DeKalb Times

City of Dekalb Planning & Zoning Commission met Sept. 2.

Here are the minutes provided by the commission:

The Planning and Zoning Commission held a meeting on September 2, 2025, in the Yusunas Meeting Room at the DeKalb Public Library, 309 Oak Street, DeKalb, Illinois. Chair Maxwell called the meeting to order at 5:57PM.

A. ROLL CALL

Recording Secretary, Olivia Doss, called the roll. Planning and Zoning Commission members present were: Steve Becker, Trixy O’Flaherty, Jerry Wright, Maria Pena-Graham, Vice Chair Bill McMahon, and Chair Max Maxwell. Commission member Thomas Fellabaum was absent. Planning Director Dan Olson, and Assistant City Manager Bob Redel were also present representing the City.

B. APPROVAL OF THE AGENDA (Additions/Deletions)

Chair Maxwell requested a motion to approve the September 2, 2025, agenda as presented. Mr. Wright motioned to approve the agenda as presented. Ms. O’Flaherty seconded the motion, and the motion was approved by unanimous voice vote.

C. APPROVAL OF MINUTES

1. August 4, 2025 – Chair Maxwell requested a motion to approve the August 4, 2025, minutes as presented. Mr. Becker motioned to approve the minutes as submitted. Vice Chair McMahon seconded the motion, and the motion was approved by unanimous voice vote.

D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)

None.

E. NEW BUSINESS

a. Public Hearing – A petition by Donato Solar for approval of the rezoning, upon annexation, to the “PD-I” Planned Development Industrial District for the property located on approximately 30 acres along the west side of Peace Road between Greenwood Acres Dr. and Challenger Dr. for construction of a 4-megawatt ground mounted solar energy system (solar field) and two 6,000 sq. ft. data center buildings.

Peyton Childress (Gail Technology) spoke on behalf of Donato Solar, highlighting all key details. She recapped the proposed use of the land – a 4-megawatt solar energy farm as an accessory use to two 6,000 sq. ft. data centers. The site is a 30-acre property off Challenger Drive owned by Mr. Donato and needs to be annexed into the City and rezoned. She explained the solar panels are fixed tilt panels ensuring they never exceed the 8 ½ foot height. Additionally, noise and glare analysis have been submitted to the City. While the glare analysis was completed at the proposed site, the noise analysis utilized a comparable site where the residences were within 300 feet of the data center. Ms. Childress stated, according to the electrical code, the site will be fully fenced, typically using a 6-foot high fence. Grass will be maintained by a landscaping crew outside the fence, and inside the fencing, habitat friendly grass will be planted and maintained as needed. Two battery systems will be present on site, both possessing built-in cooling and heating systems. Ms. Childress stated the City has requested driveways to access the site, which Donato Solar will comply with. She clarified the site will only be accessed when maintenance is needed, and the driveway will not see daily utilization.

Continuing, Ms. Childress addressed some of the concerns brought forth by residents and at the Planning and Zoning Commission meeting on January 6, 2025, when the Concept Plan was discussed. The data centers will be air cooled, not water cooled. They will be connected to the City water system for two restrooms, but the anticipated water use is approximately 75-100 gallons per building per day. She also stated the existing tree line will remain on the west side of the site, and the home (Enclave Subdv.) closest to the solar array is around 300 feet away.

Addressing long-term safety concerns, Ms. Childress cited studies from the EPA and independent studies showing the type of solar panels and battery systems being used are stable, and do not leach harmful chemicals into soil or water supply, even when damaged. The panels have a lifetime warranty, typically 15-30 years, and are designed to withstand decades of outdoor exposure. In the event a panel is damaged, Donato Solar will follow proper recycling and decommissioning procedures.

Regarding economic and workforce benefits, Ms. Childress assured they will hire local crews for construction and ongoing maintenance, and the project will pay the prevailing wage. She also highlighted their free, four-year electrician apprenticeship program. Local landscaping companies will be used as well. Ms. Childress noted the decommissioning draft plan has been submitted to the City, pending the engineer’s cost which will be submitted with the final draft.

Planning Director, Dan Olson, gave his Staff Report dated 8-28-25. He explained that the City received a petition from Donato Solar to annex, rezone, and have a preliminary/final development plan approved for construction of a 4-megawatt ground mounted solar energy system (solar field) and two 6,000 sq. ft. data center buildings. The subject site is approximately 30 acres along the west side of Peace Rd. between Greenwood Acres Dr. and Challenger Dr. The request would change the zoning of the subject property, after annexation, from the “SFR1” Single-Family Residential District to the “PD-I” Planned Development Industrial District to accommodate the proposed uses. The site is contiguous to the City next to Challenger Dr. The applicant will be purchasing the property from the current owner, and it is currently being used for agricultural purposes. The City’s 2022 Comprehensive Plan recommends “Industrial” for the site.

Mr. Olson stated the applicant is an independent renewable energy company based in Champaign, IL. The project would interconnect with the existing Ameren (power company) 12 kV distribution grid. The project will be “Behind the Meter” meaning the solar energy that is created will be metered as it is transformed by the ComEd system. There will be two 50’ x 200’ Battery Energy Storage Systems connected to the arrays at the site. The interconnection facilities will be collocated with the data center on the property. Donato Solar will develop the solar energy systems and battery systems and lease data storage to tenants.

Mr. Olson reminded the Commission that on January 6, 2025, they reviewed a Concept Plan for construction of a 4-megawatt ground mounted solar array energy system (solar field) with two data center buildings. No official action took place since it was a Concept Plan, however there was consensus by the Commission for the project to go forward. A few residents from the subdivision (Summit Enclave) to the west spoke at the Commission meeting and had questions about noise levels, cooling system, battery’s/fire suppression and land preservation. Questions raised by the Commission were related to the decommissioning plan, battery storage areas, height of solar array panels and landscaping/screening around the site. A copy of the minutes and Concept Plan from the January 6th Commission meeting are included in the background materials.

Mr. Olson noted the applicant’s summary indicates in addition to the solar field; infrastructure on-site will include two data center buildings at 6,000 sq. ft. each and a Battery Energy Storage System (BESS). The data center buildings will have little foot traffic and are monitored remotely. The main foot traffic will come from routine maintenance checks. The solar arrays will be about eight (8) feet in height. The solar array and data center combination will provide a direct offset to utility costs, particularly during peak energy consumption periods when grid rates are typically higher. This results in a reduction of both operational expenses and the environmental impact of the data center’s energy consumption.

Continuing, Mr. Olson explained the UDO requires a 50-foot setback for any aspect of the solar field, except fences and transmission lines. The plan indicates a minimum 50-foot buffer being maintained around the perimeter of the site meeting the minimum requirements. There is a 100-foot setback to residential areas to the west, which will be met. As stated by Ms. Childress, the nearest home in Summit Enclave to the area where the solar arrays would be constructed is about 265 feet. In addition, there is about an 80-foot-wide strip of existing vegetation along the west property line that will remain and will provide solid screening of the site. Since the subject property is along a major roadway, additional landscape screening was added along Peace Road. One of the standards recommended is the submittal of a detailed planting and maintenance plan for the native vegetation with the approval by City staff prior to any construction on the site. The plan must address soil stabilization and the prevention and spread of weeds.

Mr. Olson stated access to the two data center buildings will be off Challenger Dr. Water and sanitary sewer will be extended to the data center buildings. Both the City and KWRD have reviewed the plans and have provided direction regarding utility connections. An analysis of the proposed detention is underway by the applicant and will have to meet the City’s UDO requirements. A decommissioning plan for the solar field has been submitted per the UDO requirements. The solar facility will be surrounded by a six (6) foot high chain link fence. A report from the DeKalb County Soil and Water Conservation District (SWCD) is forthcoming. Closing, Mr. Olson mentioned when and if the solar farm is decommissioned, the land can easily turn back into agricultural uses.

Mr. Olson said several public comments were received prior to the meeting. Thomas and Sandy Stitch of 1472 Cambria Drive, Unit #4, Susan Keay of 1472 Cambria Drive, Unit #6, George Honiotes of 1518 Grand Drive, Unit #6, Marisa Glover of 1481 Cambria Drive, Unit #2, Clint DeZutel of 1484 Cambria Drive, Unit #3 and Betty Bellows of 1438 Cambria Drive all submitted responses stating they do not support the proposed petition.

Chair Maxwell opened the public hearing.

David Volkening of 1476 Cambria Drive, Unit #1, inquired what type of data center it is and what the purpose of the data center will be. Ms. Childress stated it is not associated with any big names and will be used for data mining, but she was not aware of the exact type. Mr. Volkening asked if it would be used for cryptocurrency, to which Ms. Childress responded it would. He went on to explain that he does not support the installation of the data center and feels it will negatively impact the community.

Ben Thomas, of 1508 Cambria Drive, Unit #6, asked if the City and Donato Solar could guarantee property values would not decrease. Mr. Olson explained the City has never guaranteed anything like that but has not seen any evidence to support that claim. He pointed out there is a large solar farm on Gurler Road that has a multimillion-dollar trucking business next to it, and the homes on Pleasant Street near the adjacent solar farm under construction on City owned property have not seen any known decrease in value. Ms. Childress reminded the residents the solar farm and data centers will most likely not be visible from their homes.

Dawn Gavin, 1480 Cambria Drive, Unit #6, inquired when the project would begin if approved. Ms. Childress explained they are on a tight timeline with changes in USDA funding, and construction would begin in 2026.

Chair Maxwell closed the public hearing.

Mr. Becker commented that the neighborhood (Summit Enclave) is surrounded by industrial, and in all likelihood, whatever goes on the proposed site will be industrial in use. Additional comments were made, outwardly debating on which industrial use would have the lowest impact on residences. Mr. Becker inquired what the overall benefit to the City would be. Mr. Olson explained the overall benefit will be property taxes noting data centers and solar arrays add to additional property value, but it could always be returned back to agriculture or different industrial uses in the future.

Ms. O’Flaherty explained her hesitation was with the data center. Speaking to her limited experience around solar arrays, she noted they are relatively quiet and could benefit all of us depending on how the energy is transferred. The unknowns of the data center made her unsure. Ms. Childress clarified the data centers will be self-sufficient with the energy created from the solar arrays.

Although the public hearing had been closed, Chair Maxwell allowed additional members of the audience to speak intermittently.

Ben Thomas (1508 Cambria Dr. – Unit 6) inquired what occurs if solar energy runs low or if there is not sufficient sunlight. Ms. Childress stated there would need to be several days of no sunlight to have a totally unworking facility. Mr. Maxwell interjected to ask if the data centers will be hard lined into the electrical grid in case it goes down. Ms. Childress confirmed they have an interconnection agreement with Amren and will be connected to their overhead system. She also explained that any energy not used by the data centers will go back to the grid.

Ms. Pena-Graham addressed the residents’ concerns regarding property values, asking if the comparable Donato Solar location in Champaign County used for the noise analysis noticed any negative impact on their property values. Ms. Childress stated once the solar arrays and data centers are up and running, most people forget they exist. The tree line and distance from the site will make it difficult, if not impossible, to hear any noise from the site at all. She noted no complaints have been received after the fact, and no negative feedback has been received from residents near the site in Champaign County regarding decreasing property values.

Mr. Wright addressed additional concerns regarding noise, light and air pollution. Ms. Childress responded, again citing the completed noise analysis, which found no noise pollution existed as a result of the site. She explained the lighting on the site will be dark sky compliant meaning they will be downcast and will not be on 24/7, creating no light pollution. She was not aware of any air pollution from any components. Mr. Wright then inquired about the water supply pull. Ms. Childress maintained the water supply will not be affected since the data centers will be air-cooled. The only water use will be minimal restroom use. Finally, Mr. Wright inquired about any long-term degradation to the soil. Ms. Childress assured the solar arrays pull out very easily, and they return the ground to farmland afterwards.

Vice Chair McMahon asked about a comment from a resident on the use of diesel generators and the life of the project. Ms. Childress clarified no diesel generators will be on site, and typically the project life is about 25-30 years, matching the warranty of the solar panels.

Various brief, conversational comments were made by the Commission.

Denae Honiotes, of 1518 Grand Drive, Unit #6, then began to inquire why farmland was chosen for this site instead of installing the solar panels on buildings. Ms. Childress explained farm ground is the most stable soil, and Donato Solar is a ground mounted solar company, not a roof mounted solar company. Additional comments were made by Ms. Honiotes explaining her reasoning for not supporting the project.

Linda Jacobson, 1496 Cambria Drive, Unit #2, spoke in response to Ms. Honiotes, stating she was in agreement with her comments. Ms. Jacobson stated she would prefer to take chances of another industrial use going on the site.

Ryan Yedinak, 1477 Legacy Drive, Unit #3, asked how much energy the data center will use compared to what will be generated by the 4-megawatt solar array farm. Ms. Childress was not able to give a final number of the amount of energy used. Mr. Yedinak had additional questions about the noise analysis completed, which Ms. Childress addressed. Mr. Olson added the Meta data center is much larger than these two data centers combined, and you cannot hear it.

Chair Maxwell requested a motion. Mr. Becker moved that based upon the submitted petitions and testimony presented, I move that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of the rezoning, upon annexation, from the “SFR1“ Single-Family Residential District to the “PD-I” Planned Development Industrial District for the subject property located along the west side of Peace Rd. between Greenwood Acres Dr. and Challenger Dr. per the Preliminary/Final Development Plan prepared by MSA dated 8-26-25 listed as Exhibit A and subject to the Planned Development Standards listed in Exhibit B of the staff report. Mr. Wright seconded the motion.

A roll call vote was taken: Becker – no, O’Flaherty – no, Pena-Graham - no, Wright – no, McMahon – no, Maxwell - no. Commission member Thomas Fellabaum was absent. The motion was denied by a vote of 0-6-1.

Brief conversation ensued between the Commission and the residents, with the Commission recapping their reasoning for not supporting the project at this time. They noted the main reason was the objection from the adjacent residents for the recommendation to deny. It was also mentioned by the Commission there are unknown health concerns with solar farms and suggested the applicant reach out to the residents.

Mr. Olson stated the rezoning and Preliminary and Final Plans would be heard by City Council on September 8, 2025. While the Planning and Zoning Commission is the recommending body, the City Council has final say.

F. REPORTS

Mr. Olson stated the next meeting will be on September 15, 2025, with one hearing for a fence variance request for 129 Wendell Place.

He also touched on the groundbreaking last week for the hotel (Marriott) at 902 Peace Road. Construction will begin soon with an opening planned for Spring of 2027.

G. ADJOURNMENT

Chair Maxwell requested a motion to adjourn. Mr. Becker motioned to adjourn, and Ms. O’Flaherty seconded the motion. The meeting adjourned at 6:52 p.m.

https://www.cityofdekalb.com/AgendaCenter/ViewFile/Minutes/_09022025-2742