McHenry Times

McHenry County Staff Plat Review Committee met March 7.

Here is the minutes provided by the Committee:

I. CALL TO ORDER

Meeting called to order at: 8:32 AM by Dennis Sandquist.

PRESENT: Colletti, Wallen, Sandquist, Moore, Beets, Levato

ABSENT:

Kim Kolner, Planning and Development, was also present.

II. PUBLIC COMMENT

None.

III. DRAFT MINUTES FOR APPROVAL

Staff Plat Review - Public Meeting - Oct 18, 2017 8:30 AM

Motion by Mr. Levato, seconded by Mr. Wallen to approve.

RESULT: ACCEPTED BY VOICE

IV. SITE PLAN REVIEW

A. West Grant Development Inc./Cypress Creek Renewables Development

LLC/Shabadoo Solar LLC Petition #18-002

Present on behalf of Shabadoo Solar, LLC:

Mark Nora, Attorney

Dan Veriotti, Principal Engineer

Scott Novack, Senior Developer

Mr. Sandquist mentioned the applicant applied to the State for credits. He asked how it would work if they did not get all the credits from the State.

Mr. Novack stated the most likely scenario is that Shabadoo and Shabadoo 3 get developed. He noted there is still an off chance because the Commerce Commission has not weighed in on the colocation.

Stormwater Comments

Ms. Colletti stated she has no comments on the site plan as presented. She noted the remaining comments will come into play once the stormwater permit application is submitted.

She mentioned she spoke with the Wetland Specialist, Spring Duffey, in relation to this project.

Ms. Duffey's recommendations will be given to Mr. Moore as part of the ZBA packet.

RESULT: PRESENTED

Planning Comments

Mr. Moore reported that the specific standards for solar farms in the Ordinance have been met subject to the variation request for a solid fence being granted.

Mr. Moore asked about the power lines. The UDO states that "on-site power lines shall be placed underground to the maximum extent possible." He asked if they were proposing above ground lines running from the inverter and along the driveway.

Mr. Nowack stated the lines running from the inverter and transformer pad will be underground, but the lines will come above ground at some point to be determined.

Mr. Moore recommended the site plan be revised or notated to show the general location of the overhead lines.

Mr. Moore asked if there was a plan for lighting and signs.

Mr. Nowack stated their preference is not to have any lighting. He added said that there is a plan for a sign on the fence.

Mr. Moore recommended the applicant submit the square footage of the sign and how it is going to be erected. The applicant must be prepared to meet the UDO sign requirements., whether or not it is shown on the site plan.

MCDOT Comments

Mr. Beets stated both roads are Township roads and not under the County's jurisdiction. Therefore, he has no comments. He did mention they should be coordinating with McHenry Township.

It was noted the applicant has been in contact with the Township.

Building Comments

Mr. Wallen stated as it relates to the site plan, there are two items. First is the fire apparatus access roads. He stated the focus is on maneuverability and accessibility around the perimeter of the site and the main arterials. The ground should be level and stable for all weather conditions.

Mr. Wallen said the second comment relates to Com Ed. Mr. Wallen requested a delineation of where the applicants scope of work stops and where Com Ed's picks up.

Health Department

Mr. Levato said he has no comments specific to the site plan as it is presented. He asked if there is a maintenance plan for the property in regards to noxious weeds. He stated any development that may impact soils, may limit the use of that area for private sewage disposals in the future.

Mr. Sandquist summarized the meeting by noting the applicant should show the conceptual limits of the buried underground lines versus the above ground lines. There should be a note that anything that is buried underground, and is not immediately adjacent to an access road, should be buried at least five feet.

Motion by Mr. Wallen, seconded by Mr. Beets to have the applicant submit a revised site plan showing the limits of buried underground power lines versus above ground lines, and submit the revised plan to the zoning administrator prior to the ZBA hearing.

i. Burgett North, LLC/Thelen Sand & Gravel Inc. Petition #2018-004

Present on behalf of Burgett North, LLC/Thelen Sand & Gravel:

Dan Shepard, 2nd VP Thelen Company Tom Miles, President of Thelen Todd Richards, Engineer

Mr. Sandquist explained this a petition for renewal of the conditional use permit that has been in existence for 20 years, and no new changes are being proposed.

MCDOT Comments

Because the property is on a Township road, Mr. Beets did not have any comments.

Stormwater Comments

Ms. Colletti reported she did not have any comments with respect to the site plan. She mentioned there are conditions based on the Stormwater Management Ordinance that went into effect after the original conditional use permit was issued. Because this is coming in for renewal, a stormwater permit will be required as a condition of the renewal.

Ms. Colletti stated this is mostly for soil erosion sediment control and how the berms are being maintained. There is also a concern with how offsite discharge is being maintained.

Planning Comments

Mr. Moore pointed out that the Ordinance states a bond of no less than $2500 is required for each acre affected. The actual dollar amount will be established during the hearing process. The applicant should be prepare an engineer's cost estimate for costs for reclamation costs.

Mr. Moore noted that the current excavation has extended into Cell 13, which is out of sequence. He asked for clarification of whether or not that is going to continue. The applicant stated they renumbered their cells from the original submittal and will follow the number sequence.

Mr. Moore stated he would like the site plan to notate when the berms will be erected as the excavation continues.

Building Comments

Mr. Wallen noted the gravel pit has six employees on site per day. He explained the Illinois Plumbing Code requires toilet rooms for public use as well as employees. He noted once there are five employees on the site, the requirement is having both women's and men's toilet rooms.

It was noted all of the facilities are in Wisconsin, and the mining takes place in Illinois.

Mr. Wallen would like the narrative to note the applicant stated they have adequate toilet rooms but they are on the Wisconsin side of the operation, and outside of the jurisdictional authority of this department and committee.

A. Health Department

Mr. Levato noted a chemical toilet on site. It was noted that is on the Wisconsin side.

Mr. Wallen explained when it comes to conditional uses, the County requires permanent facilities. He stated the County would not allow temporary toilets on the Illinois side.

Mr. Levato stated there is a minimum separation distance from gravel pit activities to water wells. He noted a well on one of the parcels, but as it is shown on the site plan, it is more restrictive so the well is located more to the south. The well location needs to be shown.

In regards to the farmstead, Mr. Levato noticed a residence on the property to the east. He would like to see the locations of those properties so he can make sure the setbacks are maintained.

It was noted they do not own that property, but they do own the house to the west. The applicant stated they will verify the setback line.

Mr. Sandquist summarized by saying the applicant should review and correct the mining setback lines along Burgett Road, and verify and correct the well and septic locations.

Motion by Ms. Colletti, seconded by Mr. Levato to approve the site plan subject to reviewing, verification and correction, if necessary, of the neighboring well and septic locations, correction of the mining setbacks for the two homes on Burgett Road, as well as along Burgett Road, and the berm plan for submission and approval by Environmental Health and the Zoning Administrator.

All members voting aye, motion passed.

V. MEMBER COMMENTS

There was a discussion regarding having the Township Highway Departments receiving permit packets for the site plan reviews. The Committee thinks it would be good idea for them to receive a copy of the packet for any submission that is on a Township Road.

The status of previous conditional use permits will be placed on future agenda.

VI. ADJOURNMENT

Motion by Mr. Wallen, seconded by Mr. Moore to adjourn. All members voted aye, motion passed.

The meeting adjourned at 9:47 a.m.

https://mchenrycountyil.iqm2.com/Citizens/FileOpen.aspx?Type=14&ID=4336&Inline=True