractor FeesMobilization1 LUMP SUM $10,000.00 $10,000.00$0.00 $10,000.00Electrical Disconnect1 EACH $500.00 $500.00$0.00 $500.00Permitting (NPDES)1 LUMP SUM $750.00 $750.00$0.00 $750.00Silt Fence5,096 LF $2.50 $12,740.78$0.00 $12,740.78Seeding2 ACRES $1,000.00 $2,000.00$0.00 $2,000.00Sub-Total$25,990.78$0.00 $25,990.78Site DemolitionRemove Existing 12" Storm Pipe 308 LF $10.00 $3,080.00$0.00Remove Existing Storm Structure4 EACH $500.00 $2,000.004.00 EACH$0.00 $0.00 $2,000.00Remove Existing Fence (8' Chainlink Fence) 8,200 LF $3.85 $31,570.0045,920 LB$0.09 $4,132.80 $27,437.20Remove Existing Trees30 EACH $500.00 $15,000.00$0.00 $15,000.00Remove Existing Shrub 140 EACH $200.00 $28,000.00$0.00 $28,000.00Remove Existing Concrete Parking Pad 178 SY $5.00 $890.00Haul off for Existing Concrete Parking Pad 178 SY $10.00 $1,780.00Remove Existing Gravel Entrance (12" depth) 2,237 CY $4.00 $8,948.00$0.00 $8,948.00Haul off for Existing Gravel Entrance (12" depth) 2,237 CY $10.00 $22,370.00$0.00 $22,370.00Sub-Total$113,638.00$4,132.80 $109,505.20Racking and Module RemovalPile Removal862 EACH $6.00 $5,172.00452,550 LB$0.04 $16,970.63($11,798.63)Assembly Removal148 EACH $1.25 $185.0022,200 LB$0.04 $832.50($647.50)PV Module Removal11,256 EACH $1.00 $11,256.0011,256 EACH$165.00 $1,857,240.00($1,845,984.00)PV Module Haul Off360 TON $45.00 $16,208.64$0.00 $16,208.64Sub-Total$32,821.64$1,875,043.13($1,842,221.49)Wiring RemovalUnderground MV Wire (AL)6,910 LF $2.00 $13,820.001,382.00 LB$0.30 $414.60 $13,405.40Utility Pole Removal7 EACH $750.00 $5,250.00$0.00Underground PV Wire (~400kcmil) 17,800 LF $2.00 $35,600.00925.60 LB$0.30 $277.68 $35,322.32Underground GND Wire (DC side, ~2 AWG) 5,755 LF $2.00 $11,510.00299.26 LB$0.30 $89.78 $11,420.22Underground LV Wire3,482 LF $2.00 $6,964.00696.40 LB$0.30 $208.92 $6,755.08Above Ground MV Wire425 LF $0.10 $42.5022.10 LB$0.30 $6.63 $35.87Combiner Box Removal28 EACH $80.00 $2,240.0028.00 EACH$20.00 $560.00 $1,680.00Sub-Total$75,426.50$1,557.61 $73,868.89Corneils Road, City of Yorkville, Kendall County, Bristol Township, IllinoisSalvage Value based on 5-year projections Atwell, L.L.C.ProjectCorneils Solar 1250 East Diehl Road, Suite 300Location(630) 577-0800Site:4.99 MWACParcel ID:02-08-300-011, 02-08-300-012, 02-08-300-008Date2/26/2024Engineer's Opinion of Probable Decommissioning Cost for Yorkville Solar During First 5 Years of OperationEstimated QuantityUnit Unit CostRemoval CostEstimated QuantityUnitUnit CostSalvage ValueNet CostCorneils Road, City of Yorkville, Kendall County, Bristol Township, IllinoisSalvage Value based on 5-year projectionsPower Conditioning Equipment RemovalPCU Station (inverters, etc.)2 EACH $400.00 $800.002.00 EACH$5,625.00 $11,250.00($10,450.00)Scada Equipment2 EACH $280.00 $560.002.00 EACH$2,000.00 $4,000.00($3,440.00)Battery Storage System Removal1 EACH $2,500.00 $2,500.00$0.00Transformer2 EACH $1,800.00 $3,600.002.00 EACH$93,750.00 $187,500.00($183,900.00)Sub-Total$7,460.00$202,750.00($195,290.00)Equipment Pad RemovalRemove Pad4 EACH $750.00 $3,000.00$0.00 $3,000.00Sub-Total$3,000.00$0.00 $3,000.00Decommisioning Total (Present Value) $258,336.92$2,083,483.53($1,825,146.62)Decommisioning Total (3% Inflation over 25 Years) $540,900.13$4,362,351.84($3,821,451.71)Assumptions:1. Cost Estimate based on 5-year projections. Estimate to be redone in 5-years based on new fees at that time.2. Cost Estimate is based on the Special Use Plans prepared by Atwell, LLC dated 2/26/2024.3. Refer to Decommissioning Plan for further information.Note: This Engineer's Opinion of Probable Cost is made on the basis of Engineer's experience and qualifications using estimated quantities and represents Engineer's best judgment as an experienced and qualified professional Engineer generally familiar with the construction industry. However, since Engineer has no control over the cost of labor, materials, equipment, or services furnished by others, or over the Contractor's methods of determining prices, or over competitive bidding or market conditions, or over quantities of work actually performed, Engineer cannot and does not guarantee that proposals, bids, or actual construction cost will not vary from Opinions of Probable Construction Cost prepared by Engineer. This Opinion of Probable Construction Cost is limited to those items stated herein. Acknowledged. SUP plans show holding places for detention facilities. This has been added and labeled on sheet C-200 of the SUP plans. Noted. No wetlands present, just the Rob Roy Creek watercourse. Will provide delineation report. JD is currently processing. Noted - will be provided with Final Engineering. Noted, to be addressed during final emgineering. Noted, to be addressed during final emgineering. This has been added and labeled in the SUP plans. No equipment is proposed within the sanitary sewer easements. We will pursue an IDNR permit. Noted - will be provided with Final Engineering. Noted - provided with this submittal. - Noted - Noted - Provided - No lighting proposed. - Noted - Noted ©B Y D A U T O I n d u s t r y C o m p a n y L i m i t e d .A l l r i g h t s r e s e r v e d .S u b j e c t t o c h a n g e w i t h o u t n o t i c e . V1.2 2023-01-05 System Features High Energy Density Compact mechanical design,minimized footprint Safe &Long Lifecycle High efficient system with safe and long lifecycle LFP battery Highly Integrated Highly integrated system to allow flexible transportation and on-site installation ALL IN ONE design,integrated local controller,HVAC and FSS to ensure system safety Circuit Diagram BYD -MC Cube MC10C-B5365-U-R4M01 MC10C-B4659-U-R2M01 ©B Y D A U T O I n d u s t r y C o m p a n y L i m i t e d .A l l r i g h t s r e s e r v e d .S u b j e c t t o c h a n g e w i t h o u t n o t i c e . V1.2 2023-01-05 System Parameter System Type MC10C-B5365-U-R4M01 MC10C-B4659-U-R2M01 DC Data Cell type LFP LFP Pack type 1P416S 1P416S System configuration 10 × 1P416S 10 × 1P416S Battery capacity (BOL)5365kWh 4659kWh DC usable energy (BOL)@FAT 5099kWh 4428kWh DC usable energy (BOL)@SAT 4946kWh 4295kWh Battery voltage range 1081.6～1497.6 1081.6～1497.6 Nominal power 1236kW 2147kW General Data Dimensions (W×D×H)6058×2438×2896mm 6058×2438×2896mm Weight ~41035kg ~41385kg IP rating IP55 IP55 Ambient operating temperature range -30℃～+55℃【1】-30℃～+55℃【1】 Relative humidity 5%～100%5%～100% Max.working altitude ＜2000m【2】＜2000m【2】 Cooling concept Smart air cooling Liquid cooling Noise ≤75dBA ≤75dBA Fire suppression system With fire alarm system With fire alarm system Auxiliary power interface AC480V/60Hz,3P4W AC480V/60Hz,3P4W Auxiliary system peak power requirement @45℃,PF0.8 39kVA 76kVA Communication interfaces Ethernet Ethernet Communication protocols Modbus TCP/IP Modbus TCP/IP Standard color RAL 9003 RAL 9003 Compliance UL1973,NFPA69,NFPA72,NFPA855,CFC UN3536,UL9540A,UL9540 Note: 【1】Power derating is performed when the ambient temperature is below -15℃or above +45℃. 【2】Power derating is performed when the altitude is between 2000-3000m. NATURAL RESOURCE INFORMATION (NRI) REPORT: #2401 Jan. 2024 Petitioner: Corneils Road Solar, LLC Contact: Matt Kwiatkowski (Nexamp) Prepared By: 7775A Route 47 Yorkville, Illinois 60560 Phone: (630) 553-5821 x3 www.kendallswcd.org NRI 2401 January 2024 Natural Resource Information Report Number 2401 Date District Board Reviews Application January 2024 Applicant’s Name Corneils Road Solar, LLC Size of Parcel (+/-) 41.0 acres Current Zoning & Use A-1 Agricultural Special Use (Kendall County), R-1 Single-Family Residence (City of Yorkville); Agricultural field Proposed Zoning & Use A-1 Agricultural Special Use; Solar Facility Parcel Index Number(s) 02-08-300-008, 02-08-300-011, 02-08-300-012 Contact Person Matt Kwiatkowski (Nexamp) KENDALL COUNTY SOIL AND WATER CONSERVATION DISTRICT NATURAL RESOURCE INFORMATION (NRI) REPORT Copies of this report or notification of the proposed land-use change was provided to: Yes No The Applicant X X The Applicant’s Legal Representation The Local/Township Planning Commission X The Village/City/County Planning and Zoning Department or Appropriate Agency X The Kendall County Soil and Water Conservation District Files X Report Prepared By: Alyse Olson Position: Resource Conservationist NRI 2401 January 2024 PURPOSE AND INTENT The purpose of this report is to provide officials of the local governing body and other decision-makers with natural resource information. This information may be useful when undertaking land use decisions concerning variations, amendments or relief of local zoning ordinances, proposed subdivision of vacant or agricultural lands and the subsequent development of these lands. This report is a requirement under Section 22.02a of the Illinois Soil and Water Conservation Districts Act. The intent of this report is to present the most current natural resource information available in a readily understandable manner. It contains a description of the present site conditions, the present resources, and the potential impacts that the proposed change may have on the site and its resources. The natural resource information was gathered from standardized data, on-site investigations and information furnished by the petitioner. This report must be read in its entirety so that the relationship between the natural resource factors and the proposed land use change can be fully understood. Due to the limitations of scale encountered with the various resource maps, the property boundaries depicted in the various exhibits in this report provide a generalized representation of the property location and may not precisely reflect the legal description of the PIQ (Parcel in Question). This report, when used properly, will provide the basis for proper land use change decisions and development while protecting the natural resource base of the county. It should not be used in place of detailed environmental and/or engineering studies that are warranted under most circumstances, but in conjunction with those studies. The conclusions of this report in no way indicate that a certain land use is not possible, but it should alert the reader to possible problems that may occur if the capabilities of the land are ignored. Any questions on the technical data supplied in this report or if anyone feels that they would like to see more additional specific information to make the report more effective, please contact: Kendall County Soil and Water Conservation District 7775A Route 47, Yorkville, IL 60560 Phone: (630) 553-5821 ext. 3 E-mail: Alyse.Olson@il.nacdnet.net NRI 2401 January 2024 TABLE OF CONTENTS EXECUTIVE SUMMARY .................................................................................................................................. 1 PARCEL LOCATION ........................................................................................................................................ 8 ARCHAEOLOGIC/CULTURAL RESOURCES INFORMATION ........................................................................... 10 ECOLOGICALLY SENSITIVE AREAS ............................................................................................................... 11 SOILS INFORMATION .................................................................................................................................. 13 SOILS INTERPRETATIONS EXPLANATION..................................................................................................... 15 BUILDING LIMITATIONS .............................................................................................................................. 16 SOIL WATER FEATURES ............................................................................................................................... 21 SOIL EROSION AND SEDIMENT CONTROL ................................................................................................... 23 PRIME FARMLAND SOILS ............................................................................................................................ 24 LAND EVALUATION AND SITE ASSESSMENT (LESA) .................................................................................... 25 LAND USE PLANS ......................................................................................................................................... 27 DRAINAGE, RUNOFF, AND FLOOD INFORMATION ..................................................................................... 27 WATERSHED PLANS .................................................................................................................................... 31 WETLAND INFORMATION ........................................................................................................................... 32 HYDRIC SOILS .............................................................................................................................................. 34 WETLAND AND FLOODPLAIN REGULATIONS .............................................................................................. 36 GLOSSARY.................................................................................................................................................... 37 REFERENCES ................................................................................................................................................ 40 LIST OF FIGURES FIGURE 1: Soil Map ………………………………..……………………..……………………………………………………..………………… 2 FIGURE 2: Soil Limitations …………..……………………………………………………….…………………………………………………. 4 FIGURE 3: 2021 Plat Map ………………..……………………………………………………….………...………………………………….. 8 FIGURE 4: 2021 Aerial Map with NRI Site Boundary …………………………….………………………….……………..……... 9 FIGURE 5: Soil Map ………………………………………………………………………………….…………………………………………… 14 FIGURE 6A-6C: Maps of Building Limitations ……………………………………………..……………………………..…….. 18-20 NRI 2401 January 2024 FIGURE 7: Prime Farmland Soils …………………………………….………………………………………..…………………….…….. 24 FIGURE 8: Flood Map ……………………..………………….……………….…………………….………….……………………………… 29 FIGURE 9: Topographic Map ……………………………………………….…………………………..………………….……………….. 30 FIGURE 10: Wetland Map ……………………………………………………………………………………………..…….……….………. 33 FIGURE 11: Hydric Soils Map …………………………………………………………………………………….……….…….…………… 35 LIST OF TABLES TABLE 1: Soils Information ……………………………………………………………….…………………………………………………….. 2 TABLE 2: Soil Limitations ………………………………..………………………………………………….……………………….………….. 4 TABLE 3: Soil Map Unit Descriptions …………………………………………………………….…………………………..………….. 14 TABLE 4: Building Limitations ……………………………………………………………………………………………………………….. 17 TABLE 5: Water Features ………………………………………………………………………………………….……………………..…… 22 TABLE 6: Soil Erosion Potential ……………………………………………………………………………………………….……………. 23 TABLE 7: Prime Farmland Soils …………………………………………………………………………………………………..…………. 24 TABLE 8: Land Evaluation Computation …………………………………………………………..…………………………..………. 25 TABLE 9: Hydric Soils ………………………..……………………………………………………..…………………………….…..………… 34 NRI 2401 January 2024 1 EXECUTIVE SUMMARY Natural Resource Information Report Number #2401 Petitioner Corneils Road Solar, LLC Contact Person Matt Kwiatkowski (Nexamp) County or Municipality the Petition is Filed With United City of Yorkville Location of Parcel Southwest ¼ of Section 8, Township 37 North, Range 7 East (Bristol Township) of the 3rd Principal Meridian Project or Subdivision Name Corneils Road Solar Existing Zoning & Land Use A-1 Agricultural Special Use (Kendall County), R-1 Single-Family Residence (City of Yorkville); Agricultural field Proposed Zoning & Land Use A-1 Agricultural Special Use; Solar Facility Proposed Water Source Not applicable Proposed Type of Sewage Disposal System Not applicable Proposed Type of Storm Water Management Not indicated Size of Site (+/-) 41.0 acres Land Evaluation Site Assessment (LESA) Score (Land Evaluation: 95; Site Assessment: N/A) NRI 2401 January 2024 2 NATURAL RESOURCE CONSIDERATIONS SOIL INFORMATION Based on information from the United States Department of Agriculture-Natural Resources Conservation Service (USDA-NRCS) 2008 Kendall County Soil Survey, this project area contains the soil types shown in Figure 1 and Table 1. Please note this does not replace the need for or results of onsite soil testing. If completed, please refer to onsite soil test results for planning/engineering purposes. Figure 1: Soil Map Table 1: Soils Information Soil Type Soil Name Drainage Class Hydrologic Group Hydric Designation Farmland Designation Acres % Area 67A Harpster silty clay loam, 0-2% slopes Poorly Drained B/D Hydric Prime Farmland if Drained 0.6 1.4% 149A Brenton silt loam, 0-2% slopes Somewhat Poorly Drained B/D Non-Hydric with Hydric Inclusions Prime Farmland 4.3 10.1% 152A Drummer silty clay loam, 0-2% slopes Poorly Drained B/D Hydric Prime Farmland if Drained 23.4 54.5% 330A Peotone silty clay loam, 0-2% slopes Very Poorly Drained C/D Hydric Prime Farmland if Drained 14.4 33.5% 791B Rush silt loam, 2-4% slopes Well Drained B Non-Hydric Prime Farmland 0.2 0.5% NRI 2401 January 2024 3 Hydrologic Soil Groups – Soils have been classified into four (A, B, C, D) hydrologic groups based on runoff characteristics due to rainfall. If a soil is assigned to a dual hydrologic group (A/D, B/D or C/D), the first letter is for drained areas and the second letter is for undrained areas. • Hydrologic group A: Soils have a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. • Hydrologic group B: Soils have a moderate infiltration rate when thoroughly wet, consist chiefly of moderately deep to deep, moderately well drained to well drained soils that have a moderately fine to moderately coarse texture. These soils have a moderate rate of water transmission. • Hydrologic group C: Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. • Hydrologic group D: Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. Hydric Soils – A hydric soil is one that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part of the soil profile that supports the growth or regeneration of hydrophytic vegetation. Soils with hydric inclusions have map units dominantly made up of non-hydric soils that may have inclusions of hydric soils in the lower positions on the landscape. Of the soils found onsite, three are classified as hydric soil (67A Harpster silty clay loam, 152A Drummer silty clay loam, and 330A Peotone silty clay loam), one is classified as non-hydric soil (791B Rush silt loam), and one is classified as non-hydric soil with hydric inclusions likely (149A Brenton silt loam). Prime Farmland – Prime farmland is land that has the best combination of physical and chemical characteristics for agricultural production. Prime farmland soils are an important resource to Kendall County and some of the most productive soils in the United States occur locally. Of the soils found onsite, two are designated as prime farmland (149A Brenton silt loam and 791B Rush silt loam) and three are designated as prime farmland if drained (67A Harpster silty clay loam, 152A Drummer silty clay loam, and 330A Peotone silty clay loam). Soil Limitations – The USDA-NRCS Web Soil Survey rates the limitations of soils for dwellings, small commercial buildings, solar arrays, shallow excavations, lawns/landscaping, local roads and streets, etc. Soils have different properties which influence the development of building sites. The USDA-NRCS classifies soils as Not Limited, Somewhat Limited, and Very Limited. Soils that are Not Limited indicates that the soil has properties that are favorable for the specified use. They will perform well and will have low maintenance. Soils that are Somewhat Limited are moderately favorable, and their limitations can be overcome through special planning, design, or installation. Soils that are Very Limited have features that are unfavorable for the specified use, and their limitations cannot easily be overcome. NRI 2401 January 2024 4 Table 2: Soil Limitations Soil Type Solar Arrays, Soil-Penetrating Anchor Systems Solar Arrays, Ballast Anchor Systems Shallow Excavations Lawns/ Landscaping 67A Very Limited Very Limited Very Limited Very Limited 149A Very Limited Very Limited Very Limited Somewhat Limited 152A Very Limited Very Limited Very Limited Very Limited 330A Very Limited Very Limited Very Limited Very Limited 791B Very Limited Very Limited Somewhat Limited Somewhat Limited Figure 2: Soil Limitations KENDALL COUNTY LAND EVALUATION AND SITE ASSESSMENT (LESA) Decision-makers in Kendall County use the Land Evaluation and Site Assessment (LESA) system to determine the suitability of a land use change and/or a zoning request as it relates to agricultural land. The LESA system was developed by the United States Department of Agriculture-Natural Resources Conservation Service (USDA-NRCS) and takes into consideration local conditions such as physical characteristics of the land, compatibility of surrounding land-uses, and urban growth factors. The LESA system is a two-step procedure that includes: • Land Evaluation (LE): The soils of a given area are rated and placed in groups ranging from the best to worst suited for a stated agriculture use, cropland, or forestland. The best group is assigned a value of 100 and all other groups are assigned lower values. The Land Evaluation is based on data from the Kendall County Soil Survey. The Kendall County Soil and Water Conservation District is responsible for this portion of the LESA system.  The Land Evaluation score for this site is 95, indicating that the soils are well suited for agricultural uses. • Site Assessment (SA): The site is numerically evaluated according to important factors that contribute to the quality of the site. Each factor selected is assigned values in accordance with the local needs and objectives. The Site Assessment value is based on a 200-point scale and accounts for 2/3 of the total score. The Kendall County LESA Committee is responsible for this portion of the LESA system. Please Note: A land evaluation (LE) score will be compiled for every project parcel. However, when a parcel is located within municipal planning boundaries, a site assessment 0 20 40 60 80 100 Solar Arrays, Soil- Penetrating Anchor Systems Solar Arrays, Ballast Anchor Systems Shallow Excavations Lawns/Landscaping % OF SOIL TYPE OF IMPROVEMENT SOIL LIMITATIONS Not Limited Somewhat Limited Very Limited NRI 2401 January 2024 5 (SA) score is not compiled as the scoring factors are not applicable. As a result, only the LE score is available, and a full LESA score is unavailable for the parcel.  The Site Assessment score for this site is not applicable. WETLANDS The U.S. Fish & Wildlife Service’s National Wetlands Inventory map indicates the presence of wetland(s)/waters on the proposed project site. To determine if a wetland is present, a wetland delineation specialist, who is recognized by the U.S. Army Corps of Engineers, should determine the exact boundaries and value of the wetlands. A Wetland Determination/Delineation Report dated September 1, 2023, was prepared by Atwell, LLC. The results of their review indicated the presence of two watercourses on the site (Rob Roy Creek and an unnamed tributary of Rob Roy Creek). FLOODPLAIN The Federal Emergency Management Agency’s (FEMA) Flood Insurance Rate Map (FIRM) for Kendall County, Community Panel No. 17093C0030G (effective date February 4, 2009) was reviewed to determine the presence of floodplain and floodway areas within the project site. According to the map, the site does not likely contain areas of regulated floodplain or floodway. SEDIMENT AND EROSION CONTROL Development on this site should include an erosion and sediment control plan in accordance with local, state, and federal regulations. Soil erosion on construction sites is a resource concern as suspended sediment from areas undergoing development is a primary nonpoint source of water pollution. Please consult the Illinois Urban Manual (https://illinoisurbanmanual.org/) for appropriate best management practices. STORMWATER POLLUTION A National Pollutant Discharge Elimination System (NPDES) permit (Permit No. ILR10) from the Illinois Environmental Protection Agency (IEPA) is required for stormwater discharges from construction sites that will disturb 1 or more acres of land. Conditions of the NPDES ILR10 permit require the development and implementation of a Stormwater Pollution Prevention Plan (SWPPP) to reduce stormwater pollutants on the construction site before they can cause environmental issues. ECOLOGICAL CONSIDERATIONS Developers of solar project sites are encouraged to plant native groundcover. Native shrubs, grasses, and wildflowers offer benefits such as improved erosion control, pesticide avoidance, stormwater infiltration, wildlife habitat, and reduced overall maintenance. Naturalized areas, once established, are more drought tolerant, require little to no fertilization, and only need to be mowed once or twice a year. Native fruiting and flowering plants also provide a food source and habitat for native pollinators which offer the ecological service of pollinating our agricultural crops. The District recognizes two potential sources of water pollution from solar farms including cracked panels and oil leaks or spills from transformers. Cracked panels can leach toxic materials if many broken panels are exposed to precipitation over a long period of time. To prevent this issue, solar farm operators should regularly inspect for cracked panels. Cracked or broken panels must be immediately stored under protective cover and should be periodically transported offsite for recycling or proper offsite storage. NRI 2401 January 2024 6 Electrical transformers are used to increase output voltage from solar farms to the electrical grid. These transformers contain oil, which can leak or spill resulting in environmental damage. To reduce environmental damage, biodegradable oil can be used in the transformers. Larger transformers typically use mineral-based oil unless biodegradable oil is specifically requested. Leaks and spills of biodegradable oil must still be prevented, but the risk for groundwater contamination would be reduced and clean-up efforts simplified in the event of a release. Secondary containment systems such as trays, membranes, or vaults can also be used in the event of a leak or spill. Containment systems must be designed to manage stormwater so adequate containment volume is maintained. This would be the responsibility of the solar developer. NRI 2401 January 2024 8 PARCEL LOCATION Figure 3: 2021 Plat Map Southwestern ¼ of Section 8, Township 37 North, Range 7 East (Bristol Township). These parcels contain approximately 41.0 acres and are located north of Corneils Road, east of Beecher Road, south of Galena Road, and west of Illinois Route 47. NRI 2401 January 2024 9 Figure 4: 2021 Aerial Map with NRI Project Boundary NRI 2401 January 2024 10 ARCHAEOLOGIC/CULTURAL RESOURCES INFORMATION Simply stated, cultural resources are all the past activities and accomplishments of people. They include the following: buildings; objects made or used by people; locations; and less tangible resources, such as stories, dance forms, and holiday traditions. The Soil and Water Conservation District most often encounters cultural resources as historical properties. These may be prehistoric or historical sites, buildings, structures, features, or objects. The most common type of historical property that the Soil and Water Conservation District may encounter is non-structural archaeological sites. These sites often extend below the soil surface and must be protected against disruption by development or other earth moving activity if possible. Cultural resources are non- renewable because there is no way to “grow” a site to replace a disrupted site. Landowners with historical properties on their land have ownership of that historical property. However, the State of Illinois owns all the following: human remains, grave markers, burial mounds, and artifacts associated with graves and human remains. Non-grave artifacts from archaeological sites and historical buildings are the property of the landowner. The landowner may choose to disturb a historical property but may not receive federal or state assistance to do so. If an earth moving activity disturbs human remains, the landowner must contact the county coroner within 48 hours. The Illinois State Historic Preservation Office has not been notified of the proposed land use change by the Kendall County SWCD. The applicant may need to contact them according to current Illinois law. NRI 2401 January 2024 11 ECOLOGICALLY SENSITIVE AREAS WHAT IS BIOLOGICAL DIVERSITY AND WHY SHOULD IT BE CONSERVED?1 Biological diversity, or biodiversity, is the range of life on our planet. A more thorough definition is presented by botanist Peter H. Raven: “At the simplest level, biodiversity is the sum total of all the plants, animals, fungi and microorganisms in the world, or in a particular area; all of their individual variation; and all of the interactions between them. It is the set of living organisms that make up the fabric of the planet Earth and allow it to function as it does, by capturing energy from the sun and using it to drive all of life’s processes; by forming communities of organisms that have, through the several billion years of life’s history on Earth, altered the nature of the atmosphere, the soil and the water of our Planet; and by making possible the sustainability of our planet through their life activities now” (Raven 1994). It is not known how many species occur on our planet. Presently, about 1.4 million species have been named. It has been estimated that there are perhaps 9 million more that have not been identified. What is known is that they are vanishing at an unprecedented rate. Reliable estimates show extinction occurring at a rate several orders of magnitude above “background” in some ecological systems (Wilson 1992, Hoose 1981). The reasons for protecting biological diversity are complex, but they fall into four major categories. First, loss of diversity generally weakens entire natural systems. Healthy ecosystems tend to have many natural checks and balances. Every species plays a role in maintaining this system. When simplified by the loss of diversity, the system becomes more susceptible to natural and artificial perturbations. The chances of a system-wide collapse increase. In parts of the midwestern United States, for example, it was only the remnant areas of natural prairies that kept soil intact during the dust bowl years of the 1930s (Roush 1982). Simplified ecosystems are almost always expensive to maintain. For example, when synthetic chemicals are relied upon to control pests, the target species are not the only ones affected. Their predators are almost always killed or driven away, exasperating the pest problem. In the meantime, people are unintentionally breeding pesticide-resistant pests. A process has begun where people become perpetual guardians of the affected area, which requires the expenditure of financial resources and human ingenuity to keep the system going. A second reason for protecting biological diversity is that it represents one of our greatest untapped resources. Great benefits can be reaped from a single species. About 20 species provide 90% of the world’s food. Of these 20, just three, wheat, maize, and rice-supply over one half of that food. American wheat farmers need new varieties every five to 15 years to compete with pests and diseases. Wild strains of wheat are critical genetic reservoirs for these new varieties. Further, every species is a potential source of human medicine. In 1980, a published report identified the market value of prescription drugs from higher plants at over $3 billion. Organic alkaloids, a class of NRI 2401 January 2024 12 chemical compounds used in medicines, are found in an estimated 20% of plant species. Yet only 2% of plant species have been screened for these compounds (Hoose 1981). The third reason for protecting diversity is that humans benefit from natural areas and depend on healthy ecosystems. The natural world supplies our air, our water, our food and supports human economic activity. Further, humans are creatures that evolved in a diverse natural environment between forest and grasslands. People need to be reassured that such places remain. When people speak of “going to the country,” they generally mean more than getting out of town. For reasons of their own sanity and wellbeing, they need a holistic, organic experience. Prolonged exposure to urban monotony produces neuroses, for which cultural and natural diversity cure. Historically, the lack of attention to biological diversity, and the ecological processes it supports, has resulted in economic hardships for segments of the basin’s human population. The final reason for protecting biological diversity is that species and natural systems are intrinsically valuable. The above reasons have focused on the benefits of the natural world to humans. All things possess intrinsic value simply because they exist. BIOLOGICAL RESOURCES CONCERNING THE SUBJECT PARCEL As part of the Natural Resources Information Report, staff checks office maps to determine if any nature preserves or ecologically sensitive areas are in the general vicinity of the parcel in question. If there is a nature preserve in the area, then that resource will be identified as part of the report. The SWCD recommends that every effort be made to protect that resource. Such efforts should include, but are not limited to erosion control, sediment control, stormwater management, and groundwater monitoring. ______________________________________________________________________________ 1Taken from The Conservation of Biological Diversity in the Great Lakes Ecosystem: Issues and Opportunities, prepared by the Nature Conservancy Great Lakes Program 79W. Monroe Street, Suite 1309, Chicago, IL 60603, January 1994. Office maps indicate that ecologically sensitive area(s) are located on or near the parcel in question (PIQ). Rob Roy Creek and an unnamed tributary of Rob Roy Creek flow through the PIQ. Rob Roy Creek is a tributary of the Fox River. NRI 2401 January 2024 13 SOILS INFORMATION IMPORTANCE OF SOILS INFORMATION Soils information comes from the Natural Resources Conservation Service Soil Maps and Descriptions for Kendall County. This information is important to all parties involved in determining the suitability of the proposed land use change. Each soil polygon is given a number, which represents its soil type. The letter found after the soil type number indicates the soils slope class. Each soil map unit has limitations for a variety of land uses such as septic systems, buildings with basements, and buildings without basements. It is important to remember that soils do not function independently of each other. The behavior of a soil depends upon the physical properties of adjacent soil types, the presence of artificial drainage, soil compaction, and its position in the local landscape. The limitation categories (not limited, somewhat limited, or very limited) indicate the potential for difficulty in using that soil unit for the proposed activity and, thus, the degree of need for thorough soil borings and engineering studies. A limitation does not necessarily mean that the proposed activity cannot be done on that soil type. It does mean that the reasons for the limitation need to be thoroughly understood and dealt with to complete the proposed activity successfully. Very limited indicates that the proposed activity will be more difficult and costly to do on that soil type than on a soil type with a somewhat limited or not limited rating. Soil survey interpretations are predictions of soil behavior for specified land uses and specified management practices. They are based on the soil properties that directly influence the specified use of the soil. Soil survey interpretations allow users of soil surveys to plan reasonable alternatives for the use and management of soils. Soil interpretations do not eliminate the need for on-site study and testing of specific sites for the design and construction for specific uses. They can be used as a guide for planning more detailed investigations and for avoiding undesirable sites for an intended use. The scale of the maps and the range of error limit the use of the soil delineation. NRI 2401 January 2024 14 Figure 5: Soil Map Table 3: Soil Map Unit Descriptions Soil Type Soil Name Acres Percent 67A Harpster silty clay loam, 0-2% slopes 0.6 1.4% 149A Brenton silt loam, 0-2% slopes 4.3 10.1% 152A Drummer silty clay loam, 0-2% slopes 23.4 54.5% 330A Peotone silty clay loam, 0-2% slopes 14.4 33.5% 791B Rush silt loam, 2-4% slopes 0.2 0.5% Source: National Cooperative Soil Survey – USDA-NRCS NRI 2401 January 2024 15 SOILS INTERPRETATIONS EXPLANATION GENERAL – NONAGRICULTURAL These interpretative ratings help engineers, planners, and others to understand how soil properties influence behavior when used for nonagricultural uses such as building site development or construction materials. This report gives ratings for proposed uses in terms of limitations and restrictive features. The tables list only the most restrictive features. Other features may need treatment to overcome soil limitations for a specific purpose. Ratings come from the soil's "natural" state, that is, no unusual modification occurs other than that which is considered normal practice for the rated use. Even though soils may have limitations, an engineer may alter soil features or adjust building plans for a structure to compensate for most degrees of limitations. Most of these practices, however, are costly. The final decision in selecting a site for a particular use generally involves weighing the costs for site preparation and maintenance. Soil properties influence development of building sites, including the selection of the site, the design of the structure, construction, performance after construction, and maintenance. Soil limitation ratings of not limited, somewhat limited, and very limited are given for the types of proposed improvements that are listed or inferred by the petitioner as entered on the report application and/or zoning petition. The most common types of building limitation that this report gives limitations ratings for is septic systems. It is understood that engineering practices can overcome most limitations for buildings with and without basements, and small commercial buildings. Limitation ratings for these types of buildings are not commonly provided. Organic soils, when present on the parcel, are referenced in the hydric soils section of the report. This type of soil is considered unsuitable for all types of construction. LIMIATIONS RATINGS • Not Limited: This soil has favorable properties for the use. The degree of limitation is minor. The people involved can expect good performance and low maintenance. • Somewhat Limited: This soil has moderately favorable properties for the use. Special planning, design, or maintenance can overcome this degree of limitation. During some part of the year, the expected performance is less desirable than for soils rated slight. • Very Limited: This soil has one or more properties that are unfavorable for the rated use. These may include the following: steep slopes, bedrock near the surface, flooding, high shrink-swell potential, a seasonal high water table, or low strength. This degree of limitation generally requires major soil reclamation, special design, or intensive maintenance, which in most situations is difficult and costly. NRI 2401 January 2024 16 BUILDING LIMITATIONS BUILDING ON POORLY SUITED OR UNSUITABLE SOILS Building on poorly suited or unsuitable soils can present problems to future property owners such as cracked foundations, wet basements, lowered structural integrity and high maintenance costs associated with these problems. The staff of the Kendall County SWCD strongly urges scrutiny by the plat reviewers when granting parcels with these soils exclusively. Solar Arrays, Soil-Penetrating Anchor Systems – Ground-based solar arrays are sets of photovoltaic panels that are not situated on a building or pole. These installations consist of a racking system that holds the panel in the desired orientation and the foundation structures that hold the racking system to the ground. Two basic methods are used to hold the systems to the ground, based on site conditions and cost. One method employs driven piles, screw augers, or concrete piers that penetrate the soil to provide a stable foundation. Solar Arrays, Ballast Anchor Systems Ground-based solar arrays are sets of photovoltaic panels that are not situated on a building or pole. These installations consist of a racking system that holds the panel in the desired orientation and the foundation structures that hold the racking system to the ground. Ballast anchor systems can be used in some places where soil-penetrating systems cannot, such as in shallow or stony soil. Also, since they do not penetrate the soil, ballast systems can be used where the soil is contaminated, and disturbance is to be avoided. The soil in the area must have sufficient strength to be able to support the vehicles that haul the ballast and the machinery to install it. Shallow Excavations – Trenches or holes dug to a maximum depth of 5 or 6 feet for utility lines, open ditches, or other purposes. Ratings are based on soil properties that influence the ease of digging and the resistance to sloughing. Lawns and Landscaping – Require soils on which turf and ornamental trees and shrubs can be established and maintained (irrigation is not considered in the ratings). The ratings are based on the soil properties that affect plant growth and trafficability after vegetation is established. NRI 2401 January 2024 17 Table 4: Building Limitations Soil Type Solar Arrays, Soil-Penetrating Anchor Systems Solar Arrays, Ballast Anchor Systems Shallow Excavations Lawns & Landscaping Acres % 67A Very Limited: Ponding Depth to saturated zone Frost action Low strength Steel corrosion Shrink-swell Very Limited: Ponding Depth to saturated zone Frost action Low strength Slope shape across Hillslope position Very Limited: Ponding Depth to saturated zone Dusty Unstable excavation walls Very Limited: Ponding Depth to saturated zone Dusty 0.6 1.4% 149A Very Limited: Frost action Low strength Steel corrosion Depth to saturated zone Hillslope position Ponding Very Limited: Frost action Low strength Depth to saturated zone Hillslope position Ponding Slope shape across Very Limited: Depth to saturated zone Dusty Unstable excavation walls Ponding Somewhat Limited: Depth to saturated zone Dusty 4.3 10.1% 152A Very Limited: Ponding Depth to saturated zone Frost action Low strength Steel corrosion Shrink-swell Very Limited: Ponding Depth to saturated zone Frost action Low strength Slope shape across Very Limited: Ponding Depth to saturated zone Dusty Unstable excavation walls Too clayey Very Limited: Ponding Depth to saturated zone Dusty 23.4 54.5% 330A Very Limited: Ponding Depth to saturated zone Shrink-swell Frost action, Low strength Very Limited: Ponding Depth to saturated zone Frost action, Low strength, Slope shape across Very Limited: Ponding Depth to saturated zone Unstable excavation walls Dusty, Too clayey Very Limited: Ponding Depth to saturated zone Dusty 14.4 33.5% 791B Very Limited: Frost action, Steel corrosion, Shrink-swell, Low strength, Hillslope position Very Limited: Frost action, Low strength, Hillslope position, Slope shape across Somewhat Limited: Dusty Unstable excavation walls Somewhat Limited: Dusty 0.2 0.5% % Very Limited 100% 100% 99.5% 89.4% Figure 6A: Map of Building Limitations - Solar Arrays Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey46164004616500461660046167004616800461690046170004617100461720046173004617400 4616400461650046166004616700461680046169004617000461710046172004617300378100 378200 378300 378400 378500 378600 378700 378800 378000 378100 378200 378300 378400 378500 378600 378700 378800 41° 41' 56'' N 88° 27' 57'' W41° 41' 56'' N88° 27' 22'' W41° 41' 21'' N 88° 27' 57'' W41° 41' 21'' N 88° 27' 22'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 16N WGS84 0 250 500 1000 1500 Feet 0 50 100 200 300 Meters Map Scale: 1:5,280 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. NRI 2401 January 2024 18 Figure 6B: Map of Building Limitations - Shallow Excavations Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey461640046165004616600461670046168004616900461700046171004617200461730046174004616400461650046166004616700461680046169004617000461710046172004617300378100378200378300378400378500378600378700378800 378000 378100 378200 378300 378400 378500 378600 378700 378800 41° 41' 56'' N 88° 27' 57'' W41° 41' 56'' N88° 27' 22'' W41° 41' 21'' N 88° 27' 57'' W41° 41' 21'' N 88° 27' 22'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 16N WGS84 0 250 500 1000 1500 Feet 0 50 100 200 300 Meters Map Scale: 1:5,280 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. NRI 2401 January 2024 19 Figure 6C: Map of Building Limitations - Lawns / Landscaping Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey461640046165004616600461670046168004616900461700046171004617200461730046174004616400461650046166004616700461680046169004617000461710046172004617300378100378200378300378400378500378600378700378800 378000 378100 378200 378300 378400 378500 378600 378700 378800 41° 41' 56'' N 88° 27' 57'' W41° 41' 56'' N88° 27' 22'' W41° 41' 21'' N 88° 27' 57'' W41° 41' 21'' N 88° 27' 22'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 16N WGS84 0 250 500 1000 1500 Feet 0 50 100 200 300 Meters Map Scale: 1:5,280 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. NRI 2401 January 2024 20 NRI 2401 January 2024 21 SOIL WATER FEATURES Table 5, below, gives estimates of various soil water features that should be taken into consideration when reviewing engineering for a land use project. HYDROLOGIC SOIL GROUPS (HSGs) – The groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation, are thoroughly wet, and receive precipitation from long-duration storms. • Group A: Soils having a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. • Group B: Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained, or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. • Group C: Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. • Group D: Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. Note: If a soil is assigned to a dual hydrologic group (A/D, B/D or C/D) the first letter is for drained areas and the second is for undrained areas. SURFACE RUNOFF – Surface runoff refers to the loss of water from an area by flow over the land surface. Surface runoff classes are based upon slope, climate and vegetative cover and indicates relative runoff for very specific conditions (it is assumed that the surface of the soil is bare and that the retention of surface water resulting from irregularities in the ground surface is minimal). The classes are negligible, very low, low, medium, high, and very high. MONTHS – The portion of the year in which a water table, ponding, and/or flooding is most likely to be a concern. WATER TABLE – Water table refers to a saturated zone in the soil and the data indicates, by month, depth to the top (upper limit) and base (lower limit) of the saturated zone in most years. These estimates are based upon observations of the water table at selected sites and on evidence of a saturated zone (grayish colors or mottles (redoximorphic features)) in the soil. Note: A saturated zone that lasts for less than a month is not considered a water table. PONDING – Ponding refers to standing water in a closed depression, and the data indicates surface water depth, duration, and frequency of ponding. NRI 2401 January 2024 22 • Duration: Expressed as very brief if less than 2 days, brief if 2 to 7 days, long if 7 to 30 days and very long if more than 30 days. • Frequency: Expressed as: none meaning ponding is not possible; rare means unlikely but possible under unusual weather conditions (chance of ponding is 0-5% in any year); occasional means that it occurs, on the average, once or less in 2 years (chance of ponding is 5 to 50% in any year); and frequent means that it occurs, on the average, more than once in 2 years (chance of ponding is more than 50% in any year). FLOODING – The temporary inundation of an area caused by overflowing streams, by runoff from adjacent slopes, or by tides. Water standing for short periods after rainfall or snowmelt is not considered flooding, and water standing in swamps and marshes is considered ponding rather than flooding. • Duration: Expressed as: extremely brief if 0.1 hour to 4 hours; very brief if 4 hours to 2 days; brief if 2 to 7 days; long if 7 to 30 days; and very long if more than 30 days. • Frequency: Expressed as: none means flooding is not probable; very rare means that it is very unlikely but possible under extremely unusual weather conditions (chance of flooding is less than 1% in any year); rare means that it is unlikely but possible under unusual weather conditions (chance of flooding is 1 to 5% in any year); occasional means that it occurs infrequently under normal weather conditions (chance of flooding is 5 to 50% in any year but is less than 50% in all months in any year); and very frequent means that it is likely to occur very often under normal weather conditions (chance of flooding is more than 50% in all months of any year). Note: The information is based on evidence in the soil profile. In addition, consideration is also given to local information about the extent and levels of flooding and the relation of each soil on the landscape to historic floods. Information on the extent of flooding based on soil data is less specific than that provided by detailed engineering surveys that delineate flood-prone areas at specific flood frequency levels. Table 5: Water Features Soil Type Hydrologic Group Surface Runoff Water Table Ponding Flooding 67A B/D Negligible January – May Upper Limit: 0.0’-1.0’ Lower Limit: 6.0’ January – May Surface Water Depth: 0.0’-0.5’ Duration: Brief (2-7 days) Frequency: Frequent January – December Frequency: None 149A B/D Low January – May Upper Limit: 1.0’-2.0’ Lower Limit: 6.0’ January – December Frequency: None January – December Frequency: None 152A B/D Negligible January – May Upper Limit: 0.0’-1.0’ Lower Limit: 6.0’ January – May Surface Water Depth: 0.0’-0.5’ Duration: Brief (2-7 days) Frequency: Frequent January – December Frequency: None 330A C/D Negligible January – June Upper Limit: 0.0’-1.0’ Lower Limit: 6.0’ January – June Surface Water Depth: 0.0’-0.5’ Duration: Brief (2-7 days) Frequency: Frequent January – December Frequency: None 791B B Low January – December Upper/Lower Limit: -- January – December Frequency: None January – December Frequency: None NRI 2401 January 2024 23 SOIL EROSION AND SEDIMENT CONTROL Erosion is the wearing away of the soil by water, wind, and other forces. Soil erosion threatens the Nation's soil productivity and contributes the most pollutants in our waterways. Water causes about two thirds of erosion on agricultural land. Four properties, mainly, determine a soil's erodibility: texture, slope, structure, and organic matter content. Slope has the most influence on soil erosion potential when the site is under construction. Erosivity and runoff increase as slope grade increases. The runoff then exerts more force on the particles, breaking their bonds more readily and carrying them farther before deposition. The longer water flows along a slope before reaching a major waterway, the greater the potential for erosion. Soil erosion during and after this proposed construction can be a primary non-point source of water pollution. Eroded soil during the construction phase can create unsafe conditions on roadways, decrease the storage capacity of lakes, clog streams and drainage channels, cause deterioration of aquatic habitats, and increase water treatment costs. Soil erosion also increases the risk of flooding by choking culverts, ditches, and storm sewers and by reducing the capacity of natural and man-made detention facilities. The general principles of erosion and sedimentation control measures include: • Reducing/diverting flow from exposed areas, storing flows, or limiting runoff from exposed areas • Staging construction to keep disturbed areas to a minimum • Establishing or maintaining temporary or permanent groundcover • Retaining sediment on site • Properly installing, inspecting, and maintaining control measures Erosion control practices are useful controls only if they are properly located, installed, inspected, and maintained. Soil erosion and sedimentation control plans, including maintenance responsibilities, should be clearly communicated to all contractors working on the site. The SWCD recommends an erosion and sediment control plan for all building sites, especially if there is a wetland or stream nearby. Additionally, a National Pollutant Discharge Elimination System (NPDES) permit (Permit No. ILR10) from the Illinois Environmental Protection Agency (IEPA) is required for stormwater discharges from construction sites that will disturb 1 or more acres of land. Conditions of the NPDES ILR10 permit require the development and implementation of a Stormwater Pollution Prevention Plan (SWPPP) to reduce stormwater pollutants on the construction site before they can cause environmental issues. Table 6: Soil Erosion Potential Soil Type Slope Rating Acreage Percent of Project Area 67A 0-2% Slight 0.6 1.4% 149A 0-2% Slight 4.3 10.1% 152A 0-2% Slight 23.4 54.5% 330A 0-2% Slight 14.4 33.5% 791B 2-4% Slight 0.2 0.5% NRI 2401 January 2024 24 PRIME FARMLAND SOILS Prime farmland soils are an important resource to Kendall County. Some of the most productive soils in the United States occur locally. Each soil map unit in the United States is assigned a prime or non-prime rating. Prime agricultural land does not need to be in the production of food & fiber. Section 310 of the NRCS general manual states that urban or built-up land on prime farmland soils is not prime farmland. The percentages of soil map units on the parcel reflect the determination that urban or built-up land on prime farmland soils is not prime farmland. Table 7: Prime Farmland Soils Soil Type Prime Designation Acreage Percent 67A Prime Farmland if Drained 0.6 1.4% 149A Prime Farmland 4.3 10.1% 152A Prime Farmland if Drained 23.4 54.5% 330A Prime Farmland if Drained 14.4 33.5% 791B Prime Farmland 0.2 0.5% % Prime Farmland 100% Figure 7: Prime Farmland Soils NRI 2401 January 2024 25 LAND EVALUATION AND SITE ASSESSMENT (LESA) Decision-makers in Kendall County use the Land Evaluation and Site Assessment (LESA) system to determine the suitability of a land use change and/or a zoning request as it relates to agricultural land. The LESA system was developed by the United States Department of Agriculture-Natural Resources Conservation Service (USDA-NRCS) and takes into consideration local conditions such as physical characteristics of the land, compatibility of surrounding land-uses, and urban growth factors. The LESA system is a two-step procedure that includes: LAND EVALUATION (LE) The soils of a given area are rated and placed in groups ranging from the best to worst suited for a stated agriculture use, cropland, or forestland. The best group is assigned a value of 100, and all other groups are assigned lower values. The Land Evaluation is based on data from the Kendall County Soil Survey. The LE score is calculated by multiplying the relative value of each soil type by the number of acres of that soil. The sum of the products is then divided by the total number of acres; the answer is the Land Evaluation score on this site. The Kendall County Soil and Water Conservation District is responsible for this portion of the LESA system. SITE ASSESSMENT (SA) The site is numerically evaluated according to important factors that contribute to the quality of the site. Each factor selected is assigned values in accordance with the local needs and objectives. The value group is a predetermined value based upon prime farmland designation. The Kendall County LESA Committee is responsible for this portion of the LESA system. Please Note: A land evaluation (LE) score will be compiled for every project parcel. However, when a parcel is located within municipal planning boundaries, a site assessment (SA) score is not compiled as the scoring factors are not applicable. As a result, only the LE score is available, and a full LESA score is unavailable for the parcel. Table 8: Land Evaluation Computation Soil Type Value Group Relative Value Acres* Product (Relative Value x Acres) 67A 2 94 0.6 56.4 149A 1 100 4.3 430.0 152A 1 100 23.4 2,340.0 330A 3 87 14.4 1,252.8 791B 4 79 0.2 15.8 43.0 4,095.0 LE Calculation (Product of relative value / Total Acres) 4,095.0 / 43.0 = 95.2 LE Score LE = 95 *Acreage listed in this chart provides a generalized representation and may not precisely reflect exact acres of each soil type. NRI 2401 January 2024 26 The Land Evaluation (LE) score for this site is 95 out of 100, indicating that the soils are well suited for agricultural uses considering the Land Evaluation score is above 80. The full LESA Score is not applicable for the proposed project site since it is within municipal planning boundaries. Selecting the project site with the lowest total points will generally protect the best farmland and maintain and promote the agricultural industry in Kendall County. NRI 2401 January 2024 27 LAND USE PLANS Many counties, municipalities, villages, and townships have developed land-use plans. These plans are intended to reflect the existing and future land-use needs of a given community. Please contact the United City of Yorkville’s Community Development Department for information regarding their comprehensive land use plan and map. DRAINAGE, RUNOFF, AND FLOOD INFORMATION U.S.G.S Topographic maps give information on elevations, which are important mostly to determine slopes, drainage directions, and watershed information. Elevations determine the area of impact of floods of record. Slope information determines steepness and erosion potential. Drainage directions determine where water leaves the PIQ, possibly impacting surrounding natural resources. Watershed information is given for changing land use to a subdivision type of development on parcels greater than 10 acres. WHAT IS A WATERSHED? Simply stated, a watershed is the area of land that contributes water to a certain point. The watershed boundary is important because the area of land in the watershed can now be calculated using an irregular shape area calculator such as a dot counter or planimeter. Using regional storm event information, and site-specific soils and land use information, the peak stormwater flow through the point marked “” for a specified storm event can be calculated. This value is called a “Q” value (for the given storm event) and is measured in cubic feet per second (CFS). When construction occurs, the Q value naturally increases because of the increase in impermeable surfaces. This process decreases the ability of soils to accept and temporarily hold water. Therefore, more water runs off and increases the Q value. Theoretically, if each development, no matter how large or small, maintains their preconstruction Q value after construction by the installation of stormwater management systems, the streams and wetlands and lakes will not suffer damage from excessive urban stormwater. For this reason, the Kendall County SWCD recommends that the developer for intense uses, such as a subdivision, calculate the preconstruction Q value for the exit point(s). A stormwater management system NRI 2401 January 2024 28 should be designed, installed, and maintained to limit the postconstruction Q value to be at or below the preconstruction value. IMPORTANCE OF FLOOD INFORMATION A floodplain is defined as land adjoining a watercourse (riverine) or an inland depression (non-riverine) that is subject to periodic inundation by high water. Floodplains are important areas demanding protection since they have water storage and conveyance functions which affect upstream and downstream flows, water quality and quantity, and suitability of the land for human activity. Since floodplains play distinct and vital roles in the hydrologic cycle, development that interferes with their hydrologic and biologic functions should be carefully considered. Flooding is both dangerous to people and destructive to their properties. The following maps, when combined with wetland and topographic information, can help developers and future homeowners to “sidestep” potential flooding or ponding problems. Flood Insurance Rate Maps (FIRMs), produced by the Federal Emergency Management Agency (FEMA), define flood elevation adjacent to tributaries and major bodies of water and superimpose that onto a simplified USGS topographic map. The scale of the FIRM maps is generally dependent on the size and density of parcels in that area. This is to correctly determine the parcel location and floodplain location. The FIRM map has three (3) zones. Zone A includes the 100-year flood (1% annual chance flood), Zone B or Zone X (shaded) is the 100 to 500-year flood (between limits of the 1% and the 0.2% annual chance flood), and Zone C or Zone X (unshaded) is outside the floodplain (outside the 0.2% annual chance flood). The Hydrologic Atlas (H.A.) Series of the Flood of Record Map is also used for the topographic information. This map is different from the FIRM map mainly because it will show isolated or pocketed flooded areas. Kendall County uses both these maps in conjunction with each other for flooded area determinations. The Flood of Record maps show the areas of flood for various years. Both maps stress that the recurrence of flooding is merely statistical. A 100-year flood may occur twice in one year, or twice in one week, for that matter. It should be noted that greater floods than those shown on the two maps are possible. The flood boundaries indicated provide a historic record only until the map publication date. Additionally, these flood boundaries are a function of the watershed conditions existing when the maps were produced. Cumulative changes in runoff characteristics caused by urbanization can result in an increase in flood height of future flood episodes. Floodplains play a vital role in reducing the flood damage potential associated with an urbanizing area and, when left in an undisturbed state, also provide valuable wildlife habitat benefits. If it is the petitioner's intent to conduct floodplain filling or modification activities, the petitioner, and the Unit of Government responsible need to consider the potentially adverse effects this type of action could have on adjacent properties. The change or loss of natural floodplain storage often increases the frequency and severity of flooding on adjacent property. NRI 2401 January 2024 29 If the available maps indicate the presence of a floodplain on the PIQ, the petitioner should contact the IDNR-OWR and FEMA to delineate a floodplain elevation for the parcel. If a portion of the property is indeed floodplain, applicable state, county, and local regulations will need to be reflected in the site plans. Another indication of flooding potential can be found in the soils information. Hydric soils indicate the presence of drainage ways, areas subject to ponding, or a naturally occurring high water table. These need to be considered along with the floodplain information when developing the site plan and the stormwater management plan. Development on hydric soils can contribute to the loss of water storage within the soil and the potential for increased flooding in the area. Figure 8: Flood Map This parcel is located on minimal topography (slopes 0 to 4%) and an elevation range of approximately 638’-644’ above sea level. The lowest point is along the unnamed tributary, and the highest point is in the northwest portion of the site. According to the FEMA Flood Map (Figure 8), the parcel does not likely contain areas of regulated floodplain or floodway. The parcel is mapped as Zone X, an Area of Minimal Flood Hazard. NRI 2401 January 2024 30 Figure 9: Topographic Map NRI 2401 January 2024 31 WATERSHED PLANS WATERSHED AND SUB WATERSHED INFORMATION A watershed is the area of land that drains into a specific point including a stream, lake, or other body of water. High points on the Earth’s surface, such as hills and ridges define watersheds. When rain falls in the watershed, it flows across the ground towards a stream or lake. Rainwater carries pollutants such as oils, pesticides, and soil. Everyone lives in a watershed. Their actions can impact natural resources and people living downstream. Residents can minimize this impact by being aware of their environment and the implications of their activities, implementing practices recommended in watershed plans, and educating others about their watershed. The following are recommendations to developers for protection of this watershed: • Preserve open space • Maintain wetlands as part of development • Use natural water management • Prevent soil from leaving a construction site • Protect subsurface drainage • Use native vegetation • Retain natural features • Mix housing styles and types • Decrease impervious surfaces • Reduce area disturbed by mass grading • Shrink lot size and create more open space • Maintain historical and cultural resources • Treat water where it falls • Preserve views • Establish and link trails This parcel is located within the Lower Fox River watershed and the Rob Roy Creek sub watershed (HUC 12 – 071200070601). The Rob Roy Creek sub watershed comprises 13,393.76 acres of Kendall County. NRI 2401 January 2024 32 WETLAND INFORMATION IMPORTANCE OF WETLAND INFORMATION Wetlands function in many ways to provide numerous benefits to society. They control flooding by offering a slow release of excess water downstream or through the soil. They cleanse water by filtering out sediment and some pollutants and can function as rechargers of our valuable groundwater. They also are essential breeding, rearing, and feeding grounds for many species of wildlife. These benefits are particularly valuable in urbanizing areas as development activity typically adversely affects water quality, increases the volume of stormwater runoff, and increases the demand for groundwater. In an area where many individual homes rely on shallow groundwater wells for domestic water supplies, activities that threaten potential groundwater recharge areas are contrary to the public good. The conversion of wetlands, with their sediment trapping and nutrient absorbing vegetation, to biologically barren stormwater detention ponds can cause additional degradation of water quality in downstream or adjacent areas. It has been estimated that over 95% of the wetlands that were historically present in Illinois have been destroyed while only recently has the true environmental significance of wetlands been fully recognized. America is losing 100,000 acres of wetland a year and has saved 5 million acres total (since 1934). One acre of wetland can filter 7.3 million gallons of water a year. These are reasons why our wetlands are high quality and important. This section contains the National Wetlands Inventory, which is the most comprehensive inventory to date. The National Wetlands Inventory is reproduced from an aerial photo at a scale of 1” equals 660 feet. The NRCS developed these maps in cooperation with U.S. EPA (Environmental Protection Agency,) and the U.S. Fish and Wildlife Service, using the National Food Security Act Manual, 3rd Edition. The main purpose of these maps is to determine wetland areas on agricultural fields and areas that may be wetlands but are in a non-agriculture setting. The National Wetlands Inventory in no way gives an exact delineation of the wetlands, but merely an outline, or the determination that there is a wetland within the outline. For the final, most accurate wetland determination of a specific wetland, a wetland delineation must be certified by NRCS staff using the National Food Security Act Manual (on agricultural land.) On urban land, a certified wetland delineator must perform the delineation using the ACOE 1987 Manual. See the glossary section for the definitions of “delineation” and “determination.” NRI 2401 January 2024 33 Figure 10: Wetland Map Office maps indicate that mapped wetlands/waters are present on the parcel in question (PIQ). To determine the presence of wetlands, a wetland delineation specialist, who is recognized by the U.S. Army Corps of Engineers, should determine the exact boundaries and value of the wetlands. A Wetland Determination/Delineation Report dated September 1, 2023, was prepared by Atwell, LLC. The results of their review indicated the presence of two watercourses on the site (Rob Roy Creek and an unnamed tributary of Rob Roy Creek). Please see their report for more information. NRI 2401 January 2024 34 HYDRIC SOILS Soils information gives another indication of flooding potential. The soils map on the following page indicates the soil(s) on the parcel that the Natural Resources Conservation Service indicates as hydric. Hydric soils, by definition, have seasonal high water at or near the soil surface and/or have potential flooding or ponding problems. All hydric soils range from poorly suited to unsuitable for building. One group of the hydric soils are the organic soils, which formed from dead organic material. Organic soils are unsuitable for building because of not only the high water table but also their subsidence problems. It is important to add the possibility of hydric inclusions in a soil type. An inclusion is a soil polygon that is too small to appear on these maps. While relatively insignificant for agricultural use, hydric soil inclusions become more important to more intense uses such as a residential subdivision. While considering hydric soils and hydric inclusions, it is noteworthy to mention that subsurface agriculture drainage tile occurs in almost all poorly drained and somewhat poorly drained soils. Drainage tile expedites drainage and facilitates farming. It is imperative that these drainage tiles remain undisturbed. A damaged subsurface drainage tile may return original hydrologic conditions to all the areas that drained through the tile (ranging from less than one acre to many square miles.) For an intense land use, the Kendall County SWCD recommends the following: a topographical survey with 1 foot contour intervals to accurately define the flood area on the parcel, an intensive soil survey to define most accurately the locations of the hydric soils and inclusions, and a drainage tile survey on the area to locate the tiles that must be preserved to maintain subsurface drainage. Table 9: Hydric Soils Soil Types Drainage Class Hydric Designation Hydric Inclusions Likely Hydric Rating % Acres % Area 67A Poorly Drained Hydric N/A 98% 0.6 1.4% 149A Somewhat Poorly Drained Non-Hydric Yes 3% 4.3 10.1% 152A Poorly Drained Hydric N/A 100% 23.4 54.5% 330A Very Poorly Drained Hydric N/A 100% 14.4 33.5% 791B Well Drained Non-Hydric No 0% 0.2 0.5% NRI 2401 January 2024 35 Figure 11: Hydric Soil Map NRI 2401 January 2024 36 WETLAND AND FLOODPLAIN REGULATIONS The laws of the United States and the State of Illinois assign certain agencies specific and different regulatory roles to protect the waters within the State's boundaries. These roles, when considered together, include protection of navigation channels and harbors, protection against floodway encroachments, maintenance and enhancement of water quality, protection of fish and wildlife habitat and recreational resources, and, in general, the protection of total public interest. Unregulated use of the waters within the State of Illinois could permanently destroy or alter the character of these valuable resources and adversely impact the public. Therefore, please contact the proper regulatory authorities when planning any work associated with Illinois waters so that proper consideration and approval can be obtained. WHO MUST APPLY? Anyone proposing to dredge, fill, rip rap, or otherwise alter the banks or beds of, or construct, operate, or maintain any dock, pier, wharf, sluice, dam, piling, wall, fence, utility, floodplain or floodway subject to State or Federal regulatory jurisdiction should apply for agency approvals. REGULATORY AGENCIES • Wetland or U.S. Waters: U.S. Army Corps of Engineers, Chicago District, 231 South LaSalle Street, Suite 1500, Chicago, IL 60604. Phone: (312) 846-5530 • Floodplains: Illinois Department of Natural Resources - Office of Water Resources, One Natural Resources Way, Springfield, IL 62702-1270. Phone: (217) 782-6302 • Water Quality/Erosion Control: Illinois Environmental Protection Agency, 1021 North Grand Avenue East, P.O. Box 19276, Springfield, IL 62794-9276. Phone: (217) 782-3397 COORDINATION We recommend early coordination with the regulatory agencies BEFORE finalizing work plans. This allows the agencies to recommend measures to mitigate or compensate for adverse impacts. Also, the agency can make possible environmental enhancement provisions early in the project planning stages. This could reduce time required to process necessary approvals. PLEASE READ THE FOLLOWING IF YOU ARE PLANNING TO DO ANY WORK NEAR A STREAM (THIS INCLUDES SMALL UNNAMED STREAMS), LAKE, WETLAND OR FLOODWAY. CAUTION: Contact with the United States Army Corps of Engineers is strongly advised before commencement of any work in or near a Waters of the United States. This could save considerable time and expense. Persons responsible for willful and direct violation of Section 10 of the River and Harbors Appropriation Act of 1899 or Section 404 of the Clean Water Act are subject to fines ranging up to $16,000 per day of violation, with a maximum cap of $187,500 in any single enforcement action, as well as criminal enforcement. NRI 2401 January 2024 37 GLOSSARY AGRICULTURAL PROTECTION AREAS (AG AREAS) - Allowed by P.A. 81-1173. An AG AREA consists of a minimum of 350 acres of farmland, as contiguous and compact as possible. Petitioned by landowners, AG AREAS protect for a period of ten years initially, then reviewed every eight years thereafter. AG AREA establishment exempts landowners from local nuisance ordinances directed at farming operations, and designated land cannot receive special tax assessments on public improvements that do not benefit the land, e.g. water and sewer lines. AGRICULTURE - The growing, harvesting and storing of crops including legumes, hay, grain, fruit and truck or vegetable including dairying, poultry, swine, sheep, beef cattle, pony and horse production, fur farms, and fish and wildlife farms; farm buildings used for growing, harvesting and preparing crop products for market, or for use on the farm; roadside stands, farm buildings for storing and protecting farm machinery and equipment from the elements, for housing livestock or poultry and for preparing livestock or poultry products for market; farm dwellings occupied by farm owners, operators, tenants or seasonal or year around hired farm workers. BEDROCK - Indicates depth at which bedrock occurs. Also lists hardness as rippable or hard. FLOODING - Indicates frequency, duration, and period during year when floods are likely to occur. HIGH WATER TABLE - A seasonal high water table is a zone of saturation at the highest average depth during the wettest part of the year. May be apparent, perched, or artesian kinds of water tables. • Water table, Apparent: A thick zone of free water in the soil. An apparent water table is indicated by the level at which water stands in an uncased borehole after adequate time is allowed for adjustment in the surrounding soil. • Water table, Artesian: A water table under hydrostatic head, generally beneath an impermeable layer. When this layer is penetrated, the water level rises in an uncased borehole. • Water table, Perched: A water table standing above an unsaturated zone. In places an upper, or perched, water table is separated from a lower one by a dry zone. DELINEATION - For Wetlands: A series of pink or orange flags placed on the ground by a certified professional that outlines the wetland boundary on a parcel. DETERMINATION - A polygon drawn on a map using map information that gives an outline of a wetland. HYDRIC SOIL - This type of soil is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part (USDA Natural Resources Conservation Service 1987). INTENSIVE SOIL MAPPING - Mapping done on a smaller more intensive scale than a modern soil survey to determine soil properties of a specific site, e.g. mapping for septic suitability. NRI 2401 January 2024 38 LAND EVALUATION AND SITE ASSESSMENT (L.E.S.A.) - LESA is a systematic approach for evaluating a parcel of land and to determine a numerical value for the parcel for farmland preservation purposes. MODERN SOIL SURVEY - A soil survey is a field investigation of the soils of a specific area, supported by information from other sources. The kinds of soil in the survey area are identified and their extent shown on a map, and an accompanying report describes, defines, classifies, and interprets the soils. Interpretations predict the behavior of the soils under different used and the soils' response to management. Predictions are made for areas of soil at specific places. Soils information collected in a soil survey is useful in developing land-use plans and alternatives involving soil management systems and in evaluating and predicting the effects of land use. PERMEABILITY - Values listed estimate the range (in rate and time) it takes for downward movement of water in the major soil layers when saturated but allowed to drain freely. The estimates are based on soil texture, soil structure, available data on permeability and infiltration tests, and observation of water movement through soils or other geologic materials. PIQ - Parcel in question POTENTIAL FROST ACTION - Damage that may occur to structures and roads due to ice lens formation causing upward and lateral soil movement. Based primarily on soil texture and wetness. PRIME FARMLAND - Prime farmland soils are lands that are best suited to food, feed, forage, fiber and oilseed crops. It may be cropland, pasture, woodland, or other land, but it is not urban and built up land or water areas. It either is used for food or fiber or is available for those uses. The soil qualities, growing season, and moisture supply are those needed for a well-managed soil economically to produce a sustained high yield of crops. Prime farmland produces in highest yields with minimum inputs of energy and economic resources and farming the land results in the least damage to the environment. Prime farmland has an adequate and dependable supply of moisture from precipitation or irrigation. The temperature and growing season are favorable. The level of acidity or alkalinity is acceptable. Prime farmland has few or no rocks and is permeable to water and air. It is not excessively erodible or saturated with water for long periods and is not frequently flooded during the growing season. The slope ranges mainly from 0 to 5 percent (USDA Natural Resources Conservation Service). SEASONAL - When used in reference to wetlands indicates that the area is flooded only during a portion of the year. SHRINK-SWELL POTENTIAL - Indicates volume changes to be expected for the specific soil material with changes in moisture content. SOIL MAPPING UNIT - A map unit is a collection of soil areas of miscellaneous areas delineated in mapping. A map unit is generally an aggregate of the delineations of many different bodies of a kind of soil or miscellaneous area but may consist of only one delineated body. Taxonomic class names and accompanying phase terms are used to name soil map units. They are described in terms of ranges of soil properties within the limits defined for taxa and in terms of ranges of taxadjuncts and inclusions. NRI 2401 January 2024 39 SOIL SERIES - A group of soils, formed from a particular type of parent material, having horizons that, except for texture of the A or surface horizon, are similar in all profile characteristics and in arrangement in the soil profile. Among these characteristics are color, texture, structure, reaction, consistence, and mineralogical and chemical composition. SUBSIDENCE - Applies mainly to organic soils after drainage. Soil material subsides due to shrinkage and oxidation. TOPSOIL - That portion of the soil profile where higher concentrations of organic material, fertility, bacterial activity and plant growth take place. Depths of topsoil vary between soil types. WATERSHED - An area of land that drains to an associated water resource such as a wetland, river or lake. Depending on the size and topography, watersheds can contain numerous tributaries, such as streams and ditches, and ponding areas such as detention structures, natural ponds and wetlands. WETLAND - An area that has a predominance of hydric soils and that is inundated or saturated by surface or groundwater at a frequency and duration sufficient enough to support, and under normal circumstances does support, a prevalence of hydrophytic vegetation typically adapted for life in saturated soil conditions. NRI 2401 January 2024 40 REFERENCES Association of Illinois Soil & Water Conservation Districts. 2020. Illinois Urban Manual. Berg, R. C., and J. P. Kempton. 1984. Potential for contamination of shallow aquifers from land burial of municipal wastes: Champaign, Illinois, Illinois State Geological Survey map, scale 1:500,000. Clean Water Act of 1972, Sections 309 and 404. Federal Emergency Management Agency. National Flood Hazard Layer (NFHL) Viewer. https://hazards- fema.maps.arcgis.com/apps/webappviewer/index.html?id=8b0adb51996444d4879338b5529aa 9cd. Accessed January 2024. Illinois State Geological Survey, Department of Natural Resources. 2021. Geologic Road Map of Illinois. Kendall County Department of Planning Building and Zoning and Kendall County Soil and Water Conservation District In cooperation with NRCS, USDA. Land Evaluation and Site Assessment System. Kendall County. 2023. Land Resource Management Plan Map. Natural Resources Conservation Service, United States Department of Agriculture. General Manual, Title 310, Land Use. Natural Resources Conservation Service, United States Department of Agriculture. 2007. Hydric Soils of the United States. Natural Resources Conservation Service, United States Department of Agriculture. Hydrologic Unit Map for Kendall County. Natural Resources Conservation Service, United States Department of Agriculture. 1987. Soil Erosion by Water. Agriculture Information Bulletin 513. Natural Resources Conservation Service, United States Department of Agriculture. 2008. Soil Survey of Kendall County. Natural Resources Conservation Service, United States Department of Agriculture. Web Soil Survey. http://websoilsurvey.sc.egov.usda.gov/. Accessed January 2024. Rivers and Harbors Appropriation Act of 1899, Section 10. Rockford Map Publishers, Inc. 2021. Land Atlas and Plat Book, Kendall County, Illinois, 21st Edition. United City of Yorkville. 2016. United City of Yorkville Comprehensive Plan Update. United States Fish & Wildlife Service. 2018. National Wetlands Inventory. https://data.nal.usda.gov/dataset/national-wetlands-inventory. Accessed January 2024. Nature Conservancy (U.S.) Great Lakes Program. 1994. The Conservation of Biological Diversity in the Great Lakes Ecosystem: Issues and Opportunities. The Program, 1994. PLAN COUNCIL AGENDA Thursday, February 8, 2023 9:00 a.m. City Hall Community Development 2nd Floor - Conference Room Remote Access via Zoom 1. Minutes for approval: November 9, 2023 2. PZC 2024-05 Corneils Solar Farm/Nexamp (Bennett) – Annexation, Rezone, and Special Use Adjournment United City of Yorkville 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4350 Fax: 630-553-7575 DRAFT Page 1 of 3 UNITED CITY OF YORKVILLE PLAN COUNCIL Community Development City Hall Conference Room, 2nd floor 651 Prairie Pointe Drive, Yorkville, IL Thursday, November 9, 2023 9:00am IN ATTENDANCE: Krysti Barksdale Noble, Community Development Director Bart Olson, City Administrator Michael Keith, Atwell, LLC Dan Nagel, property owner Matt Walsh, Nexamp Dan Kramer, Attorney Ms. Noble called the meeting to order at 9:01am. She said the Engineer and Public Works Director were unable to be present, however, she did have comments from them. 1. Minutes for approval: October 12, 2023 The minutes were approved as presented. 2. PZC 2024-01 Yorkville Renewables/Nexamp-Solar Farm Ms. Noble said the purpose of the meeting was to review comments from staff members regarding this solar project proposal. Introductions of meeting participants were made. Mr. Walsh gave a PowerPoint presentation and an overview of the proposal. He discussed the equipment necessary for the site and their function. A camera system will be utilized and will feed to a monitoring center. The landscaping will include pollinator plants and they are also open to fencing. Com Ed will install power poles to ensure not too much power is sent through the system. He said the site is part of the original Westbury PUD which is currently being dismantled. Mr. Nagel's property was determined to be the most favorable for this proposed project and the current recycling center is nearby. An existing easement intended for future roads will be used for access and approval from Kendall County has already been given for Galena Road access. Mr. Walsh discussed some of the setback distances and said the project had generous buffers for the site. Attorney Kramer noted another proposed solar project farther north and that Aldermen had expressed they did not want solar fields visible at city entrances. He said his client has been mindful of these wishes. Staff Comments: Ms. Noble gave an overview and shared staff comments. The facility is a 5 megawatt and permitted in an agriculture district for which the petitioner is seeking rezoning. It is part of a PUD now, which the city is dismantling and this parcel would be excluded from the PUD. A variance might be needed concerning the clearance from the ground. A Unified Development Ordinance is in the process of being passed and if approved by January 1, a variance will not be needed. She also addressed the setbacks. She asked the petitioner if the setback is the distance to the solar field or to the array. Mr. Page 2 of 3 Walsh will re-measure and provide the information. The distance to neighboring properties was also unclear. Other Staff Items Discussed: 1. Total number of arrays will need to be verified and Ms. Noble noted the $7.00 per array cost for the building permit. 2. Discussed the inverters, transformers and tracking motors. Some systems require a motor for each row of arrays, while others need one motor per several rows, said Mr. Walsh. An estimate of the number will be needed. He noted that the motors only run a few seconds when turning the arrays. 3. Ms. Noble said the lease length is needed and if there is an option to extend. 4. Glare and lighting studies were provided and a rendering of view sheds is needed. 5. An 8-foot tall galvanized fence with slats is required to obscure the view. 6. BKFD needs a Knox box and key. 7. The driveway will not be paved, but staff needs to know the composition of the road. 8. Regarding decommissioning plan, engineer needs a construction estimate for the the life of the lease and a 3% annual inflation rate is needed as part of the special lease application. A total cost for this process is needed. 9. Solar is an accessory use and the proposed 23 acres is only 31% of the overall area, meeting the requirements of being an accessory to the ag use criteria. 10. A small sign with contact information is preferred and Mr. Walsh added that it will provide shutdown information as well. 11. The city requires a blanket easement as part of the decommissioning plan. Ms. Noble said staff will work with the petitioner's attorney for a special license agreement so as not to encumber the title. Comments from Mr. Michael Keith: Mr. Michael Keith asked about requirement for stormwater detention and said there is a study that shows there is generally no detention needed in solar fields. There is no increase in water runoff with no surface change and in addition, the pollinator mix pulls water into the soil. He said the site is not being cleared and the gravel road also allows for water absorption. A stormwater storage basin will be discussed with the Engineer. Mr. Keith also addressed the flood plain. He said the FEMA maps do not show a flood plain on this site. Mr. Walsh said they are adding steel piles, but it has minimal impact on flooding. He asked for direction on what the engineer wishes. The petitioner is OK with the delineation report that has already been done. Mr. Walsh added there is a wetland near the roadway but is isolated and does not impact the Rob Roy creek. It was created when the sewer was put in and probably not regulated by the Army Corps. Page 3 of 3 Perimeter Easement: Mr. Walsh said the perimeter easement is OK for future improvements. He said there was a road dedication previously done along Galena Rd. & Rt. 47 for the property owner, but not for this project. Ms. Noble will discuss with Engineer Sanderson. Decommission Bond: This requires a 3% annual increase with the 120% estimate. The lease is for 20 years with options and the bond will need to be updated if the lease extends beyond 20 years. Photometric Plan: There will be no lighting on the site. Landscaping Comments: Native pollinators will be used and Ms. Noble will work with the petitioner for an approved plan. Shrubs and trees will be around the solar field, said Mr. Walsh, but there is not enough area to comply with the levels suggested and the buffering is the most important part for a solar field. Shrubs or trees are not needed along the access path. Ms. Noble said a preliminary plan for the pollinator mix would be helpful for the Planning and Zoning Commission meeting and she added that some projects have an agreement with the state for that plan. Some plants may be changed depending on site conditions. Mr. Walsh said a soil analysis will be done to see what plants are appropriate. Police Department: The petitioners said in general, there is low criminal activity on their sites and signage at the entrance is not an issue. The gate at the entrance is just into the solar farm, but there is free access on the sides of the gate. A breakable chain for the Fire Department could be installed. There will be an easement through the middle of the property, which is non-exclusive so only the owner needs to give consent. Other Comments: Mr. Walsh asked for any other input and Ms. Noble said to make sure the decommissioning estimate is relative to the area. Mr. Kramer said the drainage issue is non-existent. Ms. Noble said EDC has not narrowed the distance requirements from the road. The existing right-of-way of the road is there and approved already, said Mr. Nagel. Mr. Nagel asked if the ComEd line is underground from the solar farm to the Com Ed infrastructure nearby. He asked if it could be re-positioned, which it can be and a new pole is proposed for there. Comments from Mr. Bart Olson: Mr. Olson said the City Council does not want anything within 1,000 feet from the commercial corridor. He said to definitely focus on limiting the view shed from Raging Waves into the solar farm. Mr. Olson asked if any roadway improvements will be made or if just interior to the site—it will only be to the interior. The petitioners should make sure there is public benefit, improvements or donations, which is a concern of the Aldermen and should be a component of the proposal to the Council. Ms. Noble said a map will be provided at the next meeting to show the bufferings at various distances. She will also give the questions to the Engineer and will follow up via email to the meeting participants. When the Westbury PUD is resolved, meetings can then be scheduled. Adjournment There was no further business and the meeting adjourned at 9:57am. Minutes respectfully transcribed by Marlys Young, Minute Taker I have reviewed the applications for Annexation, Rezoning and Special Use request dated January 17, 2024 as submitted by Daniel Kramer on behalf of Nexamp dba Corneils Road Solar, LLC, petitioner. The following supplemental materials were included with the applications: 1) Application for Annexation, as prepared by 126612 Corneils Road Solar, LLC 2) Application for Rezoning, as prepared by 126612 Corneils Road Solar, LLC 3) Application for Special Use, as prepared by 126612 Corneils Road Solar, LLC 4) List of Property Owners within 500 feet of subject parcel 5) Cover Letter of Project Narrative/System Design Summary dated December 3, 2023, as prepared by Nexamp 6) Decommissioning Plan Narrative, as prepared by Nexamp 7) ALTA Survey/NSPS Land Title Survey dated 11/23/2022, as prepared by Atwell Group 8) Legal Description dated December 6, 2023, as prepared by Atwell Group 9) Special Use Application Plans dated last revised 12/10/23, as prepared by Atwell Group and submitted by Nexamp 10) Property Aerial dated 12/06/23, as prepared by Nexamp 11) Standard Agreement for Interconnection with ComEd, as submitted by Nexamp 12) Electrical Diagram dated 07/03/2023, as submitted by Nexamp 13) Manufactures Cut Sheets, as submitted by Nexamp 14) Glare Study dated December 14, 2023 prepared by Forge Solar 15) Vegetation Management Plan for Solar Sites Utilizing Native Vegetation, as prepared by Natural Resource Services 16) Letter from Illinois Department of Agriculture dated December 5, 2023 The petitioner is seeking to construct a 4.99-megawatt (MW) alternating current (AC) freestanding commercial solar collector system. The proposed 40-acre solar farm will be situated on approximately 94 acres of existing farmland located in unincorporated Kendall County immediately north of Corneils Road, east of Beecher Road and west of IL Route 47 (N. Bridge Street). The property also consists of an existing farm homestead with accessory buildings. Upon annexation, the petitioner seeks to rezone the parcel from the default R-1 Single-Family to A-1 Agricultural District zoning and requests special use authorization for a solar farm. Based upon my review of the application documents and preliminary plans, I have compiled the following comments (requests to the petitioner are underlined): ANNEXATION COMMENTS: 1. Contiguity of the subject parcel and Yorkville’s current corporate boundary is established immediately south of Corneils Road (Westbury South Village) and abutting to the east is the Westbury East Village. Both are undeveloped but entitled mixed-use planned unit developments. 2. Per Section 10-3-4 of the Yorkville Unified Development Ordinance (UDO), any territory annexed to the city shall automatically be classified within the R-1 Single-Family Suburban Residential District. Memorandum To: Plan Council From: Krysti J. Barksdale-Noble, Community Development Director CC: Sara Mendez, Planner I Date: January 24, 2024 Subject: PZC 2024-05 Corneils Road Solar, LLC/Nexamp, Inc. (Bennett) 3. Any approval of the requested rezoning and special use for the solar farm is contingent upon the approval of the annexation petition. REZONING COMMENTS: 1. Per Table 10-3-12(B) Alternative Energy Uses of the United City of Yorkville’s Unified Development Ordinance, solar farms are special uses in the A-1 Agricultural District. 2. Section 10-8-12 of the Unified Development Ordinance states specific standards for rezoning which all recommendation bodies will review. The petitioner has provided responses to the established standards for each of the criteria provided in the application. SPECIAL USE COMMENTS: Zoning The subject property consists of three (3) parcels (#02-08-300-008, 02-08-300-011, and 02-08-300-012) which are currently unincorporated and zoned A-1 Special Use in Kendall County. The following are the current immediate surrounding zoning and land uses: Zoning Land Use North A-1 SU/ M-3 SU (Unincorporated Kendall County) Agriculture/ Trans/Communication/Utility South Corneils Road R-4 (Westbury South Village PUD) Transportation/Agriculture East R-2, R-4, B-3 (Westbury East Village) Rob Roy Creek Agriculture/Undeveloped Residential/Tributary West A-1 (Unincorporated Kendall County) Residential/Agriculture • The proposed commercial solar farm will consist of approximately 11,592 modules installed over 40-acres of the existing farmland and enclosed within a fenced area, per the project narrative. However, the Site Layout Plan (Sheet C-200 B) prepared by Nexamp, date last revised December 10, 2023 states the area to be fenced is approximately 31.09-acres. Petitioner must verify the accurate area proposed for the solar farm use. • The system will include two (2) central inverters and 1-2 transformers, per the Decommissioning Plan. Additionally, the inverters and transformers will be located within the fence and mounted on a concrete pad. Please verify and the total number of proposed tracker motors. • The proposal also includes a Battery Energy Storage system. o Per Table 10-3-12(B) Permitted and Special Uses in the Unified Development Ordinance, battery energy storage systems as primary uses are only permitted in the manufacturing districts. This seems like an accessory use, but staff requests more information on the system. • The petitioner must provide the total amount of time proposed for the lease of the property to operate the proposed community solar farm. This includes any options to extend the lease term. Location on Site Section 10-4-13 Alternative Energy Use Standards in the City’s Unified Development Ordinance provides setbacks specific for solar farm uses in the A-1 Agricultural District. The following compares the yard setbacks required, excluding fences, for ground-mounted solar farm uses: Minimum Setback for Equipment to Property Line Proposed Setback Front (South) 100 feet ~1,698.6 feet Rear (North) 50 feet from nonresidential/100 feet from residential ~ 36 feet Side (East) 50 feet from nonresidential/100 feet from residential ~ 59 feet Side (West) 50 feet from nonresidential/100 feet from residential ~37 feet • The location of the solar panels meets the minimum front (south) yard setback for ground-mounted solar farm uses in the A-1 District. However, the solar panels appear to encroach into the required rear and interior side yards to the north, east, and west. o The minimum distances required for the rear and west is 50 feet, excluding the fence, and the east minimum setback is 100 feet, excluding the fence. o The Site Plan should be revised to reflect the accurate distances from the property lines to the proposed solar panels and/or fence line. • The Site Plan should also indicate the distance of the proposed nearest solar module to the nearest residential structure to the northwest along E. Beecher Road and to N. Bridge Street to the east. o It is noted within the project narrative there is a reference to the proposed solar system being over 1,000 feet from the nearest residential structure (from nearest existing residential structure to nearest proposed module. • Per Section10-4-13B.3 of the Unified Development Ordinance, a certified professional engineer shall certify that the foundation and design on the solar panels are within accepted professional standards, given local soil and climate conditions Height The maximum height for solar systems, equipment, and structures shall not exceed thirty feet (30’) in height when ground mounted, per Section 10-4-13B.6 in the Unified Development Ordinance. • The petitioner’s exhibit (Sheet C-500 B Standard Details) appears to indicate a maximum solar array height as approx. 20 feet at maximum tilt. • The petitioner’s exhibit (Sheet C-06 A Standard Details) appears to indicate a minimum solar array clearance as 3 feet. Glare/Lighting Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways. • The petitioner has submitted a glare study and analysis which concludes that there was no potential for glint or glare identified by the analysis. • It is also noted the solar modules will be treated with anti-reflective coating to minimize glare. • Staff requests the petitioner provides a viewshed from angles around the solar farm which illustrate how far away the panels will be from the public rights-of-way (Corneils Road), as well as from the residential land uses to the northwest. Noise The transformer is the greatest source of noise on the property. • It is noted the transformer will be centrally located within the fenced area on either side of the 100’ water course buffer. • Please verify the distance of the transformer to the nearest residences located to the northwest on E. Beecher Road. Fencing The petitioner has proposed an eight (8) foot tall, fixed knot farm fence to surround the perimeter of the solar farm with a 20-foot-wide double swinging vehicle access gate. As stated in Section 10-4-13B.9 of the Unified Development Ordinance, states that systems, equipment, and structures in solar farms shall be fully enclosed and secured by fence or wall with a height of eight (8) feet in height. • Staff recommends an 8’ tall, galvanized chain link fence with slats. • A Knox box and keys shall be provided to the City’s building department and Bristol Kendall Fire District (BKFD). Access Road The proposed site access is via Corneils Road through an existing gravel driveway. The plan proposes to connect a new 15’ wide gravel access drive into the fenced area with the solar system. • The path provides access to the equipment, however, no formal parking stalls are provided, as no buildings, employees are planned on the site except for the occasional mowing or maintenance visits. • Per Section 10-4-13B.5 of the Unified Development Ordinance, off street parking provided on-site shall be on a paved and gravel roads are not permitted. o Petitioner has provided details regarding the proposed material for the access road. o Staff defers to the City Public Works Director and City Engineer for comment on the road composition. Decommissioning Estimate/Plan The petitioner has provided a decommission plan. • In addition to the decommissioning plan narrative, a construction estimate for the life of the lease must be provided with a 3% annual inflation rate which must be reviewed and approved by the City Engineer. o It is noted the Petitioner stated that an Engineers Estiamte Maximum Lot Coverage Section 10-4-13B.2 of the Unified Development Ordinance states a solar farm use may occupy up to eighty- percent (80%) of a given parcel in this district. • As proposed, the solar farm will occupy approximately 42.5% (40-acres) of the overall existing 94 acres of existing farmland. • Is the petitioner proposing to consolidate all or some of the three (3) existing parcels? If so, which parcels and what is the total area occupied by the proposed solar use. If not, the petitioner must provide, on a parcel basis, the total area occupied by the proposed solar use. Signage Per Section 10-4-13B.9.a.(1) and (2) of the Yorkville Unified Development Ordinance, warning signs shall be provided at the entrance to the facility and along the perimeter of the solar farm. • Additionally, signs shall be less than four (4) square feet and made with letters and numbers at least three (3) inches in height and shall include the 911 address and an emergency phone number of the operator which shall be answered twenty-four (24) hours a day by a live operator. A nonemergency phone number for the operator shall also be displayed. • The petitioner has provided signage information. The emergency contact sign (8.5” x 11”) appears to be compliant with this regulation. Landscaping Defer to Engineering Comments related to landscaping. • It is noted that the petitioner will provide IDOT class 7 seed mix outside fenced areas and site- specific pollinator friendly seed mix within the fenced areas beneath the solar panels. Utilities Per Section 1-4-13B.4 of the Unified Development Ordinance, power and communication lines running between banks of solar panels and to electric substations or interconnections with buildings shall be buried underground. • The proposed community solar farm will not require public utilities such as water or sanitary sewer. The routing of the electrical infrastructure required to connect to the ComEd system includes electrical cables installed underground for the entire project with the exception of a series of overhead poles (approx. 4) for a wire connection near Corneils Road. Utility Service Provider The petitioner has provided evidence that the electric utility service has been notified of the owner’s intent to install an interconnected customer owned electricity generator. • A copy of an Interconnection Agreement, as prepared by ComEd dated 03/2/2023. Special Use Standards The petitioner has provided answers to each of the criteria in the application as well as providing an additional attachment to these standards. Easement Requirements An easement for City access to the solar field will be required in the event the project is abandoned and requires decommissioning by the City. Economic Development Committee Comments The City’s Economic Development Committee has provided guidance at their January 2, 2024 meeting to staff regarding the acceptable locations of solar fam developments within Yorkville which are as follows: • 1,000-foot buffer from • 1,000-foot buffer from Fox River • Maximum of five (5) solar farms citywide o These recommendations have not been approved, as an amendment to the Yorkville Unified Development Ordinance will be required. Staff is anticipating formal review of the proposed amendment will occur in March 2024. United City of Yorkville Chapter 4. Use Standards Unified Development Ordinance Update Page 10 of 47 DRAFT FOR REVIEW Alternative Energy Use Standards A.General Requirements for all Alternative Energy Uses. 1.Applicability. The provisions of this Section are to establish zoning parameters by which solar and wind energy systems may be installed in the City. Additional renewable energy solutions not mentioned herein may be authorized subject to compliance with the applicable codes and standards of the City. 2.Use. Alternative energy systems shall be an accessory to the principal permitted use of a site. 3.Abandoned Systems. All alternative energy systems inactive or inoperable for twelve (12) continuous months shall be deemed abandoned. If the system is deemed abandoned, the owner is required to repair or remove the system from the property at the owner's expense within ninety (90) days after notice from the City. If the owner does not comply with said notice, the Building Code Official shall enforce this as a violation of the Yorkville Zoning Ordinance. 4.Signage. No attention getting device is permitted on any alternative energy system. One (1) sign shall be permitted to indicate the emergency contact information of the property owner or operator. Said sign shall not exceed two (2) square feet in size. Graphics, colors, corporate logos, and text on wind energy systems located within business or manufacturing zoned properties are permitted, subject to the discretion of the City Council. 5.Safety. All wind energy systems shall be equipped with manual and/or automatic controls and mechanical brakes to limit rotation of blades to prevent uncontrolled rotation. 6.Lighting. Alternative energy systems shall not be illuminated, except as required by the FAA or those used in commercial applications such as streetlights. 7.Shadow Flicker. No habitable portion of an existing adjacent structure shall be subject to shadow flicker from a wind turbine. Shadow flicker onto an adjacent roof and/or exterior wall which does not contain any windows, doors, and like openings shall be acceptable. If shadow flicker occurs, the operation of the wind turbine shall cease during those times which cause the shadow flicker. 8.Screening. There shall be no required mechanical screening for alternative energy systems. 9.Design. Wind energy systems and associated tower shall be a nonreflective color. The City Council may impose such conditions as are necessary to eliminate, if at all possible, any adverse effects such system may have on surrounding properties. 10.Compliance. Wind energy systems shall meet or exceed current standards of the international building code and Federal Aviation Administration (FAA) requirements, any other agency of the state or federal government with the authority to regulate wind energy systems, and all City codes. 11.Building Code/Safety Standards. Any owner or operator of an alternative energy system shall maintain said system in compliance with the standards contained in the current and applicable state or local building codes and any applicable standards for said energy systems that are published by the International Building Code, as amended from time to time. If, upon inspection, the United City of Yorkville concludes that an alternative energy system fails to comply with such codes and standards and constitutes a danger to persons or property, the City Code Official shall require immediate removal of the system at the owner's expense. Page 135 of 317 United City of Yorkville Chapter 4. Use Standards Unified Development Ordinance Update Page 11 of 47 DRAFT FOR REVIEW B. Solar Farm. 1. No solar farm shall be erected on any lot less than three (3) acres in size. 2. A solar farm use may occupy up to eight-five (85) percent of a given parcel in the M-1 or M-2 District or up to eighty (80) percent of a given parcel in any other District. 3. A certified professional engineer shall certify that the foundation and design on the solar panels are within accepted professional standards, given local soil and climate conditions. 4. Power and communication lines running between banks of solar panels and to electric substations or interconnections with buildings shall be buried underground. 5. Off-street parking provided on site shall be paved. Gravel or other unpaved materials shall be prohibited. 6. Systems, equipment, and structures shall not exceed thirty feet (30) in height when ground mounted. 7. Groundcover as specified in Section 10-5-3(A)(7) shall be provided beneath all solar panels. 8. Ground mounted solar energy collection systems as part of a solar farm shall have a minimum setback for all equipment, excluding fences, of: a. Front and Corner Yards: one hundred (100) feet, b. Side and Rear Yards: fifty (50) feet from nonresidential property lines and one hundred (100) feet from residential property lines. 9. Systems equipment and structures shall be fully enclosed and secured by a fence or wall with a height of eight (8) feet. Knox boxes and keys shall be provided at locked entrances for emergency personnel access. a. Warnings. (1) Warning signs shall be provided at the entrance to the facility and along the perimeter of the solar farm in locations determined necessary by the Zoning Officer. (2) The signs shall be less than four (4) square feet and made with letters and numbers at least three (3) inches in height and shall include the 911 address and an emergency phone number of the operator which shall be answered twenty-four (24) hours a day by a live operator. A nonemergency phone number for the operator shall also be displayed. 10. Outdoor Storage. Only the outdoor storage of materials, vehicles, and equipment that directly support the operation and maintenance of the wind farm shall be allowed except for outdoor storage that is expressly allowed in the zoning district specified elsewhere in this title. 11. Materials Handling, Storage, and Disposal. a. All solid wastes related to the construction, operation, and maintenance of the solar farm shall be removed from the site promptly and disposed of in accordance with all federal, state, and local laws. b. A list of hazardous fluids that may be used on site shall be provided. All hazardous materials related to the construction, operation, and maintenance of the solar farm shall be handled, stored, transported, and disposed of in accordance with all applicable local, state, and federal laws. Page 136 of 317 United City of Yorkville Chapter 4. Use Standards Unified Development Ordinance Update Page 12 of 47 DRAFT FOR REVIEW 12. Decommissioning Plan. Prior to receiving approval, the applicant shall submit a decommissioning plan to ensure that the solar farm project is properly decommissioned, which shall include: a. Provisions describing the triggering events for decommissioning the solar farm project. Any nonfunctioning solar panel/array of the project shall be decommissioned within thirty (30) days unless the operator has shown to the Zoning Administrator that it is diligently repairing such solar panel/array or component. b. Procedures for the removal of structures, debris, and cabling, including those below the soil surface, c. Provisions for the restoration of the natural soil and vegetation, d. An estimate of the decommissioning costs certified by a professional engineer, to be updated every three (3) years or as determined necessary by the Zoning Administrator. The Zoning Administrator may request an independent third-party verification of the decommissioning costs at any time. The costs for this verification shall be reimbursed by the applicant and/or operator. e. Financial assurance, secured by the owner or operator, for the purpose of performing the decommissioning, in an amount equal to one-hundred and twenty (120) percent of the professional engineer's certified estimate of the decommissioning cost. f. A provision that the terms of the decommissioning plan shall be binding upon the owner or operator and any of his successors, assigns, or heirs. Figure 4.4. Solar Farm Standards Page 137 of 317 Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Date: January 5, 2024 To: Krysti Barksdale-Noble (Community Development Director) From: James Jensen (Chief of Police) Reference: Plan Review – Special Use Application Project Name: Corneils Road Solar, LLC Nexamp Applicant Name: Gary & Betty Bennett Petitioner Name: Matt Kwiatkowski (Nexamp, LLC) Project Number: N/A Project Location: 10791 Corneils Road, Yorkville, IL (Parcel # 02-08-300-008) The comments listed below are referenced to the above project: Signage Handicapped Signage Required: ____ Yes __X__ No Comments: N/A **Signage must meet MUTCD Standards **Fine amount must be listed on sign Speed Limit Signage Required/Recommended ____ Yes __X__ No School Zone Special Signage ____ Yes __X__ No Special Speed Zone Signage Requested ____ Yes __X__ No No Parking Signage Recommended? ____ Yes __X__ No ____ No Parking After 2” Snow Fall No Parking Locations: • N/A Dedicated Parking signage needed? ____ Yes __X__ No ____ Located by Park ____ School ____ Common Parking Area Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Are there Street Name Conflicts? ____ Yes __X__ No Comments: N/A Pedestrian/Bike Path Crossing Signage? ____ Yes __X__ No Warning Ahead Signs are Required NO Construction Traffic Signage being requested? __X__ Yes _____ No Comment(s): Construction traffic on Corneils Road should be limited to one specific entry and exit point on Corneils Road. ***We request that all signage is posted prior to the first occupancy permit being issued for each POD or phase.*** ***All traffic control signage must conform to MUTCH Standards specific to location, size, color, and height levels*** Roadway Street Width: _____________ Should parking be allowed on BOTH sides of road? ____ Yes ____ No Should parking be restricted to fire hydrant side? ____ Yes ____ No Center Roadway Medians: ____ Yes ____ No Limit Parking on Median? ____ Yes ____ No Signage Needed? ____ Yes ____ No Room for Emergency Veh. w/ one lane Obstructed? ____ Yes ____ No Do you have intersection Concerns? __X__ Yes ____ No Concerns as listed below: • Location of the driveway(s) into project site • Driveway(s) clearly marked with signage in both directions Landscape Low Growth or Ground Cover Landscaping? ____ Yes ____ No Low Growth or Ground Cover Landscaping by windows? ____ Yes ____ No Low Growth or Ground Cover Landscaping by Entrances ____ Yes ____ No Comments: N/A Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Ingress / Egress Entrance/Exits match up with adjacent driveways? ____ Yes __X__ No Total Entrance/Exits for development? __1__ Are vehicle entrance/exits safe? __X__ Yes ____ No Are warning signs for cross traffic requested? __X__ Yes ____ No Raised Median & Signage for Right in & Right Out? ____ Yes __X__ No Concerns: __________________________________________________________ Emergency Contact for after hours during construction: Information needed Is this a gated or controlled access development? _____W Yes ____ No If yes, will Police & Fire have Access? __X__ Yes ____ No Comments: Will police have access in case of emergency? Miscellaneous Individual Mailboxes? ____ Yes __X__ No Cluster Mailbox Kiosks? ____ Yes __X__ No Will this cause traffic choke points? ____ Yes __X__ No Are sidewalks being planned for the development? ____ Yes __X__ No Are sidewalk crosswalks needed? ____ Yes __X__ No Are there bike paths planned for this project? ____ Yes __X__ No Proper Signage needed for bike paths ____ Yes ____ No ____ Stop Signs ____ Yield Signs ____ NO Motorized Vehicles ____ Trespassing ____ Other _______________________________________ Are there HOA Controlled Roadway OR Parking Areas? ____ Yes ____ No Ample Parking on Site? ____ Yes ____ No Are there other City Ordinance Concerns? ____ Yes ____ No Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 ____ Noise Ordinance ____ Parking Ordinances ____ Alarm Ordinance Security Will security cameras be in use? ____ Yes ____ No Comments: Will there be security cameras used on site? Will the business/management provide the police department remote access to the camera system (User credentials only)? ____ Yes ____ No Comments: If you will have camera access on site would the police department have remote access into the system for emergency purposes only? What are the business Hours of Operation? N/A Will the property be alarmed? ____ Yes ____ No Comments: Will the gate be alarmed? Will you provide Floor Plans/Maps to the police department ____ Yes ____ No Comments: N/A I hope you find this information helpful, and we look forward to reviewing the revisions. If you should have any questions, comments, or concerns please do not hesitate to contact me. PUBLIC NOTICE NOTICE OF PUBLIC HEARING ON AN ANNEXATION AGREEMENT BEFORE UNITED CITY OF YORKVILLE CITY COUNCIL NOTICE IS HEREBY GIVEN THAT 126612 Corneils Road Solar, LLC, petitioner, on behalf of Gary L. and Betty S. Bennett, owners, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting annexation pursuant to an annexation agreement of a tract of property into the City’s municipal boundary. The property is generally located immediately north of Corneils Road, approximately 1,700 feet east of Beecher Road, and approximately 4,300 feet west of IL. Route 47 (N. Bridge Street). A total of three parcels, consisting of 94 acres, are proposed to be annexed pursuant to the annexation agreement. The land is currently undeveloped and used for farming. The purpose of this annexation is to allow the construction of a solar farm on a portion of the property and permit the existing agricultural use on the remainder within City limits pursuant to the terms of that annexation agreement. The legal description of the tract of property is as follows: PARCEL 1: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 8 AND PART OF THE NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SOUTHWEST 1/4; THENCE NORTH 00 ° 09'48" EAST ALONG THE WEST LINE OF SAID SOUTHWEST 1/4, 37.42 FEET; THENCE NORTH 88° 28'22" EAST PARALLEL WITH THE SOUTH LINE OF SAID SOUTHWEST 1/4, 272.68 FEET; THENCE NORTH 00°46'58" WEST, 200.71 FEET FOR A POINT OF BEGINNING; THENCE NORTH 00° 52'50" WEST 1,057.46 FEET; THENCE NORTH 88° 42'24" EAST, 857.86 FEET; THENCE NORTH 00° 00'30" WEST, 375.0 FEET; THENCE NORTH 52° 02'07" EAST, 315.0 FEET, THENCE NORTH 00° 02'07" EAST, 800.0 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 88° 30'33" EAST, ALONG SAID NORTH LINE, 1,306.96 FEET TO THE CENTER OF SAID SECTION 8; THENCE SOUTH 00° 04'03" EAST ALONG THE EAST LINE OF SAID SOUTHWEST 1/4, 1,609.56 FEET TO A POINT WHICH IS 1,044.12 FEET NORTHERLY OF THE SOUTHEAST CORNER OF SAID SOUTHWEST 1/4; THENCE SOUTH 59° 25'57" WEST, 694.32 FEET; THENCE SOUTH 81° 55'57" WEST, 349.80 FEET;THENCE SOUTH 51° 55'57" WEST 280.50 FEET; THENCE SOUTH 39° 55'57" WEST, 153.78 FEET; THENCE SOUTH 86° 06'25" WEST, 38.0 FEET THENCE SOUTH 33° 09'12" WEST, 343.0 FEET; THENCE SOUTH 16°38'23" WEST 379.0 FEET TO THE CENTER LINE OF CORNEILS ROAD; THENCE NORTH 85° 20'25" WEST ALONG SAID CENTER LINE 596.0 FEET TO A LINE DRAWN SOUTH 00° 21'50" EAST, PARALLEL WITH THE WEST LINE OF SAID NORTHWEST 1/4, FROM A POINT ON THE SOUTH LINE OF SAID SOUTHWEST 1/4 WHICH IS 475.50 FEET, NORMALLY DISTANT, EASTERLY OF THE WEST LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 00° 21'50" WEST ALONG SAID PARALLEL LINE, 194.89 FEET TO SAID SOUTH LINE; THENCE NORTH 00° 09'48" EAST, PARALLEL WITH THE WEST LINE OF SAID SOUTHWEST 1/4, 236.13 FEET TO A LINE DRAWN NORTH 89° 02'55" EAST FROM THE POINT OF BEGINNING;THENCE SOUTH 89° 02'55" WEST, 206.29 FEET TO A POINT OF BEGINNING; EXCEPT THAT PART THEREOF LYING EASTERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHERNMOST SOUTHEAST CORNER OF THE ABOVE DESCRIBED TRACT; THENCE NORTH 85° 20'25" WEST ALONG SAID CENTER LINE OF CORNEILS ROAD, 67.47 FEET FOR A POINT OF BEGINNING; THENCE NORTH 16° 38'23" EAST, 402.58 FEET; THENCE NORTH 33° 09'12" EAST, 449.42 FEET; THENCE NORTH 52° EAST, 398.62 FEET; THENCE NORTH 11° 27'20" EAST, 559.64 FEET; THENCE NORTH 00°02'07" EAST, 634.19 FEET; THENCE NORTH 89° 57'53" WEST, 430.60 FEET TO A WESTERLY LINE OF SAID TRACT; THENCE NORTH 00° 02'07" EAST ALONG SAID WESTERLY LINE 725.68 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4, IN BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS; PARCEL 2: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 8, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SOUTHWEST 1/4; THENCE NORTH 00° 09'48" EAST ALONG THE WEST LINE OF SAID SOUTHWEST 1/4, 37.42 FEET; THENCE NORTH 88° 28'22" EAST PARALLEL WITH THE SOUTH LINE OF SAID SOUTHWEST 1/4, 272.68 FEET; THENCE NORTH 00° 46'58" WEST, 200.71 FEET FOR A POINT OF BEGINNING;THENCE NORTH 00° 52'50" WEST 1,057.46 FEET; THENCE NORTH 88° 42'24" EAST, 857.86 FEET; THENCE NORTH 00° 00'30" WEST, 375.0 FEET; THENCE NORTH 52° 02'07" EAST, 315.0 FEET, THENCE NORTH 00 ° 02'07" EAST, 800.0 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 88° 30'33" EAST, ALONG SAID NORTH LINE, 1,306.96 FEET TO THE CENTER OF SAID SECTION 8; THENCE SOUTH 00° 04'03" EAST ALONG THE EAST LINE OF SAID SOUTHWEST 1/4, 1,609.56 FEET TO A POINT WHICH IS 1,044.12 FEET NORTHERLY OF THE SOUTHEAST CORNER OF SAID SOUTHWEST 1/4; THENCE SOUTH 59° 25'57" WEST, 694.32 FEET; THENCE SOUTH 81° 55'57" WEST, 349.80 FEET; THENCE SOUTH 51° 55'57" WEST 280.50 FEET; THENCE SOUTH 39° 55'57" WEST, 153.78 FEET; THENCE SOUTH 86° 06'25" WEST, 38.0 FEET; THENCE SOUTH 33° 09'12" WEST, 343.0 FEET;THENCE SOUTH 16° 38'23" WEST 379.0 FEET TO THE CENTER LINE OF CORNEILS ROAD; THENCE NORTH 85° 20'25" WEST ALONG SAID CENTER LINE 596.0 FEET TO A LINE DRAWN SOUTH 00° 21'50" EAST, PARALLEL WITH THE WEST LINE OF SAID NORTHWEST 1/4, FROM A POINT ON THE SOUTH LINE OF SAID SOUTHWEST 1/4 WHICH IS 475.50 FEET, NORMALLY DISTANT, EASTERLY OF THE WEST LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 00° 21'50" WEST, ALONG SAID PARALLEL LINE, 194.89 FEET TO SAID SOUTH LINE;THENCE NORTH 00° 09'48" EAST, PARALLEL WITH THE WEST LINE OF SAID SOUTHWEST 1/4, 236.13 FEET TO A LINE DRAWN NORTH 89° 02'55" EAST FROM THE POINT OF BEGINNING; THENCE SOUTH 89° 02'55" WEST, 206.29 FEET TO A POINT OF BEGINNING; EXCEPT THAT PART THEREOF LYING WESTERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHERNMOST SOUTHEAST CORNER OF THE ABOVE DESCRIBED TRACT; THENCE NORTH 85° 20'25" WEST ALONG SAID CENTER LINE OF CORNEILS ROAD, 67.47 FEET FOR A POINT OF BEGINNING; THENCE NORTH 16° 38'23" EAST, 402.58 FEET; THENCE NORTH 33° 09'12" EAST, 449.42 FEET; THENCE NORTH 52° 00'00" EAST, 398.62 FEET; THENCE NORTH 11° 27'20" EAST, 559.64 FEET; THENCE NORTH 00° 02'07" EAST, 634.19 FEET; THENCE NORTH 89° 57'53" WEST, 430.60 FEET TO A WESTERLY LINE OF SAID TRACT; THENCE NORTH 00° 02'07" EAST ALONG SAID WESTERLY LINE 725.68 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4 FOR THE TERMINUS OF SAID LINE, AND EXCEPT THAT PART THEREOF LYING SOUTHERLY OF THE SOUTHERLY LINE OF THE NORTHERLY 812.20 FEET, MEASURED ALONG THE EASTERLY LINE, IN BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS; PARCEL 3: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 8 AND PART OF THE NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SOUTHWEST 1/4; THENCE NORTH 00° 09'48" EAST ALONG THE WEST LINE OF SAID SOUTHWEST 1/4, 37.42 FEET; THENCE NORTH 88° 26'22" EAST PARALLEL WITH THE SOUTH LINE OF SAID SOUTHWEST 1/4, 272.66 FEET; THENCE NORTH 00° 46'58" WEST, 200.71 FEET FOR A POINT OF BEGINNING; THENCE NORTH 00° 52'50" WEST 1,057.46 FEET; THENCE NORTH 88° 42'24" EAST, 857.86 FEET; THENCE NORTH 00° 00'30" WEST, 375.0 FEET; THENCE NORTH 52° 02'07" EAST, 315.0 FEET, THENCE NORTH00 °02'07" EAST, 800.0 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 88 ° 30'33" EAST, ALONG SAID NORTH LINE, 1,306.96 FEET TO THE CENTER OF SAID SECTION 8; THENCE SOUTH 00 °04'03" EAST ALONG THE EAST LINE OF SAID SOUTHWEST 1/4, 1,609.56 FEET TO A POINT WHICH IS 1,044.12 FEET NORTHERLY OF THE SOUTHEAST CORNER OF SAID SOUTHWEST 1/4; THENCE SOUTH 59° 25'57" WEST, 694.32 FEET; THENCE SOUTH 81° 55'57" WEST, 349.80 FEET; THENCE SOUTH 51° 55'57" WEST 280.50 FEET; THENCE SOUTH 39° 55'57" WEST, 153.78 FEET; THENCE SOUTH 86°06'25" WEST, 38.0 FEET; THENCE SOUTH 33° 09'12" WEST, 343.0 FEET; THENCE SOUTH 16° 38'23" WEST 379.0 FEET TO THE CENTER LINE OF CORNEILS ROAD; THENCE NORTH 85° 20'25" WEST ALONG SAID CENTER LINE 596.0 FEET TO A LINE DRAWN SOUTH 00° 21'50" EAST, PARALLEL WITH THE WEST LINE OF SAID NORTHWEST 1/4, FROM A POINT ON THE SOUTH LINE OF SAID SOUTHWEST 1/4 WHICH IS 475.50 FEET, NORMALLY DISTANT, EASTERLY OF THE WEST LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 00° 21'50" WEST, ALONG SAID PARALLEL LINE, 194.89 FEET TO SAID SOUTH LINE; THENCE NORTH 00° 09'48" EAST, PARALLEL WITH THE WEST LINE OF SAID SOUTHWEST 1/4, 236.13 FEET TO A LINE DRAWN NORTH 89° 02'55" EAST FROM THE POINT OF BEGINNING; THENCE SOUTH 89° 02'55" WEST, 206.29 FEET TO A POINT OF BEGINNING; EXCEPT THAT PART THEREOF LYING WESTERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHERNMOST SOUTHEAST CORNER OF THE ABOVE DESCRIBED TRACT; THENCE NORTH 85° 20'25" WEST ALONG SAID CENTER LINE OF CORNEILS ROAD, 67.47 FEET FOR A POINT OF BEGINNING; THENCE NORTH 16° 38'23"EAST, 402.58 FEET; THENCE NORTH 33° 09'12" EAST, 449.42 FEET; THENCE NORTH 52° 00'00" EAST, 398.62 FEET; THENCE NORTH 11° 27'20" EAST, 559.64 FEET; THENCE NORTH 00 ° 02'07" EAST, 634.19 FEET; THENCE NORTH 89° 57'53" WEST, 430.60 FEET TO A WESTERLY LINE OF SAID TRACT; THENCE NORTH 00° 02'07" EAST ALONG SAID WESTERLY LINE 725.68 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4, AND EXCEPT THAT PART THEREOF LYING NORTHERLY OF THE SOUTHERLY LINE OF THE NORTHERLY 812.20 FEET, MEASURED ALONG THE EASTERLY LINE, IN BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS. PINs: 02-08-300-008, 02-08-300-011, and 02-08-300-012 NOTICE IS HEREWITH GIVEN THAT the City Council for the United City of Yorkville will conduct a Public Hearing for the purpose of considering and hearing testimony as to an ordinance authorizing the annexation to the City of the above-described tract of property for a solar farm on Tuesday, April 23, 2024 at 7 p.m. at the United City of Yorkville, City Hall, located at 651 Prairie Pointe Drive, Yorkville, Illinois 60560. An accurate map of the property proposed to be annexed to the City and form of the proposed annexation agreement are on file in the office of the Community Development Director. The public hearing may be continued from time to time to dates certain without further notice being published. All interested parties are invited to attend the public hearing and will be given an opportunity to be heard. Any written comments should be addressed to the United City of Yorkville Community Development Department, City Hall, 651 Prairie Pointe Drive, Yorkville, Illinois, and will be accepted up to the date of the public hearing. By order of the Corporate Authorities of the United City of Yorkville, Kendall County, Illinois. JORI BEHLAND City Clerk PUBLIC NOTICE NOTICE OF PUBLIC HEARING BEFORE UNITED CITY OF YORKVILLE PLANNING AND ZONING COMMISSION PZC 2024-05 NOTICE IS HEREBY GIVEN THAT 126612 Corneils Road Solar, LLC, petitioner, on behalf of Gary L. and Betty S. Bennett, owners, has filed applications with the United City of Yorkville, Kendall County, Illinois, requesting rezoning classification and special use authorization. The real property is generally located immediately north of Corneils Road, approximately 1,700 feet east of Beecher Road, and approximately 4,300 feet west of IL. Route 47 (N. Bridge Street) consisting of 94 acres. The petitioner is requesting rezoning approval from R-1 Single-Family Suburban Residential District to A-1 Agricultural District (contingent on approval of annexation by the City Council). The petitioner is also requesting special use permit approval in pursuant to Section 10-8-5 of the Yorkville City Code for a solar farm. The legal description is as follows: PARCEL 1: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 8 AND PART OF THE NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SOUTHWEST 1/4; THENCE NORTH 00 ° 09'48" EAST ALONG THE WEST LINE OF SAID SOUTHWEST 1/4, 37.42 FEET; THENCE NORTH 88° 28'22" EAST PARALLEL WITH THE SOUTH LINE OF SAID SOUTHWEST 1/4, 272.68 FEET; THENCE NORTH 00°46'58" WEST, 200.71 FEET FOR A POINT OF BEGINNING; THENCE NORTH 00° 52'50" WEST 1,057.46 FEET; THENCE NORTH 88° 42'24" EAST, 857.86 FEET; THENCE NORTH 00° 00'30" WEST, 375.0 FEET; THENCE NORTH 52° 02'07" EAST, 315.0 FEET, THENCE NORTH 00° 02'07" EAST, 800.0 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 88° 30'33" EAST, ALONG SAID NORTH LINE, 1,306.96 FEET TO THE CENTER OF SAID SECTION 8; THENCE SOUTH 00° 04'03" EAST ALONG THE EAST LINE OF SAID SOUTHWEST 1/4, 1,609.56 FEET TO A POINT WHICH IS 1,044.12 FEET NORTHERLY OF THE SOUTHEAST CORNER OF SAID SOUTHWEST 1/4; THENCE SOUTH 59° 25'57" WEST, 694.32 FEET; THENCE SOUTH 81° 55'57" WEST, 349.80 FEET;THENCE SOUTH 51° 55'57" WEST 280.50 FEET; THENCE SOUTH 39° 55'57" WEST, 153.78 FEET; THENCE SOUTH 86° 06'25" WEST, 38.0 FEET THENCE SOUTH 33° 09'12" WEST, 343.0 FEET; THENCE SOUTH 16°38'23" WEST 379.0 FEET TO THE CENTER LINE OF CORNEILS ROAD; THENCE NORTH 85° 20'25" WEST ALONG SAID CENTER LINE 596.0 FEET TO A LINE DRAWN SOUTH 00° 21'50" EAST, PARALLEL WITH THE WEST LINE OF SAID NORTHWEST 1/4, FROM A POINT ON THE SOUTH LINE OF SAID SOUTHWEST 1/4 WHICH IS 475.50 FEET, NORMALLY DISTANT, EASTERLY OF THE WEST LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 00° 21'50" WEST ALONG SAID PARALLEL LINE, 194.89 FEET TO SAID SOUTH LINE; THENCE NORTH 00° 09'48" EAST, PARALLEL WITH THE WEST LINE OF SAID SOUTHWEST 1/4, 236.13 FEET TO A LINE DRAWN NORTH 89° 02'55" EAST FROM THE POINT OF BEGINNING;THENCE SOUTH 89° 02'55" WEST, 206.29 FEET TO A POINT OF BEGINNING; EXCEPT THAT PART THEREOF LYING EASTERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHERNMOST SOUTHEAST CORNER OF THE ABOVE DESCRIBED TRACT; THENCE NORTH 85° 20'25" WEST ALONG SAID CENTER LINE OF CORNEILS ROAD, 67.47 FEET FOR A POINT OF BEGINNING; THENCE NORTH 16° 38'23" EAST, 402.58 FEET; THENCE NORTH 33° 09'12" EAST, 449.42 FEET; THENCE NORTH 52° EAST, 398.62 FEET; THENCE NORTH 11° 27'20" EAST, 559.64 FEET; THENCE NORTH 00°02'07" EAST, 634.19 FEET; THENCE NORTH 89° 57'53" WEST, 430.60 FEET TO A WESTERLY LINE OF SAID TRACT; THENCE NORTH 00° 02'07" EAST ALONG SAID WESTERLY LINE 725.68 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4, IN BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS; PARCEL 2: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 8, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SOUTHWEST 1/4; THENCE NORTH 00° 09'48" EAST ALONG THE WEST LINE OF SAID SOUTHWEST 1/4, 37.42 FEET; THENCE NORTH 88° 28'22" EAST PARALLEL WITH THE SOUTH LINE OF SAID SOUTHWEST 1/4, 272.68 FEET; THENCE NORTH 00° 46'58" WEST, 200.71 FEET FOR A POINT OF BEGINNING;THENCE NORTH 00° 52'50" WEST 1,057.46 FEET; THENCE NORTH 88° 42'24" EAST, 857.86 FEET; THENCE NORTH 00° 00'30" WEST, 375.0 FEET; THENCE NORTH 52° 02'07" EAST, 315.0 FEET, THENCE NORTH 00 ° 02'07" EAST, 800.0 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 88° 30'33" EAST, ALONG SAID NORTH LINE, 1,306.96 FEET TO THE CENTER OF SAID SECTION 8; THENCE SOUTH 00° 04'03" EAST ALONG THE EAST LINE OF SAID SOUTHWEST 1/4, 1,609.56 FEET TO A POINT WHICH IS 1,044.12 FEET NORTHERLY OF THE SOUTHEAST CORNER OF SAID SOUTHWEST 1/4; THENCE SOUTH 59° 25'57" WEST, 694.32 FEET; THENCE SOUTH 81° 55'57" WEST, 349.80 FEET; THENCE SOUTH 51° 55'57" WEST 280.50 FEET; THENCE SOUTH 39° 55'57" WEST, 153.78 FEET; THENCE SOUTH 86° 06'25" WEST, 38.0 FEET; THENCE SOUTH 33° 09'12" WEST, 343.0 FEET;THENCE SOUTH 16° 38'23" WEST 379.0 FEET TO THE CENTER LINE OF CORNEILS ROAD; THENCE NORTH 85° 20'25" WEST ALONG SAID CENTER LINE 596.0 FEET TO A LINE DRAWN SOUTH 00° 21'50" EAST, PARALLEL WITH THE WEST LINE OF SAID NORTHWEST 1/4, FROM A POINT ON THE SOUTH LINE OF SAID SOUTHWEST 1/4 WHICH IS 475.50 FEET, NORMALLY DISTANT, EASTERLY OF THE WEST LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 00° 21'50" WEST, ALONG SAID PARALLEL LINE, 194.89 FEET TO SAID SOUTH LINE;THENCE NORTH 00° 09'48" EAST, PARALLEL WITH THE WEST LINE OF SAID SOUTHWEST 1/4, 236.13 FEET TO A LINE DRAWN NORTH 89° 02'55" EAST FROM THE POINT OF BEGINNING; THENCE SOUTH 89° 02'55" WEST, 206.29 FEET TO A POINT OF BEGINNING; EXCEPT THAT PART THEREOF LYING WESTERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHERNMOST SOUTHEAST CORNER OF THE ABOVE DESCRIBED TRACT; THENCE NORTH 85° 20'25" WEST ALONG SAID CENTER LINE OF CORNEILS ROAD, 67.47 FEET FOR A POINT OF BEGINNING; THENCE NORTH 16° 38'23" EAST, 402.58 FEET; THENCE NORTH 33° 09'12" EAST, 449.42 FEET; THENCE NORTH 52° 00'00" EAST, 398.62 FEET; THENCE NORTH 11° 27'20" EAST, 559.64 FEET; THENCE NORTH 00° 02'07" EAST, 634.19 FEET; THENCE NORTH 89° 57'53" WEST, 430.60 FEET TO A WESTERLY LINE OF SAID TRACT; THENCE NORTH 00° 02'07" EAST ALONG SAID WESTERLY LINE 725.68 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4 FOR THE TERMINUS OF SAID LINE, AND EXCEPT THAT PART THEREOF LYING SOUTHERLY OF THE SOUTHERLY LINE OF THE NORTHERLY 812.20 FEET, MEASURED ALONG THE EASTERLY LINE, IN BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS; PARCEL 3: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 8 AND PART OF THE NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SOUTHWEST 1/4; THENCE NORTH 00° 09'48" EAST ALONG THE WEST LINE OF SAID SOUTHWEST 1/4, 37.42 FEET; THENCE NORTH 88° 26'22" EAST PARALLEL WITH THE SOUTH LINE OF SAID SOUTHWEST 1/4, 272.66 FEET; THENCE NORTH 00° 46'58" WEST, 200.71 FEET FOR A POINT OF BEGINNING; THENCE NORTH 00° 52'50" WEST 1,057.46 FEET; THENCE NORTH 88° 42'24" EAST, 857.86 FEET; THENCE NORTH 00° 00'30" WEST, 375.0 FEET; THENCE NORTH 52° 02'07" EAST, 315.0 FEET, THENCE NORTH00 °02'07" EAST, 800.0 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 88 ° 30'33" EAST, ALONG SAID NORTH LINE, 1,306.96 FEET TO THE CENTER OF SAID SECTION 8; THENCE SOUTH 00 °04'03" EAST ALONG THE EAST LINE OF SAID SOUTHWEST 1/4, 1,609.56 FEET TO A POINT WHICH IS 1,044.12 FEET NORTHERLY OF THE SOUTHEAST CORNER OF SAID SOUTHWEST 1/4; THENCE SOUTH 59° 25'57" WEST, 694.32 FEET; THENCE SOUTH 81° 55'57" WEST, 349.80 FEET; THENCE SOUTH 51° 55'57" WEST 280.50 FEET; THENCE SOUTH 39° 55'57" WEST, 153.78 FEET; THENCE SOUTH 86°06'25" WEST, 38.0 FEET; THENCE SOUTH 33° 09'12" WEST, 343.0 FEET; THENCE SOUTH 16° 38'23" WEST 379.0 FEET TO THE CENTER LINE OF CORNEILS ROAD; THENCE NORTH 85° 20'25" WEST ALONG SAID CENTER LINE 596.0 FEET TO A LINE DRAWN SOUTH 00° 21'50" EAST, PARALLEL WITH THE WEST LINE OF SAID NORTHWEST 1/4, FROM A POINT ON THE SOUTH LINE OF SAID SOUTHWEST 1/4 WHICH IS 475.50 FEET, NORMALLY DISTANT, EASTERLY OF THE WEST LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 00° 21'50" WEST, ALONG SAID PARALLEL LINE, 194.89 FEET TO SAID SOUTH LINE; THENCE NORTH 00° 09'48" EAST, PARALLEL WITH THE WEST LINE OF SAID SOUTHWEST 1/4, 236.13 FEET TO A LINE DRAWN NORTH 89° 02'55" EAST FROM THE POINT OF BEGINNING; THENCE SOUTH 89° 02'55" WEST, 206.29 FEET TO A POINT OF BEGINNING; EXCEPT THAT PART THEREOF LYING WESTERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHERNMOST SOUTHEAST CORNER OF THE ABOVE DESCRIBED TRACT; THENCE NORTH 85° 20'25" WEST ALONG SAID CENTER LINE OF CORNEILS ROAD, 67.47 FEET FOR A POINT OF BEGINNING; THENCE NORTH 16° 38'23"EAST, 402.58 FEET; THENCE NORTH 33° 09'12" EAST, 449.42 FEET; THENCE NORTH 52° 00'00" EAST, 398.62 FEET; THENCE NORTH 11° 27'20" EAST, 559.64 FEET; THENCE NORTH 00 ° 02'07" EAST, 634.19 FEET; THENCE NORTH 89° 57'53" WEST, 430.60 FEET TO A WESTERLY LINE OF SAID TRACT; THENCE NORTH 00° 02'07" EAST ALONG SAID WESTERLY LINE 725.68 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4, AND EXCEPT THAT PART THEREOF LYING NORTHERLY OF THE SOUTHERLY LINE OF THE NORTHERLY 812.20 FEET, MEASURED ALONG THE EASTERLY LINE, IN BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS. PINs: 02-08-300-008, 02-08-300-011, and 02-08-300-012 A copy of the application is available for review during normal City business hours at the office of the Community Development Director. NOTICE IS HEREWITH GIVEN THAT the Planning and Zoning Commission for the United City of Yorkville will conduct a Public Hearing on said applications on Wednesday, April 10, 2024 at 7 p.m. at the United City of Yorkville, City Hall, located at 651 Prairie Pointe Drive, Yorkville, Illinois 60560. The public hearing may be continued from time to time to dates certain without further notice being published. All interested parties are invited to attend the public hearing and will be given an opportunity to be heard. Any written comments should be addressed to the United City of Yorkville Community Development Department, City Hall, 651 Prairie Pointe Drive, Yorkville, Illinois, and will be accepted up to the date of the public hearing. By order of the Corporate Authorities of the United City of Yorkville, Kendall County, Illinois. JORI BEHLAND City Clerk