Chris Balkema, County Board Chair | Grundy County
Chris Balkema, County Board Chair | Grundy County
Grundy County Zoning Board of Appeals Committee met Dec. 19.
Here are the minutes provided by the committee:
I. Call to Order/Pledge of Allegiance
| Attendee Name | Title | Status | Arrived |
| Dick Joyce | Present | ||
| Bob Breisch | Present | ||
| Lisa Lynch | Present | ||
| Mark Hill | Absent | ||
| Al Skwarczynski | Present | ||
| Mark Sandeno | Present | ||
| Ryan Cryder | Present | ||
| Heidi Miller | Land Use Director | Present | |
| Russ Baker | Assistant State's Attorney | Present | |
| Mary Kucharz | County Administrator | Present | |
| Beth Skoff | Land Use Assistant | Present |
Public Attendees:
John Dillion -Petitioner
Aren Hansen - Petitioner
Ryan Magnoni - Petitioner
Bernie D'Orazio Peter Clarke Chris Dearth
Yuchen Ding Bob Koerner David Foster
Chief Tracey Steffes Linda Baker Bucky Phillips
Bob Baker Nick Cosmos Joseph Swiglin
Patrick Lieb John Walenek Lawrence Eipers
John Peacock
Chairman Breisch asked each speaker to state if they were sworn in and the name and address.
II. Approval of Minutes
1. Zoning Board of Appeals Committee - Public Hearing - Nov 21, 2023 7:00 PM Minutes from Nov.21, 2023 stand approved as received.
| RESULT: ACCEPTED [UNANIMOUS]
MOVER: Bob Breisch SECONDER: Al Skwarczynski AYES: Joyce, Breisch, Lynch, Skwarczynski, Sandeno, Cryder ABSENT: Hill |
1. Petition 23-ZBA-017 Variance for John Dillon Zero Setbacks for Accessory Building
Miller reads summary for Petition 23-ZBA-017 Variance for John Dillon Zero Setbacks for Accessory Building.
Petitioner John Dillon stated he was unaware to needing a permit and built a structure by the lake, leading to this variance.
Briesch asked when he was notified of violation, Dillion states June/July 2023 by assessors office. Cryder asked about location. Skwarczynski confirmed it is only on the Dillion's property. Sandeno asked about neighbor complaints, there have been none. Public comment opens, Bernie D'Orazio spoke in support.
Public comment closed. Breisch reads hardship section. Skwarczynski made sure it was on a concrete slab. Joyce questioned if Fire Department had issues. Miller stated there was no concern.
| RESULT: APPROVED [UNANIMOUS]
MOVER: Al Skwarczynski SECONDER: Mark Sandeno AYES: Joyce, Breisch, Lynch, Skwarczynski, Sandeno, Cryder ABSENT: Hill |
Miller read summary of Petition 23-ZBA-018 Aren Hansen; Honest Abe's Variance for Setbacks. Breisch asked if there was neighbor concerns, Miller stated a neighbor Dave Scoggin opposed variance, another neighbor requested more pleasing astetics on the exterior. Petitioner Aren Hansen stated he wants to put in 2 golf simulators in a 22x46 addition to Honest Abe's. Breisch asked about neighbors complaints, one neighbor opposed as he was unclear about the objections. Skwarczynski asked on need for size. Hansen said it will house 2 at minimum size requirements. Neighbor John Peacock stated he supported the variance. Public comment closed. Breisch asked members to conciser hardship items. Cryder, building is on property line, is there a water issue. Miller stated a stormwater study has not been done. Lynch questioned the astetics. Skwarczynski asked of utilities, Hansen stated JULIE was called, working to move Comcast line. Water goes into his basement, his opinion is water will not be issue for neighbors. Sandeno, property lines not changed, always been that close.
| RESULT: APPROVED [UNANIMOUS]
MOVER: Mark Sandeno SECONDER: Ryan Cryder AYES: Joyce, Breisch, Lynch, Skwarczynski, Sandeno, Cryder ABSENT: Hill |
Breisch states that the petitioner of Petition 23-ZBA-016 Special Use for DuPont River Solar be continued to Feb 20, 2024 to get petition ready for review. Miller stated Raina Whittekiend will republish and send letter to City of Seneca.
| RESULT: TABLED [UNANIMOUS] Next: 2/20/2024 7:00 PM
MOVER: Al Skwarczynski SECONDER: Dick Joyce AYES: Joyce, Breisch, Lynch, Skwarczynski, Sandeno, Cryder ABSENT: Hill |
Briesch opened with the Petition 23-ZBA-011 Special Use for USS Middle Solar stated that the City of Morris objects. Miller read summary.
Magnoni spoke about US Solar generally. Stated there will be increase in tax revenue to benefit area. Will install battery storage area in center of solar field. Safety is priority. USS Middle Solar, 4.995mw to supply energy for 1,125 homes, 34 of 154 acres. Sandeno asked if US Solar will ask for tax abatement, Magnoni said no. Sandeno asked about road weights. Magnoni stated would do road use agreement. Sandeno asked about if there was a plan if the batteries started to burn. Magnoni says there will be an emergency plan. Opened to public comment. Peter Clark, questioned County Board comprehensive plan. Miller stated subcommittee working to submit to County Board. Clark also questioned percent of County is Solar. Miller told Clarke to submit email. Clarke questioned Magnoni about location of batteries and access. Chris Dearth from City of Morris, opposes request, enabling city's room for growth. Yuchen Ding, Morris City Planner, hinders City's ability to grow residentially or Industrial, and does not fit in trend for development for City. Dearth, compares tax revenue of solar farm vs industrial, disputed approval to City Fire approval, urges to consider LaSalle Factors. Cryder, question about the cross runway of airport and the solar panels. Bob Koerner asked if code included battery storage, Miller stated not yet. David Foster, land owner, wants clean energy, excited for project, more tax revenue, stated City of Morris never approach by city for interest in that parcel. Chief Tracy Steffes, sworn in and spoke about batteries and potential fire. Steffed continued saying that batteries would just burn out and Fire Department would not be able to stop fire, but contain and potentially slow. Magnoni, stated this is a 20 year temporary change in land and will be reverted back to ag. Sandeno asked liability of fire is land owner, it is not. Maganoni stated if the battery storage issue, can be removed. Dearth stated industrial growth in that area last 18 years. Linda Baker, opposes placing solar farm on prime farm ground, asked Magnoni about the Road Commissioners he talked to, said he got preliminary approval. Rodney Phillips and Brad Baker sworn in and Phillips stated he did not give approval. Baker also stated he did not give approval. Magnoni disputes stating he had approval. Nick Cosmos, wanted Solar tabled until comp plan is complete, stated wildlife is impacted, notifications need to be better. Joseph Swithin, does not want farm ground squandered, place panels on top of mega warehouse. Patrick Lieb, do comprehensive plan. Joyce spoke to stick to adjenda. John Walenek, suggested old Collins Station, concerned about grid and transformers, wanted to know construction of building batteries will be in, they are not in buildings. Public comment closed. The ZBA had issues with Lasalle factors #'s 1-7.
Motion to recommend to DENY based on Lasalle factors.
| RESULT: REFERRED TO COMMITTEE [UNANIMOUS] Next: 12/27/2023 4:30 PM
MOVER: Mark Sandeno SECONDER: Al Skwarczynski AYES: Joyce, Breisch, Lynch, Skwarczynski, Sandeno, Cryder ABSENT: Hill |
Miller gave a summary for Petition 23-ZBA-013 Special Use for USS Saratoga Solar LLC. Magnoni, 33 acres of property to use for solar. Contacted neighbor to south, stated they prefered this over anything else. FAA does not require glare study. Additionally, large industrial facilities that own those buildings want to use energy for themselves, not to give back to residential. Consumers contact them not the other way around, no additional information that was not covered in last Special Use. Breisch, notice to surrounding property owners, county supplied the addresses. Went over 1,000 feet. Sandeno, impact City of Morris? Miller stated within 1 mile of City. Dearth, effects Morris, within 1.5 miles, near airport, wanted to incorporate same comment from 23-ZBA-011, Sandeno questioned if went through would City file suit, Dearth unknown as of now. Ding (Teska, City of Morris Planner), opposed based on comprehensive plan based on future residential plan long term, potential park. Lawrence Eiperts, cannot hear, had a concerns as the closest neighbor, questioned property values, flight plan, drain tiles, water, repair of land, government subcities, notifications. Public comment closed.
Breisch went through Lasalle factors. ZBA had issues with Lasalle Factors #'s 1-7. Motion was to recommend denial based on Lasalle factors.
| RESULT: REFERRED TO COMMITTEE [UNANIMOUS] Next: 12/27/2023 4:30 PM
MOVER: Ryan Cryder SECONDER: Al Skwarczynski AYES: Joyce, Breisch, Lynch, Skwarczynski, Sandeno, Cryder ABSENT: Hill |
Miller gave summary for Petition 23-ZBA-012 Special Use for USS DuPont Solar LLC. Magnoni, recapped this petition as well. Magnoni told solar farms can be converted back to farming condition. Sandeno, thinks property is more suitable for a solar farm for this area, suggested relationship with the farmers. Joyce, asked about commonality in lithium batteries in USA? Magnoni stated US Solar says will include battery storage. Miller shared battery study by FEMA. Magnoni suggested do project without battery storage. Chief Steffes, (Inaudible, did not hit microphone). Citizen questioned about decommissioning. Magnoni stated minimum depth is 3 feet, no concrete just piers. Citizen questioned how about drain tiles being shattered. Magnoni stated within the lease there is a tile study, has to replace if broken. Sandeno, how deep? Magnoni, 5-7 feet. Tawnya Mack, stated the plan to return to farm land is important to her and is in the lease. Suggested that battery removal as well. Public comment closed. Skwarczynski, exception to this then other petitions is the battery storage not being completed.
Breisch went through the Lasaslle factors. Phillips came back to podium, says will not grant access without signed contract. Lasalle factors have been met, to be made a condition to be built without batteries and not to move forward without an agreement with the road commissioner along with the IDNR and US Wildlife conditions.
| RESULT: REFERRED TO COMMITTEE [UNANIMOUS] Next: 12/27/2023 4:30 PM
MOVER: Dick Joyce SECONDER: Al Skwarczynski AYES: Joyce, Breisch, Lynch, Skwarczynski, Sandeno, Cryder ABSENT: Hill |
Miller read summary for petition 23-ZBA-014 Special Use USS Wauponsee Solar LLC. Sandeno questioned placement. Miller stated 1/2 mile.
Magnoni, touched on flooding issue, 98% within the fence, will be planted with deep rooted plants helping with run off. No concern with existing access. Magnoni stated that they will only be using 33 of 87 acre parcel, and to move poles east. Consider battery storage and solar pieces separate, also road conditions. Miller questioned where road access is. Magnoni stated access is on land owners property. No trustee questions. Miller again questioned where the access cut is. Magnoni provided map to Miller and stated they were granted access. Road commissioner questioned placement based on drainage district. Breisch told to get in touch with Dingham Drainage District and who will do road work? Public comment, were homeowners contacted. Magnoni stated, yes within 1,000 feet. Mark Hansen, owner of property, stated they are not taking out prime farm ground. John, who will maintain property. Magnoni stated landscaper. Miller, asked about Fish and wildlife recommendations? Magnoni, Working with Army Corp of Engineers. Breisch went over Lasalle Factors and stated that as long a have been met as long as conditions are met with additions of condition for no batteries, Dingham drainage district and road commissioner approval and maintenance plan, and IDNR/US Wildlife condition.
| RESULT: REFERRED TO COMMITTEE [UNANIMOUS] Next: 12/27/2023 4:30 PM
MOVER: Al Skwarczynski SECONDER: Lisa Lynch AYES: Joyce, Breisch, Lynch, Skwarczynski, Sandeno, Cryder ABSENT: Hill |
There was no old business to discuss.
V. New Business
1. 2024 Land Use Department Meeting Calendar
Miller pointed out change in dates for November 2024. Also no January 2024 meeting will be held.
| RESULT: INFORMATIONAL ONLY Next: 2/20/2024 7:00 PM |
http://grundycountyil.iqm2.com/Citizens/FileOpen.aspx?Type=12&ID=3086&Inline=True
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