1973-02-13 - Village Board Regular Meeting - Minutes 2663
2/13/73
MINUTES OF THE REGULAR MEETING OF THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES,
ILLINOIS, HELD TUESDAY, FEBRUARY 13, 1973 , AT THE MUNICIPAL
BUILDING, 50 RAUPP BLVD. , BUFFALO GROVE, ILLINOIS.
The President called the meeting to order at approximately 8 :14 P.M.
Those present stood and recited the Pledge of Allegiance to the
Flag.
The Clerk called the roll and found the following present :
President Armstrong; Trustees Fabish, Shirley, Osmon, Rathjen
Mahoney, Driscoll
Also present were Mr. Daniel Larson, Village Manager, Mr. Arnold
Seaberg, Village Engineer, and Mr. Richard Raysa, Village Attorney.
1. Minutes of January 30, 1973
Trustee Osmon moved the minutes of January 30, 1973 , be approved
as submitted. Trustee Driscoll seconded the motion. Trustee
Osmon requested that the Plan Commission be advised the Master
Plan is flexible. President Armstrong suggested a workshop
session with the Plan Commission to review the implementation of
the Master Plan. Trustee Fabish noted that the Plan is flexible
�... for improvements only.
Trustee Osmon stated that on page 2654 , the second poll of the
Board should show the Trustees unanimously in favor of the
lowest density PUD for the area along Milwaukee Avenue. A voice
vote found the following :
AYES: Trustees Fabish, Shirley, Osmon, Rathjen, Mahoney, Driscoll
NAYES: None
The motion carried.
2. Minutes of February 5, 1973
Trustee Mahoney moved the minutes of February 5, 1973 , be approved
as submitted. Trustee Rathjen seconded the motion and requested
on page 2659, line 2 , "Trustee Osmon" be changed to "Trustee
Rathjen" .
Trustee Osmon stated that on page 2658 , under Resolution #0.-73-1 ,
line 9, "effect on sanitary sewer and water table of the well"
should be added.
Trustee Mahoney requested on page 2660, last paragraph, "the
owner of the property would be left with only a small area to
L.. develop, and that" be deleted. Trustee Osmon requested the
Clerk review the tape with regard to this discussion.
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With regard to page 2656, Trustee Shirley asked when the discussion
of reshaping banks of White Pine Ditch will be on the agenda.
Mr. Larson stated that additional information is needed. Trustee
Osmon requested information on the outfalls of the Ditch.
Trustee Osmon moved the minutes of February 5, 1973 , be tabled
until the tape of the meeting is reviewed. Trustee Fabish seconded
the motion, and a roll call vote found the following:
AYES : Trustees Fabish, Shirley, Osmon, Rathjen, Mahoney, Driscoll
NAYES: None
The motion carried.
3 . Trustee Comments
Trustee Osmon stated that the Plan Commission minutes should not
list people in attendance other than the Commissioners or those on
official business.
Trustee Fabish moved that any Board member, upon completion of his
term of office, will have the option to receive the agenda at his
home for one year. Trustee Osmon seconded the motion, and upon a
voice vote, the motion passed unanimously.
4 . Committee of the Whole
Public Hearing/Levitt and Sons
President Armstrong noted that the Notice of Public Hearing was
published in the Buffalo Grove Herald on November 15, 1972 , and
because of the resolution placing a morAtorium on annexations until
the completion of the Master Plan, this Public Hearing had been
continued until this date.
Mr. Ken Campbell of Levitt Residential Communities presented their
plans for the first Levitt planned community in Buffalo Grove. He
stated that the Plan Commission approved a set of plans presented
in November, but the plans have changed because of the Master Plan.
He stated that the new plan reflects a reduction in density and
felt that it will be compatible with the Master Plan.
Mr. Campbell stated that there are two parcels, the first being the
Koelper-DeMuth farm located on Arlington Heights Road and north of
Route 83 , and the second being the Wagner farm located on Aptakisic
Road east of Arlington Heights Road.
Mr. Campbell stated that in the Koelper-DeMuth parcel townhouse-
condominiums have been changed to cluster single family with the
density changed from 12 dwelling units per acre to 5.5. He stated
�.. that they blended the use with the existing or probable uses of
adjacent land. The property to the south is designated 0 & R on
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2/13/73
the Master Plan which allows for the higher density of apartments,
the single family homes west of Arlington Heights Road are buffered
by the major private open space, the single lotted family area
conforms with single family on the west and north, and the east
portion will be developed as cluster single family.
In response to a question from Trustee Osmon, Mr. Campbell stated
that fire codes will be respected.
Mr. Campbell stated that the Wagner parcel has been changed from
7 . 8 dwelling units per acre to 4 . 6. The combination of the two
parcels has 666 dwelling units or 6 units per acre. The major
problems on the Wagner parcel are soils and drainage character-
istics. Two major lakes have been developed for storm water
retention.
Mr. Charles DaMeo, Chief Soils Engineer for Levitt, described the
subsurface conditions, with data obtained from USDA Lake County
Soil Survey, USGS Flood Map, Wheeling Quadrangle, aerial photograph,
35 test borings by Testing Service Corporation, and 46 test pits by
Levitt. He stated that the soils consisted of 1 to 5 feet of tq-
soil over clay and sandy gravel, also peat and soft clays.
Mr. DaMeo then displayed plates prepared by the Lake County Soil and
Water Conservation District showing soil delineation. He then
stated that Lake County recommends for the Wagner parcel no sub-
surface living or storage area be constructed, and that Levitt will
construct no basements or subsurface storage areas. He stated Lake
County recommends no building in or filling of the flood plain, and
that Levitt will make little encroachment on the flood plain and
when done, more than adequate compensation of storage will be
provided. He then stated Lake County recommends no construction of
streets or homes on soils with severe limitations unless proper
planning and construction methods are followed, and that Levitt will
remove and replace with compacted fill any peat and/or soft wet
clays encountered.
In response to a question from Mr. Larson, Mr. DaMeo stated that
Lake County tests are 3 or 4 holes with a few deep holes and that
their main purpose is agricultural and that Soil Testing Service' s
average test is 15 feet deep.
In response to a question from Trustee Osmon, Mr. Seaberg stated
that he would like to look at the results of Levitt' s soil tests.
In response to a question from Trustee Osmon, Mr . Campbell stated
that the retention lakes will be developed first on the Wagner
parcel.
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Mr. DaMeo stated that all of the Wagner parcel and most of the
Koelper-DeMuth parcel lay in the Aptakisic Creek Watershed and
the southwest corner of the Koelper-DeMuth parcel is in the Buffalo
%m-' Creek Watershed. There will be a small retention area in the
southwest corner of the Deolper-DeMuth parcel and water will be
released slowly through underground piping into the Aptakisic
Creek Watershed. Mr. DaMeo stated that with proper grading water
would not stand.
In response to a question from Trustee Shirley, Mr. Campbell
stated that they plan to sod or hydroseed the banks of the creek to
prevent erosion.
In response to a question from President Armstrong, Mr. Campbell
stated that the lakes will be maintained by the homeowner ' s
association.
Trustee Fabish questioned the effect of upstream development on
the property. Mr. Campbell stated that the piece in the Buffalo
Creek Watershed is in the uppermost reaches of that watershed which
presents no problem, and the Aptakisic Creek Watershed is approximat-
ely 600 acres and if developed according to the Buffalo Grove
Retention Ordinance, there will be no problem. Mr. Seaberg foresaw
no problem.
Mr. Campbell described alternate types of drainage for the property.
Mr. Campbell stated that sanitary sewers will hook into the Long
Grove Interceptor Sanitary Sewer, that the Koelper-DeMuth parcel
will be connected by means of a gravity sewer, and that the Wagner
Parcel will require a pump station at the eastern limits.
Mr. Campbell stated that during the first phases of development,
water will be obtained from Well #2 and later from a well site on
the Wagner parcel. Mr. Seaberg agreed with the plan.
Trustee Rathjen questioned the means of paying for the newvell.
Mr. Seaberg stated that this project was considered in the Water
Study and that this well will service more area than these two
parcels. Mr. Seaberg noted that the tap on fees required by
Ordinance will cover cost of the well. Mr. Campbell stated that the
annexation agreement has a provision for an advancement of the tap
on fees. Mr. Larson noted that tap on fees generated from these
parcels will be approximately $125,000.
Mr. Larson stated that there is a possibility of another interceptor
in the area of the Wagner parcel and that connection could be made
without the need of a lift station. Mr. Campbell stated that the
system will be designed so that when the other interceptor is
available, connection can be made.
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With regard to recreational facilities, Mr. Campbell stated that
this development provides 1 acre per 100 people. He stated that on
the Koelper-DeMuth parcel there are a 1.2 acre walk to park, 5 acres
'-- of open space, a swim club, and one tot lot; and on the Wagner
parcel there are 16 acres of open space and 2 lakes.
Mr. William Kiddie, President of the Buffalo Grove Park District,
requested the 1.2 acre park be enlarged by removing 4 homes from
either side; that all flood plain which has been designated as open
space be held as private open space and improved by the developer;
that a small neighborhood center, tot lots, and tennis courts be
supplied; and that contributions made by Levitt be made in con-
junction with the acceptance of the annexation petition.
Mr. Campbell stated that the 1.2 acre park was intended for use by
the single family homeowners as a passive area; that the 16 acre
open space will be graded, seeded, and made usable for recreation;
and that the money that would have been used for a second swim club
will be put into other areas of development. Mr. Campbell stated
that this area is not in the boundaries of the Park District, and
that they are considering annexation; however, if this is not
in the best interest of the people who will reside there, they
will have to reconsider annexation. , . /
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10:07 P.M. - The President declared a recess. (`
10:24 P.M. - The meeting resumed.
Mr. George VanDerBosch, Chairman of the Long Grove Plan Commission,
stated that Long Grove bounds this development on the north and
west with 2 acre zoning. He hoped the Village observes the Master
Plan in this area and noted that the area adjoining the Wagner parcel
has 10 times less density. He expressed concern of water usage,
alteration of water retention basins, and soil analysis.
Mr. DaMeo described how the southwest corner of the Wagner parcel
can be made buildable with proper grading.
Mr. Campbell stated that originally an 11 acre school site was
located in the southwest corner of the Wagner parcel with an
adjoining ten acre park, but that the School District had rejected
the site on the basis of their own soil tests. He stated that
discussion has taken place and additional information given to the
School District, and that the School District will give this site.
reconsideration. In response to a question from Trustee Shirley,
Mr. Campbell stated that the 23 units shown in this area will be
included in other clusters.
Mr. William Hitzeman, Superintendent of School District 96, stated
that because of new information from Levitt regarding grading,
sloping , and seeding, the School Board is considering the possibility
of accepting the school site. He further stated that their
engineers will meet with Levitt engineers to discuss usability of
the site. He then requested a lead time of 60 to 90 days for
Levitt and the School Board to reach an agreement. Mr. Raysa
stated that this can be put in the annexation agreement.
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In response to a question from Trustee Shirley, Mr. Kiddie stated
that his Board will discuss the possible change in open space.
In response to a question from President Armstrong, Mr. Campbell
stated he would not be in favor of enlarging the 1 .2 acre park
site because it is not intended to be a major park, but one that will
service the 75 homes surrounding it.
In response to a question from Trustee Osmon, Mr. Campbell stated
that children can bicycle to the large open space for ball games
and other noisy activities.
In response to a question from Trustee Mahoney, Mr. Campbell
stated that a living fence will be around the park, and restrictions
will be put on the adjoining lots in order to have like fencing
installed.
Mr. Somanak, Director of Marketing for Levitt, gave a slide presentat-
ion depicting various Levitt developments throughout the world.
Mr. Campbell reviewed with the Board the economic impact of the
development. He stated that the total population generated will be
2277 , with an average of 3. 41 persons per dwelling unit, market
value will be $23,600, 000, assessed value will be $12 ,980, 000, and
surplus revenues will be $60,870. He then stated that a study
based on the student yield chart in Resolution #0-72-35 shows
School District 96 will have a net annual surplus of $98 , 988 and
District 125 will have $206, 211. He compared these figures with
figures generated if the parcels were developed as single family
lots.
Mr. Carl Genrich, Chairman of the Plan Commission, stated that the
Plan Commission approved the original proposal in January, with a
vote of 7 yes and 1 abstention. He then noted a memo signed by
seven members of the Plan Commission that stated although the
Master Plan shows this area as single family, the Levitt development
should be considered separately for a 4 to 8 density PUD. He
then requested the Board to refer the new plan to the Plan Commission
for review and recommendations. He then stated that if the School
District accepts a school site instead of cash, the units in that
area should not have to be put into the other clusters because they
were included to compensate for the cash donation to the School.
In response to a question from Trustee Shirley, Mr. Campbell stated
that the main streets should be shown as 27 feet wide with curbs.
In response to a question from Mr. Larson, Mr. Campbell stated that
the monthly maintenance fee to condominium owners will be $25. 00.
Mr. Larson expressed concern if this was enough to cover street
maintenance.
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Mr. Raysa stated that the streets should be dedicated, that he needs
a legal description of the zoning areas, and questioned if the site
plans were sufficient. He felt responsibility of maintenance should
-- be with "then owners of the property" instead of the "Homeowner ' s
Association" .
Mr. Seaberg felt there was a question about the maintenance of the
open space because it is tied in with the drainage and that the
Village should be legally able to force the Homeowner ' s Association
to make necessary repairs to keep drainage in tact.
A lengthy discussion took place regarding maintenance responsibility
of streets and storm sewers. President Armstrong requested this
be considered during the week and decided at the next meeting.
Mr. Raysa expressed concern over the phraseology in paragraph 7 of
theegreement and felt it should be reworded. He stated that
paragraph 8 should include the exact amount of land needed for the
well site. Mr. Seaberg stated that 11/2 acres might be sufficient.
Mr. Campbell agreed to that amount.
Mr. Raysa felt that on Page 6 a specific date for the recapture
should not be included. Lengthy discussion followed regarding
oversizing of pipes and benefiting areas. President Armstrong
requested this problem to be worked out during the week.
Mr. Raysa suggested "Size and" in added after "Developer shall"
.... in line 10 of paragraph 9. He had further questions regarding the
next to last sentence in the same paragraph. Mr. Campbell stated
that Paragraph 9 will be reworded.
President Armstrong stated that paragraph 10, regarding contribution
to the School District, will be reworded per earlier conversation.
Trustee Osmon requested an additional exhibit, being a letter from
District 96 regarding their agreement with Levitt.
Mr. Raysa questioned the time for donation of the 16 acre open space.
Mr. Campbell agreed to make the time not later than 5 years.
Mr. Raysa asked for a five year reverter clause to be included.
Mr. Raysa stated that no provision for a raise in water rates is
included and the bond issue requires this. Mr. Campbell stated that
if the increase is for the entire Village, he would agree.
Mr. Raysa questioned paragraph 18 regarding the Village obtaining
the necessary easements. Mr. Campbell stated that they would like
to have Village help only if necessary.
Mr. Raysa requested "may" be changed to "will" in the first paragraph
on page 10.
Mr. Larson questioned the reason participation in cost of improvement
of Arlington Heights Road had been deleted. He noted that this
had been included in the Otis agreement.
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Mr. Seaberg stated that in paragraph 8 , tap on fees were figured
at the multi-family rate and should be at single family rate. He
then stated that the upper portion of Arlington Heights Road will be
a problem because of the construction traffic.
Mr. Seaberg stated that the Village has a commitment with Otis to
recapture on the water main from Well #2.
Mr. Seaberg felt legal implications are involved in paragraph 19
regarding the Flood Plain Ordinance. Mr. Campbell stated that it
was a matter of interpretation of the Ordinance.
President Armstrong asked if the development were approved, would
Levitt donate the five acres south of Kildeer III to the Village.
Mr. Campbell stated that the area has not been built with the
intent of contribution to the Village for school or park use.
President Armstrong adjourned the public hearing.
Trustee Shirley moved the meeting adjourn. Trustee Osmon seconded
the motion, and upon a voice vote, the motion passed unanimously.
Time: 1 : 00 A.M.
Respectfully submitted,
7/ -
Village Clerk
Appro d this .ay of --t , 1973.
` lage P ident