McLean County Zoning Board of Appeals met Oct. 4.
Here are the minutes provided by the board:
1. CALL TO ORDER: Chair, James Finnigan called the meeting to order at 7:00 PM.
2. ROLL CALL: Secretary Philip Dick called the roll and noted the presence of a quorum as follows: James Finnigan, Ruth Novosad, Brian Bangert, Michael Kuritz, Rick Dean, Julia Turner and Drake Zimmerman. Also present were Darrell Mitchell, Zoning Enforcement Officer, and Taylor Williams, Assistant State’s Attorney.
3. APPROVAL OF MINUTES: Motion was made by Kuritz/Bangert to approve the minutes from the September 6, 2022, Zoning Board of Appeals meeting.
The minutes were approved by voice vote.
4. APPEARANCE BY MEMBERS OF THE PUBLIC: No one came forward to speak on matters not on the agenda.
5. REGULAR AGENDA:
Case SU-22-09, an application of ASD McLean IL Solar III, LLC by Amp Solar Development, Inc. in case SU-22-09 on parcels 21-27-351-002, 21-27-352-002 & 21-34-100-010. It is requesting to amend and renew special use case SU-18-21 for a Solar Power Generating Facility in the Agriculture District in Bloomington Township immediately south of 925 North Rd. approximately 3/5 of a mile east of U.S. Highway 51.
Secretary Dick called the case, provided exhibits to the board, and submitted a staff report for review. He indicated that staff recommends approval of the proposed special use with stipulations and with a recommendation that a bond be allowed as surety for reclamation.
Mike Butts, 207 W. Jefferson St., Suite 400, Bloomington, IL, Michael Larkin, 518 17th St., Suite 950, Denver, CO, Derek Moretz, 518 17th St., Suite 950, Denver, CO, John Capodice, 2827 Capodice Rd., Bloomington, IL, and Theresa Capodice, 2827 Capodice Rd., Bloomington, IL, appeared to give testimony and were sworn.
Mr. Larkin gave an introduction about Amp Solar Development, Inc., indicating where the company has built and operated solar farms and battery storage facilities, and how solar facilities generate power. He indicated that the project is for Community Solar, and that Ameren can sell electricity from Community Solar projects. He indicated that the Illinois Power Agency (IPA) uses a point system to select projects and gives higher points for a pollinator friendly vegetation. Mr. Larkin indicated that the IPA would make selections on November 1, 2022, and again in June 2023. He said the proposed facility would not be built if it is not selected by the IPA and that it would generate enough power to power 400 residences.
Mr. Moretz indicated that when the company builds a facility, it would own and operate it for the long term. He said they are working with local unions.
Mr. Butts indicated that they have no objection to stipulations and that they agree to update financial security every five years. He indicated that they would eliminate noxious weeds. Mr. Butts indicated that they have signed letters of intent from three labor unions.
Mr. Larkin indicated that the solar panels are made in India and the cells are manufactured in Thailand; all are constructed according to Amp standards. He indicated that the panels are guaranteed for 25 years. Mr. Larkin requested that a bond be allowed as surety for reclamation.
The board reviewed and discussed the proposed special use application.
Motion was made by Dean/Kuritz to recommend approval of case SU-22-09 with a recommendation that a bond be allowed as surety for reclamation and with the staff recommended stipulations.
The roll call vote was seven members for the motion to recommend approval, none opposed, and no members were absent.
Case SU-22-10, an application of ASD McLean IL Solar I, LLC by Amp Solar Development, Inc. in case SU-22-10 on parcels 22-31-100-003 & 22-30-300-002. It is requesting to amend and renew special use case SU-18-15 for a Solar Power Generating Facility in the Agriculture
District in Old Town Township immediately northwest of the intersection of 850 North Rd. extended and Interstate I-74 and approximately 4/5 of a mile west of 1900 East Rd.
Secretary Dick called the case, provided exhibits to the board, and submitted a staff report for review. He indicated that staff recommends approval of the proposed special use with stipulations and with a recommendation that a bond be allowed as surety for reclamation.
Mike Butts, 207 W. Jefferson St., Suite 400, Bloomington, IL, Michael Larkin, 518 17th St., Suite 950, Denver, CO, Derek Moretz, 518 17th St., Suite 950, Denver, CO, John Capodice, 2827 Capodice Rd., Bloomington, IL, and Theresa Capodice, 2827 Capodice Rd., Bloomington, IL, appeared to give testimony and remained sworn from the previous case.
Mr. Larkin indicated that this application is for a four mega-watt solar farm and not for (2) two mega-watt farms as earlier indicated. He said the proposed facility would have a footprint of approximately 36 acres and would generate enough power to power 400 residences.
Mr. Butts indicated that the union letters would apply to all for cases presented this evening.
Jim Soeldner, 201 S. Main St., Ellsworth, IL, asked if the project needs to be signed off by the FAA.
Mr. Dick indicated that the panels are designed to absorb light rather than reflect it.
Mr. Larkin indicated the solar panels would have an anti-reflective coating and that the facility would need to be approved by the FAA.
Mr. Butts indicated that they agree with the stipulations and standards in the staff report. The board reviewed and discussed the proposed special use application.
Motion was made by Zimmerman/Kuritz to recommend approval of case SU-22-10 with a recommendation that a bond be allowed as surety for reclamation and with the staff recommended stipulations.
The roll call vote was seven members for the motion to recommend approval, none opposed, and no members were absent.
Case SU-22-11, an application of ASD Old Colonial IL Solar, LLC by Amp Solar Development, Inc. in case SU-22-11 on parcels 21-22-400-019, 21-22-400-021 & 21-23-351- 003. It is requesting a special use to allow a Solar Power Generating Facility in the Agriculture
District in Bloomington Township immediately north of the intersection of Old Colonial Rd. and 1600 East Rd.
Secretary Dick called the case, provided exhibits to the board, and submitted a staff report for review. He indicated that staff recommends approval of the proposed special use with stipulations and with a recommendation that a bond be allowed as surety for reclamation.
Mike Butts, 207 W. Jefferson St., Suite 400, Bloomington, IL, Michael Larkin, 518 17th St., Suite 950, Denver, CO, Derek Moretz, 518 17th St., Suite 950, Denver, CO, John Capodice, 2827 Capodice Rd., Bloomington, IL, and Theresa Capodice, 2827 Capodice Rd., Bloomington, IL, appeared to give testimony and remained sworn from the previous case.
Mr. Larkin indicated that the facility would be surrounded by a fence seven feet in height and that a vegetative screen would be placed around the residences toward the west side of the solar farm as shown on the site plan. He indicated that the two inverter/transformer pads would be combined and moved to the north edge of the property along Interstate I-74. He said the facility would generate enough power to power 1,100 residences.
Fred Giese, 16200 Old Colonial Rd., Bloomington, IL, asked if Ameren would continue to do the billing for electric bills. He asked how far his property line is from the solar panels.
Mr. Larkin indicated that Ameren would continue to arrange the billing and that his property line is approximately 600 feet from the solar panels.
Barbara Takacs, 16230 Old Colonial Rd., Bloomington, IL, asked if Corn Belt customers could use power from the proposed facility, what type of plants would be planted, if semi-annual inspections are adequate and if surety of $125,000 is adequate.
Mr. Larkin indicated that they would use a combination of native plants. He indicated the semi annual inspections would be for technical inspections and that they would have digital remote communication from the solar farm elements and would make repairs and maintain the vegetation when needed. He indicated that an engineer would need to certify the cost of decommissioning every five years to determine this cost. He said that at this time a decommissioning cost figure was used per megawatt that was used in another solar farm application.
Eric Smith, 10059 Walker School Rd., Bloomington, appeared to give testimony and was sworn. Mr. Smith indicated that he works in retail and that construction noise would cause him significant stress since he needs to sleep during the day time. He indicated that he does not want the facility.
Barbara Takacs, 16230 Old Colonial Rd., Bloomington, IL, appeared to give testimony and was sworn. Ms. Takacs indicated that she opposes a solar farm in her back yard, opposes taking land out of crop production, opposes the use of rare metals, believes that solar panels are an eye sore, opposes the removal of deer habitat and opposes the noise. She said the solar farm would lower her house property value, and the solar farm would be harmful to health and would displace wildlife. She said in closing that the ZBA should delay the discussion to another date.
The board reviewed and discussed the proposed special use application.
Motion was made by Zimmerman/Kuritz to recommend approval of case SU-22-11 with a recommendation that a bond be allowed as surety for reclamation, that the inverter/transformer pad be moved to the north near Interstate I-74, that the vegetative screen should be evergreen vegetation that would mitigate visibility from the residences all year long and with the staff recommended stipulations.
The roll call vote was seven members for the motion to recommend approval, none opposed, and no members were absent.
Case SU-22-07, an application of ASD McLean IL Solar V, LLC by Amp Solar Development, Inc. in case SU-22-07 on parcel 02-01-300-011. It is requesting to amend and renew special use case SU-18-29 for a Solar Power Generating Facility in the Agriculture & M-2 General Manufacturing Districts in Gridley Township immediately northeast of the intersection of US Route 24 and 2280 East Rd.
Secretary Dick called the case, provided exhibits to the board, and submitted a staff report for review. He indicated that staff recommends approval of the proposed special use with stipulations and with a recommendation that a bond be allowed as surety for reclamation.
Mike Butts, 207 W. Jefferson St., Suite 400, Bloomington, IL, Michael Larkin, 518 17th St., Suite 950, Denver, CO, Derek Moretz, 518 17th St., Suite 950, Denver, CO, John Capodice, 2827 Capodice Rd., Bloomington, IL, and Theresa Capodice, 2827 Capodice Rd., Bloomington, IL, appeared to give testimony and remained sworn from the previous case.
Mr. Larkin indicated that this application is for a four a mega-watt solar farm and not for (2) two mega-watt farms as earlier indicated.
Mr. Butts indicated that they agree with the standards and stipulation in the staff report. The board reviewed and discussed the proposed special use application.
Motion was made by Kuritz/ Novosad to recommend approval of case SU-22-07 with a recommendation that a bond be allowed as surety for reclamation and with the staff recommended stipulations.
The roll call vote was seven members for the motion to recommend approval, none opposed, and no members were absent.
6. ADJOURNMENT: The Chair declared the meeting adjourned at 10:26 PM.
https://www.mcleancountyil.gov/ArchiveCenter/ViewFile/Item/9229
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