Sangamon Sun

Logan County Board of Appeals met July 11

Here are the minutes provided by the board:

Present: Doug Thompson, Bret Farmer, John Fulton.

Absent: Derek Martin, Scott Noltensmeier.

Chairman Thompson called the meeting to order at 7:30 pm.

Approval of Minutes: A motion was made by Mr. Fulton, seconded by Mr. Farmer, to approve the minutes from the May 2,2024, and May 15, 2024, meetings. Motion passed.

Unfinished Business: None.

New Business:

a. 8-SA-24 – Pike Creek Wind addition of 3 parcels to 5-CU-22

Chairman Thompson read the legal notice and swore in those wanting to give testimony.

Kyle Barry presented for Pike Creek Wind, explaining the request for a supplemental siting approval permit to add three parcels to Conditional Use Permit 5-CU-22 to host the Pike Creek Wind project’s generation tie line, consisting of poles and overhead lines, as well as underground collection lines. This is a slight modification to the project that the Zoning Board approved in November 2022.

Colleen Nash with Pike Creek reviewed presentation slides. She explained that Repsol purchased the entire ConnectGen portfolio in March 2024, however that change in corporate ownership does not impact the Pike Creek project, its agreements, or development, and they continue to work locally with Stan Komperda and Highlander Renewables. Ms. Nash explained the new parcels allow for a more direct route for the gen tie line between the project switchyard and the Shockey substation in Menard County. They plan for construction to begin in mid-2025 and begin delivering electricity to the grid in 2026. There are no additional turbines or other alterations to the original Conditional Use Permit, only the addition of three tax parcels for which allows the Logan County portion of the gen tie line to be shortened from 5.2 miles to 4.5 miles.

Mr. Barry reviewed the conditional use factors and findings criteria, proposing that the application presents no adverse impacts.

Mr. Fulton asked about the time of construction for the new path; Ms. Nash said mid2025 through December 20205, though the gen tie is a small portion of that construction.

Mr. Thompson clarified that the parcels were not in the original CUP and are not planned for wind towers; Ms. Nash said that was correct. Mr. Farmer asked if the lines would be overhead or underground; Ms. Nash said the primary facilities on the parcels would be the 138KV overhead line that connects with the Ameren substation, however their easement agreements allow for siting underground 34.5KV collection lines if needed in the future. Mr. Barry clarified that the Siting Approval Permit application seeks permission to do that, even though underground lines are not currently planned for those parcels.

Mr. Thompson confirmed that the project will abide by the AIMA and the other conditions in the original conditional use permit; Ms. Nash said yes.

There were no public comments. The Zoning Board deliberated.

Mr. Fulton moved to approve the addition of the three parcels to the Pike Creek Wind Farm with the findings of fact and recommendations as presented by the committee; Mr. Farmer seconded. By a roll call vote the motion passed as follows:

Yes: Bret Farmer, John Fulton, Doug Thompson.

No:

b. 11-CU-24 – Jerry Cisco to create Ag parcel of less than 5 acres

Chairman Thompson read the legal notice and swore in those wanting to give testimony.

Jerry Cisco explained that the family wants to divide the parcel so the existing home will be on 2.9 acres, and a new 5-acre parcel would be created to build a new house for his son’s family. Another son lives on another adjacent parcel.

Mr. Farmer asked when the current homes were built; Mrs. Cisco said in 2000 and 2014.

Mr. Farmer asked if they were going to add an entrance or new culvert; Mr.Cisco said no, they planned for the two parcels to share the existing entrance access.

There were no public comments. The Zoning Board deliberated.

Mr. Fulton moved to approve the conditional use to create an Ag parcel of less than five acres; Mr. Farmer seconded. By a roll call vote the motion passed as follows:

Yes: John Fulton, Bret Farmer, Doug Thompson.

No:

c. 12-SA-24 – Top Hat Wind addition of Turbine 12A to 4-CU-22

Chairman Thompson read the legal notice and swore in those wanting to give testimony.

Will Hitson presented on behalf of Top Hat Wind, explaining that the application was not for an additional turbine but for the relocation of turbine 12. CUP 5-CU-24 was approved for 60 turbines, but turbine 12 had to be re-sited due its proximity to the ComEd substation. It is still on the same parcel as originally proposed but was moved further than the conditional use permit allowed the Zoning Office to approve. The turbine would still have to comply with all the original conditions and requirements.

Jim Griffin with Top Hat said new sound and shadow flicker studies were done to account for the new location of turbine 12.

Mr. Thompson asked about the site map. Mr. Hitson explained the yellow circle is the tower property line setback and the green circle is the setback from residences; there are no residences within the setback area.

Mr. Fulton commented that the wording of the application is confusing because it sounds like a turbine is being added rather than being replaced. Mr. Hitson acknowledged the awkward language and clarified that Top Hat would not build turbine 12 at the original location but would build turbine 12A at the new location. Mr. Thompson asked about the parcel’s proximity to the National Weather Service radar and whether it was one of the towers of concern; Mr. Hitson explained that it is on the far eastern side of the project near DeWitt County, not one of the towers that was in closer proximity to the radar.

Mr. Griffin asked that the same conditions from 5-CU-22 be applied to turbine 12A. Mr. Thompson said they were on the same page. Mr. Thompson asked about the construction timeline; Mr. Hitson said they were still checking boxes with the Highway and Zoning offices but road improvements have already begun and they hope to start in-ground construction this month and estimated completion in September 2025.

There were no public comments. The Zoning Board deliberated.

A motion was made by Mr. Fulton to approve 12-SA-24, adding 12A to replace turbine 12 and to accept the findings of facts and recommendation prepared by the Zoning Office, seconded by Mr. Farmer. By a roll call vote the motion passed, as follows:

Yes: Doug Thompson, John Fulton, Bret Farmer.

No:

d. 13-A-24 – Logan County Amend Sec. 11.1 to allow ZBA alternate members

The Zoning Board discussed the proposal. Zoning Office Al Green explained that the changes were based on language in other County’s ordinances. Tracy Bergin said it had been reviewed by the Logan County State’s Attorney.

Mr. Thompson asked if alternates would be used to try to have five members at every hearing, or only to make a quorum if there were known absences. Ms. Bergin said five members and concurring votes would be preferable, but the primary concern is to have quorums so the ZBA can conduct business.

The appointment schedule for alternates and regular members was discussed. Due to the change from seven to five members, two members’ terms expire in 2025 with no one expiring in 2024. Alternates would be appointed to five year terms, with the most senior alternate being asked to fill in first.

Mr. Farmer made a motion to approve Zoning Ordinance Amendment 13-A-24, creating alternate Zoning Board members, seconded by Mr. Fulton. By a roll call vote the motion to approve failed as follows:

Yes: John Fulton, Bret Farmer, Doug Thompson.

No:

Other Business: None.

Zoning Office Report: The next hearing will be August 8, 2024. Applications are from from Pivot Energy for a community solar project adjacent to Atlanta and from EnPower Solutions and Mr. Spellman for a rezone and variance for the parcel near I-55.

Mr. Farmer asked about the timeline for appointing alternates. Ms. Bergin said alternates could be appointed at the mid-September County Board meeting.

The Zoning Committee did not meet in July so the Amendments for the revised wind and floodplain ordinance sections have been postponed. The Zoning Office has a meeting next Monday with Sugar Creek Solar about a new Siting Approval application for a CSEF in the footprint of their wind project.

Adjournment: A motion was made by Mr. Fulton, seconded by Mr. Thompson to adjourn the meeting. Motion passed. Meeting ended at 8:55 p.m.

https://logancountyil.gov/images/zoning/zba/docs/2024.7.11_ZBA_Minutes.pdf