McHenry Times

McHenry County Staff Plat Review Committee met Jan. 5.

Here are the minutes provided by the committee:

I. CALL TO ORDER

Meeting called to order at: 8:30 AM by Adam P Wallen.

PRESENT: Wallen, Hanlon, Beets (Remote), Levato

ABSENT: Colletti

Stoyan Kolev in attendance representing the Stormwater Division

Also in attendance was Kim Scharlow and April Ramoni on behalf of the Planning Division.

II. PUBLIC COMMENT

III. DRAFT MINUTES FOR APPROVAL

1. Staff Plat Review - Public Meeting - Nov 3, 2021 8:30 AM

Motion by Mr. Levato seconded by Ms. Hanlon to approve the minutes.

RESULT: ACCEPTED BY VOICE

IV. SITE PLAN/SUBDIVISION REVIEW

1. Subdivision Pre-Application Review (Deacon)

Present on behalf of the Deacon subdivision was Mr. Steve Cuda and Catalina Deacon.

Mr. Cuda informed the Committee that Ms. Deacon is proposing to subdivide the lot into three total lots, keeping her home on the northerly most lot.

STORMWATER

Mr. Kolev presented Ms. Colletti's comments.

He stated what ever is subdivided would be allotted 20,000 before detention is required. Future land owners would need to be aware of that, and make sure they do not exceed that, because detention would be required.

MCDOT

Mr. Beets noted that Keystone Road is not on a County highway. The petitioner should coordinate with the Richmond Township Highway Commissioner.

Ms. Hanlon stated the utility easements on existing plat are 10 feet in width, and current Ordinance requires they be 20 feet.

If a stormwater management is required, a backup Special Service Area (SSA) must be established. This is for maintaining the facility if the Homeowner's Association fails to do so.

HEALTH

Mr. Levato stated a review of the general soils on the site found possible shallow sand and gravel in the area, and if there are rapid sands and soils in the upper 36 inches, a hydrological investigation report will be required.

Mr. Levato recommended consulting with a soil classifier to get preliminary soils done on the property.

Ms. Deacon asked if they would have to replace the system in order to divide the property.

Mr. Levato stated they would have to designate a primary area, and make sure the soils support the system for the size and number of bedrooms, and designate a 100% replacement area outside of the existing system.

BUILDING

Mr. Gardner stated when the plat of survey indicates a 10 foot easement. This has to be a 20 foot easement.

PLANNING

Ms. Hanlon informed the applicant that the next step is the process is the preliminary plat stage. All requirements are specified in the UDO, and is very specific on what should be included in the preliminary plat submittal.

Motion by Ms. Hanlon, seconded by Mr. Gardner to approve the Deacon sketch plan based on the comments today, and allow it go forward to the preliminary plat stage.

All members voted aye, motion passed.

RESULT: APPROVED BY VOICE

2. #2021-037 - WCP Solar Services LLC - Marengo Twp - I1-I1C

Present on behalf of WCP Solar Services were Dr. Everton Walters and Ken Vojtik.

The project involves the installation of a 20 Megawatt solar farm in Marengo. It was noted the investor owns the land and the wetland delineation plan has been completed and the drain tile study is being completed.

There is a residence 300 feet from the northwest corner, and they have decided to make the buffer clearer. They will be doing a full landscaping plan to cover the entire area.

STORMWATER

Mr. Kolev noted the plan does not a provide proposed impervious area calculation. There is a gravel road which is considered impervious. It was noted the gravel will be removed once the project is complete.

A drain tile survey will be required.

The limits of the flood hazard areas needs be provided.

It appears that the area labeled as a wetland in the southern area of the site may be larger than stated. Provide additional information on the site plan regarding wetland and buffer limits.

There is a requirement for a specific landscaping or native landscaping within the panel areas. The petitioner should follow the County's requirements on native landscaping.

MCDOT

Mr. Beets stated U.S. Route 20 is under the jurisdiction of the Illinois Department of Transportation. The petitioner should contact IDOT to see if they have any issues with the access to the site.

BUILDING

Mr. Gardner stated they will need to comply with the Fire Department's access requirements. Mr. Wallen added that maneuverability is the fire district's concern.

Mr. Gardner noted the County has adopted NEC with the emphasis on the protection of voltage, uplift and wind speed. The requirement is going to change, possibly higher.

PLANNING

Ms. Hanlon stated a landscaping plan is required, and it will need to be specific to types of materials, planting details, and size of plants. The Zoning Board of Appeals will want to see the landscape plan for the public hearing. She noted the ZBA is very sympathetic to property owners, and they will make sure the buffers that are being proposed are adequate.

The site plan must include all proposed lighting, including the fixture specification.

An Agricultural Impact Mitigation Agreement with the Illinois Department of Agriculture will be required at the time of permitting.

It was noted there will be no advertising signs.

An Engineers Estimate for the decommission plan shall be required.

Ms. Hanlon advised that this is a conditional use permit, and the Zoning Board could ask for more than the minimum requirements.

HEALTH

Mr. Levato noted the proposed access driveway would need to maintain a five-foot setback to the onsite wastewater seepage fields on the adjacent properties unless a significant barrier is provided to prevent any construction or traffic over the septic.

A search of records found no permit information for the onsite wastewater treatment system serving the property. A general location of the septic tank and field were noted and located within the northwest corner next to the proposed driveway. The location of the tank and field should be shown on the site plan.

Any underground utilities in relation to the septic system need to be at least five feet to any of the septic fields. Mr. Levato stated if they are doing any underground electric, that could be an issue. A vehicle barrier should be indicated on the site plan for any portion of the access driveway which will be located less than five feet from any neighboring onsite waster water treatment system.

If chemical toilets are going to be provided during construction, those have to be shown on the site plan and located at least 75 feet from the neighboring properties.

Motion by Ms. Hanlon, seconded by Mr. Gardner to accept the WCP Solar Services site plan based on the comments made today.

All members voted aye, motion passed.

RESULT: APPROVED BY VOICE

3. #2021-043 - Meyer Material - Riley Twp - A1C&I1C-A1C&I1C

Present on behalf of Meyer Material were Jeff Patrich, (remote) and Mark Saladin

This is for an renewal of an existing conditional use. It is currently a gravel extraction parcel with a concrete plant.

MCDOT

Mr. Beets stated Route 23 is a State Route and the County has no jurisdiction. The petitioner has coordinated access coordinate with IDOT.

BUILDING

Mr. Gardner asked about if there were ample toilet facilities for the staff.

The existing facility has two restrooms, one is in the maintenance shop, and one is in the scale house. There are three employees at any given time at the site.

Mr. Gardner informed the petitioner of the existing codes the County follows.

STORMWATER

Mr. Kolev reviewed the comments from Joanna Colletti.

The limits of the wetlands should be located on the site plan. An aerial photo looks like there is some kind of cut made into the creek, and there is concern that could be an encroachment into the wetland area.

A review of an aerial photograph noted stock piles and grading occurring in the buffer. Buffer areas shall be re-staked and all stock piles shall be removed from the buffer areas.

PLANNING

A spill Prevention Containment and Control Plan is required.

An update on the engineer's estimate for reclamation is required.

The vegetation on the reclamation plan, the finished vegetation that is being planted should be included in the reclamation plan or in the narrative.

It was noted that signage and lighting will be put on the site plan.

Ms. Hanlon mentioned the historic value of the barn and maintenance building. She would like the petitioner to consider maintaining them on the property. It is not a requirement, but it is something to consider

HEALTH

The sewage discharge for the employees should be provided.

Well and septic should be shown on the plan.

It was noted there are no existing floor drains.

The Health Department recommends that the three monitoring wells be maintained and all ground water monitoring required for earth extraction sites continues

Mr. Levato recommended to Consult with the Illinois Environment Protection Agency regarding setbacks that would be required for any earth extraction.

Motion by Ms. Hanlon, seconded by Mr. Gardner to approve the Meyer Material Conditional Use renewal based on the comments made today.

All members voted aye, motion passed.

RESULT: APPROVED BY VOICE

V. STATUS UPDATE

VI. MEMBER COMMENTS

VII.ADJOURNMENT

Motion by Mr. Kolev, seconded by Mr. Levato to adjourn. All members voted aye, motion passed. The meeting adjourned at 10:19 a.m.

https://mchenrycountyil.iqm2.com/Citizens/FileOpen.aspx?Type=12&ID=5013&Inline=True