DeKalb County Planning, Zoning & Development Committee met Feb. 25.
Here are the minutes provided by the committee:
The Planning, Zoning, & Development Committee of the DeKalb County Board met on February 25, 2026 at 6:30 pm in the DeKalb County Administration Building, Conference Room East, in Sycamore, Illinois. In attendance were: Committee Members: Tim Bagby, Patrick Deutsch, Rhonda Henke, Laura Hoffman, Rebecca Johnson, Terri Mann-Lamb, and Chris Porterfield; and Community Development Department staff: Derek Hiland and Marcellus Anderson. Also, in attendance were: County Board Member Roy Plote; Chase Lyon, representing Leeward Renewable Energy; Tyler Morris, representing USS Heavenscent LLC; Attorney Kyle Barry; Greg Millburg, manager of the DeKalb County Farm Bureau; and, John Lyon.
Call to Order / Roll Call
Mr. Bagby, the Planning, Zoning, & Development Committee Chair, called the meeting to order. Mr. Deutsch and Ms. Henke arrived shortly after the meeting began.
Approval of Agenda
Committee Action: Ms. Mann-Lamb moved to approve the agenda, seconded by Mr. Porterfield, and the motion carried unanimously.
Approval of the Minutes of the September 24, 2025 Planning, Zoning, & Development Meeting
Committee Action: Ms. Johnson moved to approve the minutes of the September 25, 2025 meeting, seconded by Ms. Mann-Lamb, and the motion carried unanimously.
Public Comments
(None)
Ordinances
Ordinances O2026-XX – Ordinance Approving a Special Use Permit to develop and use a private airstrip on property located both in DeKalb and Kane Counties at 10828 County Line Road Big Rock, Illinois, in Squaw Grove Township. The property is zoned A-1, Agricultural District. (Petition SQ-25-23)
Committee Action: Ms. Johnson moved to recommend approval of the petition, with conditions, seconded by Ms. Mann-Lamb.
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Mr. Hiland informed that William & Kari Dunteman, the owners of property located on the west side of East Countyline Road, in Squaw Grove Township, are requesting to install and operate a private, grass vegetative airstrip on the subject property. The subject property is zoned A-1, Agricultural District. The required public hearing for the Special Use Permit was conducted by Hearing Officer Dale Clark on January 15, 2026. Mr. Clark has made his findings of fact and recommended that the Special Use Permit be granted with conditions.
Mr. Bagby inquired as to what would happen to the request if Kane County decided not to approve the elements of the project to be located in their county. Mr. Hiland noted that Mr. Dunteman had indicated that they could readjust to airstrip to be solely in DeKalb County.
Mr. Porterfield inquired as to whether any warning signage was required for the airstrip. Mr. Hiland responded that he did not know the answer. He then noted that the Duntemans were unable to attend the Committee meeting, so could not answer the question. Mr. Hiland noted that the Federal Aviation Administration (FAA) had requirements for airstrips, and that they may have some requirements. County Board member Roy Plote (who was also in attendance) noted that based on his experience he did not believe that a sign was required.
Ms. Henke related some of the information she heard at the public hearing.
Committee Action: A voice vote was had on the motion to recommend approval, with conditions, of the petition, and the vote passed unanimously.
Ordinances O2026-XX – Ordinance Approving a Map Amendment (Rezoning) to establish a new Planned Development Residential (PDR) ordinance for the 16.32-acre property located on the south side of Derby Line Road, approximately 350 feet west of Lincoln Road and immediately northwest of the airstrip located in the Aero Lake Estates subdivision, in Genoa Township, in order to use the property as a residential lot. (Petition GE-26-01)
Committee Action: Mr. Deutsch moved to recommend approval of the petition, with conditions, seconded by Ms. Mann-Lamb.
Mr. Hiland gave a brief overview of the history of the subject property, which was to be Phase 5 of the Aero Lake Estates subdivision. He explained that Benjamin Koppie was seeking to acquire the subject property, but that in lieu of developing the previously approved twelve (12) residential lots, Mr. Koppie, was proposing to develop the property as one residential lot, which will contain one single-family residence, with several accessory structures. Mr. Hiland explained that in order to utilize the property as proposed, Mr. Koppie was seeking a map amendment to the current zoning to establish a new PDR ordinance that would allow for the proposed change in use of the property. The required public hearing for the Map Amendment was conducted by Hearing Officer Dale Clark on January 15, 2026. Mr. Clark has made his findings of fact and recommended that the Map Amendment be granted with conditions.
The Committee had a brief discussion with Mr. Hiland, in which he clarified what the subject property would look like if approved.
Committee Action: A voice vote was had on the amended motion to recommend approval, with conditions, of the petition, and the vote passed unanimously.
Ordinances O2026-XX – Ordinance Approving a Special Use Permit to establish and operate a 2-megawatt commercial solar facility on approximately 16-acres of the approximately 22- acre property located on the northeast corner of the intersection of Barber Greene and Fenstermaker Roads, in Cortland Township. The property is zoned A-1, Agricultural District. (Petition CO-26-02)
Committee Action: Mr. Porterfield moved to recommend approval of the petition, with conditions, seconded by Ms. Mann-Lamb.
Mr. Hiland informed the Committee that USS Heavenscent Solar, LLC was proposing to construct and operate a commercial solar facility on 16-acres of the 22-acre subject property, which is located at the corner of Barber Greene and Fenstermaker Roads. He noted that the required public hearing for the Special Use Permit was conducted by Hearing Officer Dale Clark on January 15, 2026. Mr. Clark has made his findings of fact and recommended that the Special Use Permits be granted with conditions.
Mr. Porterfield inquired whether this site was the one that was seeking an easement along Barber Greene Road, to hookup by the County Highway Department Facility. Mr. Hiland responded that was a different project closer to the airport.
Ms. Hoffman inquired as to whether there was someone living in the house to the east of the site. Tyler Morris, representing USS Heavenscent Solar, replied that the house in question belonged to the owner of the subject property.
Mr. Bagby questioned that some of the language in the proposed Decommissioning Plan did not seem to match up with what he remembered from the County’s ordinance. Mr. Hiland explained that when the State adopted statewide regulations for commercial solar facilities in 2023, one of things it did was to obligated the counties to having their decommission plan requires match those located in the Agricultural Impact Mitigation Agreement (AIMA). Ms. Johnson inquired as to the year deconstruction would occur. Mr. Morris responded that the site had a 20-year lease, with up to four 5-year extensions possible. He then described the decommissioning plan elements. Mr. Bagby inquired about the decommissioning cost estimate. Mr. Tyler elaborated on the decommissioning process as a whole.
Mr. Deutsch asked if they had addressed any drainage issues with the adjacent landowners. Mr. Morris noted that as part of the Site Development Permit process, they will have to do a full drain tile investigation. He explained that they planned on talking to the adjacent landowners about knowledge of drainage in the area. He also noted that they were required to fix any drainage problems they may create.
Mr. Bagby inquired as to whether any piledriving done may cause damage on adjacent properties, and to what extent would the company be liable for such damages. Mr. Morris responded that he did not believe their activities would cause any damage to occur on adjacent properties, but reiterated that they would be responsible for any damage they may cause.
Ms. Mann-Lamb noted that, at the public hearing, Ron Fenstermaker questioned the accuracy of the statement that the facility could provide energy for 400 homes, and questioned whether these homes be able to use the energy from the project if there was an energy shortage. Mr. Morris explained that sites like this, whether wind or solar, produce electricity, that is then supplied to the power grid, and that the utility company controls where the power in the grid actually goes. He noted that the calculation of 400 homes was just a rough estimate used to compare the site to other electricity generating facilities, and explained how the such estimates were developed.
Ms. Hoffman inquired about the “opportunity to opt in” mentioned on flyers people receive in the mail. Mr. Morris explained how subscribing to a community solar site works, and how it benefits a subscriber.
Ms. Hoffman inquired about ponding frequency, and wondered if it would be an issue or could cause a short. Mr. Morris elaborated on the efforts they take to protect the system from any potential standing water, and their efforts to not do anything to affect the drainage of the site.
Mr. Johnson inquired as to the location of the interconnection point of the facility. Mr. Morris noted that it was in the southeast corner of the site. Mr. Bagby inquired as to why the County asks that the poles run parallel to the roadway. Mr. Hiland explained the reasoning behind this requirement. Mr. Plote also noted that having the poles parallel to the roadway was beneficial for the movement of farm equipment.
Committee Action: A roll call vote was had on the motion to recommend approval, with conditions, of the petition, and the vote passed unanimously.
Resolutions
Resolution R2026-XX — Resolution Adopting the Central South Branch Kishwaukee River Watershed-Based Plan as an amendment to the Stormwater Management Plan for DeKalb County, Illinois.
Resolution R2026-XX — Resolution Adopting the Lower Little Rock Creek Watershed Based Plan as an amendment to the Stormwater Management Plan for DeKalb County, Illinois.
Committee Action: Mr. Porterfield moved to recommend approval of both Resolutions, seconded by Ms. Henke.
Mr. Hiland explained the history and development of both Watershed Plans. He also highlighted the DeKalb County Stormwater Committee’s goal to eventually develop stormwater plans for all parts of DeKalb County, and the website containing information about the watershed plans that have been developed so far. He noted that he was bringing these plans forward for County Board consideration.
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Mr. Bagby noted that these plans take a considerable amount of time and commitment to develop. He pointed out that the plans contain recommendations, not mandates, and that they contain best practices. He also noted the steps communities can take to help.
Mr. Deutsch inquired whether these plans put any restrictions on tiling for farmers. Mr. Bagby replied that they did not.
Committee Action: A voice vote was had on the motion to recommend approval of both Resolutions, and the vote passed unanimously.
Considerations
Update on Wind, Solar, and Battery Energy Storage Systems
Mr. Hiland informed the Committee that in January of this year, the State had adopted an update to its statewide standards for commercial wind and solar facilities, and had also adopted statewide standards for energy storage systems. He noted that the County would need to update its codes to come into compliance with the new statewide standards by June 1st.
Old Business
Resolution R2026-XX — Resolution Approving an Amendment to a Special Use Permit to extend the construction timeframe surrounding the Red Maple Solar Project.
Committee Action: Ms. Johnson moved to recommend approval of the Resolution, seconded by Mr. Porterfield.
Mr. Hiland noted that in 2024, Resolution R2024-093 granted a twenty-four (24) month extension to apply for building permits for the Red Maple Solar Project. He explained that since that time the developer has returned with an additional concern. That they had identified the following language as a potential issue for their phased buildout of the project. “Failure to complete construction of improvements that are part of a special use permit within one year of the commencement of construction shall, unless a longer period for construction is established by an Ordinance granting a special use permit, result in termination of the special use permit, unless an extension of the time to complete construction of improvements is granted by the planning and zoning committee of the County Board.” And that given this concern, they were requesting a 24- month extension to complete construction of the project (three years total). Mr. Hiland indicated that staff recommended approval of the resolution.
Ms. Henke inquired as to why the company was concerned about this. Attorney Kyle Barry, representing Leeward Renewables Energy, responded that it was not Leeward itself that had the concern, but that it was coming from the lawyers representing their lenders who were insisting on it.
The Committee members expressed concern about granting a three-year period to build. Atty. Barry informed the Committee that there must have been a misunderstanding of their request. He explained that they were not seeking two additional years to complete the build (which would be three years total), but to have two years, instead of typical one year, to complete the build,
After a brief discussion, Ms. Johnson and Mr. Porterfield agreed to make a friendly amendment to their motions to change the Resolution to replace “three (3) years or thirty-six (36) months” with “two (2) years or twenty-four (24) months”.
Committee Action: A voice vote was had on the motion to recommend approval of the amended Resolution, and the vote passed unanimously.
Resolution R2026-XX — Resolution Approving an Amendment to a Special Use Permit to change the official name of the applicant on the original Special Use Permit Ordinance TPE.
Mr. Hiland explained this Resolution was being sought to modify Special Use Permit O2024-05 which was granted to TPE Development, LLC for a commercial solar facility, in Franklin Township to more specifically identify TPE IL DE35, LLC as the prescribed applicant and recipient of the Special Use Permit in accordance with the submitted materials. He noted that given this was a scrivener error, staff recommends that the Committee and ultimately the County Board should grant the correction to coincide with the initial submission.
Committee Action: Ms. Mann-Lamb moved to recommend approval of the Resolution, seconded by Mr. Porterfield.
Committee Action: A voice vote was had on the motion to recommend approval of the Resolution, and the vote passed unanimously.
Update on completed wind and solar energy projects throughout the County
Mr. Hiland gave an overview of the development of solar and wind facilities in the County. He explained the County’s efforts to develop regulations for these facilities, and how these efforts were put to the wayside by the adoption of the statewide standards by the State. He elaborated on the process for approving these projects, talking about the required financial security and the purpose for it. He noted the performance standards for these projects, and the need to remind the developers to maintain their sites. He then talked about the County’s violation process, and described some issues and challenges we have with the process.
Ms. Henke noted that the County requires no pile driving before 8:00 am. She then inquired as to when their work day actually starts. Mr. Hiland noted that they could actually start whenever they normally would do so, it was just the pile driving that had a restricted timeframe. Ms. Henke asked if there was a time frame for starting equipment? Mr. Hiland replied that there was not.
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Mr. Hiland noted that the State had not afforded to counties, except Cook which has home rule, property maintenance regulations, and elaborated on the challenges this creates.
New Business
(None)
Adjournment
Ms. Henke moved to adjourn the meeting, seconded by Mr. Porterfield, and the motion carried unanimously.
https://dekalbcounty.org/wp-content/uploads/2026/03/agenda-pzd-03252026.pdf
