HomeMy WebLinkAboutMinutes - 12/4/2000 - Zoning Board of Appeals THE CITY OF MCHENRY
ZONING BOARD OF APPEALS
DECEMBER 4,2000
`- IN THE MATTER OF THE APPLICATION OF )
IVIMED CORPORATION FOR A ) Z-515
CONDITIONAL USE PERNIIT PURSUANT ) Centegra
TO THE ZONING ORDINANCE OF THE ) 4201 Medical Center Drive
CITY OF MCHENRY, MCHENRY COLTNTY, ) Conditional Use
ILLINOIS )
REPORT OF THE
ZONING BOARD OF APPEALS TO THE
CITY COUNCIL, CITY OF MCHENRY, ILLINOIS .
A Public Heazing before the City of McHenry Zoning Board of Appeals was held on Monday,
December 4, 2000. Chairman Semrow called the Hearing to order at 7:34 p.m. with the
following in attendance:
1. Zoning Board of Appeals Members: Cadotte, Ekstrom (arrived at 7:38 p.m.), Franzen,
Lovett,Meyer, Semrow. Absent: Howell.
2. City Attorney: Kelly Cahill.
3. Recording Secretary: Deputy Clerk Kathleen M. Kunzer.
4. City Planner: Phillip Maggio.
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5. Director of Community Development: Absent:
6. Applicant: IVIMED Corporation, 4201 Medical Center Drive,McHenry, IL 60050.
7. Attorney: Bell, Boyd and Lloyd represented by Robert Best, 70 West Madison Street,
#3300, Chicago,IL 60602.
8. City CounciUStaff: Alderman Glab.
9. Court Reporter: None.
10. Registered Obse�vers/Objectors: None.
PUBLICATION
Notice of this Public Heazing was published in the Northwest Herald on November 17, 2000.
Notices were ma.iled to all abutting property owners. Certified receipts are on file in the Office of
the City Clerk. The subject property was posted as required by ordinance. Affidavit of Service is
on file in the Of�ice of the City Clerk.
LOCATION
The subject property is located at 4201 Medical Center Drive, McHenry IL.
`-- SUMMARY
■ The Petitioner is seeking a conditional use to permit the construction and operation of
a heliport with hangar and refueling facilities on the subject premises;
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�. ■ The Petitioner is seeking an amendment to the previously approved Ordinance No. O-
97-818 Exhihit D, Circulation and Land Use Plan.
TESTIMONY
Chairman Semrow swore in the following witnesses for the Petitioner:
■ Art Jackson, Construction Manager, 3910 Oakwood Drive, McHenry IL 60050;
■ Dennis Merkel, Unipump Inc. Menomonee Falls, WI;
■ Steve McClintock, Centegra Plant Operations, 4309 Medical Center Drive, MeHenry
IL 60050;
■ Daniel Burns, Flight for Life Program Director, 9000 W. Wisconsin Avenue,
Wauwatosa, WI 53226
■ Steve Blomc�uist, Flight for Life Pilot, 4309 Medical Center Drive, McHenry IL
60050.
Board Member Ekstrom arrived at 7:38 p.m.
Attorney Best presented the Board with an overview of the proposed heliport project. He noted
the Circulation and Land Use Plan adopted as Exhibit D of City of McHenry Ordinance No. O-
97-818 would have to be amended, if the request for conditional use to install a heliport is
granted. He stated the heliport would be located southwest of the present location of the 1VIMC
helipad. There are currently no fueling facilities on the premises. There is no hangar for storage
f the aircraft in inclement weather. Staff leases space at the Cary Grove Fire Department for
�,,;licopter storage in their emergency garage during extreme winter weather.
Attorney Best stated the current zoning of the hospital property is HC Health Care District,
vvhich permits a heliport as a conditional use on the site. As the location of the helipad is being
changed/expanded, a conditional use is required. Referencing an architectural plan of the
proposed heliport facility, he pointed out the office/living quarters portion would be 14' in
height, while the hangar portion of the facility would be 25' high. Mr. Best stated Illinois
Department of Transportation has approved the location of the heliport.
Approximately 1 '/2 flights in and 1 '/2 flights out of the helipad is the current daily average. If the
req.uest is granted, it is expected to minimize the number of trips in and out of the heliport due to
onsite winter storage and onsite fueling.
Daniel Burns testified as a Flight for Life Program Director, there are approximately 500 flights
to/from I�IMC per year. About 24% of the flights take place during the night shift, 10:00 p.m. to
7:00 a.m. He noted approximately 30% of the flights go to an accident scene and proceed to
another trauma center. Busiest days of the week are Friday through Sunday.
Lovett inquired as to the size of the fuel tank and the ratio of fuel usage. Mr. Burns responded
the current ship has a 250-gallon tank capacity and utilizes 100 gallons/hour of airtime. The new
ship which wiIl begin use in March 2001 has a 200-gallon tank and utilizes fuel at a rate of 70-80
Qallons/hour. In response to a Board inquiry, Mr. Burns stated approxirriately 25 times per year a
licopter other than McHenry's Flight for Life uses the helipad, typically an aircraft out of the
�1GIilwaukee flight for Life Mutual Aid Center at Froedtert Hospital.
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L.
Meyer inquired if fueluig of the aircraft requires a specific flight out/in or if the refueling was
conducted as part of a typical emergency run. Mr. Burns stated the refueling typically occurs at
the end of the emergency flight prior to returning to IVIMC.
Pilot Steve Blomquist testified on behalf of the Petitioners. Mr. Blomquist is a Flight for Life
Pilot based at NIMC. I�e stated he is one of four pilots staffed at NIMC and he is the site
manager. He provided the Board with an overview of a typical call, noting the initial call comes
in from a police or fire department. The helicopter is placed on standby until requested to come
to the scene. The patient is then transported to the nearest trauma center, typically Lutheran
General or Froedtert. The craft then refuels at the nearest airport and returns to 1VIMC. He noted
the aircraft typically approaches 1VIMC from the north along Route 31 or from the south across
Gary Lang Auto Center. Sometimes the aircraft approaches from the west. Mr. Blomquist noted
the pilots make every effort to avoid flying over the residential neighbors to the south and
southwest, as well as the day care center on the 1VIMC property.
Mr. Blomquist stated the Federal Aviation Administration certifies the operation. The installation
of the proposed heliport will eliminate the refueling leg of each trip out by the aircraft and will
improve the overall maintenance of the aircraft. In response to a Board inquiry, the refueling of
the aircraft will be tailored to the need for the next flight so as not to weigh the aircraft down
with excess fuel. Mr. Blomquist noted the weight ratio is very important so the aircraft will have
''�e ability to land at the scene of the accident.
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Lovett asked the fuel type which will be stored on site. Mr. Blomquist said Jet A (kerosene) fuel
is utilized by the current aircraft as well as the new aircraft in March.
Chairman Semrow read into the record correspondence from James Doran objecting to the
storage of Jet A(kerosene) fuel on the 1vIMC campus in such close proximity to the hospital and
adjacent apartments and condominiums. He expressed concern regarding the stated flashpoint of
100°F of Jet A fuel.
Lovett inquired as to the capacity of the proposed fuel tank. Mr. Blomquist stated the tank is
12,000 gallon capacity. In response to an inquiry, Mr. Blomquist stated the 12,000 gallon tank
would be at least a two-month supply. He noted the pilots and mechanics are trained with regard
to fueling the aircraft. The mechanic would mange the fuel farm. Discussion occurred regarding
HAZMAT (Hazardous Materials) training of the employees working at the heliport. Mr.
Blomquist stated pilots and mechanics have HAZMAT training. The paramedic and flight nurse
are trained for patient care. Further discussion followed regarding potential fire hazard due to the
onsite storage of Jet A fuel.
Dennis Merkel from Unipump Inc. described the design and installation of the proposed 12,000-
gallon fuel tank. He noted the tank will be constructed of fibreglass and will be double-walled
with underground leak detection devices. Any leakage would be maintained in the secondary
rontainment wall which has an electronic monitor and would alert of potential leak. The fueling
'�inet is pre-manufactured and contains the pump, filters, detectors, and a recirculating line to
`ffie underground tank. He noted the wiring in the cabinet is explosion-proof. Mr. Merkel stated a
concrete pad will be built over the tank. The pump ratio is approximately 35 gallons/minute as
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compared to regular automobile service stations which pump 10 gallons/minute. In conclusion,
Mr.Merkel stated the Jet A flashpoint of 100°F to 150° F is much less volatile than regular
gasoline which }ias a flashpoint of-45°F. He noted the flashpoint is the temperature at which the
fumes or vapor i'rom a combustible liquid can be made to ignite in air.
Franzen asked if all equipment used and the heliport facility itself would be constructed to meet
Federal and State requirements for a fueling station. Mr. Merkel indicated all requirements
would be met. The Illinois State Fire Marshall will monitor the installation of the tank and
fueling station. In response to Lovett's inquiry, Mr. Merkel stated all requirements for
installation and operation of the fueling station will be met or exceeded. In response to Franzen's
inquiry, Mr. Best stated the McHenry Township Fire Protection District will be provided with a
set of plans for this project. The approval of the Fire Department is necessary for pernut
approval.
In response to Franzen's inquiry, Mr. Merkel stated the helipad would contain any spill occurring
at fueling, as the pad would be angled in such a way to prevent draining off the pad. Mr. Merkel
noted Jet A fuel is less hazardous and less flammable than gasoline found at typical automobile
service stations.
Semrow asked the distance of the proposed heliport from the adjacent Irish Prairie Condominium
Complex. Mr. Best responded approximately 300 feet. Semrow stated he did not recall
� discussions about onsite fueling when NIMC was granted HC District zoning in 1997.
In response to Lovett's inquiry, Mr. Merkel stated there is no hydrostatic lining between the two
walls of the double walled ta.nk. The space between the two walls is dry. Semrow asked how
many employees are on hand at any one time. Mr. Blomquist responded the pilot, a paramedic, a �
flight nurse, and sometimes a mechanic. Only the pilots and mechanic are trained in HAZMAT
policies and procedures as far as the aircraft and fueling are concerned.
Steve McClintock, Centegra Plant Operations Manager for all three sites, stated there are
additional personal on Staff in the hospital proper who are also trained in HAZMAT policies and
. procedures. Mr. McClintock, referencing landscaping and property maintenance issues, noted the
open space to the south of the proposed heliport and adjacent to the Irish Prairie Condominium
complex would be maintained on a more regular basis. The grass would be cut bi-weekly during
the summer months. He stated the 75' natural gas pipeline easement adjacent to the proposed
heliport provides a natural bui�er between the heliport and Irish Prairie Condominium complex.
Additional trees will be planted in this area to assist with screening from Irish Prairie.
In response to Meyer's question, Mr. McClintock stated 1vIN1ED Corporation is funding the
construction of the heliport and fueling stating, Flight for Life owns the aircraft, and Corporate
Jets of Pittsburgh, Pennsylvania, employs the crew. The monies to fund the heliport come from
surplus dollars generated by the Flight for Life service.
� Lovett inquired how the fuel tank supply trucks would enter the site. Mark Jackson responded
the tanker would back-in to fuel the tank on the concrete pad. Lovett asked if the Flight for Life
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�-' Program would consider a "no-fly zone" in an area over the TTIMC day care center. Pilot
Blomquist responded this would be possible.
Cadotte asked if the existing helipads would be removed following the construction of the
heliport. Mr. Jackson stated the existing helipads would remain and could be utilized for other
aircraft coming to the hospital. He noted there would actually be four pads: there are currently
two, plus the proposed landing pad and storage pad.
Chairman Semrow inquired if the number of flights in and out of IVIMC would be increased due
to the construction of the heliport and the increased number of landing pads. Mr. Burns stated
there is no proposed increase in activity. Seeking clarification, Meyer asked if the heliport was
being proposed as a means to increase flight activity, or simply to afford a place to store the
aircraft during inclement weather and provide onsite fueling. Mr. Burns reiterated there is no
anticipated increase in activity. He also stated fueling would be solely for the benefit of r1IMC's
Flight for Life aircraft.
General discussion followed regarding the benefit of the Flight for Life Program to the McHenry
community. Franzen stated it is of paramount importance the City do whatever it takes to help
McHenry residents to obtain the best health care possible. This would include assuring the
continued services and support of the Flight for Life Program.
Lovett inquired if the location of the ring road around the hospital is being changed as a result of
�. the construction of the heliport. Mr. Best noted the road is not being altered.
Chairman Semrow stated, "there being no further testimony before this Board with regard to this
matter, the Board will consider this Petition at this time, unless there is a motion to recess by a
member of the Board. There being no motion to recess, the Chair will entertain a motion with
regard to this Petition".
DELIBERATION AND RECOMMENDATION
Motion by Lovett, seconded by Cadotte,to recommend to the City Council that
The Petitioner's request for a conditional use permit to allow the construction of a
heliport with onsite fueling, and to permit the amendment of Exhibit D Circulation and
Land Use Plan of City of McHenry Ordinance No.0-97-818, to allow the construction of
the heliport in the proposed location southwest of the existing helipad be granted subject
to the following condition:
■ The onsite fueling services shall be limited to 1�lIMC's aircraft, except in an
emergency situation, and the fueling station cannot be utilized for retail sales and/or
profit.;
and that Table 31, the Approval Criteria for Conditional Uses, pages 357-358 of the
Zoning Ordinance, has been met.
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Voting Aye: Cadotte,l:kstrom, Franzen, Lovett,Meyer, Semrow.
Voting Nay: None.
Not Voting: None.
Abstained: None.
Absent: Howell.
Motion carried 6-0.
ADJOURNMENT
Motion by Meyer, seconded by Lovett,to adjourn the Public Hearing at 9:31 p.m.
Voting Aye: Cadotte, Ekstrom, Franzen, Lovett,Meyer, Semrow. �
Voting Nay: None.
Not Voting: None.
Abstained: None.
Absent: Howell.
Motion carried 6-0.
es ectfully sub 'tt d,
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Hany Se ow, Chanman
Zoning Board of Appeals
C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City
Engineers, Petitioners, Plan Commission (7), Landmark Commission Chairman Chicago
Tribune,Northwest Herald, Aldermen Conference Room, File Copy. Z-515
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