[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6170155,"mediaKeyId","5398629-7219e51c321aaf88f69c93d7f5d549df","parentId",5398629,"title","Committee recommends approval of special-use permit for commercial solar farm despite neighbor opposition","audioSeconds",3568,"startMs",1292000,"endMs",4860000,"viewUrl","/Search/View?dp=1&key=5398629-7219e51c321aaf88f69c93d7f5d549df&start=1292&end=4860","thumbnailUrl","https://assets.pipeline.soar.com/5398629-7219e51c321aaf88f69c93d7f5d549df/thumbnail_1292000.jpg","articleUrl","/articles/6170155/Kane-County/Illinois/Committee-recommends-approval-of-special-use-permit-for-commercial-solar-farm-despite-neighbor-opposition","mediaUrl","https://secure.pipeline.soar.com/6170155-0145e8e5547bf47daaf97eb17f228f95/orig.mp4?Expires=1771157346&Signature=O843SZzQ9M5AfQN-5TY8dIFdxk2lTxpqeVoHgfp4bEH~t-Ojtkiimw60EZbXvkyD4I5aDwdEVW8jrKl99pBdUTlR~pmck-yfLLIvOiyAJofl3lRi3ioGNPtYj9kGfFis6pckFeKBS1rVmHH6JxNstqY3GZDoR~uui1XPlobiAEn2hzk5u3r8O65SjLFuc3rwhZ9cGyOHLsiE2dnLoi9jkL3HE54g9EJmde6JfZLE-CtEeE-5v3lsNoV2K~CYoRwKrNknXKb~V0kvyFer3RC5LarMnXPqXzN4KulsL~LxKBuu~ul7pq4fSzeQUJjB6a~zxr9h0Wif77o~6qPLkXz1HA__&Key-Pair-Id=KUT5TJCACFTXG","author","Kane County, IL","date","2025-07-16T05:26:21Z","article","The Kane County Development Committee on a recommendation vote recommended approval of a special‑use permit for a commercial solar energy facility proposed by Timothy R. Meyer on behalf of T and T Howard LLC on land in Elgin Township, after staff findings and a Zoning Board of Appeals recommendation. The committee vote was 3 yes, 1 no and 1 abstention.

The project would place solar panels inside a fenced area on a farm parcel west of Randall Road and south of Highland/Brookside Drive. Mark Van Kerkhoff, presenting on behalf of county planning and zoning staff, said the plan meets the ordinance setbacks and includes an 8‑foot agricultural fence and vegetative screening where needed. “They did identify potential for six endangered species, but the conclusion for that report said that the immediate surroundings for the project area is actively farmed and do not contain suitable habitat for federally listed species,” Van Kerkhoff said, summarizing the ECOCAT/NRI findings and subsequent agency reviews.

Why it matters: the petition raised recurring county issues — proximity of utility‑scale solar to established subdivisions, clarity about what zoning approval allows versus what later permitting requires, and the county’s authority to require decommissioning and screening. Residents said the site’s closeness to homes, tree clearing before permitting, potential effects on wells and property values, and emergency access warrant stricter limits or more buffering.

What the committee heard and decided
- Petitioner and owner Timothy R. Meyer said he intends to develop and operate the project with his family and has an interconnection agreement with ComEd; he said the site has erosion and poor soil in places and that “the highest and best use” for the parcel is solar. Meyer told the committee he has not yet signed a long‑term lease with a national developer and is still evaluating contractors to build and operate the project. He said a ComEd site review was scheduled.
- County staff noted the zoning entitlement only authorizes the land use; detailed engineered plans, stormwater permits, building permits and electrical plans will be required later and reviewed by county plan reviewers and engineers. Staff said any significant deviations from the approved site plan would require the petitioner to return for a minor variance or a new zoning review.
- Neighbors delivered unanimous opposition during public comment. Jacqueline Thompson said 44 homes had signed a petition opposing the project and objected to tree clearing and differing acreage figures on plans. Other speakers raised concerns about proximity to houses, fire risk, well contamination, property values and late notice of the application. Bruce Wright told the committee the site would “totally flank” nearby subdivisions if approved and asked for a 300‑foot buffer.
- Committee members pressed the petitioner about experience, vendor selection, decommissioning, and whether county staff can enforce construction quality. Commissioner Tepe said he was “a bit concerned that this has been approved without having a solar company that can specify what panels they would be using” and that the petitioner “has never done this before.” Meyer responded that he is an engineer and plans to oversee construction and procurement closely.

Stipulations, reviews and conditions
- Staff identified standard stipulations from Water Resources (including stormwater requirements), transportation (access to be built to township subdivision roadway standards and a temporary/final access permit), and health/fire district reviews. The plan includes the required 150‑foot residential setback for panels, an 8‑foot perimeter fence and vegetative screening where missing.
- The ECOCAT/NRI review noted potential for federally listed species but concluded adverse effects are unlikely; the DNR review likewise concluded adverse effects unlikely. The Army Corps or other federal agencies would review if jurisdictional issues arise at permitting.
- Staff confirmed a decommissioning plan and surety will be required and will reside with the facility owner; that requirement is enforced through the county’s executed agreement and permitting process.

Outcome and next steps
- Motion to recommend approval was made by Dr. Iqbal, seconded by Sonia Garcia. Roll call recorded Garcia abstain, Iqbal yes, Linder reluctantly yes, Tepe no, Williams yes; the committee recommendation will go to the full county board for final action. County staff and the petitioner were encouraged to continue discussions with neighbors about additional screening or voluntary setbacks before the full‑board hearing.

Context and limits
- Staff emphasized the zoning approval governs the use boundary shown on the approved site plan; notes on some engineering drawings that reference “up to 40 acres” do not authorize expansion beyond the fenced area without further board review. The committee also heard that required building and electrical permits will be reviewed by licensed engineers and county plan examiners and that wind and structural design must meet code.

Taper: The zoning recommendation is a step in a multi‑stage process: if the county board approves, the owner will still need engineering, stormwater and building permits, and the county will require decommissioning surety before operations begin.","mediaType","Video","parentTitle","KC Development Committee Meeting July 15 2025","oneSentenceSummary","The Kane County Development Committee on a recommendation vote recommended approval of a special‑use permit for a commercial solar energy facility proposed by Timothy R. Meyer on behalf of T and T Howard LLC on land in Elgin Township, after staff findings and a Zoning Board of Appeals recommendation.","taxTitle","Kane County, Illinois","taxId",12845,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6170150,"Committee approves minor variance to bring country market site into compliance",751,568000,1319000,"/Search/View?dp=1&key=5398629-7219e51c321aaf88f69c93d7f5d549df&start=568&end=1319","https://assets.pipeline.soar.com/5398629-7219e51c321aaf88f69c93d7f5d549df/thumbnail_568000.jpg","/articles/6170150/Kane-County/Illinois/Committee-approves-minor-variance-to-bring-country-market-site-into-compliance","https://secure.pipeline.soar.com/6170150-062d16d5958dd891d15eb47a1361b49a/orig.mp4?Expires=1771157346&Signature=J-HlshKEJ4e3HyZxzlGcReEY04EY42TAU3hmUftw7FoRKPSeLl2TBYrpvnAm1RInBONlE-7VywvT7MBQ9HTAyJNeuwV0DKbyAaWlHHgyTGg41~IYSaJUetW5c8DRlC5YMDVutUZoN2yl-jytPZWqBwh44tM359lHgM31VFFZxw6dsLLhcO9tgeA8rh5VTQxFeTNvRQuW0iBsqiRjeu0eEYM5qJPVfQVgub6znfyvFGFUuznfLoCxEuh9G4p8mf5MPybj8YPMdNZpgLl9pnojPcu70t12h27wDf3eLmuw9qaa5j27M~qUsE4aEP--TUtfLGxljAIfr6y78QgbuG5e5A__&Key-Pair-Id=KUT5TJCACFTXG","Kane County’s Development Committee voted to approve a minor variance to an existing special‑use permit at 39 W. 130 Plank Road (petition 4349) so the site plan reflects existing conditions and a planned donut bakery and ADA restroom building.

The committee heard from staff that the variance’s purpose is primarily to bring constructed features — a pavilion, walk‑in cooler, hoop houses and relocated structures — into conformity with the 2015 special‑use site plan and to permit a small new retail/donut building. County staff said notices were mailed to adjacent property owners within 250 feet and the applicant provided the required materials.

Why it matters: the minor variance lets an agricultural‑based country market formalize current operations and add a small retail building and restroom while preserving the zoning character of the area.

Key details and conditions
- Applicant: Matt Klein. The parcel is in Plato Township near Highway 20 and is close to the Eldren municipal boundary.
- Staff said the health department reviewed plans for the donut building and found the existing well and septic system compliant for the current proposal; if the future retail building adds food service or restrooms the health department will require an additional review and permits. The county’s water resources division said existing stormwater is covered under the property’s current permit and no new stormwater permit is required for the donut building at this time.
- Transportation noted the Route 20 access eventually will be designed as a right‑in/right‑out.
- The minor variance only required Development Committee action (it did not go to the ZBA) because it is a variance to an existing special‑use permit; staff confirmed the matter will not be forwarded to the full county board unless the committee requests it.

Public questions at the hearing addressed septic capacity, runoff and parking; Klein told the committee he has counted 21–25 cars on the site’s busiest days and the lot contains roughly 30 spaces, and that produce sold at the market is largely grown on the farm. After discussion, Linda Rose moved for approval and Dr. Iqbal seconded; the roll call vote was unanimous in favor.

Taper: Staff and the applicant will proceed to the permit review stage for the donut building; any future changes that materially expand food service, restrooms or parking beyond the approved plan will require additional health reviews and permits.","Kane County’s Development Committee voted to approve a minor variance to an existing special‑use permit at 39 W. 130 Plank Road (petition 4349) so the site plan reflects existing conditions and a planned donut bakery and ADA restroom building.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6170135,"Committee clears two routine farmstead rezoning petitions to create homestead parcels",4680,360000,5040000,"/Search/View?dp=1&key=5398629-7219e51c321aaf88f69c93d7f5d549df&start=360&end=5040","https://assets.pipeline.soar.com/5398629-7219e51c321aaf88f69c93d7f5d549df/thumbnail_360000.jpg","/articles/6170135/Kane-County/Illinois/Committee-clears-two-routine-farmstead-rezoning-petitions-to-create-homestead-parcels","https://secure.pipeline.soar.com/6170135-6d544a3de96381e005d7eabad8b12650/orig.mp4?Expires=1771157346&Signature=KD-q4A8SmOlGd4JV2ADr2bwpnG-3aWw9g~gWK44aCvagsxjOTnav8vMChMLV~JGykaa5V4jZuYyb8AGBzsOz6U4YM8hOS7IrFrjvIBf2~TGRzgKMDcqpw0q-YQnGOKbdYH2uKJxloOE6nmOBl0xKa9H7eCyR6RQt-rO0XBc0vAob6QtA0VA7reLWyH4X2hYK7gtpA6nOlVaDfZxZV4bM7~p1Qi9crCga3W2BdjwP4fxpgkyRxZ9Tb8Eb11kZBK7YAo3gRFJfQypjnw-w9pim3TqWi6eBWnyPsDVEr3pr1Viq~AxzQVEl72Rz5wmWUSNCAKKjjC6F7Es~zQeQ1ZumBQ__&Key-Pair-Id=KUT5TJCACFTXG","Kane County’s Development Committee approved two separate rezoning petitions (4662 and 4663) to change parcels from F (farming) to F‑1 to allow homestead splits and protect farmsteads while enabling residential homestead lots.

Why it matters: F→F‑1 rezonings are the county’s routine tool to permit farm owners to subdivide a small homestead parcel from a larger farm without changing the overall agricultural character of an area. Staff said these petitions are consistent with the county land‑use map and follow the zoning ordinance’s process for notice and review.

Summary of staff findings and conditions
- Staff presented maps showing the parcels adjacent to village boundaries and in areas planned for agriculture; recommended stipulations included water resources/stormwater requirements and an NRI/ECOCAT review on file. Environmental health reminded petitioners that wells and septic must remain fully on the parcel for the new homestead.
- The Zoning Board of Appeals recommended approval for each petition with the same water resources stipulations and other standard conditions.

Outcome
- Petition 4662 (Alan & Gail Volpe Trust) and petition 4663 (John J. Durate Trust) were each moved and approved by roll call. The committee approved both petitions; the motions will be forwarded to the full county board as typical next step for rezoning approvals.

Taper: Staff will continue processing subdivision and recording steps required to create the homestead parcels, and any permit or infrastructure work will follow the county’s normal permitting procedures.","The committee approved two petitions to rezone small portions of farm parcels from F (farming) to F‑1 to allow creation of homestead parcels and residential splits; staff said the petitions followed notification and NRI/ECOCAT review and ZBA recommended approval with standard stipulations.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6170141,"Committee adopts consolidated plan resolutions and approves ERAP2 rental housing projects",480,5640000,6120000,"/Search/View?dp=1&key=5398629-7219e51c321aaf88f69c93d7f5d549df&start=5640&end=6120","https://assets.pipeline.soar.com/5398629-7219e51c321aaf88f69c93d7f5d549df/thumbnail_5640000.jpg","/articles/6170141/Kane-County/Illinois/Committee-adopts-consolidated-plan-resolutions-and-approves-ERAP2-rental-housing-projects","https://secure.pipeline.soar.com/6170141-1b1a82ad316bfdaa05d107f85620180b/orig.mp4?Expires=1771157346&Signature=E2FfR~UWEuencCwOecO3uFLTeqZzq6BwQC7WFoEByDR5oGJ20nuQK8ofuRYw2yJKN3AY-ZKp1bR3CUo3d4jmxhrZ7E9QpMbVyE9e0MwO9ejxytcLqq5pCjCiNQa9LlKj-kPOVWlQ~NsHKoDF3lNjPBfpB2Ue2qOCvWCn9Hh59lurwAdK5T8BVBkq6Xwlel41ivfZVbCEjAV59GthqOXWx-eeSoGYprtF~8fkr85fs2q2NM0Tud4QV7N22lTp9pZUUrcGYM9WYr80qJLkGzG1iccSYHioEb8FHqMMoSyPbJBJaJspZx4ajMp5v-83fJEoXK~tIB~uedQEFzEI6nN4TA__&Key-Pair-Id=KUT5TJCACFTXG","The Kane County Development Committee approved a draft five‑year Housing and Community Development consolidated plan and related amendments required by HUD, and approved projects to use Emergency Rental Assistance Program 2 (ERAP2) funds for affordable rental housing.

Staff noted a tight federal timetable: HUD requires the consolidated plan submission by mid‑August and the county must finalize public‑review drafts and board adoption to access federal allocations. Planning staff introduced new team members assisting with CDBG/HOME and the consolidated plan process.

Why it matters: these resolutions unlock federal community development and housing funds (Community Development Block Grant, HOME, HOME‑ARP and ERAP2) that support infrastructure, housing preservation and rental assistance in the county.

What passed
- The committee approved the draft Housing and Community Development Consolidated Plan and Annual Action Plan (resolution T&P‑25‑833), with staff noting one correction to an item description (the Village of North Aurora project should list Veterans Park improvements rather than water‑main replacement). Staff said the document is still a draft and corrections will be incorporated before final county board action.
- The committee approved an amendment to the 2020–2024 consolidated plan (T&P‑25‑834) and a substantial amendment to the HOME‑ARP 2021 allocation plan (T&P‑25‑837).
- The committee approved specific projects to use ERAP2 funds for affordable rental housing (T&P‑25‑879), noting the ERAP2 program totals discussed by staff and management of the application process. Staff reported the ERAP2 rental assistance program has generated a large increase in applications and the department has added temporary staff supported by grant administration funds to process the caseload.

Staff and next steps
- Planning staff introduced Chris Lehi and Nisreen Wakila as staff assisting the consolidated plan and HOME/CDBG programs and noted HUD deadlines. Staff said the consolidated plan and annual action plan will be forwarded to the county board for adoption, and that more detailed budget and project descriptions will be finalized in upcoming weeks.

Taper: The committee’s approvals are administrative steps required to submit HUD documents and to allocate federal funds; final adoption will occur at the county board meeting in August following incorporation of corrections and any public comments.","The Development Committee approved a draft consolidated plan package and several related amendments and allocations, including a substantial amendment to the HOME‑ARP allocation plan and selections for affordable rental housing projects using Emergency Rental Assistance Program 2 (ERAP2) funds. Staff said final consolidated plan documents must be",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6170146,"Committee directs staff to draft resolution raising building permit fees using CPI; projected revenue modest",405,5175000,5580000,"/Search/View?dp=1&key=5398629-7219e51c321aaf88f69c93d7f5d549df&start=5175&end=5580","https://assets.pipeline.soar.com/5398629-7219e51c321aaf88f69c93d7f5d549df/thumbnail_5175000.jpg","/articles/6170146/Kane-County/Illinois/Committee-directs-staff-to-draft-resolution-raising-building-permit-fees-using-CPI-projected-revenue-modest","https://secure.pipeline.soar.com/6170146-0ae767ca0e88eea9de896b868b231e09/orig.mp4?Expires=1771157346&Signature=VLY2BJvvNXIWhrJYisLlpuKALHCf6kcWoV7irk1Gzfs-BeV2DMcty3A6G-JcAoTDHc-WO9aKB~YIPSbDtw6mSiDdHkPMyg3eMtV1TWYB3sN9VM5Ls8Egomooj7K-6aRF~pEETL-8uyn1-Pmbg4QcY6unph6Rg1psbU1x~Y2muLEht5QwBqzofVEusk232LDRCdhqhbNxjCVbCqCno8xI29h4KSbJP392xdIw1RjjvfWKEbCfjuj-R61BzytSX739SMl9OyRz5QeiOYK0aMQAxFi9mbHdOMRmvSPIB9Kp19IhTsVejXpOFgsVmBWQz7C1RG-jKST8k3LH1b-zt2Dj5w__&Key-Pair-Id=KUT5TJCACFTXG","Kane County staff presented a plan to update building permit fees that have not been adjusted since 1999. Using Consumer Price Index (CPI) increases through 2024 as a baseline and modest rounding, staff proposed an across‑the‑board adjustment for fixed fees and square‑foot/height‑based fees. The committee asked staff to prepare a formal resolution for a future meeting.

Why it matters: raising permit fees would shift some staffing costs to permit applicants whose activity drives plan review and inspections, reducing pressure on the county’s general fund amid upcoming budget discussions.

What staff proposed and why
- Mark Van Kerkhoff said staff applied CPI values through 2024, rounded conservatively downward in many cases rather than rounding up, and calculated expected revenue increases. Using 2024 permit activity, the estimated additional revenue would be about $294,000; using a 2026 projection, staff estimated roughly $350,745 in additional fee revenue depending on permit volume.
- Dr. Iqbal asked why staff did not apply a 2025 CPI projection; Van Kerkhoff said the 2024 CPI numbers are a conservative and justifiable baseline but staff can explore incorporating more recent monthly CPI data or language that allows adjustment when final 2025 CPI data is published.
- Stephen Ford from the state’s attorney’s office offered to work with staff on draft resolution language and said the office could include language that allows a further revision once 2025 final numbers are available.

Outcome and next steps
- Committee consensus: staff should prepare a resolution for the next meeting memorializing a CPI‑based fee increase and include legal language to address any subsequent 2025 CPI adjustments. The county’s stated rationale is to align fees with higher review/inspection costs and have applicants who create demand cover more of the service costs.

Taper: Staff will return with a draft resolution and the committee will consider formal adoption at a future meeting; any final change will be implemented by ordinance/resolution and published to applicants.","The Development Committee directed staff to prepare a resolution to increase county building permit fees based on recent Consumer Price Index adjustments. Staff estimated additional revenue between about $294,000 (using 2024 actuals) and approximately $350,745 (2026 projection) depending on activity levels.","actionData","errors"]

Article not found

Committee recommends approval of special-use permit for commercial solar farm despite neighbor opposition

Committee approves minor variance to bring country market site into compliance

Committee clears two routine farmstead rezoning petitions to create homestead parcels

Committee adopts consolidated plan resolutions and approves ERAP2 rental housing projects

Committee directs staff to draft resolution raising building permit fees using CPI; projected revenue modest