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Ordinance 2024-80 202400015270 DEBBIE GILLETTE RECORDER -KENDALL COUNTY, IL RECORDED: 12/13/2024 02:14 PM RECORDING FEE 57.00 PAGES: 58 UNITED CITY OF YORKVILLE KENDALL COUNTY, ILLINOIS ORDINANCE NO. 2024-80 AN ORDINANCE OF THE UNITED CITY OF YORKVILLE,KENDALL COUNTY, ILLINOIS,APPROVING A SPECIAL USE PERMIT ALLOWING FREESTANDING SOLAR ENERGY SYSTEMS ON CERTAIN TERRITORY GENERALLY LOCATED AT THE SOUTHWEST CORNER OF GALENA ROAD AND ROUTE 47 Passed by the City Council of the United City of Yorkville, Kendall County, Illinois This 10th day of December,2024 Prepared by and Return to: United City of Yorkville 651 Prairie Pointe Drive Yorkville, IL 60560 Published in pamphlet form by the authority of the Mayor and City Council of the United City of Yorkville,Kendall County, Illinois on December 12, 2024. Ordinance No. 2024-80 AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS, APPROVING A SPECIAL USE PERMIT ALLOWING FREESTANDING SOLAR ENERGY SYSTEMS ON CERTAIN TERRITORY GENERALLY LOCATED AT THE SOUTHWEST CORNER OF GALENA ROAD AND ROUTE 47 WHEREAS, the United City of Yorkville, Kendall County, Illinois (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, under section 11-13-1.1 of the Illinois Municipal Code (65 ILCS 5/1-1-1 et seq.) the Mayor and the City Council of the City(collectively, the "Corporate Authorities") may provide for the classification of special uses in its zoning ordinance; and WHEREAS,pursuant to the United City of Yorkville Unified Development Ordinance(the "UDO"), any person owning or having an interest in property may file an application to use such land for one or more of the special uses provided for in the zoning district in which the land is situated; and WHEREAS, Nexamp d/b/a Yorkville Renewables, LLC, an Illinois limited liability company ("the Lessee"), is leasing approximately 23 acres for the proposed installation of approximately 11,712 freestanding solar energy systems on the property owned by Daniel A. and Charne S. Nagal, located at the southwest corner of Galena Road and Illinois Route 47 (N. Bridge Street) ("Subject Property") legally described in Section 2 of this Ordinance; and WHEREAS, under the authority of the UDO, the Subject Property is located in a designated A-1 Agricultural District and freestanding solar systems are allowed with a special use permit; and Ordinance No.2024-80 Page 2 WHEREAS, the Corporate Authorities have received a request from the Lessee for a special use permit for the Subject Property to allow the solar farm with freestanding solar energy systems; and WHEREAS, a legal notice of publication regarding a public hearing before the Planning and Zoning Commission on the proposed special use permit was duly published in a newspaper of general circulation in the City, not more than thirty (30) nor less than fifteen (15) days prior to the public hearing; and WHEREAS, notice to property owners within 500 feet of the Subject Property identified for the special use permit was sent by certified mail; and WHEREAS, the Planning and Zoning Commission convened and held a public hearing on September 11, 2024, for the consideration of the special use application; and WHEREAS, the Planning and Zoning Commission reviewed the standards set forth in Section 10-8-5D of the UDO; and WHEREAS, upon conclusion of said public hearing, the Planning and Zoning Commission made findings of fact and recommendation to the Corporate Authorities the approval with conditions for the special use for the Subject Property for a solar farm with freestanding solar energy systems; and WHEREAS, an objection to the requested relief was filed by the owner of 20% or more of the frontage immediately adjoining the property at issue,pursuant to Section 10-8-5 of the UDO and Section 11-13-14 of the Illinois Municipal Code, and therefore a two-thirds affirmative vote of the City Council is required to grant the requested relief; and NOW,THEREFORE,BE IT ORDAINED by the Mayor and City Council of the United City of Yorkville, Kendall County, Illinois, as follows: Ordinance No.2024-80 Page 3 Section 1. The above recitals are incorporated herein and made a part of this Ordinance. Section 2. That the Corporate Authorities hereby approve the special use for the Subject Property, legally described as: PARENT PARCEL LEGAL DESCRIPTION: LEGAL DESCRIPTION PER NEAR NORTH TITLE GROUP TITLE COMMITMENT IL1808635-114 DATED SEPTEMBER 28, 2023 & DOC. NO.: 202100021967 & 202100002603. THAT PART OF THE EAST HALF OF SECTION 8 AND THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION OF THE CENTERLINE OF THE OLD GALENA ROAD WITH THE EAST LINE OF SAID SECTION 8, SAID POINT BEING 89 LINKS SOUTH OF THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 8, SAID SECTION CORNER ESTABLISHED BY MONUMENT RECORD RECORDED AS DOCUMENT 907017; THENCE NORTHWESTERLY ALONG THE CENTERLINE OF SAID OLD GALENA ROAD TO THE WEST LINE •OF 1HE SOUTHEAST QUARTER OF SECTION 5; THENCE SOUTH ALONG SAID WEST LINE•AND THE WEST LINE OF THE EAST HALF OF SAID SECTION 8 TO A POINT 1080.00 FEET NORTH OF THE SOUTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 8;THENCE NORTH 01 DEGREE 00 MINUTES 03 SECONDS WEST (BEARINGS ASSUMED FOR DESCRIPTION PURPOSES ONLY) 3404.28 Ordinance No.2024-80 Page 4 FEET ALONG SAID WEST LINE AND THE WEST LINE OF THE EAST HALF OF SAID SECTION 8 TO THE POINT OF BEGINNING; THENCE SOUTH 86 DEGREES 50 MINUTES 24 SECONDS EAST, 202.52 FEET;THENCE SOUTH 07 DEGREES 50 MINUTES 38 SECONDS EAST, 23.88 FEET; THENCE NORTH 86 DEGREES 41 MINUTES 57 SECONDS EAST, 65.30 FEET; THENCE NORTH 83 DEGREES 59 MINUTES 57 SECONDS EAST, 125.00 FEET; THENCE SOUTH 06 DEGREES 04 MINUTES 54 SECONDS EAST, 79.10 FEET; THENCE SOUTH 14 DEGREES 15 MINUTES 17 SECONDS EAST, 67.24 FEET; THENCE SOUTH 30 DEGREES 16 MINUTES 13 SECONDS EAST, 44.66 FEET; THENCE SOUTH 29 DEGREES 19 MINUTES 38 SECONDS EAST, 22.58 FEET; THENCE NORTH 89 DEGREES 16 MINUTES 13 SECONDS EAST, 991.74 FEET; THENCE NORTHERLY, 143.34 FEET ALONG A CURVE CONCAVE TO THE EAST,HAVING A RADIUS OF 515.67 FEET, THE CHORD OF SAID CURVE BEARING NORTH 13 DEGREES 02 MINUTES 53 SECONDS EAST;THENCE NORTH 21 DEGREES 01 MINUTE 18 SECONDS EAST 318.85 FEET; THENCE NORTHERLY, TANGENT TO THE LAST DESCRIBED COURSE, 218.64 FEET ALONG A CURVE CONCAVE TO THE WEST, HAVING A RADIUS OF 385.00 FEET, THE CHORD OF SAID CURVE BEARING NORTH 04 DEGREES 45 MINUTES 09 SECONDS EAST;THENCE NORTH 11 DEGREES 31 MINUTES 00 SECONDS WEST TANGENT TO THE LAST DESCRIBED COURSE,217.08 FEET; THENCE NORTHERLY, TANGENT TO THE LAST DESCRIBED COURSE, 111.06 FEET ALONG A CURVE CONCAVE TO THE EAST, Ordinance No.2024-80 Page 5 HAVING A RADIUS OF 872.13 FEET, THE CHORD OF SAID CURVE BEARING NORTH 07 DEGREES 52 MINUTES 07 SECONDS WEST; THENCE NORTH 06 DEGREES 19 MINUTES 17 SECONDS WEST, 33.01 FEET; THENCE NORTH 05 DEGREES 23 MINUTES 16 SECONDS WEST, 151.18 FEET; THENCE NORTHERLY, 142.11 FEET ALONG A CURVE CONCAVE TO THE EAST, HAVING A RADIUS OF 623.89 FEET, THE CHORD OF SAID CURVE BEARING NORTH 09 DEGREES 31 MINUTES 35 SECONDS EAST;THENCE NORTH 16 DEGREES 03 MINUTES 07 SECONDS EAST, 50.00 FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF GALENA ROAD AS ESTABLISHED PER DOCUMENT 145913 RECORDED JUNE 5, 1964; THENCE SOUTH 73 DEGREES 56 MINUTES 53 SECONDS EAST ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, 1111.62 FEET TO THE EAST LINE OF THE AFOREMENTIONED EAST HALF OF SECTION 8; THENCE SOUTH 01 DEGREE 06 MINUTES 41 SECONDS EAST ALONG SAID EAST LINE, 1188.97 FEET TO THE INTERSECTION WITH THE WESTERLY RIGHT-OF-WAY LINE OF ILLINOIS ROUTE 47 AS ESTABLISHED PER DOCUMENT 910147 (THE FOLLOWING TWO COURSES ARE ALONG SAID WESTERLY RIGHT-OF-WAY LINE); THENCE SOUTHERLY,496.43 FEET ALONG A CURVE CONCAVE TO THE EAST,HAVING A RADIUS OF 2259.20 FEET,THE CHORD OF SAID CURVE BEARING SOUTH 05 DEGREES 11 MINUTES 01 SECOND WEST; THENCE SOUTH 01 DEGREE 06 MINUTES 41 SECONDS EAST, 118.67 FEET; THENCE SOUTH 88 DEGREES 53 MINUTES 19 SECONDS WEST, 450.34 Ordinance No.2024-80 Page 6 FEET; THENCE NORTH 09 DEGREES 39 MINUTES 39 SECONDS EAST, 183.43 FEET; THENCE NORTH 87 DEGREES 18 MINUTES 59 SECONDS WEST, 68.19 FEET; THENCE SOUTH 77 DEGREES 17 MINUTES 38 SECONDS WEST, 142.43 FEET;THENCE SOUTH 64 DEGREES 38 MINUTES 07 SECONDS WEST, 40.98 FEET; THENCE SOUTH 56 DEGREES 27 MINUTES 23 SECONDS WEST, 62.20 FEET; THENCE SOUTH 54 DEGREES 35 MINUTES 06 SECONDS WEST, 47.33 FEET; THENCE SOUTH 60 DEGREES 03 MINUTES 18 SECONDS WEST, 101.98 FEET;THENCE SOUTH 69 DEGREES 40 MINUTES 43 SECONDS WEST, 181.54 FEET; THENCE SOUTH 35 DEGREES 33 MINUTES 08 SECONDS WEST, 33.43 FEET; THENCE SOUTH 86 DEGREES 05 MINUTES 40 SECONDS WEST, 147.85 FEET; THENCE NORTH 78 DEGREES 13 MINUTES 45 SECONDS WEST, 80.00 FEET; THENCE NORTH 59 DEGREES 05 MINUTES 34 SECONDS WEST, 153.76 FEET; THENCE NORTH 74 DEGREES 47 MINUTES 54 SECONDS WEST, 27.24 FEET; THENCE NORTH 06 DEGREES 17 MINUTES 38 SECONDS WEST, 224.12 FEET; THENCE NORTH 73 DEGREES 10 MINUTES 01 SECOND WEST, 184.74 FEET; THENCE NORTH 85 DEGREES 19 MINUTES 13 SECONDS WEST, 118.52 FEET; THENCE SOUTH 33 DEGREES 11 MINUTES 19 SECONDS WEST, 84.38 FEET; THENCE SOUTH 34 DEGREES 29 MINUTES 59 SECONDS WEST, 90.01 FEET; THENCE SOUTH 46 DEGREES 15 MINUTES 48 SECONDS WEST, 122.93 FEET; THENCE SOUTH 64 DEGREES 24 MINUTES 44 SECONDS WEST, 53.07 FEET; THENCE SOUTH 89 DEGREES 30 MINUTES 40 SECONDS WEST, Ordinance No.2024-80 Page 7 70.96 FEET; THENCE NORTH 76 DEGREES 54 MINUTES 34 SECONDS WEST, 59.31 FEET; THENCE NORTH 61 DEGREES 03 MINUTES 12 SECONDS WEST, 59.31 FEET; THENCE NORTH 45 DEGREES 11 MINUTES 49 SECONDS WEST, 59.31 FEET; THENCE SOUTH 52 DEGREES 43 MINUTES 52 SECONDS WEST, 150.00 FEET; THENCE NORTHWESTERLY, 72.66 FEET ALONG A CURVE CONCAVE TO THE NORTHEAST, HAVING A RADIUS OF 365.00 FEET, THE CHORD OF SAID CURVE BEARING NORTH 31 DEGREES 33 MINUTES 56 SECONDS WEST; THENCE SOUTH 64 DEGREES 08 MINUTES 15 SECONDS WEST, 204.82 FEE T; THENCE SOUTH 88 DEGREES 59 MINUTES 57 SECONDS WEST, 68.98 FEET TO THE AFOREMENTIONED WEST LINE OF THE EAST HALF OF SECTION 8; THENCE NORTH 01 DEGREE 00 MINUTES 03 SECONDS WEST ALONG SAID WEST LINE, 957.25 FEET TO THE POINT OF BEGINNING, IN KENDALL COUNTY, ILLINOIS. EXCEPT THAT PORTION THEREOF DESCRIBED IN THE QUIT CLAIM DEED RECORDED AUGUST 16, 2018 AS DOCUMENT 201800011813, DESCRIBED AS FOLLOWS: THAT PART OF THE EAST HALF OF SECTION 8 AND THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION OF THE CENTERLINE OF THE OLD GALENA ROAD WITH THE EAST LINE OF SAID SECTION 8, SAID POINT BEING 89 LINKS SOUTH OF THE NORTHEAST CORNER OF Ordinance No.2024-80 Page 8 THE NORTHEAST QUARTER OF SAID SECTION 8, SAID SECTION CORNER ESTABLISHED BY MONUMENT RECORD RECORDED AS DOCUMENT 907017; THENCE NORTHWESTERLY ALONG THE CENTERLINE OF SAID OLD GALENA ROAD TO THE WEST LINE •OF 1HE SOUTHEAST QUARTER OF SECTION 5; THENCE SOUTH ALONG SAID WEST LINE•AND THE WEST LINE OF THE EAST HALF OF SAID SECTION 8 TO A POINT 1080.00 FEET NORTH OF THE SOUTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 8; THENCE NORTH 01°00'03" WEST(BEARINGS ASSUMED FOR DESCRIPTION PURPOSES ONLY), 3404.28 FEET ALONG SAID WEST LINE AND THE WEST LINE OF THE EAST HALF OF SAID SECTION 8 TO THE POINT OF BEGINNING; THENCE SOUTH 86°50'24" EAST, 202.52 FEET; THENCE SOUTH 07°50'38" EAST, 23.88 FEET; THENCE NORTH 86°41'57" EAST, 65.30 FEET;THENCE NORTH 83°59'57" EAST, 125.00 FEET;THENCE SOUTH 06°04'54"EAST,79.10 FEET;THENCE SOUTH 14°15'17"EAST,67.24 FEET; THENCE SOUTH 30°16'13" EAST, 44.66 FEET; THENCE SOUTH 29°19'38" EAST, 22.58 FEET; THENCE NORTH 89°16'13" EAST, 991. 74 FEET; THENCE NORTHERLY, 143.34 FEET ALONG A CURVE CONCAVE TO THE EAST, HAVING A RADIUS OF 515.67 FEET, THE CHORD OF SAID CURVE BEARING NORTH 13°02'53" EAST; THENCE NORTH 21°01'18" EAST, 318.85 FEET; THENCE NORTHERLY TANGENT TO THE LAST DESCRIBED COURSE, 218.64 FEET ALONG A CURVE CONCAVE TO THE WEST, HAVING A RADIUS OF 385.0 FEET, THE CHORD OF SAID CURVE Ordinance No.2024-80 Page 9 BEARING NORTH 04°45'09" EAST; THENCE NORTH 11°31'00" WEST TANGENT TO THE LAST DESCRIBED COURSE, 217.08 FEET; THENCE NORTHERLY, TANGENT TO THE LAST DESCRIBED COURSE, 111.06 FEET ALONG A CURVE CONCAVE TO THE EAST,HAVING A RADIUS OF 872.13 FEET, THE CHORD OF SAID CURVE BEARING NORTH 07°52'07" WEST; THENCE NORTH 06°19'17" WEST, 33.01 FEET; THENCE NORTH 05°23'16" WEST, 151.18 FEET; THENCE NORTHERLY, 142.11 FEET ALONG A CURVE CONCAVE TO THE EAST, HAVING A RADIUS OF 623.89 FEET, THE CHORD OF SAID CURVE BEARING NORTH 09°31'35" EAST;THENCE NORTH 16°03'07" EAST, 50.0 FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF GALENA ROAD AS ESTABLISHED PER DOCUMENT 145913 RECORDED JUNE 5, 1964; THENCE SOUTH 73°56'53" EAST ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, 1111.62 FEET TO THE EAST LINE OF THE AFOREMENTIONED EAST HALF OF SECTION 8; THENCE SOUTH 01°06'41" EAST ALONG SAID EAST LINE, 1188.97 FEET TO THE INTERSECTION WITH THE WESTERLY RIGHT-OF-WAY LINE OF ILLINOIS ROUTE 47 AS ESTABLISHED PER DOCUMENT 910147 FOLLOWING TWO COURSES ARE ALONG SAID WESTERLY RIGHT-OF- WAY LINE); THENCE SOUTHERLY, 496.43 FEET ALONG A CURVE CONCAVE TO THE EAST, HAVING A RADIUS OF 2259.20 FEET, THE CHORD OF SAID CURVE BEARING SOUTH 05°11'O1" WEST; THENCE SOUTH 01°06'41" EAST, 118.67 FEET; THENCE SOUTH 88°53'19" WEST, 450.34 FEET; THENCE NORTH 09°39'39" EAST, 183.43 FEET; THENCE Ordinance No.2024-80 Page 10 NORTH 87°18'59" WEST, 68.19 FEET; THENCE SOUTH 77°17'38" WEST, 142.43 FEET; THENCE SOUTH 87°18'59" WEST, 68.19 FEET; THENCE SOUTH 77°17'38" WEST, 142.43 FEET; THENCE SOUTH 64°38'07" WEST, 40,98 FEET; THENCE SOUTH 56°27'23" WEST, 62.20 FEET; THENCE SOUTH 54°35'06" WEST, 47.33 FEET; THENCE SOUTH 60°03'18" WEST, 101.98 FEET; THENCE SOUTH 69°40'43" WEST, 181.54 FEET; THENCE SOUTH 35°33'08" WEST, 33.43 FEET; THENCE SOUTH 86°05'40" WEST, 147.85 FEET; THENCE SOUTH 78°13'45" WEST, 80.0 FEET; THENCE NORTH 59°05'34" WEST, 153.76 FEET; THENCE NORTH 74°47'54" WEST, • 27.24 FEET; THENCE NORTH 06°17'38" WEST, 224.12 FEET; THENCE NORTH 73°10'O1" WEST, 184.74 FEET; THENCE NORTH 85°19'13" WEST, 118.52 FEET; THENCE SOUTH 33°11'19" WEST, 84.38 FEET; THENCE SOUTH 34°29'59" WEST, 90.01 FEET; THENCE SOUTH 46°15' 48" WEST, 122.93 FEET; THENCE SOUTH 64°24'44" WEST, 53.07 FEET; THENCE SOUTH 89°30'40" WEST, 70.96 FEET; THENCE NORTH 76°54'34" WEST, THENCE NORTH 61 0312 WEST, 59.31 FEE T; THENCE 59.31 FEET; C NORTH 45°11'49" WEST, 59.31 FEET; THENCE SOUTH 52°43'52" WEST, 150.0 FEET; THENCE NORTHWESTERLY, 72.66 FEET ALONG A CURVE TO THE NORTHEAST,HAVING A RADIUS OF 365.0 FEET,THE CHORD OF SAID CURVE BEARING NORTH 31°33'56" WEST; THENCE SOUTH 64°08'15"WEST,204.82 FEET;THENCE SOUTH 88°59'57"WEST,68.98 FEET TO THE AFOREMENTIONED WEST LINE OF THE EAST HALF OF SECTION 8; THENCE NORTH 01°00'03" WEST ALONG SAID WEST LINE, Ordinance No.2024-80 Page 11 957.25 FEET TO THE POINT OF BEGINNING. EXCEPT THAT PART OF THE ABOVE-DESCRIBED TRACT LYING NORTH OF A LINE DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 8; THENCE NORTH 01°00'03" WEST ALONG THE WEST LINE OF THE EAST HALF OF SAID SECTION 8, A DISTANCE OF 3579.88 FEET TO THE POINT OF BEGINNING OF SAID LINE; THENCE NORTH 88°59'57" EAST PERPENDICULAR TO SAID WEST LINE, 2172.88 FEET TO THE EASTERLY LINE OF A TRACT CONVEYED TO TEQUILA SUNRISE ENTERPRISES, LLC BY SPECIAL WARRANTY DEED RECORDED DECEMBER 19, 2013 AS DOCUMENT 201300024760 FOR THE POINT OF TERMINATION OF SAID LINE; ALL IN THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS. ALSO, INCLUDING THE LAND DESCRIBED IN QUIT CLAIM DEED RECORDED AUGUST 16, 2018 AS DOCUMENT 201800011814,DESCRIBED AS FOLLOWS: THAT PART OF THE EAST HALF OF SECTION 8, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION OF THE CENTERLINE OF THE OLD GALENA ROAD WITH THE EAST LINE OF SAID SECTION 8, SAID POINT BEING 89 LINKS (58.74 FEET)SOUTH OF THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 8, SAID SECTION CORNER ESTABLISHED BY MONUMENT RECORD RECORDED AS DOCUMENT 907017; THENCE Ordinance No.2024-80 Page 12 NORTHWESTERLY, ALONG THE CENTERLINE OF SAID OLD GALENA ROAD, TO THE WEST LINE OF THE SOUTHEAST QUARTER OF SECTION 5; THENCE SOUTH, ALONG SAID WEST LINE AND THE WEST LINE OF THE EAST HALF OF SAID SECTION 8, TO A POINT 1080.0 FEET NORTH OF THE SOUTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 8; THENCE NORTH 64°02'00" EAST, 308.99 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 64°02'00"WEST, 308.99 FEET,ALONG THE LAST DESCRIBED COURSE TO THE WEST LINE OF THE EAST HALF OF SAID SECTION 8 AT A POINT 1080.0 FEET NORTH OF THE SOUTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 8;THENCE NORTH 01°00'03" WEST, 2447.03 FEET ALONG THE WEST LINE OF THE EAST HALF OF SAID SECTION 8; THENCE NORTH 88°59'57" EAST, 68.98 FEET; THENCE NORTH 64°08'15" EAST, 204.82 FEET; THENCE SOUTHEASTERLY, 72.66 FEET ALONG A CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 365.0 FEET, THE CHORD OF SAID CURVE BEARING SOUTH 31°33'56" EAST; THENCE NORTH 52°43'52" EAST, 150.0 FEET; THENCE SOUTH 45°11'49" EAST, 59.31 FEET; THENCE SOUTH 61°03'12"EAST,59.31 FEET;THENCE SOUTH 76°54'34"EAST,59.31 FEET; THENCE NORTH 89°30'40" EAST, 70.96 FEET; THENCE NORTH 64°24'44" EAST, 53.07 FEET;THENCE NORTH 46°15'48" EAST, 122.93 FEET; THENCE NORTH 34°29'59" EAST, 90.01 FEET; THENCE NORTH 33°11'19" EAST, 84.38 FEET; THENCE SOUTH 85°19'13" EAST, 118.52 FEET; THENCE Ordinance No.2024-80 Page 13 SOUTH 73°10'O1" EAST, 184.74 FEET; THENCE SOUTH 06°17'38" EAST, 224.12 FEET; THENCE SOUTH 74°47'54" EAST, 27.24 FEET; THENCE SOUTH 59°05'34" EAST, 153.76 FEET;THENCE SOUTH 78°13'45" EAST, 80.0 FEET; THENCE NORTH 86°05'40" EAST, 147.85 FEET; THENCE NORTH 35°33'08" EAST,33.43 FEET;THENCE NORTH 69°40'43" EAST, 181.54 FEET; THENCE NORTH 60°03'18" EAST, 101.98 FEET; THENCE NORTH 54°35'06" EAST, 47.33 FEET; THENCE NORTH 56°27'23" EAST, 62.20 FEET; THENCE NORTH 64°38'07" EAST, 40.98 FEET; THENCE NORTH 77°17'38" EAST, 142.43 FEET; THENCE SOUTH 87°18'59" EAST, 68.19 FEET; THENCE SOUTH 09°39'39" WEST, 1000.44 FEET; THENCE SOUTH 73°08'14" WEST, 437.67 FEET; THENCE SOUTH 61°50'59" WEST, 297.0 FEET; THENCE SOUTH 39°47'51" WEST, 1584.39 FEET TO THE POINT OF BEGINNING. EXCEPT THAT PART OF THE ABOVE-DESCRIBED TRACT LYING SOUTH OF A LINE DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 8;THENCE NORTH 01°00'03" WEST ALONG THE WEST LINE OF THE EAST HALF OF SAID SECTION 8, A DISTANCE OF 3579.88 FEET TO THE POINT OF BEGINNING OF SAID LINE; THENCE NORTH 88°59'57" EAST PERPENDICULAR TO SAID WEST LINE, 2172.88 FEET TO THE EASTERLY LINE OF A TRACT CONVEYED TO TEQUILA SUNRISE ENTERPRISES, LLC BY SPECIAL WARRANTY DEED RECORDED DECEMBER 19, 2013 AS DOCUMENT 201300024760 FOR THE POINT OF Ordinance No.2024-80 Page 14 TERMINATION OF SAID LINE; ALL IN THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS. •SURVEYOR'S NOTE: SCRIVENERS ERROR FOUND IN TITILE COMMITMENT SCHEDULE A, CORRECTED PER WARRANTY DEED RECORDED 1/29/2021 AS DOCUMENT NUMBER 202100002603• AS-SURVEYED LEGAL DESCRIPTION: THAT PART OF THE EAST HALF OF SECTION 8 AND THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN KENDALL COUNTY, ILLINOIS DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION OF THE CENTERLINE OF THE OLD GALENA ROAD WITH THE EAST LINE OF SAID SECTION 8, SAID POINT BEING 89 LINKS SOUTH OF THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 8, SAID SECTION CORNER ESTABLISHED BY MONUMENT RECORD RECORDED AS DOCUMENT 907017; THENCE NORTHWESTERLY ALONG THE CENTERLINE OF SAID OLD GALENA ROAD TO THE WEST LINE •OF THE SOUTHEAST QUARTER OF SECTION 5; 1HENCE SOU1H ALONG SAID WEST LINE• AND THE WEST LINE OF THE EAST HALF OF SAID SECTION 8 TO A POINT 1080.00 FEET NORTH OF THE SOUTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 8; THENCE NORTH 01 DEGREE 00 MINUTES 04 SECONDS WEST 3404.23 FEET ALONG SAID WEST LINE AND THE WEST LINE OF THE EAST HALF OF SAID SECTION Ordinance No.2024-80 Page 15 8 TO THE POINT OF BEGINNING; THENCE SOUTH 86 DEGREES 50 MINUTES 28 SECONDS EAST, 202.57 FEET;THENCE SOUTH 07 DEGREES 50 MINUTES 42 SECONDS EAST, 23.88 FEET; THENCE NORTH 86 DEGREES 41 MINUTES 53 SECONDS EAST, 65.30 FEET; THENCE NORTH 83 DEGREES 59 MINUTES 53 SECONDS EAST, 125.00 FEET; THENCE SOUTH 06 DEGREES 04 MINUTES 58 SECONDS EAST, 79.10 FEET; THENCE SOUTH 14 DEGREES 15 MINUTES 21 SECONDS EAST, 67.24 FEET; THENCE SOUTH 30 DEGREES 16 MINUTES 17 SECONDS EAST, 44.66 FEET; THENCE SOUTH 29 DEGREES 19 MINUTES 42 SECONDS EAST, 22.58 FEET; THENCE NORTH 89 DEGREES 16 MINUTES 10 SECONDS EAST, 991.82 FEET; THENCE NORTHERLY, 143.33 FEET ALONG A CURVE CONCAVE TO THE EAST,HAVING A RADIUS OF 515.67 FEET, THE CHORD OF SAID CURVE BEARING NORTH 13 DEGREES 02 MINUTES 53 SECONDS EAST; THENCE NORTH 21 DEGREES 01 MINUTE 18 SECONDS EAST 318.85 FEET; THENCE NORTHERLY, TANGENT TO THE LAST DESCRIBED COURSE, 218.64 FEET ALONG A CURVE CONCAVE TO THE WEST, HAVING A RADIUS OF 385.00 FEET, THE CHORD OF SAID CURVE BEARING NORTH 04 DEGREES 45 MINUTES 09 SECONDS EAST;THENCE NORTH 11 DEGREES 31 MINUTES 00 SECONDS WEST TANGENT TO THE LAST DESCRIBED COURSE, 217.08 FEET; THENCE NORTHERLY, TANGENT TO THE LAST DESCRIBED COURSE, 111.06 FEET ALONG A CURVE CONCAVE TO THE EAST, HAVING A RADIUS OF 872.13 FEET, THE CHORD OF SAID CURVE BEARING NORTH Ordinance No.2024-80 Page 16 07 DEGREES 52 MINUTES 07 SECONDS WEST; THENCE NORTH 06 DEGREES 19 MINUTES 17 SECONDS WEST, 33.01 FEET; THENCE NORTH 05 DEGREES 23 MINUTES 16 SECONDS WEST, 151.18 FEET; THENCE NORTHERLY, 142.11 FEET ALONG A CURVE CONCAVE TO THE EAST, HAVING A RADIUS OF 623.89 FEET, THE CHORD OF SAID CURVE BEARING NORTH 09 DEGREES 31 MINUTES 35 SECONDS EAST;THENCE NORTH 16 DEGREES 03 MINUTES 07 SECONDS EAST, 52.18 FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF GALENA ROAD AS ESTABLISHED PER DOCUMENT 145913 RECORDED JUNE 5, 1964; THENCE SOUTH 73 DEGREES 50 MINUTES 13 SECONDS EAST ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, 1111.45 FEET TO THE EAST LINE OF THE AFOREMENTIONED EAST HALF OF SECTION 8; THENCE SOUTH 01 DEGREE 06 MINUTES 42 SECONDS EAST ALONG SAID EAST LINE, 1189.49 FEET TO THE INTERSECTION WITH THE WESTERLY RIGHT-OF-WAY LINE OF ILLINOIS ROUTE 47 AS ESTABLISHED PER DOCUMENT 910147(THE FOLLOWING TWO COURSES ARE ALONG SAID WESTERLY RIGHT-OF-WAY LINE); THENCE SOUTHERLY, 495.91 FEET ALONG A CURVE CONCAVE TO THE EAST, HAVING A RADIUS OF 2259.20 FEET, THE CHORD OF SAID CURVE BEARING SOUTH 05 DEGREES 10 MINUTES 32 SECOND WEST; THENCE SOUTH 01 DEGREE 06 MINUTES 47 SECONDS EAST, 118.69 FEET; THENCE SOUTH 88 DEGREES 53 MINUTES 15 SECONDS WEST, 450.38 FEET TO THE EASTERLY LINE OF A TRACT CONVEYED TO TEQUILA SUNRISE Ordinance No.2024-80 Page 17 ENTERPRISES, LLC BY SPECIAL WARRANTY DEED RECORDED DECEMBER 19, 2013 AS DOCUMENT 201300024760; THENCE NORTH 09 DEGREES 39 MINUTES 35 SECONDS EAST 114.02 FEET ALONG SAID EASTERLY LINE; THENCE SOUTH 88 DEGREES 59 MINUTES 56 SECONDS WEST 2172.95 TO THE WEST LINE OF SAID EAST HALF; THENCE NORTH 01 DEGREE 00 MINUTES 04 SECONDS WEST 904.35 FEET ALONG SAID WEST LINE TO THE POINT OF BEGINNING. •SURVEYOR'S NOTE: CORRECTION PER WARRANTY DEED RECORDED 1/29/2021 AS DOCUMENT NUMBER 202100002603• with Property Index Numbers 02-05-400-005 and 02-08-200-03 or use as a solar farm with freestanding solar energy systems. Section 3. That the special use granted herein shall be constructed, operated, and maintained in accordance with the following plans, diagrams and conditions: A. One paved parking pad for off-street parking on the site. B. 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. C. Approval of the City Public Works Director and City Engineer on the road composition. D. A performance guarantee in an amount of $1,741,254 as recommended by the City Engineer, attached hereto and made a part hereof as Exhibit A. E. Utilization of a modified Type D transition zone at a minimum of the eastern border facing Route 47. F. Compliance with work items listed in the review letters prepared by Engineering Enterprises, Inc. (EEI) dated October 19, 2023 revised July 10, 2024 and August 27, 2024, attached hereto and made a part hereof as Exhibit B. G. The developer clearly mark the location of the driveway access to alert drivers of the site entry and provide additional traffic management. Ordinance No.2024-80 Page 18 H. Substantial conformance with Special Use Application Plans prepared by Atwell, LLC and submitted by Nexamp, last revised and dated 08-15-2024, attached hereto and made a part hereof as Exhibit C. Section 4. That this Ordinance shall be in full force and effect upon its passage, approval and publication as provided by law. Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this day of , A.D. 2024. 'A/l/ ITY CLERK KEN KOCH AYE DAN TRANSIER AYE ARDEN JOE PLOCHER AYE CRAIG SOLING AYE CHRIS FUNKHOUSER NAY MATT MAREK AYE SEAVER TARULIS NAY RUSTY CORNEILS AYE APPROVED by me, as Mayor of the United City of Yorkville, Kendall County, Illinois this lrday of l�-ee_,-GV l,19fY , A.D. 2024. MAYOR Attest: JAIJ T CLERK Ordinance No.2024-80 Page 19 4Engineering Enterprises, Inc. 0111r Exhibit A 50) August 27, 2024 Ms. Krysti Barksdale-Noble Community Development Director United City of Yorkville 651 Prairie Pointe Yorkville, IL 60560 Re: NexAmp Solar Final Engineering- 2"d Submittal United City of Yorkville Dear Krysti: We have reviewed the following items for the above-referenced project: • Final Engineering Plans (12 sheets) dated August 16, 2024, and prepared by Atwell • Stormwater Management Memo dated August 16, 2024, and prepared by Atwell • Engineer's Opinion of Probable Decommissioning Cost dated August 15, 2024, and prepared by Atwell • Other Supporting Documentation Our review of these plans and reports are to generally determine their compliance with local ordinances and whether the improvements will conform to existing local systems and equipment. This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations, and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in-depth quality assurance review, we cannot and do not assume responsibility for design errors or omissions in the plans. As such, we offer the following comments: General 1. The following permits may be required and should be provided to the City when obtained. The City and EEI should be copied on all correspondence with the agencies. • IEPA NPDES General Construction Permit is required. The Notice of Intent must be filed with IEPA 30 days prior to start of construction. • Stormwater permit application in accordance with the Yorkville Storm Water Management Ordinance (Kendall Countywide Ordinance) 52 Wheeler Road • HI_��i�ar �i,�vr. I GC 55 1 • Tel )0 • Fax: 6 ,{ 1 • 1, Ms. Krysti Barksdale-Noble August 27, 2024 Page 2 • IDOT for access to Route 47 2. We acknowledge the receipt of the approval from Kendall County for access to Galena Rd. 3. A field tile survey will be required. 4. A plat of easement for perimeter easements will be required. 5. The comments in the attached review letter from the City's landscaping consultant must be addressed and a revised landscaping plan submitted. 6. The plan fee estimate is attached. 7. Prior to the start of construction, the following items need to be addressed: • A preconstruction meeting with City staff needs to be held. • A construction guarantee equal to 120% of the decommissioning costs needs to be on file with the City. • All building permit-related fees need to be paid. Stormwater Management Memo 8. A City of Yorkville Stormwater Permit Application should be submitted. 9. The Pervious-Undisturbed area in post-development conditions (Table 3.1) should be reduced compared to the Pervious-Undisturbed area in the pre-development conditions (Table 2.1). The total drainage area should be the same for the two conditions. 10. The drainage areas callouts on the Existing Drainage Area and Proposed Drainage Maps should be revised to be the same area. 11. The proposed improvements will not require stormwater detention based on the "Detention Requirements for Solar Developments" memo dated 7/10/2024. The design post-development peak flow rate for both the 2-year and 100-year storm events is less than the allowable post-development peak flow rates. Final Engineering Plans 12. The engineering plans have been reviewed and are found to be generally acceptable. Truck Turning Exhibits 13. The WB67 runs off of the road at the T-intersection with the parking area. Revise the turning movements or consider widening the road if necessary. Ms. Kry sti Barksdale-Noble August 27, 2024 Page 3 Engineer's Opinion of Probable Decommissioning Costs 14. We have reviewed the Engineer's Cost Opinion and find it to be acceptable. A performance guarantee in the amount of$1,741,254 (120% x $1,451,045) is to be on file with the City prior to the issuance of a building permit. If you have any questions or require additional information, please contact our office. Respectfully Submitted, ENGINEERING ENTERPRISES, INC. • Bradley P. Sanderson, P.E. Chief Operating Officer/ President BPS/tnp/pgw2 pc: Mr. Bart Olson, City Administrator (via email) Ms. Erin Willrett, Assistant City Administrator (via email) Mr. Eric Dhuse, Director of Public Works (via email) Mr. Pete Ratos, Building Department (via email) Ms. Dee Weinert, Admin Assistant (via email) Ms. Gina Nelson, Admin Assistant (via email) Ms. Jori Behland, City Clerk (via email) Mr. Matt Walsh, NexAmp (via email) Mr. Michael Keith, Atwell (via email) TNP, PGW2, EEI (Via e-mail) \\Milkyway\EEI_Storage\Docs\Public\Yorkville\2023\YO2346-DR NexAmp Solar(Nagle)\DocsUcoyRevlew03.doc II Hey and Associates, Inc. Engineering,Ecology and Landscape Architecture 8755 W HIGGINS Raw,SUITE 853 CHICAGO,ILLINOIS 60631 PHONE(773)693-9200 FAX(773)693-9200 August 23,2024 Pamela Whitfield, PE,CFM Senior Project Engineer II Engineering Enterprises, Inc. 52 Wheeler Road Sugar Grove, IL 60554 Project No.: 21-0275 Y Re: Landscape Plan Review NexAmp Solar—Nagle(Yorkville Renewables) Dear Pamela: We have completed our third landscape plan review of the proposed NexAmp Solar—Nagle(Yorkville Renewables)facility located southwest of Galena Road and State Route 47 in Yorkville.As per previous correspondence from the City,this submittal is being reviewed for compliance with UDO landscape requirements. Landscape Plan—NOT RECOMMENDED FOR APPROVAL For reasons described below,this landscape plan is not recommended for approval at this time.A response letter from the petitioner which addresses all review comments should be provided with their next submittal. REVIEW COMMENTS Comments must be addressed before landscape plan approval can be recommended. If there are any changes to the proposed project,additional comments may be provided. Please note that the requirements of each section are in addition to the requirements of all other sections of the ordinance (i.e.,trees and other plant materials cannot be"double counted"to meet multiple requirements). Building Foundation Landscape Zone No buildings are proposed,so therefore building foundation landscape zone requirements do not apply. Parking Area Perimeter Landscape Zone No off-street parking areas abut a public or private right-of-way(excluding alleys),so therefore parking area perimeter landscape zone requirements do not apply. Parking Area Interior Landscape Zone No off-street parking areas consisting of 10 or more spaces are proposed,so therefore parking area interior landscape zone requirements do not apply. Pamela Whitfield NexAmp Solar—Nagle(Yorkville Renewables) August 23,2024 page 2 Transition Zone PREVIOUS COMMENTS NOT ADDRESSED.The requested transition zone plantings along Eldamain Road and Route 47 are not reflected on the plan. Per information and direction provided by the City,the proposed development will be zoned A-1 Agriculture and the adjacent parcels are R-2 residential.The UDO has no specific transition zone landscape requirements for this situation. However, because the proposed development is a Special Use the City has the discretion to stipulate a higher standard.The current plan includes a mix of a few evergreen trees and mostly shrubs along the north and south borders of the area containing the solar panels.This mix of plantings does provide some screening but does not meet the requirements of any transition zone described in the UDO. The City's 2016 Comprehensive Plan(Comp Plan)was reviewed for potential guidance. In the Route 47 and Eldamain Corridor sections of the Comp Plan, reference was made to establishing a "rural character buffer"within both Corridors.Since a Type D transition zone was recently recommended along Eldamain Road for a large tech development, building upon precedent we would recommend that a Type D transition zone would be appropriate along Route 47. It is also of note that the Comp Plan identified the space between Rob Roy Creek and Route 47 at the NexAmp Nagle site as a natural area.A more natural aesthetic(e.g., restored prairie,woodland,and/or riparian corridor)would also be appropriate at this specific location. Per the UDO,a Type D transition zone includes a minimum of 5 understory trees,5 evergreen/canopy trees,and 35 shrubs/native grasses per 100 linear feet.We suggest a modified Type D transition zone consisting of 5 native shade trees and 5 native understory trees per 100 linear feet; existing native trees may be included toward this requirement if a tree survey documenting their presence and condition is submitted.We also recommend native prairie grass and wildflower seeding in lieu of the 35 shrubs/native grasses per 100 linear feet.A maintenance plan should be submitted describing how this natural landscape will be maintained to ensure that desired species become established, persist,and the area is not overtaken by weeds. Species Diversity Requirements The stormwater management areas have been removed from the plans,so therefore species diversity requirements do not apply Tree Preservation and Removal PREVIOUS COMMENTS NOT ADDRESSED. No live tree with a 4"or greater DBH may be removed without approval.A review of Google Earth imagery reveals trees are present on the site,but that there may not be trees present on the portion of the site proposed for development.A tree survey is required;tree replacement may also be required. Street Trees Requirements appear to be met. Pamela Whitfield NexAmp Solar—Nagle(Yorkville Renewables) August 23,2024 page 3 General PREVIOUS COMMENTS PARTIALLY ADDRESSED.A seed mix has been provided for the previously noted "Native Pollinator Friendly Solar Array Sed Mix".A maintenance plan should also be submitted describing how this landscape will be maintained to ensure that desired species become established, persist,and the area is not overtaken by weeds. Wetlands PREVIOUS COMMENTS NOT ADDRESSED. Rob Roy Creek is a Waters of the US regulated by the Army Corps of Engineers and under Yorkville's Wetland Regulations.Wetland Al is an isolated wetland and therefore not regulated by the Army Corps of Engineers but is regulated under Yorkville's Wetland Regulations.Wetland Al is shown to be completely filled but does not require mitigation because the total impact is less than 0.25 acres.A minimum 30'wetland buffer,consisting of primarily native vegetation,is required for Rob Roy Creek under Yorkville's Wetland Regulations. A Category VI Wetland Permit Application is required under Yorkville's Wetland Regulations for impacts to Wetland Al.We are not aware of such an application being submitted. SUMMARY This review was based upon the following documents, pursuant to requirements of the City's Unified Development Ordinance(UDO)and Wetland Regulations. • Plan Set,12 sheets, prepared by Atwell,most recently dated 8/15/24 Let us know if there are any questions or comments. Sincerely, ii;pite pa.? Tim Pollowy,PLA,ASIA Senior Landscape Architect Plan Fee.Deposit,&Construction Guarantee Calculator Development Yorkville Solar(NexAmp) Date: 8/26/24 Total acreage: 28.2000 acres Review fee(1) $4.00 $0:00 $0:00 $0.00 $0.00 Coordination fee(2) $0.00 $0.00 $0.00 $0,00 $0.00 Administration fee(3) $0.00 $0.00 $0:00 $0.00 $0.00 Water fee(4) $0.00 $0.00 Public Streetlight Maintenance Deposit(5) $0.00 Street Cleaning Deposit(6) $5,000.00 Weather Warning Siren Fee(7) $2,115.00 Stormwater Permit Fee(8) $100.00 Fee/Deposit total: $7,215.00 Required Bond/LOC Amounts $0.00 For site development permit $0.00 For remaining sitework Notes:1)Review fee is 1.25%of approved cost estimate. Does not apply if review is performed by consultant. 2)Coordination fee is 0.35%of approved cost estimate if a final plat is required. 3)Administration fee is 1.75%of approved cost estimate. Does not apply if review is performed by consultant. 4)Water fee is based on$0.01 per gallon and assumes that the system will be flushed 2.5 times. 5)Streetlight Normal Maintenance deposit is calculated at$300 per pole. 6)The developer shall establish a Street Cleaning deposit with the City in the amount of$5,000. The City shall return any unused portion of the deposit to the developer upon acceptance of the streets.(Standard Specifications page S-11). 7)Weather Warning Siren Fee is$75.00 per gross acre of the development. 8)Permit fee is$100 per application per ordinance 8-7-1. Work Cateaory Summary Water fee calculation Grading and Erosion Control $0.00 Lenath(feel Pia(Inchesl Volume Wall E Parking Lot Construction $0.00 0 6 0 $0.00 Storm $0.00 0 8 0 $0.00 Sanitary $0.00 0 10 0 $0.00 Water $0.00 0 12 0 $0.00 Misc. $0.00 0 16 0 $0.00 Landscaoing $0.00 Total $0.00 Total: $0.00 Refundable Deposit Calculations: Streetlight Normal Maintenance Number of Poles: 0 Street Cleaning Deposit Amount: $0.00 Lump Sum deposit of. $5,000.00 Engineering Enterprises, Inc. 41141! Exhibit B October 19, 2023 Ms. Krysti Barksdale-Noble Community Development Director United City of Yorkville 651 Prairie Pointe Yorkville, IL 60560 Re: NexAmp Solar Special Use& Rezoning Request— 1st Submittal United City of Yorkville Dear Krysti: We have reviewed the following items for the above referenced project: • Special Use & Rezoning Permit Applications • Special Use Application Plans • Other Supporting Documentation Our review of these plans and reports are to generally determine their compliance with local ordinances and whether the improvements will conform to existing local systems and equipment. This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations, and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in-depth quality assurance review, we cannot and do not assume responsibility for design errors or omissions in the plans. As such, we offer the following comments: General 1. The following permits may be required during final engineering and should be provided to the City when obtained. The City and EEI should be copied on all correspondence with the agencies. • IEPA NPDES General Construction Permit is required. The Notice of Intent must be filed with IEPA 30 days prior to start of construction. • Stormwater permit application in accordance with the Yorkville Storm Water Management Ordinance (Kendall Countywide Ordinance) • Kendall County for access to Galena Road. 2. Since the project is a non-residential development on more than 3 acres it must meet the stormwater detention requirements per the Stormwater Ordinance. 52 Wheeler Road • ( - Il_ I ) 4 • Tel: ) (-7C) ) • Fax: H .O •1( (�i • Ms. Krysti Barksdale-Noble October 19, 2023 Page 2 3. There is a floodplain on the property associated with Rob Roy Creek that was identified in the Interim Hydrologic & Hydraulic Analysis of Rob Roy Creek, 2005. The property will have to be developed in accordance with the floodplain provisions of the City's stormwater ordinance. The flood elevation is between 648 and 646. Please see the attached exhibit. 4. Any impacts to the wetlands should be designed in accordance with the United City of Yorkville's Wetland Protection Regulations. 5. A field tile survey will be required. 6. Perimeter easements will need to be provided. These easements should be a minimum of 20' along Galena Road and Rt 47. 7. The decommissioning bond or letter of credit will need to be 120% of the approved estimate. 8. The comments in the attached review letter from the City's landscaping consultant must be addressed and a revised landscaping plan submitted. 9. The following will need to be submitted with Final Engineering Plans: a. Additional information as shown in the provided checklist. b. Truck turning exhibits for delivery and emergency vehicles c. Photometric plan d. Decommissioning cost estimate If you have any questions or require additional information, please contact our office. Respectfully Submitted, ENGINEERING ENTERPRISES, INC. 7-7 Bradley P. Sanderson, P.E. Chief Operating Officer/President BPS/tnp/pgw2 pc: Mr. Bart Olson, City Administrator(via email) Ms. Erin Willrett, Assistant City Administrator(via email) Mr. Eric Dhuse, Director of Public Works (via email) Mr. Pete Ratos, Building Department(via email) Ms. Dee Weiner( Admin Assistant(via email) Ms. Joni Behland, City Clerk(via email) Mr. Matt Walsh, NexAmp (via email) TNP, PGW2, EEI (Via e-mail) \\Milkyway\EEI_Storage\Docs\Public\Yorkville\2023\YO2346-DR NexAmp Solar(Nagle}\Docs\IcoyReview01.doc Hey and Associates, Inc. Engineering,Ecology and Landscape Architecture 8755 W.HIGGINS ROAD,SUITE 853 MILWAUKEE,WISCONSIN CHICAGO,ILLINOIS 60631 Volo,ILLINOIS PHONE(773)693-9200 FAx(773)693-9200 October 13,2023 Pamela Whitfield,PE,CFM Senior Project Engineer II Engineering Enterprises, Inc. 52 Wheeler Road Sugar Grove, IL 60554 Project No.: 21-0275 Y Re: Landscape Plan Review NexAmp Solar(Nagle) Dear Pamela: We have completed our first landscape plan review of the proposed NexAmp Solar(Nagle)facility located southwest of Galena Road and State Route 47 in Yorkville. Landscape Plan—NOT RECOMMENDED FOR APPROVAL For reasons described below,this landscape plan is not recommended for approval at this time.A response letter from the petitioner which addresses all review comments should be provided with their next submittal. REVIEW COMMENTS Comments must be addressed before landscape plan approval can be recommended.If there are any changes to the proposed project,additional comments may be provided. Please note that the requirements of each section are in addition to the requirements of all other sections of the ordinance (i.e.,trees and other plant materials cannot be"double counted"to meet multiple requirements). Parkway Landscaping A minimum of one tree per 50 linear feet of frontage is required along Galena Road and Route 47. Perimeter Landscaping The proposed development does not directly abut single-family residential property,so therefore perimeter landscaping requirements do not apply. Parking Lot Landscaping The proposed development does not include parking lots;therefore, parking lot landscaping requirements do not apply. Pamela Whitfield NexAmp Solar(Nagle) October 13,2023 page 2 Lot Landscaping Lot landscaping requirements are not met. Nonresidential development requirements include 2 shade trees and 15 shrubs be provided for every 20,000 square feet of lot area.We understand trees and shrubs may not be desirable near the solar array,but the eastern half of the site appears vacant. Consider native plantings to enhance the Rob Roy Creek corridor,which would complement the proposed pollinator friendly solar array seed mix. Stormwater Storage Basin Landscaping No stormwater storage basins were found;therefore,these requirements do not apply. Tree Preservation Tree Preservation standards apply to all development parcels greater than five acres in area;therefore, these requirements apply to this site.A review of Google Earth imagery reveals trees are present on the site,but that there may not be trees present on the portion of the site proposed for development. General Standards The landscape plan indicates a"Native Pollinator Friendly Solar Array Sed Mix"will be installed but no details are provided. Plan should species(both botanic and common names)and seeding rate of mix.A maintenance plan should also be submitted describing how this landscape will be maintained to ensure that desired species become established, persist,and the area is not overtaken by weeds. The plans should indicate what is proposed on the eastern half of the site that appears vacant. The digital plan copies provided for review are low quality and pixelated. Future submittals should be higher resolution to improve legibility. SUMMARY This review was based upon the following documents,pursuant to requirements of the City's Landscape Ordinance. • Special Use Application Plans,6 sheets,prepared by Atwell,most recently dated 8/18/22 Let us know if there are any questions or comments. Sincerely, 14;0,gags7 Tim Pollowy, PIA,ASLA Senior Landscape Architect ,,CEO cool, �Z' O4, 111 March 23,2023 'E f, ;. UNITED CITY OF YORKVILLE . GENERAL CHECKLIST FOR COMMERCIAL SITE PLANS/SINGLE LOT DEVELOPMENTS e % (EXTERNAL USE ONLY) • Professional engineer signature and seal on drawings and calculations • Location map and address, J.U.L.I.E. note included on plans • Benchmarks based on NAVD 88 datum • Existing utilities and topography to be provided ✓ Existing elevations and contours shown at 1' intervals • Compliance with subdivision grading plan (if applicable) and/or provide proposed grading plan ✓ Proposed elevations and contours at 1' intervals ✓ Indicate building top of foundation (2 ft. above H.W.L.) ✓ Storm water drainage-safe outlet available and adequate conveyance provided • Flood plain or flood way requirements to be addressed, if necessary • Stormwater management ✓ Per Kendall County/Yorkville stormwater management ordinance ✓ Apply for storm water permit, if necessary • Provide stormwater pollution prevention (SWPP) plan ✓ Apply for NOI permit, if necessary ✓ Note that receipt of NPDES permit required prior to construction • Provide typical pavement sections • Pavement markings and signage • Entrance detail • Handicap ramp detail (use IDOT standard) • Show water service and include City standard details and notes • Show sanitary service with inspection manhole and include YBSD standard notes • Apply for appropriate IEPA permits—water and sanitary, if necessary • Provide easements, if necessary • Provide landscape plan • Provide photometric plan • Compliance with zoning code • Performance guarantee for public improvements • Overall cost estimate for all site improvements—for building permit fees G:\Public\Yorkville\Ordinances,Standard Notes,Forms and Checklists\Checklists\Single Lot Development Checklist-External.doc W m py j� Z K= W m n V Z V 8 pp Macs C AiN LL a a J 4 W G df L. 1 I 11§HI]' ' (D14' a1.4 '' pggg 6.01 C C C Engineering Enterprises, Inc. kor 75 ( DO July 10, 2024 Ms. Krysti Barksdale-Noble Community Development Director United City of Yorkville 651 Prairie Pointe Yorkville, IL 60560 Re: NexAmp Solar Final Engineering— 1st Submittal United City of Yorkville Dear Krysti: We have reviewed the following items for the above-referenced project: • Final Engineering Plans dated June 11, 2024, and prepared by Atwell • Stormwater Management Memo dated February 9, 2024, and prepared by Atwell • Engineer's Opinion of Probable Decommissioning Cost dated January 29, 2024, and prepared by Atwell • Variance Application • Kendall County Approval Letter • Other Supporting Documentation Our review of these plans and reports are to generally determine their compliance with local ordinances and whether the improvements will conform to existing local systems and equipment. This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations, and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in-depth quality assurance review, we cannot and do not assume responsibility for design errors or omissions in the plans. As such, we offer the following comments: General 1. The following permits may be required and should be provided to the City when obtained. The City and EEI should be copied on all correspondence with the agencies. • IEPA NPDES General Construction Permit is required. The Notice of Intent must be filed with IEPA 30 days prior to start of construction. • Stormwater permit application in accordance with the Yorkville Storm Water Management Ordinance (Kendall Countywide Ordinance) • Kendall County for access to Galena Road. • !DOT for access to Route 47. 52 Wheeler Road • IL 6G554 • Tel: G.C) ,G ;7C0 • Fax: 63C 46U G70 • . .. .. Ms. Krysti Barksdale-Noble July 10, 2024 Page 2 2. We acknowledge the receipt of the approval from Kendall County for access to Galena Rd. 3. A field tile survey will be required. 4. A plat of easement for perimeter and stormwater management easements will be required. 5. The decommissioning bond or letter of credit will need to be 120% of the approved estimate. 6. The comments in the attached review letter from the City's landscaping consultant must be addressed and a revised landscaping plan submitted. 7. Truck turning exhibits for delivery and emergency vehicles should be submitted. Stormwater Management Memo 8. A City of Yorkville Stormwater Permit Application should be submitted. 9. The report should be signed and sealed by a Professional Engineer prior to final approval. 10. After discussions with Kendall County it was determined that the following criteria should be used for design of stormwater management systems for solar farms: a. The change from agricultural to native vegetation will not be considered as being hydrologically disturbed. b. Disturbance area should only include areas to be graded or areas where surface type will be changed to impervious area. 11. In the Proposed Conditions section, the narrative says that the "project will flow both undetained and detained offsite". It should be noted that the detention is onsite. 12. The northeast basin should have 1-foot of freeboard. 13. Provide volume calculations for the compensatory storage area. 14. Provide storm sewer calculations. 15. Provide orifice and spillway calculations for the release rates. Final Engineering Plans C-000 Cover Sheet 16. The plans shall be signed and sealed by a Professional Engineer prior to final approval. 17. The street address for the City's contacts should be revised to 651 Prairie Pointe. \\Milkyway\EEI_Storage\Docs\Public\Yorkville\20231YO2346-DR NexAmp Solar(Nagle)\Docs\IcoyReview02.doc Ms. Krysti Barksdale-Noble July 10, 2024 Page 3 C-200 Soil Erosion and Sediment Control Plan 18. Silt fence is needed on the west side of the site. 19. The slopes of the detention basins should have erosion control blanket. It's unclear at this scale if it is shown or not. 20. Culvert protection should be shown for the proposed culverts. C-300 Site Layout Plan 21. Does the driveway off of Rte 47 just end at the floodplain? If traffic is intended to cross the floodplain for construction purposes, then the road should be shown extended. 22. If the Rte 47 driveway is intended to be used as shown, is it necessary to have the HMA apron for the limited traffic that would be using that driveway? C-402 Grading Plan— Basins 23. Show the proposed grading after the stockpiles are removed. 24. The volume provided for the southwest basin is shown as 103.983 cu ft, but the stormwater report shows a volume of 17,442 cu ft. Confirm the correct volume. 25. Revise the grading on the north end of the southwest basin. Water will pool at the 650 contour in the northwest corner the way it is currently shown. 26. The rim shown on the Southwest Detention Basin Restrictor Manhole detail conflicts with the callout for Restrictor MH-1. 27. The maximum allowable spacing between storm sewer manholes is 500 feet. Add additional manholes as needed. 28. Show drainage flow arrows throughout the site. 29. Show the emergency overland flow route. 30. The top of the embankment for the northeast basin should be 647.00 to provide the required 1- foot of freeboard. 31. The spillways should have a concrete curtain wall for erosion control. See the Unified Development Ordinance - 10-A-7-J.7 for additional details. 32. Detention basins will need to be in a Stormwater Management Easement. C-600 Standard Details 33. Include a typical section for the detention basins. \\Milkyway\EEI_StoragelDocs\Public\Yorkville\20231YO2346-DR NexAmp Solar(Nagle)1Docs\IcoyReview02.doc Ms. Krysti Barksdale-Noble July 10, 2024 Page 4 Engineer's Opinion of Probable Decommissioning Costs 34. The items with "TBD" quantities should be estimated with a value to get a more accurate total cost. 35. The assumptions listed specify that the estimate would be redone every 5 years. The UDO requires the estimate to be redone every 3 years. 36. An inflation rate of 3% should be included in the estimate. A note specifying the years used for the lifetime of the project should be added when calculating the inflation costs. If you have any questions or require additional information, please contact our office. Respectfully Submitted, ENGINEERING ENTERPRISES, . Bradley . Sanderson, P.E. Chief Operating Officer/President BPS/tnp/pgw2 pc: Mr. Bart Olson, City Administrator(via email) Ms. Erin Willrett, Assistant City Administrator(via email) Mr. Eric Dhuse, Director of Public Works (via email) Mr. Pete Ratos, Building Department(via email) Ms. Dee Weinert,Admin Assistant(via email) Ms. Gina Nelson, Admin Assistant(via email) Ms. Jori Behiand, City Clerk(via email) Mr. Matt Walsh, NexAmp (via email) TNP, PGW2, EEI (Via e-mail) \\Milkyway\EEI_Storage\Docs\Public\Yorkville\2023\Y02346-DR NexAmp Solar(Nagle)\Docs\lcoyReview02.doc Hey and Associates, Inc. Engineering,Ecology and Landscape Architecture 8755 W.HIGGINS ROAD,SUITE 853 CHICAGO,ILLINOIS 60631 PHONE(773)693-9200 FAx(773)693-9200 July 2,2024 Pamela Whitfield,PE,CFM Senior Project Engineer II Engineering Enterprises, Inc. 52 Wheeler Road Sugar Grove, IL 60554 Project No.: 21-0275 Y Re: Landscape Plan Review NexAmp Solar—Nagle (Yorkville Renewables) Dear Pamela: We have completed our second landscape plan review of the proposed NexAmp Solar—Nagle(Yorkville Renewables)facility located southwest of Galena Road and State Route 47 in Yorkville.As per recent correspondence from the City,this submittal is being reviewed for compliance with UDO landscape requirements. Landscape Plan—NOT RECOMMENDED FOR APPROVAL For reasons described below,this landscape plan is not recommended for approval at this time.A response letter from the petitioner which addresses all review comments should be provided with their next submittal. REVIEW COMMENTS Comments must be addressed before landscape plan approval can be recommended. If there are any changes to the proposed project, additional comments may be provided. Please note that the requirements of each section are in addition to the requirements of all other sections of the ordinance (i.e.,trees and other plant materials cannot be"double counted"to meet multiple requirements). Building Foundation Landscape Zone No buildings are proposed,so therefore building foundation landscape zone requirements do not apply. Parking Area Perimeter Landscape Zone No off-street parking areas abut a public or private right-of-way(excluding alleys),so therefore parking area perimeter landscape zone requirements do not apply. Parking Area Interior Landscape Zone No off-street parking areas consisting of 10 or more spaces are proposed,so therefore parking area interior landscape zone requirements do not apply. Pamela Whitfield NexAmp Solar—Nagle(Yorkville Renewables) July 2,2024 page 2 • Transition Zone Per information and direction provided by the City,the proposed development will be zoned A-1 Agriculture and the adjacent parcels are R-2 residential.The UDO has no specific transition zone landscape requirements for this situation. However, because the proposed development is a Special Use the City has the discretion to stipulate a higher standard.The current plan includes a mix of a few evergreen trees and mostly shrubs along the north and south borders of the area containing the solar panels.This mix of plantings does provide some screening but does not meet the requirements of any transition zone described in the UDO. The City's 2016 Comprehensive Plan (Comp Plan)was reviewed for potential guidance. In the Route 47 and Eldamain Corridor sections of the Comp Plan, reference was made to establishing a"rural character buffer"within both Corridors.Since a Type D transition zone was recently recommended along Eldamain Road for a large tech development, building upon precedent we would recommend that a Type D transition zone would be appropriate along Route 47. It is also of note that the Comp Plan identified the space between Rob Roy Creek and Route 47 at the NexAmp Nagle site as a natural area.A more natural aesthetic(e.g., restored prairie,woodland,and/or riparian corridor)would also be appropriate at this specific location. Per the UDO,a Type D transition zone includes a minimum of 5 understory trees,5 evergreen/canopy trees,and 35 shrubs/native grasses per 100 linear feet.We suggest a modified Type D transition zone consisting of 5 native shade trees and 5 native understory trees per 100 linear feet; existing native trees may be included toward this requirement if a tree survey documenting their presence and condition is submitted.We also recommend native prairie grass and wildflower seeding in lieu of the 35 shrubs/native grasses per 100 linear feet.A maintenance plan should be submitted describing how this natural landscape will be maintained to ensure that desired species become established,persist,and the area is not overtaken by weeds. Species Diversity Requirements Two vegetated stormwater management areas were identified on the plans.The hatch legend identifies these areas as"Proposed Basin Seed Mix(To Be Provided with Construction Documents)."Therefore, compliance with species diversity requirements cannot be assessed at this time due to lack of information. Tree Preservation and Removal No live tree with a 4"or greater DBH may be removed without approval.A review of Google Earth imagery reveals trees are present on the site, but that there may not be trees present on the portion of the site proposed for development.A tree survey is required;tree replacement may also be required. Street Trees Requirements appear to be met. General A seed mix has been provided for the previously noted "Native Pollinator Friendly Solar Array Sed Mix".A maintenance plan should also be submitted describing how this landscape will be maintained to ensure that desired species become established,persist,and the area is not overtaken by weeds. Pamela Whitfield NexAmp Solar—Nagle(Yorkville Renewables) July 2,2024 page 3 Tree and shrub totals shown in the"Plant Calculations"tables and"Plant Schedule" do not correspond. Petitioner should clarify and revise as necessary. Proposed plant sizes are not specified on the plans.Canopy trees must be at least 2.5"caliper,understory trees not less than 1.5"caliper or 6'tall,evergreen trees at least 6'tall,and shrubs at least 2'tall at the time of planting. Wetlands Rob Roy Creek is a Waters of the US regulated by the Army Corps of Engineers and under Yorkville's Wetland Regulations.Wetland Al is an isolated wetland and therefore not regulated by the Army Corps of Engineers but is regulated under Yorkville's Wetland Regulations.Wetland Al is shown to be completely filled but does not require mitigation because the total impact is less than 0.25 acres.A minimum 30'wetland buffer,consisting of primarily native vegetation,is required for Rob Roy Creek under Yorkville's Wetland Regulations. A Category VI Wetland Permit Application is required under Yorkville's Wetland Regulations for impacts to Wetland Al.We are not aware of such an application being submitted. SUMMARY This review was based upon the following documents,pursuant to requirements of the City's Unified Development Ordinance(UDO)and Wetland Regulations. • Plan Set, 13 sheets,prepared by Atwell,most recently dated 6/11/24 Let us know if there are any questions or comments. Sincerely, 407 Tim Pollowy,PLA,ASIA Senior Landscape Architect Engineering Enterprises, Inc. dki.er (50 August 27, 2024 Ms. Krysti Barksdale-Noble Community Development Director United City of Yorkville 651 Prairie Pointe Yorkville, IL 60560 Re: NexAmp Solar Final Engineering— 2nd Submittal United City of Yorkville Dear Krysti: We have reviewed the following items for the above-referenced project: • Final Engineering Plans (12 sheets) dated August 16, 2024, and prepared by Atwell • Stormwater Management Memo dated August 16, 2024, and prepared by Atwell • Engineer's Opinion of Probable Decommissioning Cost dated August 15, 2024, and prepared by Atwell • Other Supporting Documentation Our review of these plans and reports are to generally determine their compliance with local ordinances and whether the improvements will conform to existing local systems and equipment. This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations, and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in-depth quality assurance review, we cannot and do not assume responsibility for design errors or omissions in the plans. As such, we offer the following comments: General 1. The following permits may be required and should be provided to the City when obtained. The City and EEI should be copied on all correspondence with the agencies. • IEPA NPDES General Construction Permit is required. The Notice of Intent must be filed with IEPA 30 days prior to start of construction. • Stormwater permit application in accordance with the Yorkville Storm Water Management Ordinance (Kendall Countywide Ordinance) 52 Wheeler Road • S1 icier (,1 ewe. I G( 554 • Tel: 63C 4G6 67n ) • Fax: 6;;C 701 • 11, Ms. Krysti Barksdale-Noble August 27, 2024 Page 2 • IDOT for access to Route 47 2. We acknowledge the receipt of the approval from Kendall County for access to Galena Rd. 3. A field tile survey will be required. 4. A plat of easement for perimeter easements will be required. 5. The comments in the attached review letter from the City's landscaping consultant must be addressed and a revised landscaping plan submitted. 6. The plan fee estimate is attached. 7. Prior to the start of construction, the following items need to be addressed: • A preconstruction meeting with City staff needs to be held. • A construction guarantee equal to 120% of the decommissioning costs needs to be on file with the City. • All building permit-related fees need to be paid. Stormwater Management Memo 8. A City of Yorkville Stormwater Permit Application should be submitted. 9. The Pervious-Undisturbed area in post-development conditions (Table 3.1) should be reduced compared to the Pervious-Undisturbed area in the pre-development conditions (Table 2.1). The total drainage area should be the same for the two conditions. 10. The drainage areas callouts on the Existing Drainage Area and Proposed Drainage Maps should be revised to be the same area. 11. The proposed improvements will not require stormwater detention based on the "Detention Requirements for Solar Developments" memo dated 7/10/2024. The design post-development peak flow rate for both the 2-year and 100-year storm events is less than the allowable post-development peak flow rates. Final Engineering Plans 12. The engineering plans have been reviewed and are found to be generally acceptable. Truck Turning Exhibits 13. The WB67 runs off of the road at the T-intersection with the parking area. Revise the turning movements or consider widening the road if necessary. Ms. Krysti Barksdale-Noble August 27, 2024 Page 3 Engineer's Opinion of Probable Decommissioning Costs 14. We have reviewed the Engineer's Cost Opinion and find it to be acceptable. A performance guarantee in the amount of$1,741,254 (120% x $1,451,045) is to be on file with the City prior to the issuance of a building permit. If you have any questions or require additional information, please contact our office. Respectfully Submitted, ENGINEERING ENTERPRISES, INC. Bradley P. Sanderson, P.E. Chief Operating Officer/ President BPS/tnp/pgw2 pc: Mr. Bart Olson, City Administrator (via email) Ms. Erin Willrett, Assistant City Administrator (via email) Mr. Eric Dhuse, Director of Public Works (via email) Mr. Pete Ratos, Building Department (via email) Ms. Dee Weinert, Admin Assistant (via email) Ms. Gina Nelson, Admin Assistant (via email) Ms. Joni Behland, City Clerk (via email) Mr. Matt Walsh, NexAmp (via email) Mr. Michael Keith, Atwell (via email) TNP, PGW2, EEI (Via e-mail) 11Milkyway\EEI_Storage\DocslPublic\Yorkville\20231YO2346-DR NexAmp Solar(Nagle)1Docs1lcoyRevlew03.doc Hey and Associates, Inc. Engineering,Ecology and Landscape Architecture 8755 W HIGGINS ROAD,SUITE 853 CHICAGO,ILLINOIS 60631 PHONE(773)693-9200 FAX(773)693-9200 August 23,2024 Pamela Whitfield, PE,CFM Senior Project Engineer II Engineering Enterprises, Inc. 52 Wheeler Road Sugar Grove, IL 60554 Project No.: 21-0275 Y Re: Landscape Plan Review NexAmp Solar—Nagle (Yorkville Renewables) Dear Pamela: We have completed our third landscape plan review of the proposed NexAmp Solar—Nagle(Yorkville Renewables)facility located southwest of Galena Road and State Route 47 in Yorkville.As per previous correspondence from the City,this submittal is being reviewed for compliance with UDO landscape requirements. Landscape Plan—NOT RECOMMENDED FOR APPROVAL For reasons described below,this landscape plan is not recommended for approval at this time.A response letter from the petitioner which addresses all review comments should be provided with their next submittal. REVIEW COMMENTS Comments must be addressed before landscape plan approval can be recommended. If there are any changes to the proposed project,additional comments may be provided. Please note that the requirements of each section are in addition to the requirements of all other sections of the ordinance (i.e.,trees and other plant materials cannot be"double counted"to meet multiple requirements). Building Foundation Landscape Zone No buildings are proposed,so therefore building foundation landscape zone requirements do not apply. Parking Area Perimeter Landscape.Zone No off-street parking areas abut a public or private right-of-way(excluding alleys),so therefore parking area perimeter landscape zone requirements do not apply. Parking Area interior Landscape Zone No off-street parking areas consisting of 10 or more spaces are proposed,so therefore parking area interior landscape zone requirements do not apply. Pamela Whitfield NexAmp Solar—Nagle(Yorkville Renewables) August 23,2024 page 2 Transition Zone PREVIOUS COMMENTS NOT ADDRESSED.The requested transition zone plantings along Eldamain Road and Route 47 are not reflected on the plan. Per information and direction provided by the City,the proposed development will be zoned A-1 Agriculture and the adjacent parcels are R-2 residential.The UDO has no specific transition zone landscape requirements for this situation. However, because the proposed development is a Special Use the City has the discretion to stipulate a higher standard.The current plan includes a mix of a few evergreen trees and mostly shrubs along the north and south borders of the area containing the solar panels.This mix of plantings does provide some screening but does not meet the requirements of any transition zone described in the UDO. The City's 2016 Comprehensive Plan (Comp Plan)was reviewed for potential guidance. In the Route 47 and Eldamain Corridor sections of the Comp Plan, reference was made to establishing a "rural character buffer"within both Corridors.Since a Type D transition zone was recently recommended along Eldamain Road for a large tech development, building upon precedent we would recommend that a Type D transition zone would be appropriate along Route 47. It is also of note that the Comp Plan identified the space between Rob Roy Creek and Route 47 at the NexAmp Nagle site as a natural area.A more natural aesthetic(e.g., restored prairie,woodland,and/or riparian corridor)would also be appropriate at this specific location. Per the UDO,a Type D transition zone includes a minimum of 5 understory trees,5 evergreen/canopy trees,and 35 shrubs/native grasses per 100 linear feet.We suggest a modified Type D transition zone consisting of 5 native shade trees and 5 native understory trees per 100 linear feet; existing native trees may be included toward this requirement if a tree survey documenting their presence and condition is submitted.We also recommend native prairie grass and wildflower seeding in lieu of the 35 shrubs/native grasses per 100 linear feet.A maintenance plan should be submitted describing how this natural landscape will be maintained to ensure that desired species become established, persist,and the area is not overtaken by weeds. Species Diversity Requirements The stormwater management areas have been removed from the plans,so therefore species diversity requirements do not apply Tree Preservation and Removal PREVIOUS COMMENTS NOT ADDRESSED. No live tree with a 4"or greater DBH may be removed without approval.A review of Google Earth imagery reveals trees are present on the site,but that there may not be trees present on the portion of the site proposed for development.A tree survey is required;tree replacement may also be required. Street Trees Requirements appear to be met. Pamela Whitfield NexAmp Solar—Nagle(Yorkville Renewables) August 23,2024 page 3 General PREVIOUS COMMENTS PARTIALLY ADDRESSED.A seed mix has been provided for the previously noted "Native Pollinator Friendly Solar Array Sed Mix".A maintenance plan should also be submitted describing how this landscape will be maintained to ensure that desired species become established, persist,and the area is not overtaken by weeds. Wetlands PREVIOUS COMMENTS NOT ADDRESSED. Rob Roy Creek is a Waters of the US regulated by the Army Corps of Engineers and under Yorkville's Wetland Regulations.Wetland Al is an isolated wetland and therefore not regulated by the Army Corps of Engineers but is regulated under Yorkville's Wetland Regulations.Wetland Al is shown to be completely filled but does not require mitigation because the total impact is less than 0.25 acres.A minimum 30'wetland buffer,consisting of primarily native vegetation,is required for Rob Roy Creek under Yorkville's Wetland Regulations. A Category VI Wetland Permit Application is required under Yorkville's Wetland Regulations for impacts to Wetland Al.We are not aware of such an application being submitted. SUMMARY This review was based upon the following documents, pursuant to requirements of the City's Unified Development Ordinance(UDO)and Wetland Regulations. • Plan Set,12 sheets,prepared by Atwell, most recently dated 8/15/24 Let us know if there are any questions or comments. Sincerely, Ratis7 Tim Pollowy,PLA,ASIA Senior Landscape Architect Plan Fee.Deposit.&Construction Guarantee Calculator Development Yorkville Solar(NexAmp) Date: 8/26/24 Total acreage: 28.2000 acres Review fee(1) $0.00 $0.90 $0.00 $0.00 $0.0O Coordination fee(2) $0-00 $0.00 $0.00 Administration fee(3) $0.00 $0.00 $0.00 $0.00 $O.00 Water fee(4) $0.00 $0.00 Public Streetlight Maintenance Deposit(5) $0.00 Street Cleaning Deposit(6) $5,000.00 Weather Warning Siren Fee(7) $2,115.00 Stormwater Permit Fee(8) $100.00 Fee/Deposit total: $7,215.00 Required Bond/LOC Amounts $0.00 For site development permit $0.00 For remaining sitework Notes:1)Review fee is 1.25%of approved cost estimate. Does not apply if review is performed by consultant. 2)Coordination fee is 0.35%of approved cost estimate if a final plat is required. 3)Administration fee is 1.75(Yo of approved cost estimate. Does not apply if review is performed by consultant 4)Water fee is based on$0.01 per gallon and assumes that the system will be flushed 2.5 times. 5)Streetlight Normal Maintenance deposit is calculated at$300 per pole. 6)The developer shall establish a Street Cleaning deposit with the City in the amount of$5,000. The City shall return any unused portion of the deposit to the developer upon acceptance of the streets.(Standard Specifications page S-11). 7)Weather Warning Siren Fee is$75.00 per gross acre of the development. 8)Permit fee is$100 per application per ordinance 8-7-1. Work Category Summary Water fee calculation Grading and Erosion Control $0.00 Length(feet? pia(Inches? Volume Wall Fee Parking Lot Construction $0.00 0 6 0 $0.00 Storm $0.00 0 8 0 $0.00 Sanitary $0.00 0 10 0 $0.00 Water $0.00 0 12 0 $0.00 Misc. $0.00 0 16 0 $0.00 1ndscaoing $0.00 Total $0.00 Total: $0.00 Refundable Deposit Calculations: Streetlight Normal Maintenance Number of Poles: 0 Street Cleaning Deposit Amount: $0.00 Lump Sum deposit of $5,000.00 000 CAD ME.020017731C-D<aa.a CO 0 O I Fri P1 0 _ g @1 CO n,yo�pypp myo!ppm my6261r 1, 0 8;;E a g moiozn D C D Ii logiF jiammz mglV!NZ c.m y i<.0nr >g>ogZ cp -' = z D4„. D �--sV)2 4--Epic oiF O a' 4r m Z Ar- ro>fll - romnZ9mF�1Z �yFa�r ;EF9D Z rZo gg ,�e ! '9 ° ), 1siro�G) z01@1' Apo- p Ai�mr. z ps o —iim .pwm z Gwoi 0 Z K a oiwoo, :z 1^', 0 71 X 0 ¢ 4,i1,1: g zZmm8 o 0 0 '"--- < D 'hi Ihi4Pi D p� O O n C v N Z 3 J < 0 m Z m 0 (I)Illig i16.1i m O x p c 0 z140111111W. alliila w Z y ,i��_��r�`�I0. — n › * o Do 1,141.11.11111.1F--wiNAL Ala pi c 00 CJJ DJ ° r n + miiipiciii&iiiT m I0 —I Z::>sANa��mgv m Cl)aa . 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SEDIMENATION CONTROL YORKVILLE RENEWABLES la i` i! .d 0 I' NOTES AND DETAILS IA pa Fs i•-• , -,4 - ATWELL , a MI Siemer Street.1 Flr,Bosto,MA 02110 NOT FOR CONSTRUCTION GALENA ROAD E' 2 < i i ' r4AnnYLI.L 4563 .:(On/31-.10 F o rc W8).164525 Web.flexor,COM YORKVILLE,ILLINOIS 60512 Cram by L. Scala As 1,...1 Approved by MU > I CO rn -9 C) 7: Caleptey ttaf WWI.-This dravOing..Pr.,,.,',.V.V.'',......022 I CD 0 9.N.'"'"'"'"Wg'."'•'gg'gn'nggg'g" II his reserved unless they are expray..5.d.,,,N bY.d*.....'Pr.....'N..'''"' a" pa. -Dp. OD n I o m I m I o I I i 3 t ----__ il # // ' - "§1 co co €1.1Rs g'� ' x41 4 / _ i M 0 14111L1 . If ,=._____--q , , ---/\ P< A] =, ,e 4' Y c / 12 FR i I/ yF I n$k I' d� a e €d€qI // / A c n 3 -J Rg . 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PLAN YORKVILLE RENEW AFILES ;3F 1 i 11 o ` E.: w >n -` ATWELL gg 4 0 4 NOT FOR CONSTRUCTION GALENA ROAD --"-- 1a Sumner scree.,zro Fir,Boston,MA ozuo Ixe.n 6/IFH x le..e NotedApproved bY.NM YORKVILLE,ILLINOIS 60512 ? ? ,$ msw"BB p Ba-m«T.m Tel:(617)R31-1u0 Fw:(970)416-zszs Wrb.r.xamp.corn iiP 0 1 6mpeBY CmpiMMial-This dmsirg r yint is the roperry of Nuamp,Inc subjw fo rtNm m repuw.The assign wricepts aM mfortmtion cadoiimc hertin are prtRietary fo NnxemI Inc aIW ifs wbsidarirs and are submiffetl in wrtidense.They ore mt transferable oro mast be wed o*y for Me propose for mhiehMedvwrn419nnfise=Prtniylamed.Theyaum1rotbedisclosed,rtpwdaceddeMimemaltotheinterest of Nrxanp,I,„All patent rights are reserved unless they are auigrcdinwiIi bya duly mMorized repreuniotir of Nrxmnp,ir. ow .teaae,<-.D eti co n 0 m -n I C) I I ,., L i ,CO i E�`11 F �11 1 Vi_ �\ 1\ L PIO 01441 mr - �� 1 _ 2 _ ��-__________, / E E 8 £ E E E ,/i/ / f m23f \ lii / ��sE? / _ // ,ae 3 a ¢ / ?;',. ..t.. 17;.: in, _.: .. ,, , ./ ...,,,,,, / , cy ,..: ,,,,,,, -t. , .. e.,, —0„-..• V / / . — — :-Th71::•9) i 1///- - — °Ji " N u E E f E u E E 9 „,i ,., t& vA m R ti L 87.7.... g.. 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