McHenry County Staff Plat Review Board Met Dec. 16.
Here is the minutes provided by the board:
I. CALL TO ORDER
Meeting called to order at: 8:38 AM by Dennis Sandquist.
PRESENT: Colletti (Remote), Wallen (Remote), Oliver, Sandquist (Remote), Hanlon
ABSENT: Beets
Matt Hedges, Woodstock Fire District, was present remotely.
II. PUBLIC COMMENT
None.
III. DRAFT MINUTES FOR APPROVAL
1. Staff Plat Review - Public Meeting - Oct 7, 2020 8:30 AM
Motion by Ms. Hanlon, seconded by Mr. Wallen to approve the minutes.
| RESULT: ACCEPTED BY VOICE |
Northern Illinois Recovery Center – Petition #2020-035 - Conditional Use Permit to allow for a Residential Care Facility.
Present on behalf of Petition 20-35 was Al Schmitt, Chris Reed, Tyler Wilke and Jonathan De Carlo.
STORMWATER - Joanna Colletti
Ms. Colletti stated the wetlands and the flood hazard area should be noted on the site plan with respect to the southwest corner. She added a stormwater management permit may be required depending on modifications to the site.
PLANNING - Renee Hanlon
Ms. Hanlon requested the number of personnel that will be on site at peak shift so the parking requirements can be calculated.
There should be .25 spaces for every bed, and 1 space per every 2 employee at peak shift change. It does not appear from the site plan that there is enough parking.
Ms. Hanlon noted the site plan did no show any additional lighting. If there are plans for more exterior lighting, it needs to be shielded. She also mentioned that the property does not qualify for permanent signage.
McHenry County Page 1 Updated 12/22/2020 12:55 PM
Minutes Staff Plat Review Committee December 16, 2020
Mr. Sandquist also commented that the driveway appears on the parcel to the northwest and then it swings into the property. He asked if there is a formal easement guaranteeing continued use of that driveway.
It was noted there is an egress ingress easement on the plat. It is labeled on the plat as ingress egress easement across parcel 2.
Ms. Hanlon noted this will be something that will be brought up in the hearing. She mentioned easements have been allowed to be outside the conditional use area.
If it is included in the legal description for the conditional use, that would require the property owner to be a co-applicant, and they have decided not go that route, so it will just be a condition of the conditional use. This will be reviewed before the hearing.
Ms. Hanlon stated as she was reviewing the plan, she saw the term drug buster solution. She asked what that was.
It was explained with unused medication, there is a solution that they use that dissolves and destroys the physical prescription in a sealed container, and it is taken off site at a disposal location. None of it is going into the water system.
BUILDING - Adam Wallen
Mr. Wallen stated the site plan should be revised to include the accessible route from the accessible parking space to the facility entrance.
The proposal represents a change of use to the existing structure from R-3, single family residence to I-2, a detoxification center with an R-4 drug and alcohol center with 24 hour custodial care.
Going from residential to an I-2 will require a permit to be qualified. The design would have to be prepared by a design professional.
MATT HEDGES - Woodstock Fire District
Mr. Hedges stated the Fire District will be requiring a fire sprinkler system, and an address sign will need to be installed.
In regards to the driveway, Mr. Hedges stated, the driveway width and turn radius will need to be verified. It looks like there is not enough width for the turn radius. The curve would be challenging to navigate. He will follow up with the petitioners regarding the fire access lane.
Mr. Hedges stated he will send the applicants the fire apparatus turn radius that is required.
Department of Health - Charlie Oliver
Mr. Oliver stated the change of use will require a designated and replacement onsite waste water treatment system.
This will be considered a 5 class injection well, which requires a 200-foot setback to all neighboring water wells and 75 feet minimum setback from the onsite wastewater treatment system.
Location of all wells within 200 feet of the existing and replacement septic areas should be located on the site plan.
Mr. Oliver noted an engineer will have to address the anticipated waste drain going into the system.
The petitioners should go through the Health Department regarding food. He suggested they get in touch with the Food Program Coordinator.
If the facility is going to serve more than 25 people per day for at least 60 days a year, the facility would be classified as a non-community public water supply, and additional requirements for registration with the Illinois Department of Public Health including bi-annual surveys and routine water sampling would apply.
MCDOT - Ray Beets
Mr. Sandquist read Mr. Beet's comments for the Committee.
The site plan shows the driveway being off site. If the driveway is in the easement, Mr. Beets would like that to be shown on the site plan.
If there is not going to be direct access from Parcel 3, that should be indicated on the site plan. Based on the change in use, an access permit will be required.
A Traffic Impact Study will be required to determine if the proposed facility will generate volumes of traffic as a minor or major access. If the facility requires major access, left and right turn lanes would be required on Alden Road.
Alden Road is a principal arterial. Based on this, the total required dedication would result in a half right-of-way of 70 feet along Alden Road. The existing half right-of-way is currently 35 feet. An additional 35 feet of right-of-way would need to be dedicated.
The site plan should be modified to show 70 feet.
If turn lanes are required, that would require an additional turn around.
Mr. Sandquist suggested the site plan review be continued so the applicants can work with MCDOT, and see how this will impact the site plan. The Committee agreed.
Motion by Ms. Colletti, seconded by Mr. Wallen to have the applicants return to the Staff Plat Committee to continue the site plan review based on comments made today.
All members voted aye, motion passed.
V. STATUS UPDATE
The Costanata application for a landscape contractor was removed by the County Board. Pavlock will be upcoming.
Howell Excavating will be off by 6 months getting the stormwater management permit.
Ms. Hanlon reported that Wayne has sent letters to everyone letting them know there are still issues with restrooms and stormwater, but he has not forwarded any to Deb Sorensen for enforcement because he was under the impression that they were all working with Joanna.
Mr. Sandquist stated they should begin to send the court papers.
McHenry County Page 3 Updated 12/22/2020 12:55 PM
Minutes Staff Plat Review Committee December 16, 2020
VI. MEMBER COMMENTS
VII.ADJOURNMENT
Motion by Mr. Oliver, seconded by Ms. Hanlon to adjourn. All members voted aye. The meeting adjourned at 9:44 a.m.
https://mchenrycountyil.iqm2.com/Citizens/FileOpen.aspx?Type=12&ID=4706&Inline=True
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