Ordinance 2025-44202500006057
DEBBIE GILLETTE
RECORDER - KENDALL COUNTY, IL
RECORDED: 05/19/2025 11:16 AM
RECORDING FEE 57.00
PAGES: 29
UNITED CITY OF YORKVILLE
KENDALL COUNTY, ILLINOIS
ORDINANCE NO.2025-44
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 NORTH OF CORNEILS
ROAD, EAST OF BEECHER ROAD, AND WEST OF IL ROUTE 47
(BEECHER ROAD SOLAR EXPANSION)
Passed by the City Council of the
United City of Yorkville, Kendall County, Illinois
This 13t" day of May, 2025
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 May 15, 2025.
11
Ordinance No. 2025-44
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 NORTH OF CORNEILS
ROAD, EAST OF BEECHER ROAD, AND WEST OF IL ROUTE 47
(BEECHER ROAD SOLAR EXPANSION)
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 511-1-1 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 dlb/a Beecher Road Solar, LLC, an Illinois limited liability company
("the Lessee"), is leasing approximately 30 acres with the intent to install approximately 11,201
freestanding solar energy systems within 20.3 acres (approximately 29% of the total Subject
Property) on the property owned by Gary L. Bennett and Betty S. Bennett, located generally north
of Corneils Road, approximately 1,500 feet east of Beecher Road, and approximately 2,600 feet
west of Illinois Route 47 (N. Bridge Street) ("Subject Property") legally described in Section 2 of
this Ordinance; and
Ordinance No. 2025-44
Page 2
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
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 March 12, 2025, for the consideration of the special use application; and
WHEREAS, the Planning and Zoning Commission reviewed the standards set forth in
Section 10-8-51) 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
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the United
City of Yorkville, Kendall County, Illinois, as follows:
Section 1. The above recitals are incorporated herein and made a part of this Ordinance.
Ordinance No. 2025-44
Page 3
Section 2. That the Planning and Zoning Commission made the following findings of fact:
i. That the proposed use will not be unreasonably detrimental, or injurious, to the
public health, safety, morals, comfort or general welfare and will be an
enhancement to the City as it will provide a source of solar collection through the
solar array that will hook directly into the Commonwealth Edison grid, and is
environmentally friendly.
ii. That the proposed solar array will be constructed in a manner that will not cause
damage to the surrounding property owners.
iii. The proposed solar array will not detrimentally affect the operation and
development of surrounding property, and will not impede existing uses on
surrounding properties.
iv. Adequate utilities are being provided, as the property is in a location that provides
ready access to the Commonwealth Edison grid, along with easy access to Illinois
Route 47.
V. Once the solar array is installed and functional, there will be virtually no traffic to
the site, due to the nature of the use; and a minimal amount of traffic will occur
during the construction phase.
vi. The proposed use is not contrary to the objectives of the City's comprehensive plan,
as it complies with all the City's requirements for solar arrays, as well as State
requirements for such facilities.
and therefore recommend the City Council approve the requested special use.
Section 3. That the Corporate Authorities hereby approve the special use for the Subject
Property, legally described as:
Ordinance No. 2025-44
Page 4
PARCFT 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 BECE%NING; 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 114, 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
Ordinance No. 2025-44
Page 5
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 BEGINNINC; EXCEPT THAT PART THEREOF
LYING EASTERLY OF THE FOLLOMNC 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"38'2S" 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 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 SOUTH WEST
CORNER OF SAID SOUTHWEST 1/4; THENCE NORTH 00°09'48" EAST ALONG THE
WEST LINE OF SAID SOUTHWEST 114, 37.42 FEET; THENCE NORTH 88"26'22" EAST
PARALLEL WITH THE SOUTH LINE OF SAID SOUTH WEST 1/4, 272.66 FEET -THENCE
NORTH 00046'58" WEST, 200.71 FEET FOR A POINT OF BEGINNING; THENCE NORTH
Ordinance No. 2025-44
Page 6
00"52'50" WEST 1,057.46 FEET; THENCE NORTH 88"42'24" EAST, 857.86 FEET; THENCE
NORTH 00"00'30" WEST, 575.0 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 114, 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 59025'57" 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 114, FROM A POINT ON THE SOUTH LINE OF SAID
SOUTHWEST 114 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,
Ordinance No. 2025-44
Page 7
67.47 FEET FOR A POINT OF BEGINNING; THENCE NORTH 16"38`23" EAST, 402.58
FEET; THENCE NORTH 33"0912" EAST, 449.42 FEET; THENCE NORTH 52"00'00" EAST,
398.62 FEET; THENCE NORTH 11'27'20" EAST, 559.64 FEET; THENCE NORTH 001102'07"
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 LYINC NORTHERLY OF THE SOUTHERLY LINE OF THE NORTHERLY 812.20
FEET, MEASURED ALONG THE EASTERLY LINE, IN BRISTOL TOWNSHIP, KENDALL
COUNTY, ILLINOIS.
with Property Index Numbers 02-08-300-008 and 02-08-300-012 for use as a solar farm with
freestanding solar energy systems.
Section 4. That the special use granted herein shall be constructed, operated, and
maintained in accordance with the following plans, diagrams and conditions:
A. A security guarantee in this amount of 120% of the approved removal cost value as
presented in a Decommissioning Plan prepared by Atwell, LLC dated 10/31/2024
attached hereto and made a part of Exhibit A. Said estimate will need to be revised
every three (3) years. The guarantee must also be in a form acceptable to the City
Engineer as a condition of the Special Use approval.
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. Subject to the City Engineer's review, the chain -link fence slats shall only be used on
the portion of the fence above the base flood elevation.
D. Compliance with work items listed in the review letters prepared by Engineering
Enterprises, Inc. (EEI) dated October 15, 2024 and February 27, 2025 , attached hereto
and made a part hereof as Exhibit B.
E. Substantial conformance with Special Use Application Plans prepared by Atwell, LLC
and submitted by Nexamp, last revised and dated April 25, 2025, attached hereto and
made a part hereof as Exhibit C.
Ordinance No. 2025-44
Page 8
Section 5. 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 I P day of May, A.D. 2025.
lA �!
Y CLERK
KEN KOCH
AYE
DAN TRANSIER
AYE
ARDEN JOE PLOCHER
AYE
CRAIG SOLING
AYE
CHRIS FUNKHOUSER
NAY
MATT MAREK
AYE
RUSTY CORNEILS
AYE
RUSTY HYETT
AYE
this
APPROVED by me, as Mayor of the United City of Yorkville, Kendall County, Illinois
1-6
day of Q , A.D. 2025.
Attest:
l
Y CLERK
Ordinance No. 2025-44
Page 9
Exhibit A
ATWELL
Atwell, L.L.C. Project Beecher Solar
1250 East Diehl Road, Suite 300 Location United City of Yorkville
(630) 577-0800 Site: 4.99 MWAC
Parcel ID: 02-08-300-008
Date 1013112D24
Engineer's Opinion of Probable Decommissioning Cost for Beecher Solar During First 5 Years of
Operation
Estimated
Quantity Unit Unit Cost Removal Cost
Erosion Control/Contractor Fees
Mobilization 1 LUMP SUM $7,500.00
$7,500.00
Electrical Disconnect 1 EACH $750.00
$750A0
Permitting (NPDES) 1 LUMP SUM $750.00
$750,00
Silt Fence 1,607 LF $3.00
$4,821.00
Seeding 32 ACRES $1,000.00
$31,800.00
Sub -Total
$45,621.00
Site Demolition
Remove Existing Fence (8' Chainlink Fence) 4,157 LF $3.85
$16,004.45
Remove Existing Asphalt Parking Pad 474 SY $5.00
$2,370.00
Haul off for Existing Asphalt Parking Pad 474 SY $10.00
. _
-. $4,740.00
Remove Existing Gravel Entrance (12" depth) 1,709 CY $_4.00
$6,836.00
Haul off for Existing Gravel Entrance 12" depth) 1,709 CY $10.00
$17,090.00
Sub -Total
$47,040.45
Racking and Module Removal
Pile Removal 862 EACH $8.00
$6,896.00
Assembly Removal 121 EACH $60.00
$7,260.00
PV Module Removal 11,616 EACH $1.25
$14,520,00
PV Module Haul Off 372 TON $45,00
$16,727.04
Sub -Total
$45,403.04
Wiring Removal
Underground MV Wire 1.873 LF _$2.0d
$3,746.00
Utility Pole Removal 7 EACH $750.00
$5,250.00
Above Ground MV Wire 365 LF $0.1D
$36.50
Combiner Box Removal 28 EACH $80.00
$2,240.00
Sub -Total
$11,272.50
Power Conditioning Equipment Removal
PCU Station (inverters, etc.) 1 EACH $400.00
$400.00
Scada Equipment _ 1 EACH $500.00 _
$500.00
Transformer 1 EACH $1,800.60
$1,800.00
Sub -Total
$2,700.00
Equipment Pad Removal
_
Remove Pad 1 EACH $750.00
$750.00
Sub -Total
$750.00
Decommisioning Total (Present Value)
$152,786.99
Decommisioning Total (3% Inflation over 25 Years)
$319,902.03
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 10130/2024.
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.
�UnniiurhLyr UVVIVNrricru�11V%wr
United City of Yorkville
651 Prairie Pointe
YorkvHe, IL 60560
Re: Beecher Road Solar
Special Use & Rezoning Request— ?sr Submittal, Landscape Only
United City of Yorkville
Dear Krysti:
We have reviewed the following items for the above -referenced project:
• Special Use & Variance 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:
The comments in the attached review letter from the City`s landscaping consultant should be addressed and a revised
landscaping plan submitted.
If you have any questions or require additional information, please contact our office.
Respectfully Submitted,
ENGINEERING ENTERPRISES, I
Bradley . Sanderson, P.E.
Chief Operating Officer/ President
BPSltnplpgw2
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. Gina Nelson, Admin Assistant (via email)
Ms. Jori Behland, City Clerk (via email)
Building Department (via email) Bzpermits(c yorkville.ii.us
Mr. Matt Kwiatkowski, NexAmp (via email)
Mr. Dan Kramer, Attorney (via email)
TNP, PGW2, EEI (via e-mail)
klMilkywaylEEt_StoragelDocslPubliclYorkvilfe12C241Y02402-DR Corneils Road Solar, LLC Nexamp Solar- Bennettk[]ocsllcoyReviewO1
Beecher Rd Solar - Landscape.doc
Hey and Associates, Inc.
Engineering, Ecology and Landscape Architecture
8799 W HIGGINS ROAD, SUITE 839
CHICAGO, ILLINOIS 60631
PHoN-- (773) 693-9200
FAX (773) 693-9200
October 11, 2024
Pamela Whitfield, PE, CFM
Senior Project Engineer It
Engineering Enterprises, Inc.
52 Wheeler Road
Sugar Grove, IL 60554
Project No.: 21-0275 AF
Re. Landscape Plan and Wetland Review
Y02402-DR Corneils Road Solar, LLC
Dear Pamela:
We have completed our second landscape plan review of the proposed Corneils Road Solar facility located at 10791
Corneils Road in Yorkville.
Landscape Plan —NOT RECOMMENDED FOR APPROVAL
For reasons described below, this landscape plan is not recommended for approval at this time. Wetland comments
are also included_ A response letter from the petitioner which addresses all review comments should be provided
With their next submittal.
REVIEW COMMENTS
The reviewed plans were largely illegible due to small size and low resolution. 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 Landsca a Zone
No off-street parking areas abut 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 1D or more spaces are proposed, so therefore parking area interior
landscape zone requirements do not apply.
Transition Zone
Because adjacent land use is agricultural, transition zone requirements do not apply.
Pamela Whitfield
Y02402-DR ComeiIs Road Solar, LLC
October 11, 2024
page 2
Species Diversity Requirements
The landscape plan indicates a "Pollinator Friendly Seed Mix" will be installed but is illegible.
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 throughout the creek corridor. It is not clear from the plans whether any trees are to
be removed. A tree survey is required; tree replacement may also be required.
Street Trees
Previous submittals included street tree plantings, but none are shown on the current plans.
General
The landscape plan indicates a "Pollinator Friendly Seed Mix" will be installed. 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.
A Plant Schedule included on the Landscape Plan sheet C-400 indicates 39 evergreen trees and 195 shrubs are
proposed, but these plantings were not found on the plan.
Wetlands
A valid wetland delineation and jurisdictional determination of the proposed project area are required.
A linear buffer along all watercourses is required. Buffer width shall be calculated per City or USACE requirements,
whichever is more stringent.
Any impacts to wetlands or waters must be clearly identified on the plans.
Additional comments may be provided after complete information is submitted.
SUMMARY
This review was based upon the following documents, pursuant to requirements of the City's Unified Development
Ordinance and Wetland Ordinance.
• Application Narrative/Cover Letter, 4 pages, prepared by Nexamp, dated August 16, 2024
• Location Map, 1 page, no author, no date
• Special Use Application Plans, 6 sheets, prepared by Atwell, most recently dated 8/12/24
Let us know if there are any questions or comments.
Sincerely,
14;w AZO7
Tim Pollowy, RLA
Senior Landscape Architect
ENGINEERING ENTERPRISES, INC.
52 Wheeler Road, Sugar Grove, IL 60554
Ph: 630.466.6700 • Fx: 630.466.6701
www.eeiweb.com
February 27, 2025
Ms. Krysti Barksdale -Noble
Community Development Director
United City of Yorkville
651 Prairie Pointe
Yorkville, IL 60560
Re: Corneils Road Solar
Final Engineering Review- 15i Submittal
United City of Yorkville
Dear Krysti:
We have reviewed the following items for the above -referenced project:
• Final Engineering Plans (12 sheets) dated January 29, 2025, prepared by Atwell
• Engineer's Opinion of Probable Decommissioning Costs dated January 29, 2025, prepared by Atwell
• Stormwater Management Report dated September 20, 2024, prepared by Atwell
• City of Yorkville Stormwater Permit Application
• Truck Turning Exhibit
• Nationwide Permit. Compliance Report
Drain Tile Survey
• IDNR Permit Approval
Our review of these plans and reports is 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 (Revised items noted in bold):
General
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 Stormwater Management
Ordinance (Kendall Countywide Ordinance) —submitted for review
• IDNR Floodway Permit will be required if floodways are impacted -- approval submitted
OUTSTANDING SERVICE • EVERY CLIENT • EVERY DAY
Ms. Krysti Barksdale -Noble
February 27, 2025
Page 2
2. A 40' right-of-way dedication is required per the special use agreement. In addition, $241,105 is due
for the reconstruction of Corneils Road as agreed to.
3. No solar equipment will be allowed within existing sanitary sewer easements. It is our understanding
that there are not any units proposed within the easements.
4. The City will need a 70' temporary construction easement to build the proposed sanitary sewer in the
existing easement. The area will be needed for equipment and materials during construction.
5. An engineer's estimate needs to be provided and must include all public improvements within the
ROW, all public utilities, all permitted stormwater items, and all soil erosion and sediment control
items. This cost estimate will be used to determine the construction guarantee amount. In addition, a
cost estimate needs to be provided for all site improvements which will be used to calculate the
building permit fees.
6. The comments in the attached review letter from the City's landscaping and wetland consultant should
be addressed and a revised landscaping plan and wetland report submitted.
Truck Turnin Exhibit
7. The semi -trailer (red line) is running off of the access road in multiple locations. Adjust the driving path
or widen the access drive as needed.
8. A separate truck turning exhibit for an emergency vehicle should be submitted.
Final Engineering Plans
Sheet C-200: SESC Flan
9. Show a double row of silt fence around the topsoil stockpiles due to the proximity of the floodplain.
Sheet C-301: Detailed Site Layout
10. The access drive portion that is in the ROW should be paved in accordance with the City's UDO.
Storrnwater_Report
11. The stormwater report shall be signed and sealed by a Professional Engineer prior to final
approval.
12. The Project Narrative section of the report indicates that there is 1.3 acres of new impervious
area, but sheet C-400 of the plan set show 1.1 acres, Confirm the correct amount.
13, The report narrative indicates that the average hydrologic soil group is B, but sheet C-400 of the
plan set indicates that the soil group is C. Confirm the correct group.
14. The report should include a floodplain section and information for the compensatory storage.
15. The version of the floodplain modeling that was done to show that the fence slats do not
negatively impact the floodplain should be included with the report to show compliance with the
IDNR rules regarding fences.
Ms. Krysti Barksdale -Noble
February 27, 2025
Page 3
16. The report should include a maintenance section.
17. Include the limits of the floodplain on the Proposed Drainage Area Plan.
18. Include flow arrows on the drainage exhibits.
19. The stormwater permit application is acceptable and recommended for signature upon approval of
the stormwater report.
Decommissioning Estimate
20. The decommissioning estimate of probable costs has been reviewed and is found to be
acceptable. A decommissioning bond in the amount of $1,021.165.15 (120% x $850,970.96) is to
be on file with the City prior to the issuance of a building permit. Please note that the estimate
shall be revised every three (3) years_
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
BPSltnplpgw2
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. Gina Nelson, Admin Assistant (via email)
Ms. Sara Mendez, City Planner (via email)
Mr. David Hansen, Senior Planner (via email)
Building Department (via email) Bzpermits@vorkville.1l.us
Ms. Jori Behland, City Clerk (via email)
Mr. Matt Kwiatkowski, NexAmp (via email)
Mr. Dan Kramer, Attorney (via email)
Mr. Michael Keith, Atwell (via email)
TNP, PGW2, EEI (via a -mail)
%\Mi1kyway%EE1_StoragelDocslPubliclYorkville120241YO2402-DR Corneils Roar! Solar, LLC Nexamp Solar-Bennett\DocsllcoyReview06
Corneils FiralEng.doc
Hey and Associates, Inc.
Engineering, Ecology and Landscape Architecture
8759 W. HIGGIVS ROAD, SUITE 839
CHIc4Go, ILLINois60631
PHONE (773) 693-9200
FAX (773) 593-9200
February 27, 2025
Pamela Whitfield, PE, CFM
Senior Project Engineer II
Engineering Enterprises, Inc.
52 Wheeler Road
Sugar Grove, IL 50554
Project No.: 21-0275 AF
Re: Landscape Plan and Wetland Review
Y02402-DR Corneils Road Solar, LLC
Dear Pamela:
We have completed our third landscape plan review of the proposed Corneils Road Solar facility located at 10791
Corneils Road in Yorkville.
Landscape Plan — NOT RECOMMENDED FOR APPROVAL
For reasons described below, this landscape plan is not recommended for approval at this time. Wetland comments
are also included. 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 Zane
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 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.
Transition Zone
Because adjacent land use is agricultural, transition zone requirements do not apply.
Pamela Whitfield
Y02402-DR Cornei[s Road Solar, LLC
February 27, 2025
page 2
5 ecles Diversity,Requirements
Previous comments addressed.
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 throughout the creek corridor. It is not clear from the plans whether any trees are to
be removed. A tree survey is required; tree replacement may also be required.
Street Trees
Previous comments addressed.
General
The Plant Schedule included on the plans provides a mature height for all proposed plant materials but does not
specify plant size at installation. Per the UDO, minimum plant sizes at installation are as follows: Shade trees must
be at least 2.5" caliper, Evergreen trees must be at least 6' tall, and Shrubs must be at least 2' tali.
Wetlands
The wetland delineation included in the submittal package does not appear to contain a farmed wetland
determination following federal NRCS guidelines. A farmed wetland determination is required to ensure that no
isolated wetlands under the jurisdiction of the City occur on the property.
Perthe City's Wetland Ordinance, a buffer not less than 30' in width as measured from the ordinary high-water
mark (OHWM) along both sides of all channels is required. Suffer areas shall consist of deep-rooted native
vegetation. OHWM and required buffers must be shown on the plans.
Any impacts to wetlands or waters must be clearly identified on the plans.
Additional comments may be provided after complete information is submitted.
SUMMARY
This review was based upon the following documents, pursuant to requirements of the City's Unified Development
Ordinance and Wetland Ordinance.
• Plans, 12 sheets, prepared by Atwell, most recently dated 1/29/25
• Wetland Determination/Delineation Package, 76 pages, prepared by Atwell, dated September 1, 2023
Let us know if there are any questions or comments.
Sincerely,
44�' pz`7
Tim Pollowy, RLA
Senior Landscape Architect
ENGINEERING ENTERPRISES, INC.
52 Wheeler Road, Sugar Grove, II_ 60554
Ph: 630.466.6700 • Fx: 630.466.6701
www.eeiweb.com
March 13, 2025
Ms. Krysti Barksdale -Noble
Community Development Director
United City of Yorkville
651 Prairie Pointe
Yorkville, IL 60560
Re: Beecher Road Solar
Special Use & Rezoning Request — 2" Submittal
United City of Yorkville
Dear Krysti:
We have reviewed the following items for the above -referenced project:
Special Use Application Plans (7 sheets) dated February 14, 2025 and prepared by Atwell
• Beecher Occupancy Exhibit
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
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
IDNR for work in the floodway
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. In addition, solar farms can
follow the guidance of the "Detention Requirements for Solar Developments" memo dated
7/10/2024. A stormwater management report should be submitted.
3. Any impacts to wetlands should be designed in accordance with the United City of Yorkville's
Wetland Protection Regulations.
4. A field tile survey will be required.
OUTSTANDING SERVICE • EVERY CLIENT • EVERY DAY
Ms. Krysti Barksdale -Noble
March 13, 2025
Page 2
5. A portion of the site is in the floodplain of Rob Roy Creek. The property will have to be developed
in accordance with the floodplain provisions of the City's stormwater ordinance.
6. A portion of the site is in the floodway of Rob Roy Creek. Any work in the floodway will require a
permit from IDNR. Since solar fields do not fit the conditions of a statewide permit, an individual
permit would likely be needed.
7. No solar equipment will be allowed within existing sanitary sewer easements.
8. A 40' right-of-way dedication is required per the special use agreement. In addition, $241,105 is due
for the reconstruction of Corneils Road as agreed to.
9. The City will need a 70' temporary construction easement to build the proposed sanitary sewer in the
existing easement, located just north of the solar field area. The easement will be needed for
equipment and materials during construction.
10. The decommissioning bond or letter of credit will need to be 120% of the approved estimate.
11. An engineers estimate needs to be provided and must include all public improvements within the
ROW, all public utilities, all permitted stormwater items, and all soil erosion and sediment control
items. This cost estimate will be used to determine the construction guarantee amount. In addition, a
cost estimate needs to be provided for all site improvements which will be used to calculate the
building permit fees.
12. The following will need to be submitted with Final Engineering Plans:
a. Truck turning exhibits for delivery and emergency vehicles
b. Photometric plan
c. Decommissioning cost estimate
d. Engineer's estimate of probable costs
e. Stormwater management submittal
Special Use Application Plans
We have completed a cursory review of the preliminary engineering plans. A detailed review will be
completed with the submittal of final engineering plans.
13. Final engineering plans shall be signed and sealed by a Professional Engineer prior to final
approval.
14. Erosion control plans and details shall be included with final engineering.
15. Any required grading should be included with final engineering.
16. The comments in the attached review letter from the City's landscaping and wetland consultant should
be addressed and a revised landscaping plan and wetland report submitted.
Ms. Krysti Barksdale -Noble
March 13, 2025
Page 3
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
BPSltnplpgw2
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. Gina Nelson, Admin Assistant (via email)
Ms. Sara Mendez, City Planner (via email)
Mr. David Hansen, Senior Planner (via email)
Building Department (via email) Bz ermits orkville.il.us
Ms. Jori Behland, City Clerk (via email)
Mr. Matt Kwiatkowski, NexAmp (via email)
Mr. Dan Kramer, Attorney (via email)
Mr. Michael Keith, Atwell (via email)
TNP, PGW2, EEI (via e-mail)
kWilkywaylEEl_StoragelDocslPublic\Yorkville120241YO2402-DR Gorneils Road Solar, LLG Nexamp Solar-BennettlDocsllcoyReview02
Beecher Rd solsr.doc
Hey and Associates, Inc.
Engineering, Ecology and Landscape Architecture
8755 W. HIGGINS ROAD, SUITE 835
CHICAGo, ILLINOIS60631
PHONE (773) 693-9200
FAX (773) 693-9200
March 4, 2025
Pamela Whitfield, PE, CFM
Senior Project Engineer II
Engineering Enterprises, Inc.
52 Wheeler Road
Sugar Grove, IL 60554
Project No.: 21-0275 AF
Re: Landscape Plan and Wetland Review
Y02402-DR Beecher Road Solar, LLC
Dear Pamela:
We have completed our landscape plan review of the proposed Beecher Road Solar facility located at 10791
Corneils road in Yorkville.
Landscape Plan — NOT RECOMMENDED FOR APPROVAL
For reasons described below, this landscape plan is not recommended for approval at this time. Wetland comments
are also included. 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 Zane
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 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.
Transition Zone
Because adjacent land use is agricultural, transition zone requirements do not apply.
Pamela Whitfield
YO2402-DR Beecher Road Solar, LLC
March 4, 2025
page 2
Species Diversity Requirements
Diversity requirements are met.
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 throughout the creek corridor. It is not clear from the plans whether any trees are to
be removed. A tree survey is required; tree replacement may also be required_
Street Trees
Because the development area does not abut public right-of-way, street tree requirements do not apply.
General
The Landscape Plan sheet includes the statement "A site specific pollinator friendly seed mix to be provided with
final engineering plans" but the Detailed Landscape Plan sheet includes a "Nexamp Representative Pollinator
Friendly Seed Mix." Please clarify.
Wetlands
The wetland delineation provided with the Cornelis Road Solar submittal package, which includes the Beecher Road
Solar project area, does not appear to contain a farmed wetland determination following federal NRCS guidelines. A
farmed wetland determination is required to ensure that no isolated wetlands under the jurisdiction of the City
occur on the property.
Per the City's Wetland Ordinance, a buffer not less than 30' in width as measured from the ordinary high-water
mark (OHWM) along both sides of all channels is required. Buffer areas shall consist of deep-rooted native
vegetation. OHWM and required buffers must be shown on the plans.
Any impacts to wetlands or waters must be clearly identified on the plans.
Additional comments may be provided after complete information is submitted.
SUMMARY
This review was based upon the following documents, pursuant to requirements of the City's Unified Development
Ordinance and Wetland Ordinance.
• Plans, 7 sheets, prepared by Atwell, most recently dated 2/14/25
• Wetland Determination/Delineation Package, 76 pages, prepared by Atwell, dated September 1, 2023
Let us know if there are any questions or comments.
Sincerely,
/40�. poe47
Tim Pollowy, RLA
Senior Landscape Architect
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