McHenry County Zoning Board backs Railway Solar project, adds screening condition

The McHenry County Zoning Board of Appeals voted 7-0 on Nov. 25 to recommend approval of a conditional use permit for a community solar project proposed by Railway Solar LLC, with the board adding a condition that the developer provide supplemental landscaping along the sites east side and adhere to staff-recommended mitigation measures.

The boards hearing, opened by the presiding chair, centered on a roughly 72.6-acre parcel in Coral Township near West Union Road and South Grant Highway (PIN 1705100-004). Paul Makarowitz, a representative of AES Clean Energy speaking for Railway Solar, described the project as a community solar facility with an export capacity just under 5 megawatts AC and an expected construction start in late 2026 and operation before 2027 if permits proceed.

Why it mattered: the project will tie into local distribution and, AES said, allow local subscribers to access renewable energy. Neighbors and board members focused on visual screening, tree removal, wetlands, stormwater management and outreach, and the board required a more detailed landscaping plan and additional screening commitments as conditions of approval.

What the developer said: Makarowitz told the board the company aims to avoid tree felling where possible, that the only likely clearing at this stage is a small access road (applicant later quantified possible tree clearing for the road at 0.06 acres), and that panels and module components used are inert in typical conditions. He said the project is intended to serve about 1,200 homes annually, that the facility would be owner-operated by AES for 35 years, and that a decommissioning plan and a stormwater management plan will be provided to the county before building permits are issued. "We want to work with local stakeholders, local officials to build the best project that will meet their electricity needs here within the county," Makarowitz said.

Community concerns: several residents questioned siting and outreach. Thomas Skowhorn, who said he lives at 19104 West Union Road, asked "why this location?" and raised habitat concerns, saying the area includes oak savanna and mature oaks. Elizabeth Sander (18806 West Haven Road) told the board she did not receive the project mailer and urged more robust protections for a sensitive aquifer and for wildlife. Michael Stumphouse (6313 Dunham Road), speaking for several neighbors, asked that mitigation commitments be written into conditions rather than left to informal agreements.

Technical and environmental points: the applicant said the site plan avoids jurisdictional wetlands as identified in the Army Corps delineation and that the team will keep buffers (applicant cited avoiding seasonally wet areas by roughly 50 to 150 feet in different exchanges). AES said it has coordinated with Commonwealth Edison for interconnection, will fund any required substation upgrades, does not plan to include battery storage, and will provide a vegetation management and emergency-response plan for first responders.

Tax and land-use notes: AES estimated about $1,000,000 in fair-market valuation to be brought into the tax base for the project term; the applicant clarified this figure is not an annual payment but a valuation perspective used in their internal tax calculations. The board also heard that the fenced area would occupy most of the usable parcel (applicant estimated around 60 acres inside fence), and that inverters and equipment pads will be set back from residences.

Board action and rationale: after deliberation the board amended staff-recommended conditions to require supplemental landscape screening along the east side of the site (to be worked out with county staff and affected landowners) and retained other conditions recommended by staff. A motion to accept the conditions as amended passed, and the board then voted 7-0 to approve the conditional use request and forward it to the county board. In discussing the vote, members repeatedly cited that state and county standards were met and noted limited discretion under state law for solar permits.

What happens next: the zoning boards recommendation and the approved conditions will be forwarded to the McHenry County Board for further consideration. The applicant said it will continue stakeholder outreach, finalize technical designs and supply the county with the required landscaping, stormwater and decommissioning plans before building permits are issued.

Quotes: "We want to work with local stakeholders," Paul Makarowitz said. Resident Michael Stumphouse requested that "conditions be implemented to mitigate some of the impact from the solar farm," urging written commitments on screening and tree preservation. Board member Eldridge said staff found standards were met and urged close cooperation with adjacent landowners on screening.

The hearing closed after the vote. The county board will receive the petition, conditions and the Zoning Boards 7-0 recommendation for its consideration.