HomeMy WebLinkAboutMinutes - 3/14/2002 - Zoning Board of Appeals A REPORT
THE CITY OF MCHENRY
ZONING BOARD OF APPEALS
MARCH 14,2002
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IN THE MAT'I'ER OF THE APPLICATION OF )
HORIZON PIPELINE COMPANY INC FOR A ) Z-546
VARIANCE, PURSUANT TO THE ZONING ) Horizon Pipeline
ORDINANCE t7F THE CITY OF ) Variance
MCHENRY, MCHENRY COiJNTY, ILLINOIS ) Tonyan Ind. Park
A Public Heazing before the City of McHenry Zoning Board of Appeals was held on Thursday,
March 14, 2002. Chairman Semrow called the Public Hearing to order at 7:32 p.m. with the
following persons in attendance:
l. Zoning Board of Appeals Members: Cadotte, Ekstrom, Nadeau, Semrow, Thacker.
Absent: Franzen, Howell.
2. City Aitorney: Kelly Cahill.
3. Recording Secretary: Kathleen M. Kunzer.
4. City Pl,�.nner: Douglas Martin.
5. Applic�tnts: Horizon Pipeline Company represented by Dean Degenhardt of EN
Engine�ring, 7135 Janes Avenue, Woodridge IL 60517.
6. Attorney for Petitioners: Militello and Zanck, represented by Thomas Zanck, 40 Brink
Street, Crystal Lake IL 60014.
7. City CounciUStaff: None.
8. Court Reporter: None.
9. Registered 4bservers/Objectors: None.
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PUBLICATION
Notice of this Public Heazing was published in the Northwest Herald on February 23, 2002. A
Certificate of Publication is on file in the Office of the City Clerk. Certified notices were mailed
to all property owners of record whose property abuts the subject property. An affidavit of
compliance with all notification requirements is on file in the Office of the City Clerk.
LOCATION
The subject property is the easternmost 350' of a 75' wide strip of land running along the entire
southerly boundary of Tonyan Industrial Park.
SUMMARY
The Petitioners are requesting the subject property be granted a variance to allow three buildings
on a zoned lot.
TESTIMONY
Chairman Semrow swore in the following witness for the Petitioners:
■ Dean Degenhardt, EN Engineering, 7135 Janes Avenue, Woodridge, IL 60517.
■ George Podalski, Land Planner, Joliet IL.
■ Kase Laughlin, Land Planner, Joliet IL.
Attorney Zanck informed the Board the Petitioner as secured a Federal Energy Regulatory
� Permit to construct an underground facility on the subject property. The Petitioner is seeking a
variance to allo��three buildings on this lot. The buildings would:
■ Protect the sonic tubes and meter station
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3/14/02
• Protect the computer equipment
`-- • Protect the regulator valve.
Attorney Zanck noted only the easternmost 350' of the 2,500' strip of land would be utilized for
the site. The gas would be odor-free. The purpose for the installation of the facility is to provide
additional gas to Nicor for sale and distribution in northern Illinois. Nicor would odorize the gas
offsite.
The buildings would be constructed with steel. The e�erior would be covered with a brick-type
material, for aesthetic purposes. A steel roof with repla.ceable sections is proposed.
Mr. Degenhardt stated the underground pipeline is a 36" diameter steel pipe. The Natural Gas
Pipeline of American owns the pipe which is 28 miles long. It originates in Bartlett, Illinois. He
provided an overview of the site. He stated the pipe enters the property underground, comes up
out of the groitnd at the location of the first building [20' X 27'], which houses the sonic tube
meters that me�asure the flow of the natural gas. The flow must be measured above grade. Mr.
Degenhardt stnted technicians check on the status of these two meters once every two weeks. A
complete maintenance check, whereby the sonic tubes are actually removed in one piece from
the premises for verification with a flow test is accomplished once every 5-6 years. This building
would have removable side panels so the regulating tube can be removed in one piece in order to
determine its accuracy.
Mr. Degenhardt stated the second building would house the computer equipment. The third
� building would protect the regulator valve. Addressing the variance request to allow three
buildings on the zoned lot, he noted as the main building ha,s gas pipes running through it, the
National Electric Code (NEC) requires this be a stand alone building. Likewise, the building
housing the regulator valve is required to be an independent structure, housing no other
equipment. The sonic tube is affected by ultrasonic noise which could be made by the regulator
valve. There must be great sepazation between the regulator valve and the sonic tube contained in
the regulator. Finally, the computer equipment cannot be housed with the other equipment. The
computer is not built for a hazardous location.
There are two main reasons for the buildings: Security and Maintenance. The buildings would be
fenced in to provide an additional layer of security. Landscape strip is planned along the southern
and eastern boundaries to shield the buildings from neighboring properties. The landscape will
be comprised of 4-5' pine trees.
QUESTIONS AND COMMENTS BY THE BOARD
In response to an inquiry, Mr. Degenhardt stated when the sonic tube is removed, the flange is
closed and the tlow is diverted to the twin tube along side of it. He noted this is a dual system, so
that equipment can be maintained and repaired without interrupting the flow. The system is
designed to withstand 800 pounds per square inch [psi], but in all actua.lity the pressure would
not exceed SSC�-650 pounds psi. The "grade" of the pipe is 2, which means it could actually
withstand 2 tirnes the amount of pressure for which it is designed — in this case, 1,600 pounds
psi.
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3/14/02
Mr. Degenharcit stated the pipe will be installed approximately 4' beneath grade, sometimes by
`-' boring (under streets), but usually by trenching. The size of the sonic tube would be 12" in
diameter and be composed of'/2" steel thickness.
In response to further inquiry, Mr. Degenhardt stated the computer room would be climate-
controlled. All exposed pipe above-grade would be welded with the exception of the flanges to
allow for removal of the sonic tube for servicing and regulating. All buildings and pipe would be
grounded.
No detention pond is being required, as the coverage on the property is minimal. There will be a
slide gate to af�ord access to the property by maintenance technicians. The entire area will be
fenced for security protection.
CLOSING STATEMENT BY PETITIONERS
Attorney Zanck urged the Board to recommend to the McHenry City Council that the varia.nce
be granted. Hf� asked that StafPs conditions of approval be amended to permit the brick-like
e�erior and a steel roof.
Chairman Semrow stated, "there being nothing further before this Board with regard to this
matter, the Bot�rd will consider this Petition at this time, unless there is a motion to recess by a
member of the Boazd. There being no motion to recess, the Chair will entertain a motion with
regazd to this Petition".
�,,, DELIBERATION AND RECOMMENDATION
Motion by Cadotte, seconded by Nadeau, to recommend to the City Council tha.t
the Petitioners request for a variance to pernut three buildings on a zoned lot on
the subject property be granted, subject to the following conditions:
■ The roofs of the buildings shall be steel replaceable sections;
■ The exterior of the buildings sha.11 be covered with a brick-like material;
■ The applicant shall work with Staff in locating the fence only where deemed
necessazy for screening or security purposes;
■ A right-of-way shall be reserved at the western end of the property, size and exact
location to be determined at a la.ter date. Staff will work with the applicant in drafting
an easement agreement;
■ There shall be no gas odors emanating from the subject property at any time.
and thar Table 32, the Approval Criteria for Variances, pages 377-378 of the Zoning
Ordinance, has been met.
Voting Aye: (�adotte, Ekstrom,Nadeau, Semrow, Thacker.
Voting Nay: iione.
Not Voting: None.
Abstaining: ?1one.
Absent: I�ranzen, Howell
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Motion carried �-0.
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3/14/02
�- ADJOURNMFNT
Motion by Ekstrom, seconded by Thacker,to adjourn the Public Hearing at 8:15 p.m.
Voting Aye: ��adotte,Ekstrom,Nadeau, Semrow, Thacker.
Voting Nay: 'Vone.
Not Voting: vone.
Abstaining: '�Tone.
Absent: ��ranzen, Howell
Motion carried 5-0.
Respectfully sub 'tted,
Harry Se w, Chairman
Zoning Board of Appeals
C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City
Engineers, Petitioners, Plan Commission (9), Landmark Commission Chairman, Chicago
Tribune,Northwest Herald, Aldermen Conference Room, File Copy. Z-546
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