Government Center

719 S. Batavia Ave., Bldg. A

Geneva, IL 60134

Kane County

KC County Development

Committee

Meeting Minutes

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

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

Pierog (County Chair)

Tuesday, April 15, 2025

10:30 AM

County Board Room

Call To Order

Chairman Williams called the meeting to order at 10:41 AM.

Roll Call

Board Member Rick Williams

Board Member Alex Arroyo

PRESENT

Board Member Dale Berman

Board Member Sonia Garcia

Board Member Michael Linder

Ex-Officio County Board Vice Chair Bill Roth

Board Member Gary Daugherty

Board Member Mo Iqbal

Ex-Officio (Transportation Chairman) Vern Tepe

Ex-Officio (Forest Preserve President) Bill Lenert

Ex-Officio County Board Chair Corinne M. Pierog

REMOTE

ABSENT

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

VanKerkhoff & staff Zine, Mall, Diaz, Garcia; OCR Asst. Dir. Beck; Environ. & Water

Res. Dir. Wollnik & staff Orlik; ASA O'Brien; KDOT Asst. Dir. Nika; 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 if there were any objections to Committee Member Daugherty and Iqbal

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

Approval of Minutes: March 18, 2025

RESULT:

MOVER:

APPROVED BY UNANIMOUS CONSENT

Alex Arroyo

Public Comment

All public comments were held until the Zoning Petition and Planned Unit Development

(PUD) discussions.

Monthly Financials

Monthly Finance Reports

Chairman Williams stated the monthly financial reports were on file. No

additional report was made.

Building & Zoning Division

A. Building & Zoning Report

Dev. Dir. VanKerkhoff stated the monthly Building and Zoning Report was on file. He

reported that the department is fully staffed, which has helped with the increase in

permit activity. Numerous large, single family home permits have been submitted. Staff

expects this to continue through the spring months.

Zoning Petitions

Petition # 4654 Petitioner: Robert McNeill on behalf of Rutland East Solar Farm,

LLC

Zoning Planner Zine introduced Zoning Petition 4654: Robert McNeill on behalf

of Rutland East Solar Farm, LLC. The property owner is Home State Bank

National Association, Trust Manager John Milne, Trust #3091. This petition has

requested a Special Use Permit in the F-Farming Zoning District to allow for the

development of a commercial solar energy facility. The subject property contains

approximately 40 acres located at 16N845 Reinking Road, Hampshire, Rutland

Township. Zine provided a location map of the property. She stated that this

property is categorized as Critical Growth Area/Rt. 47 Corridor on the 2040

Conceptual Land Use Strategy and Commerce/Employment on the 2040 Land

Use Designation. She shared the 2040 Land Use Analysis and KC Zoning

maps. Zine provided the proposed site plan of the commercial solar energy

facility. She reviewed the setback requirements for the solar facility. She shared

that racking structure detail, fence detail, and landscaping/vegetation screening

plan. She reviewed the recommended stipulations from the Kane County Water

Resources Department and the Pingree Fire Protection District. Zine shared the

EcoCAT Report conducted by the Illinois Department of National Resources

(IDNR). She reviewed the Resource Preservation Review, NRI Report, and the

Section 7 Consultation. The property is deemed prime farmland and received a

LESA score of 68, which placed it in the Low Protection category. Zine listed the

additional reviews and analysis that was conducted on the property. She

reviewed the recommended stipulations that the County has set for this

proposed solar facility. (Committee Member Berman arrived in-person at 10:54

a.m.) Zine stated that the Village of Pingree Grove and Village of Hampshire

submitted correspondence in opposition of this proposed solar facility. She

shared the Comprehensive Plan Map of the solar facility's location. Zine stated

that the Zoning Board of Appeals (ZBA) recommended approval of this Special

Use Permit with the additional recommended stipulation that vegetation screen

be added to the south side of the site between the perimeter of the panels and

flood plain.

Petitioner's attorney, Robert McNeil, explained that the planned project consists

of approximately 43+ acres. The plan has accommodated the proposed right of

way on Sandwald Road. McNeil explained that Rutland East Solar Farm, LLC

has developed a site plan that is consistent with the State of Illinois guidelines.

Additionally, they have worked with County staff and adjacent fire departments

to produce their requirements. At the Zoning Board of Appeals meeting, the

property owner stated he has had this property available for development for

several years. However, many plans fall through due to the lack of utilities.

Rutland East Solar Farm, LLC has adjusted the site plans to accommodate any

future development along the IL Route 47 corridor. McNeil stated that this

project would not interfere or have any adjacency to the Big Timber Road and IL

Route 47 intersection. Lastly, the site plan has been adjusted to allow a

significant area for development along the IL Route 47 frontage. McNiel

addressed questions and comments from the Committee.

Dev. Dir. VanKerkhoff noted that this Zoning Petition and the following are

similar and across the street from one another.

Hampshire Assistant Village Manager, Mo Khan, explained that the Village

submitted a resolution and a letter objecting Zoning Petitions 4654 and 4655. As

the plan states, the development would occur in Hampshire's planning

jurisdiction area. Additionally, the Kane County 2050 Comprehensive Plan has

dedicated the land as critical growth area. The proposed solar farm is not

consistent with either of those plans. Kahn spoke on the longevity of a solar

farm, lasting approximately 30 years. He explained that the development of the

solar farm will derail development within this area. He stated if the Development

Committee does recommend approval, the Village of Hampshire will request a

time limit be included in the Special Use Permit.

Lane Bernidge, Hamphire, explained that he has owned a nearby farm for 47

years. His family heritage in Kane County dates back to 1840. Using a map, he

described the location of his property. He noted that his property has a 300

pound gas main. He stated that is another pipeline that runs south of Sandwald

Road. Overall, Bernidge asked the Committee what is the future plan. He shared

an advertisement of a proposed solar facility that was sent to him through the

mail for his property. He asked if solar fields will be cover all open fields

throughout the County. He requested the Committee ask themselves what they

think Kane County will look like in the future. Bernidge explained that he has

heard Pingree Grove would be outside the proposed solar farm, but he believes

it borders one side of the property. He spoke on the location of this proposed

solar facility and how it is visible in numerous directions that span over

surrounding villages. He referenced statistics regarding solar facilities. He

explained that Big Timber Road has three new schools that have been built and

another one has been proposed. This has caused an influx in traffic, which has

involved more accidents. Bernidge spoke on the water drainage located on the

proposed solar farm property. He wondered if he will be staring at solar panel

junk in the future. He questioned the removal of the solar infrastructure. He

spoke on financial issues that other solar establishments have had. He shared

numerous issues that have come about with the installation of solar facilities in

the are. Bernidge asked about the quality of life Kane County wants to have now

and in the future. He noted that his comments are for both listed Zoning

Petitions. The only difference is the location of the gas main.

The Committee voiced their questions and comments.

County Board

RESULT:

MOVED FORWARD BY ROLL CALL VOTE

County Board

Alex Arroyo

TO:

MOVER:

SECONDER:

Sonia Garcia

Rick Williams, Alex Arroyo, Dale Berman, Gary Daugherty, Sonia

Garcia, Mo Iqbal, and Michael Linder

AYE:

Vern Tepe, Bill Lenert, and Corinne M. Pierog

ABSENT:

Petition # 4655 Petitioner: Robert McNeill on behalf of Rutland West Solar Farm,

LLC

Zoning Planner Zine introduced Zoning Petition 4655: Robert McNeill on behalf

of Rutland West Solar Farm, LLC. She noted that she will focus primarily on the

site plan of this proposed commercial solar facility due to the majority of

information being the same as the previous petition. She stated that the property

owner is Home State Bank National Association, Trust Manager John Milne,

Trust #3091. This petition has requested a Special Use Permit in the F-Farming

Zoning District to allow for the development of a commercial solar energy facility.

This property contains approximately 60 acres located west of Reinking Road,

south of Big Timber Road, and north of Eakin Creek. Zine provided the

proposed site plans: Version One and Two. The revised site plan shows the

reduction of the system's footprint, decrease land usage, and access

adjustments. Zine noted that the setbacks remained the same. She shared the

racking structure detail, fence detail, and landscaping/vegetation plan of the

proposed solar facility. She reviewed the recommended stipulations from the

Kane County Water Resources Department, Rutland Township, and Huntley

Fire Protection District. Zine shared the results of the EcoCAT Report, Resource

Preservation Review, NRI Report, and Section 7 Consultation. She stated that

the Village of Pingree Grove and Village of Hampshire submitted

correspondence opposing this petition. She shared maps depicting the location

of the proposed solar facility. The Zoning Board of Appeals (ZBA) has

recommended approval of this petition.

Petitioner's attorney, Robert McNeil, stated there are a few items that are

different for this property, than the previously mentioned Zoning Petition. He

noted that the original site plan for this property was much larger. He explained

that in response to Pingree Grove's and Hampshire's concerns on possible

commercial development, the site was reduced by approximately two-thirds.

This will allow the villages to utilized the land that is closer to the intersection of

Route 47 and Reinking Road. McNeil explained that the access roads will be

adjusted during the permit process. He addressed the comments made about

the gas main. As part of the due diligence on the project, Rutland West Solar

Farm, LLC, has contacted Buckeye Partners, which is the managing

organization for this pipeline, The project has undergone an Encroachment

Review Process, in which the project was signed off on with certain conditions

that must be met during the construction process. McNeil noted that access to

the pipeline will remain preserved and will not be damaged. He addressed the

drainage comments. Within the proposed plan, there is a preliminary Drain Tile

Mitigation Plan. The petitioner has committed to conduct a complete drain tile

survey of both sites. Any drain tiles that need to be replaced or be repaired will

be done during construction. During the decommissioning of the site, the

petitioner is obligated to do the same. Lastly, McNeil explained that a preliminary

Decommissioning Plan was submitted that depicts estimates and the details of

deconstruction. Discussion ensued.

County Board

RESULT:

MOVED FORWARD BY ROLL CALL VOTE

County Board

Alex Arroyo

TO:

MOVER:

SECONDER:

Michael Linder

Rick Williams, Alex Arroyo, Dale Berman, Gary Daugherty, Sonia

Garcia, Mo Iqbal, and Michael Linder

AYE:

Vern Tepe, Bill Lenert, and Corinne M. Pierog

ABSENT:

Property Code Enforcement Division

Monthly Report

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

He introduced Property Code Administrative Assistant Britny Garcia and

Property Code Enforcement Inspector Santos Diaz. He noted that an email was

sent to County Board members that included an introductory letter and report.

This will be sent on a monthly basis. Mall explained that the report will have a

summary of all property code issues that are happening in individual districts. He

welcomed any questions or feedback on this new report.

Planning & Special Projects

Monthly Report

Dev. Dir. VanKerkhoff stated the monthly Planning and Special Projects Report

was on file. No additional report was made.

10.

Subdivision

PUD Adjustment 5N160 IL Rte. 25

Environ. Mgmt. Tech. Orlik presented the Minor Adjustment Planned Unit

Development (PUD) at 5N160 IL Route 25. She stated that the adjustment of

the PUD site plan was approved on December 11, 2018 as Zoning Petition

4483. This four-acre parcel is located in St. Charles Township. The proposed

changes/additions to this parcel will occur in two separate phases. Orlik

explained that a PUD is a zoning classification, in which the property uses do not

fit any other type of zoning. She stated that the PUD is controlled by the owner's

site plan. However, any adjustments to the site plan needs to be approved by

the Development Committee. Orlik explained that Phase One would include an

addition of a garage to the established private residence and the revision of the

location of patios and walkways. Phase Two would include the addition of a

recreational vehicle (RV) garage and a revision to the location of patios, drives,

and walks. Orlik shared photographs of the location of the parcel and the zoning

of surrounding properties. She reviewed the previously approved site plan and

zoning versus the revised site plan of proposed improvements. She noted that

Phase One would occur immediately after approval. Phase Two currently does

not have a set timeline. Orlik stated that Technical Staff has recommended

approval of this Minor Adjustment with the following conditions: this amendment

will not increase density or reduce open space, has been reviewed by the

adjoining neighbors and jurisdictional entities, been executed in conformance

with Section 19-143 of the Subdivision Ordinance, and meet the Plat Officer's

conditions. She noted that adjoining neighbors feel that these additions/changes

will not contribute to the neighborhood/community. Neighbors have voiced their

concerns on truck traffic at all hours, reduction in property values, and the

possibility of the established storage lot expanding into the residential area of

the property.

Matt Johnson, St. Charles, stated he lives across Route 25, north of Norton

Creek. He explained that from his property he can see the cell phone towers that

are located on the mentioned property. He understands that owners should be

able to use their property as wanted. However, surrounding neighbors need to

be taken into consideration. The property currently stores trucks and machinery

that are very loud. Johnson explained that his view from his property is trailers

and recreational vehicles (RVs). The fence that was put in to help with the

screening does not help. Johnson spoke on the location and population of the

small neighborhood. Lastly, Johnson stated that this neighborhood does not

need more traffic. This will create an unsafe, ugly, and loud neighborhood. This

property is unappealing to see as you enter the neighborhood. Johnson spoke

on the reduction in neighbor's property values. He voiced his opposition to this

development.

Cecilia Lee, St. Charles, explained that the natural foliage around the property

was removed when the RV storage was developed. She spoke on the increase

in commercial traffic within the small neighborhood. She voiced her confusion on

the rezoning, if the property is being utilized for residential. Lee addressed the

decrease in foliage around the property. She voiced her opposition to this

development.

(Committee Chairman Williams left at 11:44 a.m.) (Committee Co-Chairman

Berman chaired the remainder of the meeting.)

Mike Pegahi, St. Charles, explained that back in 2018, there were several

neighbors who voiced their opposition against the upgrades and rezoning.

Unfortunately, the neighbors' concerns were not taken into consideration.

Pegahi explained that he has voiced his concerns on the noise pollution, air

pollution, and water pollution for approximately seven years. He stated that the

owner of the property does not have respect or regards for the environment or

the neighbors. He explained that the property owner destroyed the all the lilac

trees that were located down Brookwood Road and Lilac Avenue. The trees that

were cut down on Lilac Avenue were on County property, but no consequences

were dealt for this. Pegahi fears that this destruction will continue. He explained

that this site has created an ugly view and natural resource pollution. He passed

out photographs of the property comparing the before and after aesthetics.

Pegahi spoke on his and neighbors' devastation when foliage was removed. He

requested that the Committee make amendments to this adjustment that would

implement fines if another tree is cut down on County property, regulated hours

of operation, and prohibit the owner from applying weed killer on his property.

Pegahi noted that this adjustment is not a good idea and the Committee should

not make the same mistake twice.

Stephanie Ellenwood, St. Charles, mentioned that she lives kitty corner to the

mentioned property. She explained that everyday she views this unpleasant site.

Her kitchen window views the property's fence and stored trailers. Ellenwood

spoke on her suspicion on the use of the residential area of the property. She

questioned the purposes of these proposed adjustments. She wondered what

else would come to the property if this adjustment is approved. She stated that

this property is making the neighborhood look like garbage.

Vanessa Jansky, St. Charles, mentioned that she is a neighbor of this property

and utilizes the storage area for her boat. She spoke on the increased traffic

from this property that utilizes her driveway to turn around. She voiced that the

traffic has become overwhelming for the neighborhood. She spoke on her fears

of living by a cell phone tower and the added fear of random people roaming the

storage area of the property. Jansky spoke on the six-car garage. She is

confused on the need for this when the property already is a storage facility. She

spoke on the development of an office. If the owner plans to live on the property,

the office should be located at the storage unit. Jansky spoke on the proposed

RV garage. She questioned if this property would be used for residential

purposes.

Karen Balzonto, St. Charles, explained she moved here about three years ago

because she wanted to be part of a riverfront neighborhood. She noted that the

neighborhood has very old trees and is a beautiful area, minus the mentioned

property. She stated that the property owner does not live at the property. She

spoke on the proposed improvements that were referenced in the site plan. She

questioned the use of the proposed six-car garage. She stated that the owner's

developments do not fit with someone wanting to build a dream home. Balzonto

stated that the owner has not lived on this property since she has moved there.

She spoke on the removal of trees. She voiced her distrust that this will be a

residential development, but rather a commercial development. She spoke on

the increased traffic on the two roads that lead into the neighborhood.

Theresa Delee, St. Charles, explained that she has lived adjacent to the

mentioned property on Oak Lane and Lilac Avenue for 12 years. She voiced her

support on the property owner's continued improvements to his personal

property. She stated that both the business and residential properties have been

maintained and she has had no issues. If issues aspire, the owner is the kind of

person that will address neighbors' concerns. Delee explained that surrounding

neighbors are voicing their opposition on things that have already been

established, rather than the adjustments that were presented today. She

explained that the owner would like to construct a garage on his personal

property and it is no ones business as to why he is moving into the property.

Doreen Anderson, St. Charles, stated that the Committee has received her

written statement that she referenced for today. She explained that on Friday,

April 4, 2025, she noticed a post on social media containing the information

which was provided to the adjacent parcel owners of this agenda item. For

years, Anderson wanted to learn how St. Charles Township Unincorporated

PUDs come about. She researched this parcel's to PUD process leading up to

today. While learning, she reviewed the County's Geographical Information

System (GIS) and Google maps, the tax records, and previous County agenda

petitions, items, and minutes. After reviewing these materials, Anderson had a

good understanding of the parcel's history from 2018 to current. In fall of 2018 to

January 2019, the petitioner spilt the property into two parcels. During this time,

the petitioner purposely laced the two-car garage that was used for the home

into the conditional use portion of the PUD. Then a fence was installed around

the conditional use area prohibiting access to the two-car garage. Anderson

explained that two of the conditions for the PUD were that all vehicles parked at

the facility are appropriately tagged, titled, operable, and insured. She reviewed

all of today's proposed property additions and changes. On the proposed plan,

there are seven green triangles that represent 3,867 square feet. Two of the

seven are building additions and a 20x20 concrete pad. The remaining five that

equal 3,114 square feet have not been identified in this submittal. Anderson

stated that 3,114 square feet can fit up to 13 vehicles. She stated that

perception is reality when managing properties. Her perception of this request is

that it does not make sense. She stated that logic and reasoning is used for all

projects, especially with a significant investment. When looking into the business

side of the property, Fox 25 Storage. Anderson explained that the business is

not registered with the State of Illinois and Kane County records do not allow for

searches of "Doing Business As" (DBA) files. While conducting AirBnB rental

opportunities for this property, she found that the host and phone number match

that of this property's owner. The host's address is listed in South Haven,

Michigan. Anderson found this interesting. All her findings were submitted to the

Committee via email on April 13, 2025.

Property owner, Terry Masterson, stated that his other businesses have nothing

to do with this matter. He explained that he has owned this property for 25 years.

He mentioned that he loves and enjoys nature. He would have not cut down

trees if it wasn't needed to install the fencing. He wants to provide clarity to his

neighbors. He explained that he owns the ranch house on the property and

would like to build a garage for it. Once the construction is completed, his family

plans to move into the home. Masterson addressed the established storage

property. He noted that semi-trucks are not allowed on his property. There is a

curfew of sun up, sun down. This is broken on emergent occasions. Masterson

explained that at the property there is an electric gate that records those coming

in and out. Over the last five days, he saw that trucks were coming and going

starting at 7:30 a.m. and ending at 8:30 p.m. Masterson addressed a fence

being installed around the entire property. He stated that it is up to him if he

wants to install the fence, or not. He spoke on the neighbors' views of the

upkeep of the property. He addressed the condition of the property when he

bought it. He spoke on the improvements that he has made. Masterson

addressed the Phase Two developments. He stated that there are no set plans

in place to move further on these, and that they are listed in the PUD as

potential developments. His current plan is to move into this property and

establish residence.

Dev. Dir. VanKerkhoff spoke on the County's PUD Ordinance. He explained that

the ordinance is a combined aspect of the Zoning Ordinance and Subdivision

Ordinance. In this case, the minor adjustment process is being used because of

how the owner wants to develop the residential area with the addition of a

garage. This is considered a minor adjustment under the PUD Zoning.

VanKerkhoff pointed out that the petitioner is applying for a garage addition and

this adjustment to continue to use parcel one for his personal residential use. If

there are future plans to rent out garage space, the owner would be in violation

of the zoning for that particular property. Orlik addressed questions and

comments from the Committee. Much discussion ensued.

RESULT:

APPROVED BY ROLL CALL VOTE

Alex Arroyo

MOVER:

Sonia Garcia

SECONDER:

Alex Arroyo, Dale Berman, Gary Daugherty, Mo Iqbal, and

Michael Linder

AYE:

Rick Williams, Vern Tepe, Bill Lenert, and Corinne M. Pierog

Sonia Garcia

ABSENT:

AWAY:

11.

12.

13.

Environmental Resources

None.

Water Resources

None.

Office of Community Reinvestment

OCR Quarterly Report

OCR Asst. Dir. Beck provided the Office of Community Reinvestment's Quarterly

Report. He explained that the Community Division oversees multiple federal funding

sources for housing community development activities. Those funding sources go from

the Division to three different areas: Affordable Housing, Community Development, and

the homelessness programs. Under the Affordable Housing funding, the Kane County

Office of Community Reinvestment (OCR) is currently overseeing four rental projects.

Additionally, staff is overseeing the redevelopment of seven different homeownership

units. These programs have been around for approximately 10 to 15 years. Beck

addressed the Community Development funding. Currently, staff is overseeing a street

replacement project in the Village of Maple Park. Additionally, staff is working on

providing for 2025 funds through the yearly allocation process. The office released the

Notice of Funding in January 2025. Funding applications were due in March 2025. The

County received two applications for neighborhood infrastructure projects. One for the

Village of North Aurora and another for the Village of Carpentersville. Final approval for

these projects will be presented to the County Board in July 2025. Beck addressed the

homeless and homeless prevention programs. He stated that seven Kane County

human care agencies will receive $3.2M. He addressed the Housing Stability Fund,

which was established to make funding available for local service agencies to provide

housing counseling. Currently, staff is working with five organizations. He addressed

the Re-Housing Assistance Program. This program is aimed to help those who are

experiencing homelessness or housing instability. Staff has been working with 27

households through this program. Beck addressed the Homeless Prevention Program.

Since the County received these funds, staff has assisted 1,170 households. This

program will be ending in September 2025 when federal funding expires. Beck

explained staff is working on the annual Housing and Urban Development (HUD)

approval process. Staff has been working with consultants to provide the data for the

2025 Consolidated Plan. This plan will be available to the Committee in June. Lastly,

OCR will complete an annual report for HUD. Staff is compiling data of what the office

has done long-term. Since the 2014 program year, OCR has assisted 122 households,

completed the redevelopment of 70 single-family homes, and assisted in financing 408

affordable housing for workforce development. Beck provided additional data of how

the office has assisted Kane County residents. Beck addressed questions and

comments from the Committee.

14.

New Business