►
Description
Planning, Zoning & Agriculture Committee Meeting 3/21/2018 9:00 AM
A
B
A
A
Okay,
seeing
none
going
on
to
approval
of
minutes
of
the
February
21st
meeting
that
you
received
there
are
there
any
additions
or
Corrections
motion
to
approve
would
be
an
order
by
mr.
Rothenberg
seconded
by
mr.
Washington,
all
in
favor,
say
aye
opposed
motion
carried
I
going
to
the
building
report.
C
C
For
February,
we
issued
16
permits
valued
at
four
million
nine
hundred
thirty
two
thousand
four
hundred
eighty
six
dollars
and
collected
fees
of
ten
thousand
nine
hundred
and
seventy
eight
dollars.
The
majority
of
that
valuation
was
a
new
roof
for
the
Sears
warehouse
complex
in
Manteno
Township,
valued
at
four
four
million
seven
hundred
sixty
seven
thousand
eight
hundred
dollars.
C
A
A
Right
we
can
move
on
like
to
make
a
request
to
amend
the
agenda,
that
we
would
take
number
seven
transportation
next
and
then
go
on
and
take
the
first
zoning
case
and
then
skipping
the
second
zoning
case
and
going
on
to
the
third
zoning
case
through
the
rest
and
then
coming
back
to
the
second
zoning
case.
Number
six
and
it's
a
good
recommendation.
Trust
me
mr.
wheeler.
A
C
Our
rural
transit
agreements
every
year
we
have
to
continue
our
rural
transit
service.
We
have
to
submit
an
application
and
letters
were
sent
out
to
transportation
providers
in
the
area.
Show
bus
was
the
only
responder
and
they've
been
providing
service
to
us.
Since
1999
got
a
little
bit
of
a
reminder
of
service
types
here,
it's
all
Monday
through
Friday,
we
have
a
demand
response
system
is
a
traditional
rural
transit
service.
We
charge
four
dollars
a
fare
writers
from
rural
area
come
into
the
urban
area.
C
Our
ridership
for
2017
on
the
demand
response
system
was
fourteen
thousand
nine
hundred
and
five
people.
We
have
a
deviated
fixed
route
system,
two
moments
which
is
called
the
moments'
commune
or
out.
That's
$2.
A
round-trip
fare
one
dollar
each
way.
First
bus
leaves
at
4:00
a.m.
and
every
hour
through,
5:00
p.m.
that
provides
many
work
trips
to
employers
in
moments'.
Our
ridership
on
that
service
was
fifteen
thousand
three
hundred
four.
C
For
2017,
total
ridership
is
thirty
thousand
two
hundred
and
nine
for
last
year
and
that's
thirty
percent
more
than
the
previous
year
federal
funding
portion
of
to
provide
the
service
as
one
hundred
sixty
six
thousand
nine
hundred
and
sixty
eight
dollars,
and
we
have
just
received
additional
funding
for
intercity
bus
service
estimated
at
fourteen
thousand
six
hundred.
Eighty
four:
that's
a
separate
agreement
that
we'll
get
to
in
a
minute
and
state
funding
for
this
program
is
one
million.
Fifty
six
thousand
nine
hundred
thirty-five
dollars.
E
E
C
F
G
F
F
C
F
B
H
B
B
C
A
B
C
We
are
now
due
to
federal
requirements
required
to
maintain
a
transit
asset,
a
transit
asset
management
plan,
which
we
must
submit
by
October
1st
2018.
There
are
tier
1
and
tier
2,
transit
operators
and
Kankakee
County
is
considered
a
tier
2
because
we
receive
FTA
funds
from
the
state.
I
Dodd
is
sponsoring
a
statewide
group
plan
that
they
will
be
preparing,
which
would
include
us
and
I'll
be
prepared
by
the
rural
transit
assistance
center,
which
is
part
of
the
Illinois
Institute
for
Rural
Affairs.
C
A
Their
emotion
there,
mr.
Washington,
second
by
mr.
Kinzinger
any
discussion.
This
is
not
over
no
money
being
that
enough.
Okay,
all
in
favor,
say
aye
opposed
motion
carried
all
right,
going
on
to
Hunter's
owning
Z
bak
1712,
request
for
rezoning
from
R
to
identity,
residential
district
to
I
to
general
industrial
district
on
parcel
generally
situated
in
Section
26.
A
manteno
township
petitioner
is
Homestar
bank
and
financial
services,
property
owner
and
applicant.
C
C
This
property
in
question
was
rezone
to
r2
high
density
residential
for
a
housing
development
that
never
materialized.
So
the
owner
is
now
requesting
that
the
property
be
returned
back
to
the
i2
general
industrial
district.
That
originally
was
for
industrial
use
and
they
do
have
a
potential
buyer
ready
to
build
on
that
property.
It's
at
420,
Chestnut
Drive
are
Chestnut
Street
in
diversitech.
E
Noticed
that
it's
within
the
mile
and
a
half
of
manteno-
and
this
is
just
a
question
of
information-
what
the
county
does
here
still
leaves
the
village
of
manteno
open
or
who
drives
whom
on
that
situation
is
manteno.
Take
the
leader.
This
is
a
county,
take
the
lead
when
it's
within
a
mile
and
a
half
of
the
village
limits,
hey.
C
E
C
E
E
A
Zb
a
case
1803
request
for
a
special
use,
permit
121,
99
c
34
solar
farm
in
the
a1
agricultural
district,
partially
parcel
generally
situated
in
section
20
of
say
man.
Township
dishes
are
Jeffrey
Gill,
John,
Gill,
subject
to
life
estate
of
Patricia,
Gale
property
owners
and
Newman's
solar
LLC
applicant.
C
Because
of
the
complexity
of
these
cases
and
all
the
moving
parts
for
the
next
nine
cases,
I
have
asked
that
the
developer
and
his
team
of
witnesses
give
you
a
presentation
that
explains
how
solar
farms
work
and
the
particulars
of
the
cases
once
they're
done.
With
that
presentation,
we'll
go
into
the
particulars
for
each
actual
site.
Here,
I
will
caution
you
to
only
only
discuss
what
was
discussed
at
the
public
hearing.
I
Good
morning
they
go
Delbert.
Thank
you
very
much,
always
a
pleasure
marker
sanam
sai,
representing
Cypress
Creek
renewables,
always
a
pleasure
to
be
back
before
the
Katy
County
Board
in
his
committees
in
part,
because
what
it
means,
as
with
this
case,
is
that
after
months,
if
not
years
of
working
with
your
staff
with
the
community
bringing
this
all
together,
we
finally
get
to
bring
up
full
plan
to
you.
We
hope
you'll
be
as
excited
about
it
as
we
are
I.
I
Do
want
to
start,
however,
because
I'm,
probably
in
great
part
responsible
for
what
it
would
don't
call
it
that
ridiculously
large
packet
of
documents
you
have
in
front
of
you.
So
might
our
apologies
in
advance,
but
please
know
that
it's
always
our
goal
to
make
sure
you
have
every
dock
piece
of
documentation.
I
Your
code
requires
all
the
background,
information,
etc
response
to
every
one
of
your
standards
and
requirements
to
the
codes
and
we're
pleased
that,
as
a
result
of
putting
that
package
before
you,
which,
of
course
the
Zoning
Board
also
had
that
we
received
a
unanimous
recommendation
of
approval
from
the
Zoning
Board
on
all
nine,
all
nine
of
the
projects
you're
going
to
see
before
you
today,
as
Delbert
has
warned
me
many
times
over
the
last
few
years.
We
will
make
sure
to
stick
with
essentially
the
same
presentation
we
we
provided
to
the
Zoning
Board.
I
So
it's
on
the
same
set
of
information
there
and
we're
gonna
walk
through
that
full
presentation
and
then
we'll
start
going
through
each
of
the
properties
individually,
Xand
and
turn
over
to
Delbert
for
each
one
and
for
your
consideration
and
essentially
the
same
order
as
what's
in
your
packet.
I
want
to
also
say
we
brought
with
us
today
because
I
want
them
to
be
here.
If
you
have
questions
or
not
our
full
consulting
team
with
me,
in
addition
to
Scott
Novak,
who
is
here
and
McHugh
Takagi
with
Cypress,
we
have
Dan
Mariotti
who's.
I
Our
civil
engineer,
with
TRC
solutions
drew
Lyons,
is
with
Cohn
Reznick
appraisal
firm,
one
of
the
most
noted
firms
in
the
state
and
in
the
country
for
review
of
projects
like
this
and
my
colleague
Ann
Smith,
who
is
also
here
as
well
again
we're
here
our
job,
our
desire
to
answer
your
questions,
to
make
sure
that
you
have
a
comfort
level
with
us
and
to
make
sure
that
we're
all
moving
forward
together.
Let
me
turn
this
over
to
Scott.
J
My
name
is
Scott
Novak
I'm,
the
senior
developer
for
Cypress
Creek
renewables
I
am
based
here
in
Illinois.
I
am
the
kind
of
on-the-ground
leader
of
our
zoning
and
outreach
group
here.
So
I
am,
among
other
things
tasked
with
presenting
to
folks,
like
you,
reaching
out
to
communities,
neighbors
and
making
sure
I
could
provide
information
and
be
helpful
in
whenever
possible.
J
Cypress
Creek
renewables
we're
a
national
developer
builder
and
owner
operator
of
solar
farms.
We
were
founded
in
2014,
but
we
were
founded
by
a
few
individuals
who
have
over
20
years
of
experience
individually,
developing
solar
farms
in
their
individual
markets
and
what
they
did
was.
They
came
together
with
kind
of
a
goal
to
replicate
that
across
the
country
they
came
up
with
a
formula
to
get
as
really
as
much
solar
energy
into
the
ground
because
they
believe-
and
we
all
do
now
believe
strongly
in
that
in
that
Mitch.
J
We
believe
strongly
in
renewables.
We
have
about
a
hundred
and
fifty
operational
solar
power
plants
across
the
country.
Right
now
we
have
a
development
pipeline.
It's
about
five
times
that
large
in
terms
of
power
numbers.
That
pipeline
represents
five
to
six
gigawatts
we've
actually
developed
2.2
gigawatts
to
date,
which
is
a
great
milestone
which
we
just
hit
at
the
end
of
last
year.
J
As
far
as
where
we've
developed
solar
power
plants,
this
map
up
here
represents
areas
in
which
both
we
have
completed
operational
assets
or
actual
power
plants
that
we
are
running
and
managing
today
those
are
represented
in
yellow.
So
you
can
see
kind
of
all
the
way
from
the
Northwest
down
to
the
southeast
and
most
places
in
between.
We
have
a
presence.
The
blue
shaded
states
represent
States
where
we
have
development
activity.
You'll
notice
Illinois
is
shaded
blue,
but
we
also
have
activity
going
on
in
a
number
of
other
states
as
well.
J
J
I'm
talking
about
really
all
the
components
that
make
up
a
solar
farm
have
just
experienced
really
a
reckoning
in
terms
of
how
far
the
costs
have
come
and
what's
happened
is
states
have
noticed
this
and
it's
you
know
it
used
to
be
the
case
where
you
know
the
states
that
had
300
days
of
sunshine,
California
and
Nevada
and
kind
of
desert
areas
where
you
think
about
Sun
or
that's
where
the
projects
made
sense
financially.
But
what's
happened
is
because
the
costs
have
fallen
so
much.
That's
not
the
case
anymore.
J
Northern
states
and
some
have
hopped
on
quicker
than
Illinois,
make
perfect
sense
for
solar
activity
as
well.
Few
other
little
big
picture
points
I
wanted
to
highlight
solar
is
not
only
a
growing
industry
amongst
just
in
general,
but
it's
also
a
very,
very
much.
A
growing
industry
among
powered
among
its
power
generation
peers
in
2017,
30%
of
all
new
laughter
generating
capacity
was
was
brought
online
in
2017.
So
that's
second
only
to
natural
gas.
As
far
as
other
power
generating
methods,
53
gigawatts
of
solar
capacity
was
installed
in
the
u.s..
J
That's
enough
to
power
over
10
million
homes.
That's
where
we're
at
now,
and
that
number
is
expected
to
grow
tremendously
as
we
move
ahead
here
in
Illinois.
The
future
entity
Jobs
Act,
which
was
passed
at
the
end
of
2016,
has
really
paved
the
way
for
solar
development
in
the
state.
Essentially,
what
it
did
was
it
solidified
in
RPS,
which
is
renewable
portfolio
standard
that
basically
says
the
percentage
of
the
power
that
needs
to
be
sold
in
the
state
that
comes
from
renewable
sources.
J
That
number
is
25%,
the
the
the
mandate
is
25%
renewables
by
the
year
2025
and
they
actually
went
a
little
bit
further
and
they
set
out
of
that
25
percent.
There's
a
specific
number
of
solar,
that's
associated
with
that,
and
that's
actually
3
gigawatts.
So
what's
happened
is
developers
all
across
the
country
have
have
seen
basically
a
good
reason
now
to
really
ramp
up
efforts
here
in
the
state
to
start
developing
solar
projects
just
to
step
back
even
a
little
bit
further.
J
When
you
hear
the
word
solar
that
could
be
associated
with
a
few
different
things.
I
just
want
to
clarify
solar
thermal
is
where
you
have
an
intricate
array
of
mirrors
that
are
purposely
angled
in
such
a
manner
to
redirect
sunlight
into
a
central
location.
That
is
not
what
we're
talking
about
here.
We're
talking
about
solar,
photovoltaics
or
PV.
For
short,
that's
kind
of
has
the
opposite
goal.
These
are
modules
that
are
arranged
to
soak
in
as
much
sunlight
as
possible.
J
There's
a
fixed
tilt
scenario
where
the
pan
are
facing
south
at
a
fixed
angle
that
they
don't
move
at
all,
there's
also
something
called
single
axis
tracking
and
that's
where
the
modules
will
actually
rotate
super
slowly
throughout
the
day
in
an
effort
to
soak
in
as
much
sunlight
as
possible.
That's
what
we're
talking
about
here!
J
You
know
if
you
picture
a
piece
of
paper,
just
kind
of
like
our
table
kind
of
flat
and
then
in
the
afternoon
they're
facing
west
and
again,
the
idea
is
to
just
soak
in
as
much
sunlight
and
create
as
much
yield
as
possible,
so
you
can
create
as
much
electricity
get
the
most
bang
for
your
buck.
Essentially,
I
wanted
to
show
a
few
pictures.
J
J
J
Here's
a
picture
of
the
trekking
system
that
I
referenced
earlier,
and
this
is
a
shot
at
midday,
so
you
can
see
they're
they're
totally
flat
and
this
kind
of
gives
an
idea
of
what
of
what
they'll
look
like
as
well
as
scale
step
back
stepping
back
a
little
bit.
We
see
a
few
more
components
of
a
solar
farm.
We've
got
a
perimeter
fence
on
the
left,
along
with
an
access
road,
and
then
this
kind
of
gives
an
idea
of
how
the
spacing
of
the
rows.
J
J
J
Really
barbed
wire
hasn't
been
an
issue
as
far
as
its
aesthetics
here
in
Illinois.
One
of
the
first
things
we
heard
was
people
didn't
want
to
look
at
anything
that
resembles
a
prison,
and
that
was
the
word
I
kept
hearing
over
and
over
again,
so
very
quickly.
We
adjusted
and
we
needed
the
height
so
that
you're
looking
at
there
is
a
6-foot
chain
link
fence
with
a
basically
three
strands
of
barbed
wire
which
make
it
a
seven
feet.
J
Total
fence
here
in
Illinois
we're
proposing
a
7
feet,
but
in
Kankakee
County
now
and
I'm,
remembering
from
earlier
this
week,
we're
actually
abiding
by
the
code,
which
is
an
8
foot,
chain-link
fence,
a
secure
fence
around
the
entire
perimeter
of
a
solar
farm.
I
wanted
to
point
out.
Solar
farms
are
pretty
simple:
there's
not
a
whole
lot
of
components
that
that
make
up
the
farm.
We
talked
about
the
modules
earlier,
the
inverter
and
transformer
pair.
That's
pictured
on
the
right
of
this
slide.
J
That's
the
only
equipment
that
sits
on
concrete,
any
sort
of
concrete
and
we're
not
talking
about
a
lot
of
concrete
at
all.
It's
about
a
1
car
garage
worth
about
a
20
by
10
slab
on
grade
about
4,
inches
thick
of
concrete,
a
2
megawatt
solar
front
would
likely
have
2
sets
of
those,
so
maybe
like
a
two-car
garage
worth
of
concrete
over
about
a
20
acre
farm,
so
there's
very,
very
little
concrete
on
site,
there's
also
combiner
boxes.
J
J
Basically,
taking
the
electricity
or
the
energy
that's
created
from
the
modules
and
feeding
it
to
the
inverter
and
transformer
the
inverter
and
transformer,
then
we'll
step
up
or
down
the
voltage
and
convert
it
from
DC
to
AC.
So
it's
ready
to
go
into
the
grid.
There's
a
structural
racking
system
which
I
talked
about
earlier.
That's
the
steel
posts
with
the
rotating
system.
On
top
of
that,
and
then
there's
perimeter
fencing,
that's
that's
about
it.
A
few
more
pictures.
This
is
of
the
construction
process
on
the
Left.
J
J
Wind
is
always
a
good
thing
too
they're
a
natural
comparison
for
solar,
because
it's
renewable
and
it's
something
that
we're
all
very
familiar
with
here
in
this
part
of
the
country.
We're
different
in
many
ways
in
one
way
is
basically
the
equipment
and
also
the
the
machinery
used
to
install
the
equipment,
much
smaller
scale,
and
and
that's
what
I
like
about
this
picture.
That
kind
of
shows
that
and
on
the
right,
that's
a
picture
of
a
site.
J
Agricultural
impact,
huge
topic
in
many
parts
of
the
country,
but
Illinois,
certainly
and
in
Kankakee
County.
Certainly,
farmland
is
very
important
and,
and
we've
recognized
that
and
one
of
the
things
we
love
about
solar
is
I,
mean
there's
a
there's.
A
number
of
things
right,
but
as
it's
pacifically
pertains
to
farmland
and
the
impact
on
AG
is
that
this
is
a
temporary
use,
albeit
we're
talking
about
decades.
Hopefully
so
it's
a
long
period
of
time,
but
it
is
not
a
permanent
reuse.
J
We're
not
in
here,
as
you
guys
know,
asking
for
a
zoning
change
and
I
love
that
so
this
will
stay
in
that
axon.
We're
asking
for
a
special
use
permit
as
Delbert
and
the
team
has
created
this
ordinance,
which
specifically
allows
for
solar
in
an
Ag
zone
and
that's
great
because
we're
not
impacting
the
land
whatsoever,
we're
taking
it
offline
and
a
lie
fallow
for
a
while
and
there's
actually
benefits
to
that.
J
As
you
guys
know,
as
many
of
you
I'm
sure
have
farming
experience,
there's
benefits
from
from
not
tilling
the
land
each
year
field
tiles,
another
big
topic,
I'm,
not
gonna,
talk
too
much
about
that.
Because
have
we
have
our
civil
engineer
expert
here
with
us
Dan
very
Adi,
who
will
speak
a
little
bit
about
drainage
and
field
tiles
in
our
process,
for
locating
them
designing
around
them
and
our
procedures
should
we
need
to
repair
and
replace
them
at
any
point
in
the
life
of
a
solar
farm?
So
Dan
will
cover
that.
J
But
I
want
to
highlight
that.
That's
a
really
important
issue,
and
we
understand
that
and
we've
spent
even
before
really
taking
any
formal
zoning
steps.
We
spent
a
lot
of
time
researching.
You
know
what
are
the
ways
to
determine
where
this,
where
the
tiles
are
I
mean
we
spent.
You
know.
We
just
understand
that
this
is
a
big
issue
here
and
then
we
will,
as
far
as
cover
cropping
native
grasses,
slow
growth.
J
You
know
24
inch
max
growth
is
what
will
be
SPECT
and
that'll,
be
on
a
case
by
case
basis,
right,
we'll
evaluate
the
soil
conditions
and
spec.
The
best
kind
of
ground
cover
a
couple
of
pictures
of
completed
solar
farms,
so
we
don't
have
any
in
Illinois
and
that's
really
a
function
of
just
the
state
mapping
not
being
ready
and
obviously
that's
changing
now,
but
some
neighboring
states
were
kind
of
a
little
bit
further
along
including
Indiana,
so
we
have
three
operating
solar
farms
that
we
developed
in
Indiana
I've
got
pictures
of
two
of
them.
J
These
are
a
little
bit
larger
in
scale.
These
are
five
megawatt
farms,
so
a
little
bit
more
than
double
what
we're
proposing
for
each
of
our
sites
here
this
covers
about
45
acres
on
the
left
is
just
a
drone
shot,
so
that's
kind
of
a
bird's
eye
and
on
the
right
is
a
picture
just
taken
from
the
street.
So
this
shows
you
a
perspective
from
the
ground
same
thing
here
on
the
left
above
shot
and
and
a
ground
shot
on
the
right.
J
This
is
a
separate
solar
farm,
but
same
size
also,
and
just
for
reference
in
case
you
guys
were
interested
in
getting
over
to
Indiana.
You
know
we're
actually
really
close
to
Indiana
here,
but
this
is
a
little
bit
further
south.
This
is
west
central
Indiana
near
Terre
Haute.
All
three
of
our
firms
are
kind
of
in
the
Terre
Haute
region.
J
What
a
highlight
there's:
no
safety
risks
at
all
to
the
community
when
we're
talking
about
solar
PV,
and
that
starts
from
the
very
beginning,
I
mean
they're,
engineered
by
licensed
civil
structural
electrical
engineers.
We
go
through
all
the
typical
permitting
process.
You
know
erosion,
stormwater
and
sediment
control
processes
and
we
obtain
the
necessary
permits
for
all
of
those
functions.
J
Everything's
designed
by
licensed
engineers,
we
are
compliant
with
the
National
Electric
Code
NEC,
also
local
and
national
building
codes.
As
far
as
when
we
have
a
completed
solar
farm
from
a
safety
perspective,
as
I
mentioned
earlier,
there's
a
perimeter
fence
around
the
entire
solar
farm.
That's
actually
part
of
the
National
Electric
Code,
but
that's
something
that
we
would
do
voluntarily
as
well.
I
mean
we
want
to
keep
a
nice
tidy
site.
That's
that's.
Secure
there'll,
be
a
Knox
box
for
emergency
services
to
be
able
to
access
for
our
team
to
be
able
to
access.
J
We
also
maintain
the
vegetation
just
to
ensure
there's
no
overgrowth.
We
don't
want
any
of
any
weeds
growing
through
our
panels
to
block
sunlight.
We
also
want
to
keep
a
nice
looking
sight.
What's
cool
about
solar,
too,
is
that
it
they're
monitored
remotely.
So
we
don't
have
anybody
sitting
on
the
site,
but
we're
able
to
see
the
performance
and
if
there's
any
issues
we
know,
and
then
we
can
send
somebody
out
and
we'll
send
a
local
qualified
electrician
who
can
work
on
solar
farms
to
do
some
maintenance
and
do
some
inspection
and
investigation.
J
J
Solar
PV
plants
are
extremely
quiet.
There's
really
only
one
piece
of
equipment
on
the
site
that
makes
any
sort
of
noise,
and
that's
that
inverter
and
transformer
pair
I
talked
about
earlier
there's,
essentially
a
fan
inside
the
inverter
that
keeps
it
cool
during
the
day
when
it
gets
hot
and
if
we
were
standing
right
next
to
it
and
talking,
we
could
still
have
this
conversation
without
the
microphone.
Actually,
it's
kind
of
like
a
vacuum
cleaner
or
a
big
fan
type
of
noise.
J
So
when
you're
outside
of
150
feet
from
that
equipment,
you
can't
even
hear
it
at
all
and
that's
actually
what
that
white
circle
represents
there
in
the
bottom
right
of
the
slide.
That's
a
50
foot
radius
and
we
always
locate
that
equipment
internal
to
the
site
so
that
it's
nowhere
near
property
lines.
J
J
From
kind
of
you
know,
if
you
want
to
participate
in
kind
of
the
renewables
revolution,
this
is
a
really
good
way
to
feel
good
about
renewables
being
created
without
you
personally
having
to
invest.
You
know
before
the
idea
of
community
solar
existed,
you
had
to
go
out
and
and
there's
nothing
wrong
with
this
I
think
this
is
great,
but
you
had
to
go
out
and
put
put
modules
on
your
roof,
but
not
that's
not
right
for
everybody.
From
a
number
of
reasons.
It's
a
significant
investment.
J
You
know
you
have
to
have
a
roof
that
face
itself
that
has
to
be
structurally
secure.
I
mean
there's
a
whole
lot
of
thing,
so
having
a
community
solar
farm
that
you
either
subscribe
to
or
just
having
it
in
the
area
is
just
a
way
to
participate
and
just
feel
good
about
renewable
energy
being
created
in
your
community
that,
by
the
way,
is
not
using
any
water
at
all.
So
it's
not
a
drain
on
any
resources
at
all.
It's
a
wonderful,
clean
way
to
create
power.
J
They're,
quiet,
they're,
virtually
self-sufficient,
as
I
mentioned
earlier,
extremely
low
profile.
Right
essentially,
everything
is,
is
below
10
feet.
So
you're,
not
it's
not
sticking
out
like
an
eyesore
and
then
there's
a
significant
economic
growth
component
and
what's
nice
is
when
we're
here
talking
about
nine
projects
as
we
are
today
that
grows
up
and
adds
up
quickly
and
kind
of
gets
multiplied
in
and
I've
got
an
later
on,
then
I'll
show
you
that
kind
of
what
the
job
numbers
are
and
and
what
the
expectations
are
from
a
going-forward
basis
on
an
annual
basis.
J
So
there's
there's
jobs,
construction,
jobs,
there's
also
some
recurring
money
spent
on
upkeep
and
maintenance
of
the
solar
farm
and
then
there's
a
property
tax
component.
So
right
now
these
farms
are
assessed
and
taxed
as
farmland
and,
as
we
all
know,
that's
a
very
low
number,
and
so,
while
there's
not
total
clarity
into
what
the
tax
bill
is
going
to
look
like
for
these
solar
farms
once
they're
created,
we
have
an
idea.
B
J
Acreage,
that's
covered
by
the
solar
farm
is
like
three
hundred
fifty,
so
three
hundred
fifty
dollars
compared
to
ten
thousand
per
year,
so
a
massive
boon
and
the
great
part
about
that
is
that
comes
it
with
no
costs
right,
there's
no
additional
students
at
the
school,
so
the
schools
are
gonna,
get
the
bulk
of
that,
but
there's
no
additional
students
that
come
with
it.
There's
no
need
for
additional
services,
no
utilities,
as
I
mentioned
earlier
water
or
anything.
J
So
it's
a
really
good
opportunity
for
for
some
economic
benefits
and
the
communities
that
host
these
and
then
on
the
environmental
side,
totally
safe
for
wildlife
and
birds.
No
long-term
impact
on
the
environment
at
all.
There's
there's
zero
emission.
There's
no
opportunity
for
anything
for
the
panel's
themselves
to
leach
into
the
ground
or
into
the
air
I
do
want
to
touch
up
on
one
thing,
because
sometimes
it's
a
topic,
and
particularly
like
after
the
hurricane
unfortunate
hurricane
and
hit
Berto
Rico.
J
If,
if
there's
some
sort
of
catastrophic
event
that
were
to
break
the
panel's,
they
break
in
such
a
way,
they're
tempered
glass,
essentially
you
think
of
it
as
a
windshield.
So,
there's
no
chance
that
any
shards
of
glass
enter
anywhere,
it's
one
sheet
of
kind
of
crumpled
up
glasses,
as
we've
all
seen,
one
tempered
glass
breaks,
which
is
really
great
because
it
makes
cleanup
easy
and
it's
also
really
good
for
the
environment.
J
Okay,
this
is
our
kind
of
combo
slide
that
I
sort
of
alluded
to
earlier.
So
we're
talking
about
nine
separate,
two
megawatt
solar
farms
and
that's
where
that
capacity
at
eighteen
megawatts
comes
from.
So
if
we
kind
of
run
through
when
you
look
at
these
as
nine
projects,
it's
a
nice
way
to
kind
of
quantify
the
benefits
right.
So
this
is
enough:
a
set
estimated
to
power
over
twenty
eight
hundred
homes
when
you're
talking
about
eighteen
megawatts
I
talked
about
Universal
municipal
services,
so
solar
farms
are
passive
neighbors.
J
It's
about
a
two
hundred,
fifty
thousand
dollar
ongoing
annual
expense
that
we're
estimating
as
far
as
local
jobs
during
the
construction
period
on
these
nine
farms,
they
total
about
225
again
another.
You
know
nice
large
number
so
now
I'd
like
to
hand
it
off
to
Dan
Mariotti,
who
is
a
civil
engineer
with
TRC
as
Mark
introduced
earlier
he's
gonna
talk,
kind
of
big-picture
drainage
stuff
when
it
comes
to
solar
farms
and
then,
after
he's
done,
we're
gonna
bring
up
drew
lines
who
is
from
Cohn
Reznick
he's
with
the
appraisal.
J
A
J
E
H
J
K
K
K
Good
morning
great
to
be
here
thanks
for
the
invite,
my
name
is
Dan
variety
I'm,
a
licensed
civil
engineer
in
eight
states,
including
Illinois
I,
have
over
20
years
of
practical
experience
with
cider
Velma
projects
and
obviously
the
new
thing
been
going
on
for
a
few
years.
What's
ramping
up
in
Illinois,
especially,
is
the
solar
farm
development.
So
we,
as
a
company,
provide
a
variety
of
services
to
various.
K
We
talking
civil
structural
and
then
obviously
we
have
a
variety
of
subcon,
sultans
and
in-house
services
for
electrical,
so
many
things
but
I'm
here
to
talk
about
the
water
resources,
two
main
areas
of
water
resources.
You
know
the
surface
drainage
and
obviously
the
subsurface
drainage,
which
is
the
drain
town.
So
what
we
do
is
as
a
first
step.
We
compile
this
is
a
typical
process.
K
You
know
this
is
the
big
picture,
so
I'm
gonna
try
to
summarize
it
the
county
data,
all
the
surface
information,
the
topographic
information,
one
foot
contours:
we
compile
that
in
a
base
map
and
then
obviously
that's
the
first
step.
Then
we
go
visit
the
site
to
understand
the
drainage
patterns,
and
then
we
do
a
detail,
topographic
survey,
which
will
refine
the
county
GIS
data
right
up.
We
then
will
do
a
numerical
analysis.
We
analyze,
you
know
the
existing
versus
the
proposed
conditions
for
stormwater
management.
At
that
point.
K
Obviously
we
follow
the
very
comprehensive
County
stormwater
management
guide
and
you
know
I
gotta
say
it's:
it's
very
complete,
it's
a
very
good
set
of
rules
and
obviously
we
will
coordinate
with
the
county
engineer
on
the
stormwater
plan.
So
you
know
the
the
main
thing
here
to
understand
is
that
there
is
no
single
farm.
That's
independently
as
a
sub
watershed,
there's
always
going
to
be
a
connection,
hydraulic
connection
with
the
neighboring
properties.
So
that's
why
you
know
at
that
point
in
the
game.
We
really
need
to
see
what's
going
on
and
what?
K
What
are
the
changes?
If
any
you
know
due
to
the
proposed
solar
farm,
the
proposed
conditions,
what
we
see-
and
this
is
applying
to
all
the
solar
farm
developments
that
we're
working
on
when
we
go
from
and
change.
You
know
the
surface
from
single
row
crop
to
say
a
proposed
solar
farm
where
the
meadow
like
pasture
all
the
native
Illinois
grasses,
two
things
will
happen:
the
infiltration
rates
increase
and
the
amount
of
runoff
what's
moving
away,
the
water
moving
from
the
site
decreases.
So
this
is
a
great
advantage
to
say
the
stormwater
management
plan.
K
The
other
benefit
is
we
have
less
solids.
You
know
moving
away
from
the
site,
so
once
a
we
have
a
100-year
storm,
let's
say
eight
inches
of
rain
in
24
hours,
the
amount
of
water
moving
away
from
the
site
it
greases-
and
so
does
you
know
the
Amanat
all
suspended
solid.
So
it's
a
great
sediment
control.
You
know
measure
that
we
have
because
of
the
meadow
like
surface
we
have
and
let's
keep
in
mind,
I
think
this
is
something
that
we
all
need
to
recognize.
K
The
root
system
of
the
meadow
like
grasses
that
we
put
again
they
go
much
deeper
than
say
the
crops
and
it's
you
know
we're
talking
three
to
five
feet.
So
for
that
reason
you
know,
that's
a
net
benefit
for
the
infiltration
rates.
The
other
secondary,
but
equally
important
element
is
the
sod
surface
drainage.
So
the
drain
tile
I've
seen
a
couple
but
except
a
couple
in
Illinois
all
the
drain
tile
system
is,
is
interconnected.
That
means
it's
connecting
to
the
neighboring
properties,
so
one
solo
farm
will
not
drain
just
that
particular
site.
K
You
will
have
a
connection
with
all
the
neighboring
properties,
so
what
we
do
is
at
the
beginning
of
the
project
right
after
the
special
use.
Permit
application
is,
you
know
in
place,
we
go
to
the
site
and
we
identify
the
drain
pipes.
We
do
light
excavation,
we
flag
the
pipes,
the
alignments
we
bring
them
into
GPS
and
then
in
the
base
map.
Obviously,
I
can
talk
about
the
specific
methods
but
I'm
just
gonna
summarize
it
so
we
don't
file
domains
all
the
inverts
and
obviously,
in
the
engineering
phase.
We
we
have
it
as
a
goal.
K
We
gotta
be
away
when
driving
posts
from
the
location
of
the
drain
tiles.
If,
during
the
construction
of
the
project-
and
you
know
sometimes
it
happens,
it
doesn't
happen
with
the
mains,
but
it
happens
with
the
lateral
pipes,
small
diameter
pipes
coming
into
the
mains.
It's
it's
you
know,
probably
not
because
of
the
driving
it's
because
of
the
system,
clay,
pies,
being
gold
a
hundred
years.
They
break
it's.
You
know
we
all
need
to
recognize.
You
know.
K
Sooner
or
later
these
pipes
will
break
no
matter
what
we
do
and
even
without
anybody
being
on
site,
again
clay
pipes,
100
years
old,
you
do
the
math,
it
can
happen.
The
developer,
you
know,
is
committing
to
replacing
these
pipes
and
we're
gonna
put
in
a
better
material
which
is
plastic,
polyethylene,
usually,
and
we're
gonna,
replace
that
particular
pipe
that
breaks
or
sections
of
the
pipe
on
a
larger
scale
and
I.
Think.
K
For
that
reason,
you
know
we
have
the
it's
in
the
best
interest
of
not
the
neighbors,
not
only
the
neighbors
to
have
an
existing
and
working
drain
to
our
system,
but
also
the
developers
we
can
allow
standing
water
on-site.
So,
for
that
reason
you
know
we
have
to
fix
anything,
we
see,
or
you
know
something
that
happens
theory
during
the
operation
or
the
construction
of
the
project,
so
at
the
end
of
the
project,
what
we
want
to
do
after
everything
is
out.
K
Obviously
that's
going
to
be
final
inspection
and
again
it
will
be
our
main
goal
to
have
a
working
drain.
Tile
system
like
it
is
now-
and
lastly,
I
want
to
summarize
it
by
saying
it
is
our
main
goal
not
to
interfere
with
the
existing
drainage,
maintain
it
and
improve
it,
we're
not
bringing
any
important
soil
we're
not
changing
the
grade,
we're
not
really
doing
anything.
This
is
you
know
the
least
invasive
procedure
that
you
know
we
can
think
of
in
terms
of
keeping
the
site
the
way
it
is
right
now.
D
K
Well,
they
do,
let's
keep
in
mind
these
panels,
move.
So
during
the
time
of
the
day,
depending
on
the
time
of
the
day.
Obviously
it
will
get
sunlight
and
you
know
usually
we.
It
is
a
going
back
and
forth
type
of
process
with
the
state
of
Illinois
folks,
the
Soil
Conservation
District
and
some
other.
You
know
you
know
nonprofit,
usually,
organizations
that
target
particular
types
of
grasses
they're
also
support
some
wildlife.
You
know
we
typically
see
this
one
coming
back
to
us
all
the
time
you
know
incorporating
so
wildflowers
for
bees.
K
So
it's
the
mix
will
be
selected
like
I,
said
in
close
collaboration
with
the
state
and
usually
the
soil
conservation
folks,
but
keep
in
mind
all
area,
including
under
the
panels
or
all
these
areas
will
grow.
The
grass
is
pretty
good
and
we
talking
you
know,
1218
inches
or
so
in
terms
of
height,
but
there
will
also
be
maintained
moat
few
times
a
year,
but
they
grow
pretty
good,
probably.
K
D
And
also
one
more
question
and
forgive
me
because
I'm
sort
of
you
know
this
is
new
to
me.
The
solar
panels
to
me:
look
like
a
giant
roof
or
there'd,
be
a
lot
of
water
runoff
from
this
particular
area
into
one
localized
area.
Will
this
increase
the
it's
sort
of
like
a
rooftop
where
the
water
will
be
channeled
to
one
area
and
runoff
faster
or
there'd,
be
a
need
for
holding
ponds
or
anything
like
that?
Are
we
gonna
use
the
roadside
ditches
for
drainage
or
what
are
we
using
for
the
for
the
runoff
yeah.
K
Great
question:
we
typically,
you
know,
obviously
look
at
that,
so
the
amount
of
runoff
decreases.
Let's
keep
that
in
mind
because
of
the
infiltration
rates
increasing.
What
we
found
is
that
you
know
it
will
be
a
temporary
say,
concentrated
flow
at
the
edge
of
the
ban
on
you
know.
Obviously
it's
a
temporary
say,
small
erosion
that
we're
gonna
create
when
you
say,
have
a
rainfall
with
two
two
and
a
half
inches
per
hour
worth
of
intensity.
But
you
know,
because
of
the
panel's
you
know,
move
you
will
not
have
that
water.
K
You
know
kind
of
being
generalizing
one
one
spot
and
overall
we
have
a
lot
of
area
between
the
solar
arrays.
Let's
keep
in
mind.
Typically,
we
got
20-foot,
you
know
spacing
between
the
arrays
and
the
panels
move.
So
it's
not
like
you
know,
for
24
hours,
we're
gonna
have
that
water.
You
know
kind
of
being
funneled
down
in
just
one
line,
one
location
by
itself,
so
the
detention
requirements
do
not
typically
apply
to
the
solar
farm
facilities
in
Illinois,
because
the
Amana
runoff
we
get
is
less
than
you
know.
The
crops.
I
Like
you
not
the
engineer
on
this
from
a
civil
standpoint,
you'd
asked
about
gutters.
You
know
coming
off
a
house.
These
don't
have
gutters
so
you're,
not
looking
at
you
coming
to
a
single
point
for
the
whole
farm
where
it
dumps
down.
It
actually
comes
off
the
panel's
straight
to
the
ground
and
remember
because
we're
not
a
fixed
panel
system
because
they
rotate
it's
also
not
landing
in
the
same
place.
So
over
over
time.
K
The
solar
farm
is
being
treated
as
an
open
field
and
obviously
this
is
a
discussion
we
had
with
all
the
stormwater
folks
in
various
counties.
They
think
it's
great
for
the
infiltration
rates
and,
given
you
know
the
spacing
available
for
the
water
to
infiltrate,
nobody
thinks
you
know.
We
have
an
issue
have.
K
You
know,
and
Scott
will
be
more
than
happy
to
talk
about.
You
know
the
test
with
the
golf,
the
tests
with
the
golf
ball,
but
you
know
you
know
it's
tempered
glass,
everything.
You
know
that
they
do
and
the
testing
nowadays,
you
know
is
specially
designed
for
big,
hail
and
in
terms
of
you
know
since
you're
talking
about
that,
all
the
system
is
rated
not
only
for
big
hail
but
also,
for
you
know
at
least
an
F
one
type
of
tornado,
so
I
mean
these.
K
F
You
Jeremy
on
you
know,
I
appreciate
the
thought
on.
You
know
it's
in
your
best
interest
to
have
the
the
water
mitigated
on
the
site,
because
it
obviously
impacts
the
way
that
you
guys
can
do
your
business
and
I.
It
makes
me
think
about
what
about
the
sites
next
to
the
property
and
the
assumption
that
there
are
no
drainage
issues
present
or
that
there
is
no
historical
drainage
issues,
there's
no
ponding
and
then
all
of
a
sudden
solar
farm
comes
in
and
they
start
having
ponding
I.
Guess.
F
I
would
like
to
know
how
you
guys
address
that
because
it
may
not.
The
history
may
not
be
known
to
you
or
how
do
you
investigate
that?
How
do
you
look
at
the
surrounding
properties
just
to
say
you
know
that
either
this
has
historically
happened,
or
this
is
something
new.
We
need
to
address
what's
happening
on
this
site,
yeah.
K
We
typically
compile
all
that
information
is
known.
You
know,
especially
during
the
survey.
We
don't
just
serve
you
our
property.
You
know
that
needs
to
be
developed
for
the
drain
tile.
For
example,
we
always
go
a
good
100
foot.
You
know
past
the
property
limits
why
we
really
need
to
understand
the
relationship
between
neighboring
properties
and
ours.
Also,
during
the
site
visit
and
survey,
we
identify
all
the
hydraulic
structures
so
when
it
comes
down
to
say
at
least
the
surface
water
I'm.
K
Assuming
that's
why
you
refer
to
we
accordin
a
that
that
information
with
the
stormwater
folks
and
when
we
do
the
existing
conditions
versus
the
proposed
conditions.
We
then
study
the
surface
water,
drainage
and
obviously
that's
the
relationship
with
the
neighboring
properties.
If,
for
example,
at
that
point,
let's
say
we
have
a
culvert
under
the
road
and
it's
a
deficiency
not
on
the
behalf
of
the
property
that
we
want
to
develop.
On
behalf
of
the
say,
the
adjacent
adjacent
property,
that's
something
we
discussed
with
the
stormwater
folks.
At
that
point,
they
might
decide
to.
K
L
Good
morning
my
name
is
Andrew
lines:
I,
don't
have
quite
the
same
kind
of
lyrical
quality
to
my
voice.
That
Dan
does
so
I
hope
that
you'll
bear
with
me
this
morning.
I
work
for
a
company
called
Cohn
Reznick.
We
are
actually
an
accounting
audit
tax
and
advisory
firm
were
a
top
ten
accounting,
firm
nationwide
and
I'm
in
the
advisory
Division.
We
perform
valuation
advisory
services
for
a
wide
variety
of
real
estate
and
business
clients,
impact
studies
for
companies
like
Cypress
Creek,
or
something
that
we
do
consistently.
L
We
perform
impact
studies
on
a
wide
range
of
properties
that
some
people
believe
are
a
deleterious
use.
It
might
cause
some
property
impact
to
to
adjacent
properties.
Those
include
landfills,
waste
transfer
stations,
big-box
retail,
rock
quarries
and
transmission
corridors,
and
so
we
study
all
of
those
kind
of
things.
L
So
we're
really
excited
to
start
working
with
Cypress
Creek
about
a
year
ago
and
starting
to
compile
data
on
adjacent
property
around
existing
solar
farms
in
Illinois
and
then
also
in
Indiana,
so
Patricia
magar,
who
is
my
boss
and
heads
up
the
national
director
of
our
valuation
division,
she's,
an
MA
eye,
counselor
real
estate
she's?
Also
a
fellow
of
the
Royal
Institute
of
Chartered
Surveyors,
which
is
a
mouthful
and
she
leads
our
program.
She's
been
doing
impact
studies
for
over
30
years
and
has
helped
train
me
and
the
rest
of
our
staff.
L
Last
year
she
was
appointed
by
Governor
rauner
to
be
vice
chairman,
the
department
of
financial
professional
regulations
for
a
real
estate
appraisal
board,
so
she's
somebody
who
speaks
with
very
high
authority
about
the
way
things
should
be
done
in
the
confines
of
evaluation
or
a
property
impact
study.
Myself
I'm
also
an
MA
I,
a
member
of
the
appraisal,
Institute
I'm
licensed
here
in
Illinois,
also
in
Indiana
and
in
eight
other
states
across
the
United
States
I
am
a
partner
with
the
firm
and
I
manage
about
35
individuals
across
seven
different
cities
in
the
United
States.
I
C
F
Thank
you.
Well,
since
we're
on
that
subject,
you
know.
Sometimes
people
have
the
impression
that
you're
the
expert
brought
in
by
the
company
is.
He
gonna
provide
the
answers
that
the
company
wants
to
hear
and
I've
actually
heard
that
a
couple
of
times
from
the
public.
Can
you
discuss
a
little
bit
of
your
your
licensing
and
ethical
requirements
or
reporting
methods
that
you'd
have
to
do
absolutely
and
and
that
you're
held
to
sure.
L
So,
first
of
all,
as
a
member
of
the
appraisal,
Institute
I'm
bound
by
complying
with
certain
business
and
practical
ethics
in
my
day-to-day
business
program.
Also
as
an
appraiser,
we
follow
the
uniform
standards
of
professional
Appraisal
Practice.
If
any
of
you
have
ever
received
an
appraisal
on
your
house.
L
So
we
maintain
our
independence
through
every
single
one
of
our
projects,
so
I'm
bound
by
the
appraisal
Institute
as
a
member
I'm
bound
by
complying
to
use
PAP
and
I'm
bound
by
state
legislation
with
regards
to
my
state
appraisal
license
all
right
good,
sir.
So
again
we
prepared
a
fairly
large
and
detailed
impact
study.
I'm,
just
gonna
try
to
take
you
through
on
a
slide
deck,
which
is
just
kind
of
a
summary
of
what
we
did,
but
essentially
a
property
impact
study.
L
L
You
know,
maybe
a
mile
away
that
we
know
there's
no
way
that
they're
gonna
have
any
kind
of
influence
by
the
solar
farm
and
we
compared
those
sales
points
and
the
difference
between
the
two
should
show
a
measurable
impact,
and
if
there
is
no
measurable
and
consistent
data
right,
that
shows
that
there
are
vast
differences
in
sale,
prices
or
prices
per
unit.
Then
we
can
conclude
that
there
probably
is
no
impact,
as
caused
by
the
solar
farm
itself.
L
So
Scott
had
mentioned
that
the
state
of
Indiana
has
had
a
lot
more
solar
development
over
the
last
five
and
ten
years
then
been
Illinois,
and
this
is
true.
So,
unfortunately,
we
were
only
able
to
study
three
existing
solar
farms
here
in
the
state
of
Illinois
the
rest.
We
were
able
to
find
in
the
state
of
Indiana
and
it
really
ran
the
gamut
as
far
as
sizes.
So
there
were
very
comparable
solar
farms
that
were
on
small
acreages
and
were
you
know,
1
to
1.5
megawatts
in
total
capacity,
and
then
there
were
others.
L
You
know
which
were
sized.
You
know
27
megawatts
and
covered
160
acres,
so
we
were
really
able
to
study
a
kind
of
a
wide
array
of
different
solar
projects
and
I'll
get
into
a
few
of
them
here.
But
after
studying
nine
of
them
in
Indiana
and
Illinois,
we
could
not
identify
any
measurable
and
consistent
difference
between
target
areas
and
control
areas
which
led
us
to
believe
that
there
there
was
no
impact
to
adjacent
property
values
and,
as
I'll
show
you
a
little
bit
later.
L
We
also
discussed
this
with
market
area
participants,
so
we
talked
to
brokers.
We
talked
to
people
who
lived
next
to
the
homes
and
we
talked
to
Assessors
and
all
of
the
townships
and
counties
where
these
solar
farms
exist,
and
nobody
told
us
that
they
felt
there
was
any
impact
by
the
solar
farms
whatsoever.
L
This
is
our
Bible
for
real-estate
damages.
It
was
written
by
an
MA
I
named
Randy
Bell
I
in
the
future.
If
you
ever
have
an
appraiser
to
come
up
here
and
say
that
they've
done
a
property
impact
study,
ask
them
if
they
know
Randy
Bell
and
if
they
don't,
you
might
not
have
dudn't
done
her
mine
and
I've
done
a
great
job,
but
specifically
the
book
details
exactly
how
we're
supposed
to
approach
this
kind
of
assignment.
L
What's
the
data
science
required
in
order
to
draw
out
meaningful
conclusions
as
Randy
Bell
states,
if
a
legitimate,
tantrum,
ental
condition
exists,
there
will
likely
be
a
measurable
and
consistent
difference
between
the
two
sets
of
market
data.
If
not,
there
will
likely
be
no
significant
difference
between
the
two
sets
of
data,
and
so
mr.
bell
talks
a
little
bit
about
how
to
define
the
target
area
is
tighter,
defying
control
areas,
and
so
we've
prepared
our
impact
studies
aligned
with
how
mr.
Bell
reports
they
should
be
within
that
textbook.
So
good.
K
L
He
has
many
different
kinds
of
analysis
that
he
use
we're
using
a
paired
sales
analysis
for
the
only
element
that
we
need
to
adjust.
For
is
time
when
he
talks
about
some
of
the
other
statistical
analyses
which
are
sometimes
used
in
mass
appraisals
right.
They
grab
an
entire
set
right
of
data
points,
maybe
ten
or
fifteen
thousand
data
points,
and
they
use
a
very
complex
and
complicated
way
of
mathematically
adjusting,
for
you
know,
100
to
150
different
variables.
L
This
is
a
more
simplified
way
of
doing
it,
where
you're
selecting
one
and
you're
finding
some
comps
in
a
very
small
area-
and
so
you
know
part
of
that
is
that
there
aren't
as
many
sales
right
located
in
fairly
rural
communities
for
us
to
examine
so
we're
doing
the
best
that
we
can
and
we
think
the
paired
sales
analysis
approach
is
the
best
way
to
explore
whether
or
not
there
is
or
there
isn't,
an
impact.
Okay,
okay,
so
our
one
on
one
to
be
studied
is
in
Streeter
LaSalle
County.
Obviously
you
can
see.
L
This
is
a
there's,
a
pretty
large
solar
array,
and
so
we
took
a
look
at
this
and
what
we
did
is
we
go
and
we
find
every
single
tract
right
that
has
its
own
property
identification
number
around
that
existing
solar
field
and
we
try
to
see
which
ones
have
sold
on
this
particular
a
solar
farm
was
opened
in
2012
right.
So
looking
at
the
last
five
years,
only
one
of
these
properties
actually
sold
within
that
time
frame.
L
So
we
went
out,
it
was
a
single-family
home,
and
so
we
identified
five
other
sales
of
very
similar
single-family
homes
in
terms
of
size,
acreage,
number
of
bedrooms
number
of
bathrooms,
and
we
compared
the
average
of
those
prices
per
square
foot
to
the
same
one
as
the
subject
property.
As
you
can
see
here,
it
actually
showed
it
was
just
a
little
bit
over
5%
that
the
property
directly
adjacent
to
the
solar
farm
was
higher
than
the
controls
located
away
from
the
solar
farm.
L
So
with
this
study,
we
couldn't
really
conclude
that
there
appeared
to
be
any
meaningful
difference.
Here's
the
next
one!
This
was
in
Porter,
County
Indiana,
and
so
this
one
had
both
agricultural
and
single-family
uses
it
had
a
row
of
single-family
uses
at
the
southeast
corner
of
the
site.
In
this
particular
study,
we
were
able
to
compare
not
only
a
farm
acreage
sales
but
also
single-family
sales,
and
you
can
see
again
with
the
agricultural
acreage.
There
was
about
a
4%
difference
in
favor
of
the
property
that
was
directly
adjacent
to
the
solar
field.
L
Remember
these
have
been
existing
for
a
number
of
years
and
with
the
single-family
homes,
again
a
completely
insignificant
difference
in
between
the
target
and
control
areas.
Here's
one
in
Frankton
indiana,
really
like
this
one.
It's
a
fairly
small
site,
I
think
it's
only
about
13
acres,
it
had
agricultural
uses
along
one
side,
and
then
it
had
a
bunch
of
single-family
uses
on
the
other
side.
L
And
so
when
we
broke
these
down,
we
were
able
to
pinpoint
two
adjacent
properties
that
had
sold
immediately
next
to
the
solar
farm,
and
what
was
really
great
about
this
study
is
that
the
owner
of
sales
7,
who
had
been
there
before
the
solar
field
was
put
in.
He
was
really
nervous
when
he
found
out
that
the
Planning
Board
was
thinking
about
allowing
a
solar
field
in
in
behind
his
house,
and
he
told
us
that
after
three
years
of
living
with
it,
he
barely
heard
it.
You
barely
remembered
that
it
was
there.
L
It
was
a
really
good
quiet
neighbor.
He
didn't
believe
that
it
was
preventing
him
from
selling
his
home
or
having
kind
of
impact
on
his
home
whatsoever.
So
again
we
looked
at
sales
of
similar
homes
and
in
both
of
these
cases,
and
there
were
no
meaningful
differences
there,
here's
a
really
big
one
in
Indianapolis.
This
was
probably
one
of
the
best
studies
that
we
did
because,
as
you
can
see,
on
the
north
side
of
the
property,
there's
a
big
row
of
houses
that
are
all
contained
within
the
same
subdivision.
L
You
guys
know
when
you
have
subdivisions
built
in
your
towns
that
it's
usually
one
builder,
it's
the
same
kind
of
homes
and
that's
really
a
great
way
for
a
data
scientist
to
explore
and
see.
If
there's
any
impact,
because
you're
dealing
with
a
lot
of
cookie
cutter
homes,
there
were
some
AG
uses
around
the
south
side
of
it.
I
don't
believe
that
we
identified
any
sales
immediately
around
the
solar
field
to
the
south,
but
on
the
north
side,
with
his
subdivision,
that's
just
across
the
street.
L
What
was
really
great
about
this
study
as
well,
is
that
the
it's
not
showing
up
on
the
screen,
the
home
builder,
that
built
the
target
properties
immediately
across
the
street.
We
were
able
to
analyze
homes
within
the
north
side
of
that
same
subdivision,
and
then
he
also
built
some
homes
about
a
mile
north,
where
you
see
some
other
blue
dots
and
then
about
two
miles
to
the
west,
where
he
also
built
a
little
row
of
homes,
so
the
same
builder,
same
kind
of
houses,
same
kind
of
housing
stock.
L
All
the
statistics
are
very
similar
to
each
other
and
again
we
didn't
find
any
difference
or
significant
difference
with
any
of
the
whole
homes
in
the
first
target
group
or
in
the
second,
and
you
can
see
we're
drawing
from
the
same
areas
and
trying
to
identify
whether
or
not
a
property
has
been
influenced
by
the
solar
form
or
not.
So
here's
the
summary
of
our
findings
for
all
the
nine
sites
that
we
examined.
L
There
was
a
one
outlier
in
in
Middlebury
that
showed
27%
higher
right
next
to
the
solar
farm
that
was
more
due
to
the
home
itself
being
a
lot
smaller
than
any
of
the
comparable
data
around
it.
But
ultimately,
at
three
point:
nine
percent
average
for
all
really
is
very
minimal
and
statistically
insignificant.
So
we
could
not
find
any
consistent,
negative
impact
occurring
to
any
adjacent
property
around
any
of
the
solar
farms
that
we
studied.
L
Here's
some
of
the
market
commentary.
Again
we
interviewed
a
number
of
Assessors.
None
of
them
said
that
they
were
that
they
saw
any
property.
In
fact,
these
are
people
who
see
sales
of
homes
over
and
over
and
over
again
in
their
communities.
They
would
be
the
first
people
to
know
it,
and
they
couldn't
find
any
not
only
that
one
of
the
Assessors
said
that
nobody's
even
noted
it
when
they
fought
their
taxes.
I
Okay,
I
also
want
to
make
clear
and
we're
not
trying
to
argue
that
the
solar
farm
will
actually
net
increase
the
adjacent
properties.
But
when
we're
talking
three
point,
nine
percent-
you
actually
mean
that
the
net
increase
you
found
was
that
the
property's
closer
to
the
solar
farm
went
up
three
point:
nine
percent
hires
and
the
property
that
were
farther
away.
Okay,
we're
not
trying
to
make
the
argument.
I
L
You
that's
absolutely
correct.
Finally,
I'd
like
to
show
you
that
these
solar
farms
have
been
impacted
estate,
home
development,
which
I
know,
can
be
a
really
big
concern
in
the
community.
This
was
a
ten
acre
site.
It
was
little
kind
of
a
long,
narrow
site
next
to
the
Dominion
indi
site
in
Indianapolis
after
the
solar
farm
was
constructed,
a
doctor
came
in
and
he
built
an
extremely
large
estate
home
with
an
in-ground
pool
within
a
hundred
and
fifty
feet
not
just
of
the
property
line
but
of
the
physical
PV
panels
themselves.
L
And
there
was
another
one
where
somebody
had
come
in
and
purchased
some
acreage
put
in
a
pond
and
a
brand
new
estate
home
and
the
Assessor
told
us.
The
value
is
going
to
be,
you
know,
probably
in
excess
of
five
hundred
thousand
dollars
on
the
home.
That
was
directly
next
to
a
very
large
existing
solar
and
with
that
I'll
take
any
questions
that
you
might
have.
J
Now
I
feel
short,
that's
a
great
question
and
we,
as
a
company
I'll
step
back
a
little
bit.
We
as
a
developer.
We
do
projects
that
are
larger
than
20
acres.
It's
a
function
of
really
there's
a
number
of
things.
We
look
for
when
we
look
for
development
opportunities
of
solar
farms,
so
we
look
for
proximity
to
the
grid
relatively
relatively
flat
land
and
then
with
excess
capacity
in
the
existing
grid
infrastructure
in
the
immediate
area
to
be
able
to
take
that
power
online.
J
Now
there
are
it's
almost
more
of
a
coincidence
that
it
happens
to
be
that
here
in
Kankakee
County
we're
piling
up
projects
that
are
of
the
smaller
size
because,
again
as
a
company,
we
do
do
both.
At
one
point,
we
were
looking
at
a
larger
project
in
the
county
you
may
have
heard
about.
We
called
it
Bonfield
solar
for
a
number
of
reasons
that
development
didn't
even
make
it
to
the
zoning
stage.
There
was
environmental
concerns,
there
were
other
due
diligence
issues
and
there
was
fitting
into
the
community
issues.
J
I
mean
there
was
a
lot
of
things
that
kind
of
piled
up
and
said
you
know
what
this
development
is
not
gonna.
You
know
pencil
out
for
us
and
that's
a
good
reminder
of
right
now
we're
in
one
stage
of
the
development
process,
we're
in
the
zoning
stage
here,
there's
a
number
of
things
that
need
to
come
together
for
a
development
to
come
to
fruition
and
for
a
shovel
to
actually
be
insert
into
the
dirt.
A
J
It's
actually
not
so
much
that
their
grid
is
is
better
than
yours.
There
could
very
well
be
a
scenario
where,
if
everything
else
comes
together
well,
there
is
enough
capacity
for
a
20
megawatt
or
even
a
50
megawatt
project
here
in
the
county
and
I
won't
even
say
that
that's
not
gonna
happen.
I
know
we
don't
have
immediate
plans
for
that,
but
potentially
another
developer
does
I
would
say
again.
It
just
points
more
to
the
specific
opportunities
that
have
arisen
at
this
time
or
of
the
smaller
variety.
If
that
makes
sense,
you.
J
Comed
is
actually
prohibited
from
owning
power
generation
sources
in
the
state.
It's
a
deregulated
state
system,
so
ComEd
is
responsible
for
actually
supplying,
so
they
have
the
distribution
network
to
actually
take
energy,
that's
created
somewhere
and
then
deliver
it
to
our
homes,
but
they're,
not
the
ones
who
actually
develop
and
own
these
power
generation
facilities.
J
However,
they're
very
much
excited
on
board
putting
a
lot
of
upfront
effort
into
making
this
process
really
user-friendly,
both
from
a
developer's
perspective
and
from
a
rate
payer
a
subscriber
to
these
solar
firms.
I
haven't
really
gotten
into
that.
Much
what's
nice
about
the
two
megawatts
compared
to
the
larger
farms
that
you
were
asking
about
and
that
Drew
was
talking
about,
is
2
megawatts
and
under
is
in
the
state's
community
solar
program,
and
this
is
a
really
good
scenario,
because
it
allows
and
invites
local
residents
and
businesses
to
actually
subscribe
to
individual
solar
farms.
J
The
state
allows
you
to
actually
take
anyone
from
the
ComEd
territory
and
have
them
subscribe
to
any
solar
farm
in
the
comment
territory.
However,
we,
our
philosophy
for
for
achieving
subscribers,
is
to
kind
of
go
inside
out
right.
We
want
locals
to
have
an
opportunity
because
there's
benefits
in
addition
to
understanding
you
know
you
can
be
part
of
this
renewables
and
that's
benefits
for
a
number
reason,
but
also
lower
electricity
rates.
You
know,
there's
a
significant
discount
associated
with
those
who
subscribe
into
these
facilities
so
that
they
can
get
access
to
cheaper
power.
J
M
N
J
That's
a
great
question
and
that
one
was
a
very
specific
one,
so
as
part
of
our
due
diligence
on
all
projects-
and
this
is
actually
required,
as
we
have
to
file
with
the
Illinois
Department
of
Natural
Resources
for
what's
called
an
eco
cat
and
that's
a
survey
of
any
species
that
could
be
in
the
area
that
could
be
affected
by
typically
construction,
not
not
so
much
the
existence
of
a
solar
farm
because
of
its
low
impact
and
it's
completely
safe
for
animals,
but
really
construction.
And
there
was
a
species
that
was
flagged
in
this
instance.
J
J
You
know
on
bond
field,
solar.
There
was
also
it
was.
It
was
a
large
site,
it
was
a
50
megawatt
site
and
it
it
we
needed
across
a
road
and
we
needed
to
secure
easements.
We
also,
you
know
the
larger
the
site
may
be.
The
more
kind
of
investment
is
needed
in
the
grid
infrastructure.
So
all
of
this
was
adding
to
a
situation
where
you
know
we
had
all
these
other
great
opportunities
in
the
county.
K
E
For
the
engineer-
and
he
did
address
very
adequately
surface
drainage
and
no
concerns,
but
I
am
a
contractor
underground.
Contractor
I've
been
involved
in
situations
where
in
driving
a
piling
or
something
I
cut
a
pipe,
didn't
know
it
because
you
don't
know
it
and
200
feet
away
and
adjoining
property
all
of
a
sudden.
They
say
they
have
water.
I,
say,
don't
look
at
me,
I
didn't
do
it.
I
did
do
it.
Is
there
any
way
that
can
be
addressed?
I
mean
you
can't
tile
Maps?
What
is
there
something
be
done?
J
That
Daniel
address
aspects
of
that,
but
I
want
to
highlight
tile
mapping
is
something
we're
committing
to
doing
for
a
number
of
reasons,
one
for
fitting
into
the
neighborhood
and
not
doing
what
you're
explaining
to
our
neighbors.
Because
that's
the
last
thing
we
want
to
do
we
want.
We
want
to
be
a
good
member
of
the
community
and-
and
we
want
to
do
that
by
not
causing
rifts
with
our
neighbors
and
affecting
other
land.
J
Now,
with
the
main
lines,
the
lines
that
are
feeding
off
the
property
of
what
we've
been
told
and
what
we've
learned
is
those
tend
to
be
very,
very,
very
accurate.
So
we
know
where
the
main
lines
are
that
lead
off
the
property
and
we're
not
gonna
touch
that
area.
If
there's
a
lateral
feeder,
smaller
pipe
four
to
six
inch
that
maybe
isn't
identifying
completely
and
and
and
that
breaks,
that's
a
situation,
we're
gonna
watch,
the
good
news
is:
is
we
know
that
we
can
go
in
after
construction?
J
E
K
I
think
it's,
you
know,
obviously
part
of
the
big
picture.
What
do
we
do
to
watch?
You
know
something
like
that
doesn't
to
prevent
that
from
happening.
So
you
are
right,
I
mean
you
know
from
the
practicality
construction.
You
just
said
you
have
experience
with
that.
As
Scott
said,
you
know,
we'll
know
for
sure
what
the
main
train
lines
are.
These
are
typically,
you
know,
eight
to
twelve
inches
diameter.
Again.
Clay
pipes
will
also
know
with
good
accuracy.
This
is
not
a
hundred
percent
science
here.
K
What
the
laterals
you
know
are
coming
in
to
feed
into
the
mains.
These
are
typically
smaller.
As
Scott
said.
You
know
diameter
pipes
typically
three
to
five
inch.
Now,
usually,
when
you
drag
the
support,
piles,
you're
not
gonna,
hit
the
means,
it's
almost
guaranteed
we're
not
going
to
touch
anything
because
we
know
exactly
where
they
are.
The
rate
of
success
is
about
a
hundred
percent,
identifying
the
mains,
but
the
lateral
is
you
know.
Obviously
it's
it's
a
weird
connection.
It's
never
a
straight
bad,
and
why?
K
Because
the
nil
annoy
it's
up
to
the
owner
of
the
property
to
actually
maintain
and
install,
so
they
can
do
that
without
a
permit.
So
for
that
reason
you
know
it's
never
a
regular
grid,
so
you
can
see.
Now
we
have
the
mains
and
50
foot
spacing
we're
gonna
have
the
laterals
coming
in.
It's
never
like
that.
So
for
that
reason
it's
it's
a
wide
invariable
condition
of
the
laterals.
And
yes,
it
will
happen
that
we
gonna
hit
some.
K
We
not
we're,
not
gonna,
know
all
the
time
you
know
during
the
driving
of
the
piles,
the
equipment.
Nowadays,
it's
hydraulic,
you
know
operate
it.
It's
why
you
see,
for
example,
on
the
side
of
a
highway
once
a
I
that
is
driving
their
support
files
for
the
guardrail.
It's
about
the
same
thing
except
it's
not.
K
You
know
like
a
diesel
hammer
operated
machine,
it's
hydraulically
operated,
and
for
that
reason,
because
of
the
driving,
you
know
specifics
of
that
pile
sometimes
you're,
not
gonna,
know
the
operator
will
not
know
when
we
hit
one
lateral
pipe,
which
is
pretty
small
and
it's
clay.
It
will
break
pretty
quick,
but
now,
within
a
day
or
two
of
one
rainfall
event,
the
water
will
pump
right
there,
you're
gonna
see
a
small
hole
forming
exactly
where
that
pipe
break
is,
and
that's
you
know
us
engineers
figuring
that
out
within
a
day
or
two
of
there
happening.
K
We
need
to
find
the
contractor
bring
them
back
and
we
have
a
couple
of
details
how
to
fix
that.
You
are
right
in
terms
of
it's
complicated,
because
you
know
the
break
will
be
you
know
close
to
or
under
one
panel,
but
we're
going
to
find
the
time
of
the
day
when
the
panel
has
the
right
angle
and
obviously
we're
gonna
use
some
very
light
equipment.
Usually
we
do
slit
trenching,
it's
not
gonna
be
more
than
two
foot
wide
and
we
will
use
it
a
small.
A
J
I
live
by
this
is
where
my
my
mom's
insistence
that
I
wear
sunscreen
on
a
cloudy
day,
I
like
to
draw
on
that
experience.
It's
actually
the
same
thing
applies
here,
so
the
rays
are
getting
through.
The
clouds
now
without
cloud
cover,
there's
a
more
direct
path,
so
the
yield
will
be
higher
on
perfectly
sunny
days,
but
overcast
days
also
create
electricity
on
a
solar
farm.
D
J
So
fortunately,
we're
in
a
part
of
the
country
that
gets
enough
rainfall
to
not
necessitate
us
to
go
out
and
clean
the
panel's
or
to
be
concerned
about
what
our
neighboring
farms
are
doing
so
in
in
certain
parts
of
the
country
say
like
the
northwest,
where
we're
in
like
the
high
desert
in
Oregon.
You
know
there
could
go
months
without
rain
and
it
could
be
dusty
and
then
we'd
be
in
a
scenario
where
we
send
out
and
kind
of
clean
the
panels.
But
we
just
have
enough
natural
moisture
here
to
take
care
of
the
modules.
F
J
So
because
I
haven't
been
in
markets
where
we've
ever
had
to
clean
panels,
I
don't
have
an
answer
to
that
other
than
to
tell
you
that
we
won't
be
using
anything.
That's
harmful,
but
I
would
defer
on
that
question
and
I.
Don't
think
I
want
to
hand
that
to
Dan
either
because
I
think
he
would
make
an
assumption
as
well.
J
F
O
O
C
O
C
I
Can
I
also
ask
that
we
did
meet
with
Chad
Miller
went
to
the
projects
we've
actually
met
with
him
on
multiple
occasions,
well
aware
of
it
taking
their
input.
I
would
also
say
you
lead
me
right
into
sort
of
our
concluding
comment
on
this
part
for
go
to
the
properties
and
how
does
any
of
the
chair
credit
for
asking
about
the
two
megawatts
and
farming?
I
Why
those
sizes,
one
of
the
things
we've
heard
from
a
number
of
people
and
I'm
gonna,
read
a
testimonial
that
was
read
on
the
public
record
as
well
at
the
public
hearing,
is
that
by
using
smaller
solar
farms,
we're
allowing
people
who
have
a
larger
farm,
100
acres
1850
to
have
one
portion
of
their
farm
that
has
a
sort
of
market
and
a
part
of
where
the
income
is
not
impacted
by
the
market.
So
obviously
every
farmer
has
to
deal
with
the
agricultural
markets,
options,
etc.
I
I
Testimony
on
the
record
from
CBS
this
morning
on
February
8
by
a
farm
owner
when
L
went
left,
who
is
who
worked
with
Cypress
on
a
solar
farm
in
her
property,
and
she
said
this
property
has
been
in
my
family
for
three
generations.
The
long-term
lease
will
help
ensure
that
the
property
will
stay
in
my
family
for
my
children
and
grandchildren,
while
helping
to
provide
for
my
retirement
I'm.
I
Also
pleased
at
having
this
solar
farm
on
my
property
will
greatly
increase
the
tax
base
and
provide
much-needed
revenue
that
can
be
used
to
improve
the
infrastructure
and
services
for
the
small
rural
town
in
which
I
grew
up.
I
can
think
of
no
better
use
for
this
property
and
no
better
company
with
whom
to
work,
can't
say
it
better
ourselves
again.
Thank
you
very
much.
We're
gonna
move
into
the
second
part
of
the
presentation,
which
is
to
walk
through
the
individual
sites
and
we'll
be
going
in
the
same
order.
J
Okay,
we
have
quite
a
few
of
them
so
and
you're
gonna
notice,
a
recurring
theme
right.
The
numbers
are
the
same
on
on
all
nine
of
these
in
terms
of
power
capacity,
which
is
two
megawatts,
the
amount
of
land
is
generally
in
the
neighborhood
of
20
25,
maybe
30
acres
tops
the
shape
is
a
little
bit
different
on
each
of
them.
I'm
gonna
start
with
Newman
solar,
believe
that's
the
first
one
listed
on
the
agenda
and
I'll
just
point
out
the
general
location,
which
is
at
65
75,
East,
3500,
South,
Road,
outside
of
st.
J
Anne,
and
what
we
have
here-
and
this
will
be
the
case
for
all
nine
of
these
is
kind
of
a
locational
image
which
is
represented
on
the
left.
The
lighter
shade
of
green
and
some
of
these
look
a
little
bit
different
as
far
as
the
shading,
but
it's
hopefully
somewhat
obvious
as
to
what
is
this
solar
farm
and
what
is
not
so
the
lighter
shade
is
representing
the
solar
area,
the
the
green
square,
that's
the
the
full
parcel
and
that's
why
that's
shown.
J
J
Yeah,
it's
hard
to
see
and
I
apologize.
The
screens
are
a
little
bit
small
and
unfortunately,
the
laser
pointer
doesn't
work
on
a
TV,
but
mark
is
going
to
point
out
that
the
inverter
pads
as
I
mentioned
earlier,
our
central
interior
to
the
site-
and
the
other
thing
to
note
here-
is
you'll
notice
that
we're
on
the
western
portion
of
this
parcel
a
lot
of
that
had
to
do
with
just
kind
of
positioning
ourselves.
J
You
know
away
from
the
residents
on
the
east
side
and
again
not
because
there's
an
impact
on
either
the
value
or
their.
You
know
enjoyment
of
their
property
from
any
perspective
at
all.
But
more
so
because
we
understand
that
change
is
hard
and-
and
you
know,
somebody
is
often
used
to
having
a
cornfield
next
door
and
we
just
want
to
you
know,
minimize
the
unknowns
and
the
impact
of
the
unknown.
J
A
A
A
F
C
They
have
a
preliminary
decommissioning
plan
is
part
of
your
packets
there
and
part
of
the
application.
Our
ordinance
requires
them
to
to
give
us
a
decommissioning
plan
with
a
bond
according
to
the
amount
specified
in
that
plan.
That
plan
is
reviewed
every
three
years
and
that
amount
is
adjusted
every
three
years
based
on
what
the
new
plan
would
say,.
C
Amount
they
know,
while
there's
there's
a
minimal
amount
based
on
the
acreage
they
calculate
the
they
do
the
plan
and
calculate
what
it
would
cost
to
decommission
the
site,
and
that
is
what
they
have
to
give
us
a
bond
on
it.
Now
that
takes
into
consideration,
though
recycling
value,
so
our
ordinance
does
state
that,
even
if
it
had
a
positive
decommissioning
value,
meaning
that
the
recyclables
were
worth
more
than
the
cost
to
remove
them,
they
still
have
to
give
us
$1,000
per
acre
in
a
bond.
J
A
J
C
A
C
Zoning
Board
of
Appeal
also
voted
to
recommend
approval
seven
to
zero.
There
was
some
public
on
this
mr.
mark
O'connor,
a
neighboring
property
owner
has
some
questions
about
fencing
locations
and
maintenance
of
the
property.
Those
were
all
adequately
answered
and
a
mr.
Ralph
Riley
from
a
village
of
limestone
trustee
asked
if
the
village
could
be
given
more
time
to
consider
the
request.
It
was
explained
to
him
that
the
village
got
the
amount
of
notice,
as
required
by
the
state
statute,
and
the
Zoning
Board
felt
that
that
was
adequate.
F
F
C
A
A
J
A
C
That
was
also
recommended
for
approval
by
the
Zoning
Board
7
to
0.
There
was
one
public
comment.
Mr.
mark
O'connor's
had
questions
again
about
field
tile
damage
and
how
they
would
be
repaired.
It
was
not
specific
to
this
site.
It
was
more
of
a
general
question
and
they
were
answered
by
mr.
Barry.
Adi
is.
A
C
Fine
I
sold
her.
This
was
the
first
case
on
the
march
19th
Zoning
Board
of
Appeals.
The
Zoning
Board
did
vote
7
to
0.
As
on
the
19th
that
be
5
to
0
4,
to
recommend
approval,
we
did
not
have
a
full
Zoning
Board
that
night.
There
were
five
public
comments.
Mr.
Kevin
Prince
neighboring
residents
had
questions
about
trash,
picked
up
maintenance
of
the
site,
the
decommissioning
plan
and
who
is
responsible
for
enforcing
the
zoning
ordinance.
C
C
Was
I
asked
about
a
different
special
use
request
that
would
be
will
be
coming
up
on
another
case
and
asked
about
winning
tornado
resistance,
which
was
answered
in
the
same
fashion.
It
was
answered
today,
Dennis,
Baker
and
adjoining
property
owner,
asked
about
the
decommissioning
plan
and
was
addressed
the
same
as
it
was
today.
Mr.
Robert
Riley
again
asked
for
the
for
this
one
to
be
tabled
for
the
village
to
have
more
time
to
look
at
it,
and
the
same
answer
was
given.
C
We
also
received
that,
through
about
3
o'clock
that
day,
a
letter
from
the
mayor
of
the
village
of
limestone
dated
October
5th
2017,
asking
the
Commission
table
the
case
to
do
additional
research
on
the
matter.
The
Zoning
Board
took
all
of
that
into
consideration
and
still
recommended
that
it
be
a
little
forward
and
the
proved
their.
A
C
It's
actually
addressed
off
the
other
Road.
This
was
also
heard
on
march
19th.
Zoning
board
voted
five
to
zero
to
recommend
approval.
One
public
comment:
mr.
Terry
Jensen
stated
that
the
land
was
not
flat
and
there
were
sand
hills
present,
and
that
was
answered
with
that.
Solar
farms
need
relatively
flat
flat
land,
not
perfectly
flat
land.
He
also
had
questions
concerning
the
amount
of
tax
dollars
that
might
be
generated
by
the
solar
farm,
and
that
was
answered
in
the
same
generalities
as
it
was
today.
H
In
regard
to
the
comment
that
was
raised
or
the
public
comment
on
terms
of
the
tax
dollars
generated
by
the
solar
farm,
I
have
had
a
discussion
with
the
supervisor
assessment
that
there
is
state
legislation
with
two
competing
piece
of
state
legislation
in
terms
of
assessment
of
solar
farms.
I'll
be
bringing
more
information
about
those
two
competing
legislations
to
the
executive
committee.
All.
J
It
might
be
helpful
if
I
could
add
a
little
bit
of
color
there
absolutely
correct
the
number
that
I
shared,
which
was
approximately
ten
thousand
dollars
per
two
megawatt,
so
that
is
the
baseline
lowest.
It
would
be
that's
even
a
conservative
estimate
based
on
millage
rates
for
the
competing
bill,
one
of
the
bills
that
the
the
industry
presented
right
and
then
so.
The
other
bill
that
was
just
referenced
was
came
from
the
Assessors,
Association
right
and
so
in
reality,
there's
probably
gonna
be
a
little
little
meeting
towards
somewhere
in
between
those
but
I.
J
F
J
F
This
is
something
I've
been
working
on
as
well.
I've
been
speaking
with
our
contacts
down
in
Springfield
legislative
people
that
are
associated
with
those
staffs
and
the
bill
will
move
forward.
That's
downwards
to
to
that
point.
It
will
just
be
they're
deciding
on
where
that
that
line
is
there's
really
not
competing
bills.
There's
a
competing
numbers
on
how
we're
going
to
derive
that
assessment,
so
it's
sponsored
by
Liu
Lang.
So
it's
it's
pretty
much
at
the
highest
levels
of
being
driven
they've
accepted
what
the
Assessors
are
saying.
F
F
A
C
Okay:
this
is
a
yeah
directly
across
the
street
from
the
village
Roma
park
along
the
railroad
tracks.
This
also
was
heard
on
march
19th
recommended
approval
by
the
Zoning
Board
of
Appeals
five
to
zero.
There
was
one
public
comment
from
mr.
Larry:
lad:
lad
who's
in
the
joining
property
owner.
He
lives
in
the
house
right
there
at
the
corner
and
his
his
calm
are.
His
question
was:
was
the
project
limited
to
the
current
25
acres
as
the
entire
farm
was
over
a
hundred
acres?
I
Really
to
answer
that
one,
our
approval
is
for
the
site,
we're
showing
you,
so
we
don't
have
a
pool
to
go
beyond
that,
but
also
the
state
program
has
a
maximum
of
two
megawatts,
so
we
don't
have
the
ability.
Oh,
we
don't
have.
The
ability,
under
the
state
program
to
go
more
than
the
size
were
showing.
A
J
Similar
to
Jasper
that
we
discussed
earlier,
this
is
also
a
kind
of
a
twin
twin
site
project
here,
we're
located
at
approximately
14
to
25
East,
nine
thousand
North
Road
outside
of
Grant
Park
Illinois.
We
call
this
st.
solar
and
the
one
after
this
is
st.
too.
So
st.
is
the
kind
of
east-west
rectangle
on
the
north
side
of
the
road.
C
C
Wait
hang
out,
we
had
a
mr.
Wayne
Hansen,
an
adjoining
property
owner
I
believe
he
lives.
Just
would
be
just
passed,
that
red
mark
on
the
left
side
there
on
the
south
side
of
the
road
and
stated
that
he
didn't
think
it
was
right
and
that
he
was
opposed
to
the
project
also
had
miss
Karen
Hanson
and
enjoyed
any
property
owner
asked
the
board
if
they
would
like
one
near
their
homes.
That
question
was
not
answered.
A
C
Also
heard
on
march
19th
also
recommended
for
approval
five
to
zero.
There
were
five
public
comments.
Miss
Carrie
Dumas
again
addressed
the
board
and
asked
about
setbacks
and
glare.
Both
of
those
were
adequately
answered
and
as
far
as
the
setback
goes,
it's
actually
farther
setback
than
our
ordinance
requires.
Our
ordinance
requires
100,
feet
and
I
believe
it
was
estimated
to
be
over
400
feet,
set
back
from
the
road,
Marvin
manky
and
adjoining
property
owner
who
farms
the
field
across
the
street,
asked
about
where
the
panels
are
manufactured
and
stated
that
they
should
be
american-made.
C
C
He
also
feels
that
would
have
a
detrimental
effect
on
his
property
and
has
a
current
concerns
about
electrical
interference.
Stephen
maryk,
an
adjoining
property
owner,
asked
about
damage
to
the
roads
and
who
would
pay
for
that
for
any
damage,
and
that
was
answered
that
our
ordinance
requires
that
the
developer
have
a
road
use
agreement
in
place.
F
J
J
A
I
B
C
P
Had
zero
appreciation
for
how
much
shorter
that
I
was
then
those
guys
I
promise
I'll
make
this
very
quick
for
you
all,
because
Cyprus
did
such
a
great
job
of
covering
silver,
solar,
overall
and
I'll,
just
kind
of
highlight
the
project
and
one
or
two
things
that
I
think
maybe
that
in
touch
on.
So
this
is
a
manteno
community,
solar
garden,
it's
out
by
the
quarry
just
to
the
west
manteno,
which
court
I
just
hit
the
wrong
button.
C
P
You
know
I
think
Cyprus
did
a
great
job
of
just
talking
about
solar
overall,
why
it's
coming
to
the
state,
so
I
really
won't
touch
on
that
community.
Power
Group
has
a
fairly
decent
footprint
in
the
state
of
Illinois.
It's
one
of
our
primary
focuses.
We
have
other
projects
throughout
the
country.
These
are
primarily
the
locations
of
the
community,
solar
Gardens
that
are
happening
inside
the
state
of
Illinois.
This
particular
project
right
here
is
right
off
of
45,
very
similar
to
the
Cypress
Creek
projects.
It's
about
15
or
so
acres.
P
Here's
the
actual
plan
of
the
site
right
across
the
street.
We
avoid
all
wetlands,
it's
pretty
clean
flat
farming
land,
don't
believe
it
had
a
very
good
farming
score
in
our
soil
and
water
report.
But
when
we
go
through
our
site
selections,
we
look
at
everything
we
look
at
the
solar
radiance.
We
model
the
project
out.
We
do
physical
sites.
We
look
that
it's
appropriate.
Given
the
existing
surroundings.
Look
at
soil
topography
electrical
infrastructure
to
make
sure
our
project
can
hit.
You
know
actually
happen
in
that
area.
P
So
when
we're
coming
to
you
with
something
there's
been
a
significant
amount
of
due
diligence,
that's
been
done
to
know
that
the
project's
actually
going
to
happen.
All
that
has
been
done
in
tandem
with
kenka
Keys
per
you
know,
permit
requirements,
and
all
that
has
been
submitted
in
as
in
the
packages
on
your
desk,
solar
Gardens
in
general,
one
of
the
things
that
I
don't
know
that
Cyprus
touched
on
too
much
is
how
the
community
actually
benefits
from
these
types
of
things.
P
So
community,
solar
gardens
are
specifically
set
up
to
get
energy
back
to
the
there's
state.
Incentives
that
have
that
to
make
that
happen.
The
way
those
state
incentives
work
is
that
these
solar
panels
have
you
know
the
farm
comes
together.
They
have
a
meter
on
them,
just
like
similar
to
the
meter
that
you
have
on
your
house.
P
The
meter
on
your
house
spins
one
way
and
it
creates
a
bill
and
you
got
a
bill,
a
four
or
five
hundred
four
or
five
hundred
bucks
a
month,
whatever
it
may
be
on
a
solar
facility,
the
meter
spins
the
other
way
and
we
got
a
big
bill
except
it's
a
big
negative.
It
is
all
sorts
of
net
meter
credits
and
then
what
we
do
is
we
have
subscribers
to
our
solar
facility
and
those
subscribers
subscribe
for
a
portion
of
those
credits.
P
So
as
a
participant
in
a
solar
garden,
the
individuals
of
the
community
they
have
their
normal
bill
from
ComEd,
comes
to
five
hundred
dollars.
Let's
say
they
buy
five
hundred
dollars
worth
of
credits
from
the
community
solar
garden,
and
then
they
pay
a
fraction
of
the
cost
of
those
credits.
So,
in
a
real-world
example,
you'd
have
five
hundred
dollar
bill,
five
hundred
dollars
worth
of
credits,
and
you
would
have
paid
community
Power,
Group
four
hundred
dollars
for
those
credits,
they're
for
your
electric
bill
would
have
been
reduced
by
$100.
P
That's
how
these
community
solar
gardens
work
and
over
the
expected
life
of
a
community
solar
garden.
It
will
save
the
local
residents
approximately
a
million
and
a
half
dollars,
so
there
are
real
financial
benefits
to
the
local
community
of
having
solar
facilities
inside
that
community,
and
these
two
slides
just
basically
give
kind
of
a
little
rundown
of
how
that
happens.
The
solar
panels
generate
energy.
P
Soil
benefits
I.
Think
the
Cypress
group
touched
on
this.
Well,
so
I'm
not
going
to
spend
much
time
there,
the
electromagnetic
field.
Again,
you
know
the
International
Commission
of
non
ionizing
radiation
protection
says
the
recommended
limits
are
833
m
G's
a
solar
facility
at
the
boundary
of
the
facility
is
0.02
to
0.04.
It's
no
different
than
being
one
foot
away
from
a
fluorescent
light.
P
So
we've
heard
this
as
a
repeated
issue,
but
it
just
isn't
the
rumored
risks
of
noise
again
at
the
boundary
it's
about
45
DBA
and
that's
just
at
the
boundary
which
is
similar
to
a
dishwasher,
and
so
you
clearly
can
hear
a
dishwasher
once
you're
more
than
you
know,
50
feet
away
from
it
nevermind.
You
know
a
couple
hundred
feet.
P
Our
plan
includes
a
landscape
plan
all
on
the
northern
and
along
the
roadside,
to
provide
screening
screening
again
very
similar
to
Cypress
Creek.
We'll
have
you
know
just
some
evergreen
vegetation
along
that
the
fencing
you
know.
There's
some
talk
about.
You
know
whether
it
should
be
more
of
a
chain-link
fence
or
a
you
know,
of
a
country,
farm
oriented
fence.
You
know
we'll
be
working
with
the
county
and
a
special
and
a
building
permit
process
determine
what's
appropriate
they're.
P
These
solar
facilities
can
definitely
attract
wildlife,
especially
when
they're
screening
around
in
that
site
little
buffer
zone,
so
people
that
are
worried
about
it
chasing
off
wildlife
that
just
isn't
the
case.
Birds
again
love
these
their
perches
there's
incremental
food.
Everything
else,
the
glare
the
bottom
line
is
solar.
Solar
is
designed
to
absorb
light,
not
reflect
it,
so
it
is
less
than
a
sitting
pond
less
than
glass
less
than
steel
and
drain
tile
again
similar
to
Cypress
all
these
get
flagged
during
construction.
P
P
F
C
Let
me
just
back
up
one
second
there.
Oh,
this
was
heard
at
March,
5th
Zoning
Board
of
Appeals
meeting.
It
was
recommended
for
approval
7
to
0.
There
was
one
public
comment,
mr.
Allen
Spangler,
who
was
speaking
for
a
property
owner
that
owns
a
home
to
the
north
west
of
this
property.
He
had
concerns
about
the
loss
of
farmland
question
why
they
were
hiding
the
facility
behind
trees
and
stated
that
he
believes
that
it
would.
It
would
attract
large
rodents
to
the
site
and
I
believe
his
direct
quote
was
rats
the
size
of
cats.