McHenry Times

McHenry County Staff Plat Review Board met April 7.

Here is the minutes provided by the board:

I. CALL TO ORDER

Meeting called to order at: 8:43 AM by Dennis Sandquist.

PRESENT: Colletti, Oliver, Sandquist, Beets (Remote), Hanlon

ABSENT:

Also present: Kevin Huntley (on behalf of Adam Wallen, Building Division)

Also present: Ben Redding, MCDOT and Dave Diamond, Riley Township Highway Commissioner.

II. PUBLIC COMMENT

III. DRAFT MINUTES FOR APPROVAL

Staff Plat Review - Public Meeting - Jan 6, 2021 8:30 AM

Motion by Ms. Colletti, seconded by Mr. Oliver to approve the minutes.

RESULT: ACCEPTED BY VOICE

IV. SITE PLAN REVIEW

A. Pleasant Grove Solar, LLC – Petition #2021-006 – Conditional Use Permit to allow for a Solar Farm

Representing Pleasant Grove Solar were: Robert Moser, Tom Burney, Jason Cooper and Tyler Coon.

MCDOT - Ray Beets

Mr. Beets noted Harmony Road is a County Highway and under the jurisdiction of MCDOT. There is a concern about super loads using Harmony Road, specifically the Harmony Road bridge.

Mr. Beets advised the petitioners, if they plan to use Harmony Road as a delivery route with super loads, they will need to submit details in advance to allow MCDOT send the information to the bridge consultant to see if the bridge can handle the loads. This needs to be done well in advance.

Mr. Beets mentioned if a delivery exceeds the permit limits, the transport company will need to contact Oxcart to get permits. The information is included in his written comments.

Mr. Diamond, Riley Township Road District, asked the petitioners if they had a timeline for the project. It was answered the project will take approximately two years.

Mr. Diamond stated he has a concern with construction traffic when spring posting occurs. There is no construction traffic permitted on Riley Township roads during the time of February 1 through May 1. They want to avoid any truck impacts during that time of year.

Mr. Diamond noted the Township wants to know how many loads there will be, to what sites, and the weight. This information will need to be given to the Township prior to any deliveries.

It was noted the only oversized loads are going to the parcel in Boone County. The route will be planned out well in advance.

Mr. Diamond told the petitioners, more detail is needed in regards to project components including solar panel array setbacks. Placement of equipment could impact and promote blowing and drifting snow. He would like a better understanding of what the petitioner is doing on each parcel, and what is going to be needed for maintenance.

Mr. Diamond noted the Township will not issue a permit until a permit is issued through McHenry County.

Building Comments - Kevin Huntley

Mr. Huntley reviewed Mr. Wallen's comments to the Committee. There were no comments directly related to the site plan, but he mentioned the fire apparatus access roads and path cannot be less than 20 feet clear.

The Marengo Fire District will have final approval on any request for reductions in the width of the access roads. The District will also give approval for the required turn radius.

Planning - Renee Hanlon

Ms. Hanlon stated the site plan should show the existing vegetation. The 300-foot setback requirements are well defined, but the UDO requires a landscape buffer of 500 feet between the facility and any adjacent non participating residence within 500 feet of the project. The site plan needs to show all the structures that are in that 500 feet. The setbacks will be required to be on the site plan.

Ms. Hanlon pointed out, as part of plan set that goes to the ZBA, the site plan needs to show existing conditions including power lines and existing vegetation. The UDO allows for existing vegetation to count towards landscape buffers.

Ms. Hanlon stated the landscape standard they are using is not the correct standard for this project. The County does not require trees and shrubs, we just require the shrubs.

Ms. Hanlon noted the petitioners are asking for a 100 percent waiver of the landscape buffer along the right of way. With the combination of using existing landscape, staff feels they can meet the landscape standards without needing a variance, and they would not be supportive of it.

The landscape buffer on the site plan is shown adjacent to the proposed fence. Ms. Hanlon pointed out, by planting the landscape buffer in a straight line parallel to the right of way instead of following the fence line, this would mean more linear feet of landscape materials that would be needed.

Ms. Hanlon stated the County is trying to get as much linear footage of living snow fence, and with all the blowing and drifting, the shrubs would be a good opportunity to create a living snow fence which would help the Township when keeping the roads clear.

If there are old growth trees on any of the parcels and you are taking them down, how are you going to protected them during construction. More information is needed on protection of trees.

The petitioner noted getting the amount of native shrubs is going to be difficult. Ms. Hanlon stated if we have a landscape plan that meets the Ordinance requirements, we can work with them, and may be flexible in the timing of plant installation if there is a true hardship.

Ms. Hanlon noted need accurate Ultra survey accurate legal description of, make sure every property that is on board with rezoning including those easement properties as well as the properties that have arrays on them, and although what we are looking at here is the minimum standards of the UDO it is a conditional use so there can be higher standards imposed on the project. The ZBA may also ask for additional information, they are accustomed to seeing more information.

It was noted there is an issue with a landowner who will not grant an easement until the Conditional Use is approved by the County. The petitioner asked if there was a work around for that issue.

Mr. Sandquist noted to drop the property creates continuity problem which will cause the petitioner to request 2 conditional use permits.

Mr. Burney stated it is just a cross connect, and with this particular easement, the homeowner has stated if we get this issue solved, we would be able to get the easement that we need. Mr. Burney stated we would like to go to the Zoning Board and ask them to condition the special use on securing this easement.

Mr. Sandquist stated that zoning cannot be applied or conditioned on non participating parcels. The property owner must be an applicant like all the other property owners that make up the project.

Ms. Hanlon stated, and Mr. Sandquist confirmed that staff cannot take the request through the zoning process. Applicants must submit a complete application.

After discussion, Mr. Burney stated he would like to request to they condition the approval on securing an easement, and that the power connection does not require a Conditional Use. If a Conditional Use is required, they will come back and amend the application.

Stormwater Comments - Joanna Colletti

Ms. Colletti stated the site plan needs to show proposed impervious area calculations. General locations of stormwater management facility locations should be provided.

Detention is going to be difficult on the site. If they choose to put in detention, they should be mindful of the arrays and how the site is laid out. If getting approval from ZBA without detention, it may cause problems for the ZBA. If you put in detention, it may affect the solar panel array location or setbacks, and this would change everything.

A drain tile survey will be required as part of the permitting process for the entirely of the location.

There is no floodplain elevation established. It is up to the petitioner to determine the base flood elevation. An elevation may need to be calculated to ensure the development meets the Stormwater Management Ordinance.

Additional information is required on the site plan regarding wetland and buffer limits. Ms. Colletti asked when a Wetland Delineation was done.

It was noted a delineation report was done before the October 1 cut off date so they could get the farmed wetlands. The study has been sent in to the Army Corps of Engineers, and they are waiting for a response. Ms. Colletti noted a copy of the Wetland Delineation Report is required.

If drain tiles are noted, risers are required upstream and downstream on the property limits so they can be traced back if there are any issues with the neighbors, such as a broken tile.

The Decommissioning Plan states that all improvements on the site will be removed to 5 feet below the ground surface regardless of depth. The plan should reflect all improvements done associated with this project shall be removed with the Decommissioning Plan.

Everything should be removed from the site without stockpiling after completion of the project.

HEALTH: - Charlie Oliver

Mr. Oliver stated noted wells surrounded by panels. He ask what is the intention? Are they going to be abandoned? If so the Health Department requires 24 hours notice before they are abandoned. A separate permit will be required for each parcel.

Mr. Oliver inquired as to what is going to happen with the residence on the northern end of the parcel located on Grange Road.

It was noted a decision has not been made, and that will be made at a later time. They do have rights to the house if they need it.

Mr. Oliver stated he needs clarification if there are any septic systems or wells located on the middle parcel of the property. The location of the septic and wells is required to be on the site plan.

Motion:

Motion by Ms. Hanlon, seconded by Mr. Huntley to accept the site plan based on the changes addressed today.

All members voted aye, motion passed.

V. STATUS UPDATE

Ms. Hanlon noted Dominguez is scheduled for vote on Thursday, April 15, though the attorney said they may be withdrawing.

Regarding Ortega, Ms. Hanlon stated that the neighbors are still calling. She will go out and do a site visit to see what is happening at the property.

The Northern Illinois Recover Center petition has been withdrawn.

VI. MEMBER COMMENTS

VII.ADJOURNMENT

https://mchenrycountyil.iqm2.com/Citizens/FileOpen.aspx?Type=12&ID=4786&Inline=True