Government Center

719 S. Batavia Ave., Bldg. A

Geneva, IL 60134

Kane County

KC County Development

Committee

Meeting Minutes

WILLIAMS, Iqbal, Arroyo, Daugherty, Garcia, Linder & ex-officios Tepe (Transportation

Chair), Lenert (Forest Preserve President), Roth (County Vice Chair) and Pierog (County

Chair)

Tuesday, December 16, 2025

10:30 AM

County Board Room

Call To Order

Chairman Williams called the meeting to order at 10:33 AM.

Roll Call

Board Member Rick Williams

Board Member Alex Arroyo

Board Member Mo Iqbal

PRESENT

Board Member Michael Linder

Ex-Officio (Transportation Chairman) Vern Tepe

Ex-Officio (Forest Preserve President) Bill Lenert

Ex-Officio County Board Vice Chair Bill Roth

Board Member Gary Daugherty

Board Member Sonia Garcia

Ex-Officio County Board Chair Corinne M. Pierog

REMOTE

ABSENT

Also present: Co. Bd. Members Allan*, Gripe, Juby*, Kious*, Molina*, Penesis*; Dev.

Dir. VanKerkhoff & staff Zine, Mall, Toth; Environ. & Water Res. Dir. Wollnik; KDOT

Chief of Permitting Hohertz; ASA Ford; KC Historian & Spec. ASA Shepro; ITD staff

Peters; and members of the press and public.

Remote Attendance Requests

Chairman Williams announced the remote attendance requests for today's meeting. He

asked the Committee if there were any objections to Committee Members Daugherty

and Garcia attending today's meeting remotely. There were no objections.

Approval of Minutes: November 18, 2025

RESULT:

MOVER:

APPROVED BY UNANIMOUS CONSENT

Alex Arroyo

Public Comment

Steve Leffler, St. Charles, spoke on TMP-25-1534: Ordinance: Amending Chapter 15

(Nuisances and Property Maintenance) of the Kane County Code Pertaining to Noise.

He explained that downtown St. Charles has had a plethora of issues with loud

vehicles. These vehicles pass through the unincorporated areas with their loud

mufflers, that violates state statute. Leffler requested that this matter be addressed and

enforced. He read aloud Illinois State Statute 625 ILCS 5/12-602: Mufflers Prevention

of Noise. In his experience working in the automotive business, he witnessed many

modified mufflers to amplify or increase the noise of vehicles. He asked for this matter

to be addressed.

Susan Blassick, St. Charles, read aloud a statement made by neighbors, Josh and

Stephanie Patton, that could not be in attendance for today's meeting. She stated that

the neighbors are relatively new homeowners and they wished to formally express a

concern that has become increasingly significant since their purchase. She explained

that these neighbors bought their home due to the quiet, country-like character of the

area and the sense of security. However, since moving in, the neighbors were

disappointed to discover that a large property on the street was operating as a

short-term rental (STR), resulting in a steady turnover of unfamiliar visitors. The

frequent presence of strangers increase traffic and activities inconsistent with the

residential neighborhood, have altered the environment. Blassick read the neighbors'

statement about safety. A constant rotation of unknown guests diminishes that sense

of familiarity and security typically expected in a residential area. Additionally, the

quality of life is hindered, due to the increase in noise, parking congestion, and

elevated traffic levels. This all detracts from the peaceful atmosphere that originally

defined the area. Blassick read that many perspective buyers seek stability and

predictability in a neighborhood, but the presence of a large STR may act as a

deterrent and negatively impact the long-term resale values of surrounding homes. She

stated that long-term residents invest in relationships and stewardship of their

neighborhoods. However, transient occupancy undermines that shared sense of

responsibility. Blassick explained that the ordinance is designed to address the

peripheral affects of a STR. However, this ordinance does nothing to address the

irreconcilable conflict of interest that exists between resident homeowners and the STR

business model. Blassick stated that residents chose this neighborhood to raise their

children and retire due to its safe, tranquil, and cohesiveness, while the STR business

model thrives on flooding neighborhoods with an endless stream of transient, unvetted,

and unfamiliar people. She stated that neighbors believe that these opposing interests

cannot be artificially regulated into compatibility. She asked that the Committee respect

the neighbors concerns and speak to them directly during discussion before any action

is taken on this proposal.

Deanna Davisson, St. Charles, provided a list of several questions for the Committee to

address before taking action on the proposed ordinance. She stated that the

unintended consequence of this ordinance is that it becomes a permission slip for a

limitless number of STRs to open and operate freely throughout the County. She

questioned what hinders private, corporate, and foreign investors from buying up

single-family homes in mass, since the Committee is providing their stamp of approval

to the operation of STRs in residential areas. Lastly, she inquired of the Committee that

if they were in the market to buy a home and had the choice between her home that

sits right next door to a STR, or the same home in a peaceful, quiet neighborhood,

which would they choose? She stated that her home will sit on the market longer than

comparable homes in her area, which will likely require her to lower her asking price, all

to protect the business interest of a absentee property owner who contributes nothing

to the well being of the community. She questioned how this is right that homeowners,

like herself, who build the communities over generations, are forced to subside with

their long-term property value with the profit margins of a STR. She stated that

neighbors are being asked to absorb a significant loss to their quality of life every day

that a STR exists within the community. Additionally, when neighbors leave, they are

being asked to absorb a significant loss to the value of their property.

Kane County Historian, Ken Shepro, provided the Semiquincentennial minute. He

stated that on December 16, 1773, three ships, the Eleanor, the Dartmouth, and the

Beaver, were docked in Boston. There were prevented from unloading their cargo,

which was 340 chests of tea that were shipped by the East Indian Company under a

monopoly granted to bail this company out of impending bankruptcy. Shepro explained

that on the night of December 16, 1776, a meeting was held at the south meeting

house, where a message from the Lieutenant Governor of Massachusetts stated if the

tea was not able to be unloaded by the next day, the ships and the cargo would be

forfeited to the Crown. As a result, Sam Adams stated that this meeting could do

nothing more to save the company and exclaimed to "To the ships, to the ships, to kill

the tea." As a result, a group of Mohawk warriors boarded the three ships, and threw

overboard the 340 chests containing 46 tons of tea that was valued at $9,659 pounds

of sterling. In today's currency, this amounts to $1.8M. This is known as the Boston Tea

Party.

All other public comments were held until the Zoning Petition discussions.

Monthly Financials

Monthly Reports

Chairman Williams stated the monthly report was on file. No additional report

was made.

Building & Zoning Division

A. Building & Zoning Report

Dev. Dir. VanKerkhoff stated the monthly report was on file. He reported that the

Building and Zoning Division is fully staffed. He noted that the Division has continued

receiving large home permits. Additionally, staff has been working with CityView to

have the recently adopted increase in building permit fees ready for implementation on

January 1, 2026.

Zoning Petitions

Petition # 4597 Petitioner: Franco Pelagio

Dev. Building & Zoning Division Mgr. Zine introduced Zoning Petition 4597:

Minor Variance to Special Use - Franco Pelagio. She noted that the owner of the

property is Solis Enterprise, LLC. She stated that this petition has requested a

Minor Variance to the approved site located at 11N323 Brookside Drive, Elgin.

She explained that the Minor Variance request would allow for the construction

of an additional one-story building approximately 80 feet by 40 feet. Zine stated

that the applicant has provided an official Minor Variance Request letter, as well

as a revised site plan for property. She shared several maps and photographs

depicting the location of this property and its surrounding areas. She compared

the 2022 Approved Site Plan versus the 2025 Proposed Site Plan. She

explained that the landowner has requested one additional steel framed building

that would meet all the required setbacks. This building will store outdoor

equipment. Zine reviewed the Petitioner's Minor Variance Request letter. She

shared comments made from the Kane County Zoning District, Water

Resources Department, and the City of Elgin. She explained that the City of

Elgin does not object to the new building, but expressed that the building should

comply with city architectural guidelines found within Section 19.14.700 of the

Elgin zoning ordinance and should plant additional landscaping. Additionally, the

City of Elgin previously requested five indigenous trees and shrubs be placed

around the property. However, this was not implemented during the time of the

Special Use Permit. Therefore, the City of Elgin would like this implemented.

Zine addressed questions and comments from the Committee. Discussion

ensued.

Chairman Williams stated that it would not be appropriate for the County to

request the property owner to adhere to the City of Elgin's architectural

guidelines. Also, he would like the Committee to consider requesting additional

landscaping around the property. Further discussion ensued.

RESULT:

APPROVED BY ROLL CALL VOTE

Alex Arroyo

Mo Iqbal

MOVER:

SECONDER:

Rick Williams, Alex Arroyo, Gary Daugherty, Sonia Garcia, Mo

Iqbal, Michael Linder, Vern Tepe, and Bill Lenert

AYE:

Corinne M. Pierog

ABSENT:

Petition # 4674 Petitioner: CFP IL Bluestem Solar LLC

Chairman Williams recused himself, due to his legal representation of the

Village of Sugar Grove, who has formally objected to this proposed community

solar facility. He stated that Committee Vice-Chairman Iqbal would chair this

portion of the meeting. The Committee had no objections.

Dev. Building & Zoning Division Mgr. Zine introduced Zoning Petition 4674: CFP

IL Bluestem Solar, LLC. She noted that the property owner is Thomas E. Matyas

Revocable Trust. She stated that this petition requested a Special Use Permit in

the F-Farming Zoning District to allow for the development of a commercial solar

energy facility located on approximately 80 acres of property on the south side

of Prairie Street, east of Gordon Road, in Sugar Grove Township. She shared

several maps and photographs depicting the location of the property and the

surrounding areas. She stated this parcel is categorized as Critical Growth

Area/Route 47 Corridor on the 2040 Conceptual Land Use Strategy and as

Resource Management on the 2040 Land Use Analysis. Zine reviewed the

comments made by the City of Aurora, the Village of Montgomery, and the

Village of Sugar Grove. She noted that the Village of Sugar Grove was the only

municipality that objected to this project. She stated that several public

comments were received objecting to this project, as well. She shared the

Village of Sugar Grove's 2023 Comprehensive Plan that shows the property

categorized as Agriculture/Undeveloped and Business Park. Zine reviewed the

proposed commercial solar energy facility site plan. She shared several

measurements from surrounding residential areas to the proposed solar facility.

She shared the property's landscaping/vegetation plan. She reviewed the Fence

Detail that will include a fence of at least eight feet and not more than 25 feet in

height shall enclose and secure the commercial solar energy facility. She shared

the recommended stipulations of the Kane County Water Resources

Department and the Sugar Grove Fire Protection District. Zine reviewed the

results of the EcoCAT Report, NRI Report, Section 7 Consultation, United

States Army Corp of Engineers, Illinois Nature Preserves Commission, Illinois

Department of Agriculture, and the Illinois State Historic Preservation Office.

She shared the Kane County Zoning Board of Appeals' (ZBA) recommended

stipulations. She stated that the ZBA has voted to recommend approval of

Zoning Petition 4674 with the recommended stipulations. She noted that the

Petitioner, Bluestem Solar, presentation for Zoning Petition 4674 for reference.

Zine and Environ. & Water Res. Dir. Wollnik addressed questions and

comments from the Committee. Much discussion ensued.

BlueStem Solar, LLC Representative and lead developer, Gary LaNoce, took

the opportunity to provide context to the local transportation plans. He explained

that there were five municipalities that were notified of this project. He stated

that the Village of Sugar Grove were the only ones to object to the project for

reasons, he believes, are unsubstantiated. The Village of Sugar Grove's primary

objections are that this solar facility would deter future residential development

and future plans of a Gordon Road extension. LaNoce stated that these

objections ignore the market realities for this area. He explained that the road

expansion project has been in the concept phase for over 20 years. However,

BlueStem Solar has made accommodations and has shown that this project will

not impede the future road extension project. LaNoce explained that where there

are definitive plans for extension on the north end, it sits approximately 70 feet

from the property line of the proposed solar facility. He stated that when

BlueStem Solar spoke to the City of Aurora, the original request was to provide

20 feet right-of-way dedication along Prairie Street. They stated that the exact

location is difficult to determine as the extension and the existing right-of-way

would put the Gordon Road extension project on the property to the west of the

solar facility, which aligns with everything that was determined. LaNoce stated

that another road construction challenge is the pond located on the property. He

explained that the Village of Montgomery engineering would not go through the

pond to extend the road. He stated that if the road were to be built, it would be

pushed further west. He explained that BlueStem has continued to make best

efforts with the surrounding villages on this solar facility proposal. He stated that

BlueStem has asked the Villages of Montgomery and Sugar Grove for their

proposal of recommended stipulations, but none have been submitted. He

explained that this proposed solar facility project would not hinder the future

road concept.

County Board

RESULT:

MOVED FORWARD BY ROLL CALL VOTE

County Board

Alex Arroyo

TO:

MOVER:

SECONDER:

Michael Linder

Alex Arroyo, Gary Daugherty, Sonia Garcia, Mo Iqbal, Michael

Linder, and Vern Tepe

AYE:

Bill Lenert

NAY:

Corinne M. Pierog

Rick Williams

ABSENT:

RECUSED:

Property Code Enforcement Division

Monthly Report

Property Code Enforcement Officer Mall stated the monthly report was on file.

He noted that the Property Code Enforcement Division is fully staffed. He stated

that he has prepared a statistical monthly report that has been attached to the

agenda packet. Additionally, a detailed monthly report was emailed to all

Development Committee members.

Amending Chapter 2 (Administration), Article IX (Administrative Adjudication),

Section 2-320 (Adoption of System of Administrative Adjudication) and Chapter

7 (Business and Commercial Regulations) of the Kane County Code to Provide

for Regulation of Short-Term Rentals in Unincorporated Areas of Kane County

Dev. Dir. VanKerkhoff introduced this ordinance. He stated that a new Exhibit A

has been drafted for the proposed ordinance requiring licensing for short-term

rentals (STR) that would replace the original one found in today's agenda

packet. He explained that the new Exhibit A is the result of additional revisions

from Committee Member Iqbal, himself, and the State's Attorney's Office (SAO).

He stated that the additional revisions continue along the lines of licensing

requirements and restrictions to contain and restrict some of the concerns

shared by staff and neighbors to enforce as close to a regular single-family

occupancy, as possible. He noted that a moratorium or a ban of STRs would be

an entirely different ordinance. He explained that some of the changes added

since the last draft are a refinement on the parking restrictions and the

information needed to be provided for the licensing. VanKerkhoff and ASA Ford

addressed questions and comments from the Committee. Much discussion

ensued.

(Committee Member Daugherty left at 11:34 a.m.)

Committee Vice-Chairman Iqbal requested information on long-term rental

regulations that the County could enforce. ASA Ford complied. Further

discussion ensued.

Chairman Williams stated that the County's Special Event Permit ordinances

should be looked into to regulate the size of events at STRs.

KC Executive Committee

RESULT:

MOVED FORWARD BY ROLL CALL VOTE

KC Executive Committee

Michael Linder

TO:

MOVER:

SECONDER:

Alex Arroyo

Rick Williams, Alex Arroyo, Sonia Garcia, Mo Iqbal, Michael

Linder, Vern Tepe, and Bill Lenert

AYE:

Gary Daugherty, and Corinne M. Pierog

ABSENT:

Amending Chapter 15 (Nuisances and Property Maintenance) of the Kane

County Code Pertaining to Noise

Dev. Dir. VanKerkhoff introduced this ordinance. He explained that a number of

years ago, revisions were proposed to this ordinance, but were found to be

complex. While looking into best practices from other municipalities and

counties, he stated that there has been more effective enforcement based on

more simple decibel levels for daytime and nighttime. He explained that the

revisions made to Kane County's ordinance were based off of those ordinances

and was simplified for the Sheriff's Office to enforce it. This ordinance repels or

removes the current section on noise found in Chapter 15 of the Kane County

Code. It replaces the former ordinance's Appendix A based on decibel levels.

Chairman Williams stated that the current ordinance refers to the noise as loud

and ruckus, which is not a standard that is easily defended in court. Therefore,

this revision would provide specific standards during the daytime that is defined

as 7:00 a.m. to 10:00 p.m.. The noise from a property cannot exceed 65

decibels as measured from the property line. Additionally, it would provide

standards during nighttime that is defined as 10:00 p.m. to 7:00 a.m.. The noise

from a property cannot exceed 55 decibels from the property line. VanKerkhoff

addressed questions and comments from the Committee. Discussion ensued.

KC Executive Committee

RESULT:

TO:

MOVED FORWARD BY ROLL CALL VOTE

KC Executive Committee

Michael Linder

Mo Iqbal

MOVER:

SECONDER:

Rick Williams, Alex Arroyo, Sonia Garcia, Mo Iqbal, Michael

Linder, Vern Tepe, and Bill Lenert

AYE:

Gary Daugherty, and Corinne M. Pierog

ABSENT:

Amending Chapter 15 (Nuisances and Property Maintenance) of the Kane

County Code to Declare Trespassing a Public Nuisance

Dev. Dir. VanKerkhoff introduced this ordinance. He stated that the exhibit

attached to this ordinance is incorrect and should be replaced with the one

provided at today's meeting. VanKerkhoff and ASA Ford addressed questions

and comments from the Committee. Discussion ensued.

KC Executive Committee

RESULT:

TO:

MOVED FORWARD BY ROLL CALL VOTE

KC Executive Committee

Michael Linder

MOVER:

Alex Arroyo

SECONDER:

Rick Williams, Alex Arroyo, Sonia Garcia, Mo Iqbal, Michael

Linder, Vern Tepe, and Bill Lenert

AYE:

Gary Daugherty, and Corinne M. Pierog

ABSENT:

Planning & Special Projects

Monthly Report

Planning Division Mgr. Toth stated that monthly report was on file. No additional

report was made.

10.

11.

12.

13.

Subdivision

None.

Environmental Resources

None.

New Business

None.

Reports Placed On File

RESULT:

MOVER:

APPROVED BY UNANIMOUS CONSENT

Michael Linder

14.

15.

Executive Session (if needed)

None.

Adjournment