DeKalb Times

DeKalb County Planning, Zoning & Development Committee met April 23.

Here are the minutes provided by the committee:

The Planning, Zoning, & Development Committee of the DeKalb County Board met on April 23, 2025 at 6:30 pm in the DeKalb County Administration Building, Conference Room East, in Sycamore, Illinois. In attendance were: Committee Members: Patrick Deutsch, Rhonda Henke, Laura Hoffman, Rebecca Johnson, and Terri Mann-Lamb; and Community Development Department staff: Derek Hiland and Marcellus Anderson. Also, in attendance were: Tom Ray, Kara Price, Attorney Kyle Barry, Ryan Solum, and Chris Wilson, representing TPE Development; Greg Millburg, manager of the DeKalb County Farm Bureau; Karen Ziober; Tim Hakes; and, John Lyon.

Call to Order / Roll Call

Ms. Hoffman, the Planning, Zoning, & Development Committee Vice Chair, called the meeting to order. Mr. Bagby and Mr. Portfield were absent. Ms. Mann-Lamb arrived shortly after the meeting began.

Approval of Agenda

Committee Action: Ms. Johnson moved to approve the agenda, seconded by Ms. Henke, and the motion carried unanimously.

Approval of the Minutes of the March 26, 2025 Planning, Zoning, & Development Meeting

Committee Action: Mr. Deutsch moved to approve the minutes of the March 26, 2025 meeting, seconded by Ms. Henke, and the motion carried unanimously.

Public Comments

Terry Bolger voiced his opposition to the TPE IL DE35 solar facility proposed to be built on Scout Road, noting his reasons for his opposition.

Tom Ray noted that he was the owner of the land upon which the proposed TPE IL DE35 solar facility is to be built, and explained his reasons for doing so.

John Lyon reported that it had been brought up in the public hearing that the proposed TPE IL DE35 solar facility would deny a neighboring farmer access to one of his fields, and asserted that their application had not addressed this matter. He also questioned the national origin of the parts or assembles of the panels to be used.

Karen Ziober voiced her opposition to the proposed TPE IL DE35 solar facility, and elaborated on the reasons for her opposition.

Ordinances

Ordinances O2025-05 — An ordinance approving a Special Use Permit for a 4.99- Megawatt Commercial Solar Energy System located on the Southeast Corner of Scout Road and Lost Acre Lane in Franklin Township.

Mr. Hiland informed the Committee that TurningPoint Energy (TPE) was proposing to establish and operate a 4.99-megawatt commercial solar facility, to be known as TPE IL DE35. Mr. Hiland noted that the Hearing Officer conducted the public hearing on March 20, 2025, and had recommended approval, with conditions, of the petition. Mr. Hiland

Committee Action: Ms. Henke moved to recommend approval of the petition, with conditions, seconded by Ms. Mann-Lamb.

Ms. Johnson asked to hear from the representatives of TPE.

Kara Price, introduced herself as Director of Development for TPE. She gave a brief overview of the company, and then talked about how they pursued development of the site. She highlighted their efforts in working with the DeKalb County Forest Preserve to screen the facility from the adjacent forest preserve. She reported that subsequent to the public hearing, they had reached out to the farmer who had noted that he would be losing access to his field, and described how they were working with him to try to find a solution to his problem. She noted that they had their full team in attendance, and introduced them and explained their roles. She also elaborated more on the screening they were proposing.

Ms. Johnson inquired as to how the local community would benefit from the proposed solar facility. Ms. Price explained how the Community Solar program works, and the benefits it provides.

Ms. Mann-Lamb inquired whether they discussed the idea of possibly using some of the collection of native pollinator seeds that the DeKalb County Forest Preserve has. Chris Wilson, elaborated on the discussions they had with the Terry Hannan, Superintendent of DeKalb County Forest Preserve. He also provided a more detailed description of the vegetative buffer they were proposing to install.

Ms. Henke noted that there was water runoff in the area where they were proposing to place their poles. Ryan Solumn responded by describing how they were going to address the potential erosion issues.

Ms. Price asserted that the panels did not contain contaminants, and talked about the type of panels they would be using, noting that solar panels they would use are rated for inclusion in landfills. She also explained that they have to source overseas for panels because there are not enough solar panel suppliers in the US.

More discussion was had about the trees to be planted as part of the screening, and the company’s responsibility and obligation to maintain those trees.

Ms. Mann-Lamb asked if staff had any issues with the proposal. Mr. Hiland responded that the issues appeared to have been addressed, noting that staff has to look at the technical merits of the code. He added that where the product was made was not germane to the application.

Mr. Deutsch inquired whether any questions or concerns about drainage had been brought up at the hearing. Mr. Hiland responded that he did not remember it being brought up, but noted that the County Code had requirements regarding protecting drainage. Ms. Price added that they had retained Huddleston to go out and perform a drain tile survey of the property.

Committee Action: A roll call vote was had on the motion to recommend approval, with conditions, of the petition, and the vote passed unanimously.

Mr. Hiland noted that this petition would be going before the May meeting of the Dekalb County Board.

Ordinance O2025-06 — An ordinance approving an Interim Special Use Permit to allow for the placement of a mobile home as living quarters for financially or physically dependent relatives on property located at 15137 Whipple Road in Sycamore Township.

Mr. Hiland informed the Committee that Phillip Ruff was seeking an Interim Special Use Permit to allow for a mobile home to be placed on his property as housing for a dependent relative (his mother), and gave a brief review of the petition. Mr. Hiland noted that the Hearing Officer conducted the public hearing on April 3, 2025, and had recommended approval, with conditions, of the petition.

Committee Action: Ms. Mann-Lamb moved to recommend approval of the petition, with conditions, seconded by Ms. Henke.

A brief discussion was had about the size of the proposed mobile home, and whether it would have any impact on the surrounding properties.

Ms. Johnson inquired whether or not another relative could move into the mobile home if his mother passed away. Mr. Hiland responded that the Interim Special Use would only allow for Mr. Ruff’s mother to stay in the mobile home, and that Mr. Ruff would have to apply for and receive approval of an amendment to the Special Use Permit before anyone else would be allowed to do so.

Committee Action: A voice vote was had on the motion to recommend approval, with conditions, of the petition, and the vote passed unanimously.

Ordinance O2025-07 — An ordinance approving an update to the DeKalb County Code regarding consolidating the County’s Flood Plain Regulations to bring all elements of the County’s Code together to meet the National Flood Insurance Program (NFIP) provisions.

Mr. Hiland informed the Committee that staff had been made aware by the Illinois Department of Natural Resources (IDNR) that the County’s floodplain regulations needed to be updated to bring them into compliance with the provisions of the National Flood Insurance Program (NFIP). He noted that the Committee packet contained a model floodplain ordinance that had been recommended for the County to adopt and elaborated on what needed to be done to the model ordinance for the County to use it. Mr. Hiland highlighted that they needed to have it done in time to go before the County Board at its April meeting.

Ms. Henke inquired if staff was comfortable with this timeline. Mr. Hiland responded that they would have to be.

Mr. Deutsch asked Mr. Hiland if he and Nathan Schwartz, the County Engineer, were sitting down together on it. Mr. Hiland noted that he was relying on Mr. Schwartz expertise, and that much of the review of the model ordinance fell on Mr. Schwartz.

Committee Action: Ms. Johnson moved to recommend that the County Board adopt the proposed update to the County’s floodplain regulations, seconded by Ms. Mann-Lamb, and the motion carried unanimously.

Resolutions

(None)

Old Business

(None)

New Business

Bradford Shive is the owner of a 16.97-acre property located between Forestview Drive and Sunflower Drive South in Sycamore Township. The subject property, which is Lot 28 of the Forestview Estates Subdivision, is zoned RC-1, Residential Conservation District 1 and is a buildable lot for one single-family dwelling. Mr. Shive is proposing to divide the property into two separate 8.5-acre residential lots, with the northern half to be accessed from Sunflower Drive South and the Southern half to be accessed from Forestview Drive.

Mr. Hiland described Mr. Shive’s proposal, talked about the County’s policies on creating new subdivisions, and elaborated on the process that would be needed to create the proposed subdivision. He also noted that Mr. Shive was in attendance at the meeting to answer any questions the Committee had.

Regular PZDC Meeting May 28, 2025 7 of 29

It was noted that the first step was for a concept plan to be presented to the Committee for their review and feedback. The Committee talked with Mr. Shive about his proposal, the history of the property, and Mr. Shive’s plans for the property. After much discussion between the Committee, Mr. Shive, and Mr. Hiland, it was determined that the materials Mr. Shive had submitted did not constitute a concept plan, and more information and details were needed. Discussion was also had about what would need to be on a concept plan.

Adjournment

Ms. Henke moved to adjourn the meeting, seconded by Ms. Hoffman, and the motion carried unanimously.

https://dekalbcounty.org/wp-content/uploads/2025/05/packet-pzc-05282025.pdf