McHenry Times

McHenry County Staff Plat Review Committee met July 18.

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, Nomm, Boeckman

Absent:

II. Public Comment

III. Draft Minutes For Approval

1. Staff Plat Review - Public Meeting - Jun 20, 2018 8:30 am

Motion by Ms. Colletti, seconded by Mr. Moore.

Result: Accepted By Voice

IV. Subdivision Review

A. Evans Subdivision - Preliminary Plat

Present on behalf of Evans Subdivision:

Terry Cahill, Continental Engineers and Surveyors

Chad Evans, Owner Representative - Evans Realtors

MCDOT - Ray Beets

Mr. Beets did not have any comments. He recommend they contact the Township Highway Commissioner for any requirements.

Stormwater - Joanna Colletti

Ms. Colletti stated she has not received a copy of the Natural Resource Inventory (NRI). The applicant stated that he believed the last NRI was sufficient. It was explained that an NRI from 2006 is too old to be use now.

There is drainage coming through and going into the driveway on Lot 5, and this drainage may affect where the homes are sited. She noted the preliminary plat is required to have the overland flow paths shown.

Ms. Colletti pointed out that the area is in a sensitive aquifer recharge area, and that is required to be noted on the plat.

Ms. Colletti stated 4,990 square feet of impervious is allowable which only leaves 39 square feet on Lot 5. If the owner wants to put in a shed or a new patio, they would not be able to do that without detention.

Zoning - Darrell Moore

Mr. Moore noted the UDO states that every lot created in the subdivision shall be substantially similar in shape to those other lots in the same block. Lot 5 is different from the other lots. He stated he does not believe this is consistent with the Ordinance.

Mr. Cahill stated he will look into requesting a variance.

Health Department - Patricia Nomm

Ms. Nomm noted the soil and boring report needs to be signed before the final plat is signed. The septic systems and locations are required to be delineated, and the existing septic system must be delineated on the lots to the North and the Southeast of the proposed subdivision.

Ms. Nom noted the septic systems in Harbor Hills Subdivision appear to impose well restrictions on Lot 5. The restrictions area is required to be delineated.

The natural drainage way along the front of the lots must be septic restricted.

Building - Adam Wallen

Mr. Wallen stated he had no comments at this time. When the building permit is applied for, the project will have to comply with the building codes.

Motion by Ms. Nomm, seconded by Mr. Wallen to have the Evans Subdivision preliminary plat resubmitted based on the comments made today.

Mr. Cahill asked about the variation regarding the lot sizes, and Mr. Sandquist stated they can request the variation to the Staff Plat Committee. If the Committee recommends the exception, the plat can be forwarded on to the Planning and Development Committee for their approval.

Mr. Cahill stated he would like to request the variance before going to the P & D Committee.

Ms. Nomm withdrew her motion to have them resubmit the site plan, and instead moved that they submit a written request for a variation to the Staff Plat Committee to make a decision, and then forward it on to the P & D Committee. The motion was seconded by Mr. Wallen.

All members voted aye, motion passed.

B. Site Plan Review

Wonder Lake Solar, LLC/Geronimo Engergy/Gunderson Revocable Trust. Petition #2018- 028

Present on behalf of Wonder Lake Solar:

Amber Miller, Development Consultant

Robert Leah, Development Consultant

Marta Jensen, Permitting Associate

Zeke Nickels, Hebron Township Highway Commissioner

MCDOT - Ray Beets

Mr. Beets stated if the plat moves forward, they will need an access permit for the new driveway. They should show the existing driveway, stating it will be removed.

Any utility connections in the right of way will require a separate utility permit.

Mr. Beets mentioned this is considered a change of use according to the Access Ordinance and therefore, requires an additional right of way dedication.

The section of road between Route 47 to the east of 47 is labeled County Highway 27 on the plat. This should be relabeled to Vanderkarr Road.

Township - Zeke Nickels

No comments.

Stormwater - Joanna Colletti

Ms. Colletti stated a drain tile survey is required. She reminded the applicants that once they get to the 20,000 square feet of impervious surface, detention would be required. Additional information regarding the wetland and buffer limits should be provided. If any of the development is proposed in a wetland or buffer area, additional permitting requirements will have to be met.

Any farm wetlands on the site will require a wetland delineation. Ms. Colletti pointed out the County does have a list of Certified Wetland Specialists.

Any grading or filling in the wetland may require compensatory storage based on the flood hazard areas.

BUILDING- Adam Wallen

Mr. Wallen stated, the fire apparatus access road must be at least 20 foot clear, and it must go at least to the inverter boxes. The Fire Districts have allowed after the inverter at least 12 clear for the fire apparatus road beyond the inverter.

It was noted they should contact the Fire District because they will have the final approval on the fire apparatus access roads and paths.

The site plan should be updated to show the location of the scope of work to be completed by the electric utility company.

Zoning - Darrell Moore

Mr. Moore stated, because this is a conditional use permit, they should expect that additional conditions may be set by the Zoning Board of Appeals. Mr. Moore added there are set of amendments that will be going to the County Board next month.

It was noted there are motion activated lights proposed at the gate. Mr. Moore stated, while the light is facing downward, it may not meet the definition of fully shielded as specified in the Ordinance.

Health Department - Kelli Boeckman

Ms. Boeckman stated she had no concerns regarding the septic and well. It was noted there is an existing residence that should be removed.

Motion by Mr. Moore, seconded by Mr. Beets to make changes based on the comments made today, and submit those changes to Mr. Moore prior to the ZBA Meeting.

All members voted aye, motion passed.

Zamindar Club Inc. Renewal of Conditional Use. Petition #18-026

Present on behalf of Zamindar Club:

Ronnie Obara, Treasurer

MCDOT - Ray Beets

Mr. Beets had no comments. He stated if there is going to be any changes to the driveway in the future, they will need to apply for an access permit.

Building - Adam Wallen

Mr. Wallen stated there are no additional requirements from the Building Division in regards to the site plan. He requested a site visit and walk-through to determine if it still meets the building code requirements.

Health Department - Kelli Boeckman

Ms. Boeckman noted there is a septic tank that should be shown on the site plan. If a floor drain is required, they would be required to have a special waste holding tank.

Zoning - Darrell Moore

Mr. Moore had no comments.

Stormwater - Joanna Colletti

Ms. Colletti noted that nothing is changing onsite, and therefore, she had no comments.

Motion by Ms. Boeckman, seconded by Ms. Colletti to accept the site plan on the condition they revise the site plan to show the correct septic components and location, and submit the revised site plan to Mr. Moore to review before going to the Zoning Board of Appeals. All members voted aye, motion passed.

V. Member Comments

Mr. Moore noted that two solar farms were approved by the County Board.

VI. Adjournment

Motion by Mr. Moore, seconded by Ms. Colletti to adjourn. All members voted aye, motion approved.

The meeting adjourned at 10:43 a.m.

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