TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
title
Ordinance Approving a Special Exception to Allow a Roof-Mounted Solar Installation, Located at 3300 Channahon Road (ZBA 2025-49)
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BACKGROUND:
The petitioner, Dimension Energy, is requesting a Special Exception to allow a roof-mounted solar installation for community supply on the existing industrial building at 3300 Channahon Road. Community solar is generally defined as a solar project where the benefits from an off-site solar array are shared by multiple customers, including individuals, businesses, and other groups. Customers typically receive monetary credits on their electric bill based on their subscription to the project. Because a community solar installation supplies power back to the utility grid and not solely to onsite facilities, it is considered a principal use and not an accessory use. The Zoning Ordinance does not include provisions for solar installations as a principal use. Therefore, this request must be considered as a Special Exception.
Zoning Ordinance Section 47-3.9(BB) states that review of a Special Exception may be applied to “a land use that could not be conveniently allocated to one zone or another or (where) the effects of such uses could not be definitely foreseen as of a given time.” Special Exceptions differ from Variations in that they do not require undue hardship to be allowable. The City Council makes the final decision on this Special Exception request.
The petitioner, Dimension Energy, is a national company that develops, owns, and operates community solar and other clean energy projects across 14 states, including Illinois. They propose to install a solar array for a community solar project on the roof of the existing 1.2-million-square-foot Target distribution facility on the subject site. The property, which is owned by Channahon Owner LLC, is located in the Ketone Business Center industrial subdivision and is zoned I-2 (general industrial). The solar installation would be owned and operated by Dimension Energy, who would lease the roof and ground space from the property owner. Dimension Energy would be responsible for the installation, maintenance, and removal of the solar panels. The expected life cycle of the installation is around 25 years.
The physical arrangement and appearance of the installation would be very similar to an accessory solar installation that serves the building. The rooftop panels would not be visible from the ground, as they would be set back from the edge of the building and only rise about one foot above the roof surface. The ground equipment is similar to the equipment used for a building’s electrical service. Dimension Energy proposes two installations on this building, one on each half of the roof, to be owned by two separate LLCs. Each installation would have an enclosed equipment area on the side of the building. There will also be an equipment area for ComEd’s ground equipment at the north corner of the parking area near the access driveway. The ComEd equipment would not be enclosed but would be painted dark green for minimum visibility. Examples of recently completed Dimension Energy roof-mounted solar projects and their equipment can be found in the attached Zoning Board of Appeals Staff Report Packet.
The proposed solar installation would be for community supply, not a behind-the-meter system that generates electricity for onsite use. The installation would be connected to ComEd equipment and would supply power back to the utility grid for use by properties served by that system. A community solar project is supported by subscribers who receive credits on their energy bill for their share of the program; they do not receive electricity directly from the solar installation. Subscribers can be individuals, businesses, municipalities, nonprofits, and other groups. For this project, subscribers would need to be located in ComEd’s Illinois utility territory.
Staff does not believe that the proposed solar installation will have a negative effect on the area. The physical appearance is similar to a permitted accessory installation and is not out of character with an industrial site. The petitioner will have a lease and an agreement with the property owner that addresses maintenance, installation, and removal of the installation. The petitioner will be required to obtain all necessary building permits for the proposed project.
ZONING BOARD OF APPEALS PUBLIC HEARING:
The Zoning Board of Appeals held a public hearing on this matter on October 16, 2025. Cale Skagen, petitioner with Dimension Energy, represented the petition. One member of the public spoke with a question about the petition. Meeting minutes are attached.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS:
Ralph Bias moved that the Zoning Board of Appeals recommend approval of the Special Exception to allow a roof-mounted solar installation, located at 3300 Channahon Road, subject to the following conditions:
1. That a building permit shall be obtained.
Brigette Roehr seconded the motion, which passed with six (6) aye votes and no nay votes. Voting aye were: Bias, Hennessy, Radakovich, Roehr, McGrath Schmig, and Stiff. Voting nay were: none. Absent were: Nachtrieb.
RECOMMENDATION:
recommendation
Staff concurs with the recommendation of the Zoning Board of Appeals and recommends that the Mayor and City Council adopt an Ordinance Approving a Special Exception to Allow a Roof-Mounted Solar Installation, Located at 3300 Channahon Road, subject to the same conditions approved by the Zoning Board of Appeals above.
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