McHenry County Staff Plat Review Committee reviews application and site plan for rehab facility
McHenry County Staff Plat Review Committee met Wednesday, Jan. 18.
The Staff Plat Review Committee has the power and authority to review and recommend approval of subdivision plans and plats, and site plans that meet requirements of the Unified Development Ordinance (UDO).
Here are the minutes as provided by McHenry County:
STAFF PLAT REVIEW MINUTES
JANUARY 18, 2017
Public Meeting Conference Room A 8:30 AM
667 Ware Rd., Woodstock, IL 60098
McHenry County Page 1 Updated 1/23/2017 11:44 AM
I. CALL TO ORDER
Mr. Moore called the meeting to order at 8:35 a.m.
PRESENT: Wallen, Colletti, Moore, Beets, Levato and Boeckmann
Kim Kolner from Planning and Development was also present.
Meeting called to order at: 8:35 AM by Darrell Moore.
PRESENT: Colletti, Wallen, Moore, Beets, Levato ABSENT: Sandquist
II. PUBLIC COMMENT
III. DRAFT MINUTES FOR APPROVAL
Staff Plat Review - Public Meeting - Dec 21, 2016 8:30 AM
Motion by Ms. Colletti, seconded by Mr. Wallen to approve the minutes of December 21, 2016 Staff Plat Review meeting.
Mr. Levato asked if comments could be added to the minutes after the meeting as PDF attachment.
RESULT: ACCEPTED BY VOICE
IV. SITE PLAN REVIEW
A. Dunham Property Holdings - 16-046
Application and Site Plan
Nick Fikous, attorney for the Dunham Property Holdings LLC was present.
Mr. Fikous explained this project is a facility that is geared toward drug and alcohol rehabilitation. At the most, there would be 25 - 30 occupants and more likely 20 clients. The typical stay is 4 - 6 weeks but can be as long as two months. This type of care is not paid by health insurance and is private pay which comes with a cost. He mentioned that the detox component would be fitted into the facility as it is a part of Brooktree Health Services.
County Highway Comments
Mr. Beets, Permit and Developer Projects Manager, informed the applicant that he would need to apply for an access permit, but prior to applying it should be determined how much traffic will be generated. In order to determine those numbers, it is necessary to show the amount of staff and how often they will be coming and going to the property. This number will determine if this would be considered a minor access or major access. He noted that over 50 trips per day would be considered a major access. Mr. Fikus indicated there would be 13-15 movements per day and that they would reuse the existing entrance and exits. Mr. Beets noted that this application should be applied for after the zoning process. Mr. Fikus mentioned that he would have this information to present at the zoning hearing.
Ms. Colletti, Chief Stormwater Engineer, stated that she did not have any comments regarding the application as submitted with all interior renovations. If changes to the site plan are later required due to Health Department requirements or other changes such as additional parking spaces, another review will be required by Water Resources.
Mr. Moore, Zoning Enforcement Officer, explained that he did not have any comments relating to zoning, but his comments were advisory regarding lighting on the property and noted that any additional lighting will be required to meet the requirements of Section 15.2, including shielding fixtures and limiting fixture to 6,000 lumens. Mr. Moore mentioned that there is a deficiency in the parking requirement. He explained that the maximum occupancy determines that 15 spaces would be required. He believed that with the existing paved area there is enough to accommodate the required space. He also provided a comment regarding signage. Mr. Fikus reported that there will not be any signage on the property.
Mr. Wallen, Building Enforcement Officer, Building Manager, briefly reviewed his comments regarding the site plan. He explained that vehicular circulation paths and requirements for emergency vehicles shall be coordinated with the Harvard Fire Protection District. He also mentioned that accessibility improvements are driven by the dollar amount of the improvements. Regarding the third comment, the number of employees and clients will determine the number of plumbing fixtures as it relates to his first comment in his memorandum. He provided notes for the architect with respect to the reclassification to I-2 based on the number of beds and staffing.
Mr. Levato, Field Staff Supervisor, asked the applicant if there had been any thought on handling private sewage disposal and if they were considering utilizing the existing system; which is not sized for the proposed use. He reported that there are 800 lineal feet on the current system which is larger than most residential structures, but Mr. Levato stated that he is anticipating over 3,000 lineal feet of line being required under the proposed use. He explained that this is the primary septic and it will be required to show another area for 100% septic replacement area. He noted that soils on the property are moderate severe. In order to expand the system, fill will be required along with a stormwater permit. There is also a concern regarding pharmaceuticals with facilities such as this and should be discussed with the septic designer and consider pre- treatment. Mr. Levato also asked if there would be an onsite pharmacy. He explained that there would be limitations as to how much can be stored onsite and sinks where those pharmaceuticals would be used would need to go the special treatment area first. He also mentioned that the septic system is not depicted on the site plan and part of the existing landscape area is over the septic area. With the change in use to non residential, water meter data will be accepted for the Health Department to estimate the sizing on the septic. If water meter data will be used it is required to submit 12 months of data. He noted that any new, non-residential onsite waste water treatment system serving more than 20 people per day would also be classified as a Class V injection well, which requires a 200' setback. Mr. Levato stated that the use of the facility would be limited by the septic and well. Until he knows if a septic can be installed on the site, he is not comfortable recommending approval. Mr. Levato provided a list of soil classifiers and septic designers. Since there will also be food service at the facility he suggested a commercial aerobic system. Food service also requires plan reviews, inspections, fire department approval and an annual Health Department permit. Wells that serve more than 25 people more than 60 days per year also require a bi-annual inspection. Mr. Levato also informed that if the existing pool is to remain it will require prior approval and licensure from the Illinois Department of Public Health.
Mr. Moore asked if there were enough areas of concern to require resubmittal. Mr. Levato made a motion seconded by Mr. Wallen to require resubmittal with updates showing adequate parking, existing and proposed wastewater areas, as well as, information for emergency response access roadway pattern. All members voting aye.
Mr. Moore mentioned there is no deadline to resubmit, but the ZBA cannot vote without approval from this Committee. Mr. Beets requested that the plat of survey that was submitted is shared with the Committee. Mr. Moore said he would provide the copies via email.
V. REVIEW COMMENTS
VI. MEMBER COMMENTS
Ms. Colletti requested that all documents provided in the application be shared with the entire Commission. Mr. Levato asked if applicants return the checklist to staff. If the checklist is returned it could be helpful in answering questions prior to the meeting.
The Committee will revisit the checklist at the next meeting.
Organizations in this Story
2200 N Seminary Ave
Woodstock, IL - 60098-2637