1980-02-25 - Village Board Committee of the Whole - Minutes • \./
SUMMARY OF COMMITTEE OF THE WHOLE OF THE PRESIDENT AND BOARD OF TRUSTEES
\./ OF THE VILLAGE OF BUFFALO GROVE, ILLINOIS, HELD MONDAY, FEBRUARY 25, 1980,
AT THE MUNICIPAL BUILDING, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS .
President Clayton called the meeting to order at 8: 10 P.M.
Roll call indicated the following present: President Clayton; Trustees
Marienthal , Stone, O'Reilly, Hartstein, Kavitt, Gerschefske. Also present
were William Balling, Village Manager; William Raysa, Village Attorney; William
Sommer, Assistant Village Manager; William Brimm, Finance Director; Jim
Truesdell , Village Planner; Gregory Boysen, Director of Public Works; Richard
Kuenkler, Village Engineer.
FIORE
President Clayton commented on= status of the planning process. She stated
that, last October, the Board referred this to the Plan Commission with the
charge to study the concept of the proposed annexation. The Board asked the
Commission to make recommendations to them regarding whether or not the property
merits consideration for annexation, and if the project is compatible with the
goals and objectives of the Village, and if it is not, what planning modifications
should be made to make that project compatible with our goals and objectives.
A special consultant was hired to prepare an impact analysis of the proposed project,
and over a period of 13 weeks, the Commission heard the consultant 's report,
presentations by the developers, and concerns from our citizens and other govern-
ing agencies. The Commission then was at a point to recommend to the Board that
the proposed annexation merits consideration, but with major concerns that must
be addressed.
The Plan Commission has successfully completed that part of their task. Now,
it is time for the Board to articulate -its planning goals and policies for this
proposed annexation. Tonight 's meeting is to receive the Plan Commission
recommendation, add any additional concerns that the Board may have, and to
determine an acceptable density. When this has been accomplished, the developer
will be asked to develop an alternate planning scheme based on these concerns that
have been expressed, prepare an impact analysis on the alternate plan and return
to the Board March 24, 1980, for consideration of their alternate planning scheme.
The staff will be asked to evaluate the data base that was contained in the
reports that were received, so that the Board can consider what data base they
will be using in their consideration. President Clayton stated that the Board
has not yet discussed this as a whole; therefore, they would like to take some
time to discuss this as a whole before opening the floor to the audience.
Trustee Hartstein stated that, in order to give the developer proper direction,
the Board must have more background on the data and approaches used in the
consultant's report. President Clayton stated that the staff would have this
information by the March 24th meeting.
Trustee Kavitt stated that he did not feel that the Board could adequately
discuss the matter without having the consultant present.
Trustee O'Reilly stated that she had a number of concerns regarding this project.
`./ (1) She feels that the Board should have put a maximum density on the project
before it was referred to the Plan Commission.
COMMITTEE OF TL_ WHOLE `J
FEBRUARY 25, 1980
PAGE TWO
(2) She also thinks that the Village should have worked more with VAGA on
this plan.
(3) She feels that we should listen to the concerns of our neighboring
communities.
(4) She doesn't feel that the Harland Bartholomew report is indicative of
any accurate facts. They had no direct contact with any of the taxing
agencies. She stated that all of the fiscal impacts are based on a
faulty figure - the proposed assessed valuation. She also stated that
the Police Department is not addressed in this report. The Public Works
Department was another which was not addressed.
(5) She feels that the commercial development in the plan is unrealistic.
(6) She feels that it is imperative that the Village clarify now exactly
what is to be done with this proposal. The developer is asking us to
drastically change our Master Plan.
(7) She also feels it is inaccurate to state that if Buffalo Grove does not
develop this parcel , a neighboring community will .
(8) She feels that we need an absolute figure on population for this proposal
before we go any further. She feels that the maximum population should be
2,500 to 3,000 people.
Trustee Hartstein feels that we should deal with this on an issue-by-issue basis.
President Clayton declared a short recess in order to set up tables to accommodate
the Plan Commission members present to take part in the discussion.
Mr. Button read the proposal from the Plan Commission. The Plan Commission
recommended that the Village consider this property with the following considera-
tions:
(1 ) Substantial decrease in density.
(2) Better integration with the surrounding communities.
(3) Positive proof that the water supply will be adequate ad infinitum.
(4) Road plan that takes into consideration traffic load in light of worst
possible conditions.
(5) Redistribution of the tax revenues of the school districts.
(6) Well integrated use of open space in excess of proposed percentage.
(7) To preserve and reserve pre-existing areas that retain historical
character.
(8) Guarantees access to office and research areas .
(9) Positive fiscal impact on governmental bodies.
Regarding density, the Plan Commission feels this should be in the neighborhood
of 4,000-6,000. It is critical to keep in mind that, as the density decreases,
the fiscal impact changes.
Trustee Hartstein stated that he does not think the Board can go into detail
without having the consultant here to explain issues.
COMMITTEE OF T WHOLE
FEBRUARY 25, 170
PAGE THREE
Trustee Marienthal stated that the basic question to be asked of the Trustees and
the Plan Commission is what type of residential development is going to occur on
this property.
President Clayton stated that she envisions coming up with a density of 1 . 5
overall , and then stated that a certain percentage should be in estate zoning, etc.
She emphasized that this is very general planning.
Mr. Balling stated that a supplemental impact analysis would have to accompany
this plan.
Trustee Stone stated that the type of residential is as important as the density.
He said that multi-family will have the best financial impact on the Village, and
he thinks we should increase the multi-family on the plan.
Trustee Kavitt feels the discussion should forcus on things such as water and
school before getting into density.
Mr. Balling stated that, by law, our allocation of Lake Michigan water, issued
in 1975, is 1 . 16. The consultant ' s recommendation for this project is 2.4 million
gallons per day in supply, and 1 .0 million gallons of storage. The deep acquifer
supplies the Village of Buffalo Grove and all other neighbors with the most
reliable ground water source in the near term. The problem with the deep acquifer
is that it will be de-watered within the next 30 years if growth continues at the
present rate. This is the principal reason that Buffalo Grove is participating
with our neighbors to get off the deep aquifer; however, the deep aquifer continues
to be a far more reliable source, both in terms of quality and production capa-
bilities, than the alternatives such as the shallow aquifer.
Mrs. Clarice Rech introduced Mr. Robert Sasman, a hydrologist with the Illinois
Institute of Natural Resources.
Mr. Paul Leider representing the developer stated that, in reviewing available
data, they feel that the shallow acquifer is a viable water source for this
project. If, in more detailed engineering, it should bear out that the shallow
acquifer is not a viable source, then they would lean toward the deep aquifer
until more Lake Michigan water is available.
Mr. Sasman stated that he is not familiar with either the Bartholomew report or
the Lake County report, and, therefore, will not deal specifically with them.
He stated that their studies in the deep aquifers have been very intensive. Mr.
Sasman stated that they have done many studies in the metropolitan area, and the
specific figures regarding the capabilities of the shallow aquifers in those areas
are relatively applicable to most any part of the metropolitan area. The recharge
rate to the shallow aquifer from rainfall in the general area of where wells are
located ranges from 100,000-300,000 gallons per day per square mile. In Vernon
Township, they calculate an average of 120,000 gallons per day per square mile.
This means that there are a little over four million gallons per day for
Vernon Township available from the shallow aquifer, without depleting that
shallow aquifer. Figures. from 1978 indicate that there was an average of about
500,000 gallons per day pumped from the shallow aquifer in Vernon Township, which
would leave about 3 and 1/2 million gallons per day available.
COMMITTEE OF R. WHOLE
• FEBRUARY 25, 10
PAGE FOUR
Mr. Sasman explained that when wells are put in, and pump 1 million gallons per
day, the water level is lowered when these wells are pumped. Their recommendation
is that, on a long-time basis, the water level should not go below the top of
the shallow rock, which results in de-watering. By lowering the water level , the
surrounding area is influenced - water is moved towards that well from directions
around it. Mr. Sasman showed a diagram depicting what he had described. If a
well is developed that will pump 1 million gallons per day, it will have an affect
on an area greater than 1 square mile.
Trustee O'Reilly asked about the quality in the shallow aquifer in Vernon Town-
ship. Mr. Sasman stated that, without knowing specifics, he would say that the
water quality in the shallow aquifers in Vernon Township would have somewhat more
iron than the deep wells; it will be harder; and possibly in some areas would
have an odor. He said that the potential for the quality becoming less desirable
depends a lot on what is done with the ground surface. He said that they have
found in some areas that water in the shallow wells is increasing in chloride
content. The reasons for this are road salt, and improperly stock-piled salt
before it gets spread on the roads.
Trustee O'Reilly asked how quickly the shallow wells have to be recharged. Mr.
Sasman stated that a long dry spell could affect the wells. He said the more
critical factor in a shallow well is how deep the pump is set, rather than how
deep the well is. There are very few shallow wells where the well goes dry as
a result of lack of rain, but there are a lot of shallow wells which don't
supply enough water during a dry spell because the pump is not set deep enough.
Municipal wells generally do not have trouble during a dry spell . The water levels
in the wells do fluctuate at least a few feet, and sometimes more.
Mr. Sasman stated that their studies have shown that the over-riding effect on
the change in water level in both shallow and deep wells is the increase in
pumpage, not the change in surface development. Mr. Sasman stated that if
120,000 gallons per day per square mile were used, and the demand was 1 . 3 million
gallons per day, that would be about 11 square miles on a sustained basis of
recharge to supply that 1 .3 million gallons per day. He stated that there is a
lot of water in storage.
Trustee Marienthal asked what they find is the situation in the deep aquifer today,
and what the situation will be in 15 to 20 years. Mr. Sasman stated that in 10 to
15 years, we will have de-watered some of the primary sandstone at 1 ,200 feet, and
some of the wells will have lost a significant amount of their capacity today.
The lowest pumping water levels now are more than 1 ,000 feet below ground, and
those will be the places which will see the problem first. There continues to be
an increase in development of new deep wells. Mr. Sasman said he has no doubt
that the water levels will continue to go down at average rates of 10 to 15 feet
per year.
Mr. Balling asked if they saw any vacillation in their policy to get communities
off of the deep aquifer permanently. Mr. Sasman stated that he thinks he sees
some indication that they may have backed off a little on the idea that if you
have water, regardless of quality, you have to use it. If it is more feasible
to get lake water rather than to treat ground water, they are going to accept
that.
COMMITTEE OF T WHOLE \./
FEBRUARY 25, on
PAGE FIVE
\./ Mr. Sasman stated that the sustained yield of the deep aquifer is 65 million
gallons per day, and we are pumping 180 million gallons per day, so that even
if this were reduced significantly, we would see water levels in some particular
wells decreasing at a lesser rate.
Mr. Sasman explained that water levels from the deep wells can 't go down because
the rock formation is such that it restricts the vertical movement; therefore,
most of the water in the deep wells comes from north central Illinois, and
southern Wisconsin. The highest water levels are through the middle of Boone
County and DeKalb County; the lowest water levels are in Bellwood, Elmhurst, and
Des Plaines. He said that, if the wells were turned off in Arlington Heights
and Mount Prospect, there would be a change in the water levels in Buffalo Grove
in less than 5 years.
President Clayton thanked Mr. Sasman for taking the time to make his presentation
to the Board.
President Clayton stated that , at this point, all the Board would be able to do
would be to ratify Plan Commission concern #3; until there is an evaluation of the
data basis, she doesn 't feel that the Board can go any further.
Mr. Button said that statement #2 meant that Buffalo Grove should be sensitive to
the environment of surrounding communities , and not do something which would
adversely affect what they have established; but, it does not necessarily mean
that we would do exactly as they have done on their borders .
Mrs. Sheldon stated that the Plan Commission has apprised the surrounding
communities of all hearings, and have had a lot of input from the surrounding
communities.
President Clayton asked if all Board members agreed with concern #2 in the
Plan Commission report. Everyone agreed with this concern.
Mr. Truesdell pointed out a map put together by the staff; it is felt that the
western boundary should maintain a lower density; the northern boundary should be
5-6 dwelling units per acre; he also pointed out where the industrial development
should lie. Discussion followed on the areas where clustering of homes should
occur on the parcel .
Mr. Button cited the road improvements outlined by the consultant. It was then
stated that there could be no decisions made on road improvements until the density
is determined. Mr. Button stated that it must be determined what the developer
will be required to do. He stated that there are certain areas where stated funds
might be available; there are certain areas where traffic is generated specific
to the site and specific to Buffalo Grove where the considerations are somewhat
different, regardless of the density.
Trustee Hartstein stated that he views the key issue from a planning standpoint to
be Route 22, and whether or not Route 22 will be widened in other necessary areas
connecting to the subject property.
President Clayton noted minutes from the meeting of the CATS council , listing
approved projects , which showed that Route 22 widening has been requested by
Lincolnshire, Bannockburn, and Highland Park.
COMMITTEE OF TlIeWHOLE
FEBRUARY 25, 1980
PAGE SIX
\ro
Mr. Button stated that the Commission 's concern is that Buffalo Grove must make
sure that, whatever we do, there will be adequate traffic structure, under maximum
peak, loading in the foreseeable future. There are many specifics , but a concern
is that Buffalo Grove not end up with a trap of excellent highways , which do not
connect adequately with surrounding highways.
Trustee Marienthal pointed out that a multitude of development has been approved
in the Vernon Township area, but they have all been approved on their own merits,
and have not looked at Vernon Township as a whole.
President Clayton stated that until a more specific density and plan is known,
she doen 't feel that the Board can go any further than to ratify concern #4 in
the Plan Commission report. All Trustees agreed with this statement. It was
stated that the most thorough area in the consultant 's report was the transportation
area.
President Clayton stated that the next point was #5, which is redistribution of
the tax revenue of the school districts. She stated that there will be a meeting
with the school boards on Wednesday night, and that Mr. Sommer has been working
with the districts for quite some time.
Mr. Button stated that School District #96 did come before the Plan Commission
and voice their concern that the overload of students would be placed on them
without the benefit of the tax base to support these students. Mr. Button stated
that the Park District has expressed to the Plan Commission their desire for
usable land, which is not under water a great deal of the time, for active use.
Mr. Button stated that Mr. Ayres has said that they have all the natural space
they need, but they have a very critical need for active space. Mr. Button
further stated that much of the space outlined in this plan is not entirely useful
in that context. The Commission would tend to prefer a plan which would have
larger useful portions of park land; the percentage stated in the plan is 13%.
Mr. Truesdell stated that, on the plan he put together, the percentage is 24-25%.
Trustee Marienthal stated that, at the last Plan Commission meeting, the Park
District did state that they require 48.2 acres of property for a population of
8,750. The developer did show that much property would be donated as active
property. The Park District also required additional cost for capital cost,
which totaled in excess of $200.
Trustee Stone stated that a higher ratio of multi-family housing would generate
more open space.
It was stated that with this plan, the Village has the opportunity to provide for
a green belt, rather than trying to assemble one through various parcels of land.
Regarding Plan Commission concern #8 guaranteeing access to office and research
areas, it was stated that they wanted to be sure that there was good access to a
major 0 & R area. Also, they want to be sure that the road network be developed
at the point where an early phasing of development would take place. It was
stated that, in order for this concept to be viable, it must be accessible to
major roads. Also, a phasing set-up would be a safeguard for this. The developer
must show the viability that an area will be developed as 0 & R.
COMMITTEE OF WHOLE
FEBRUARY 25, MO
PAGE SEVEN
President Clayton stated that, added on to #8 would be the consideration of the
phasing, and also the demonstration that it is a viable concept.
Trustee Hartstein stated that the consultant should be more specific in terms of
information and analysis in the area of phasing.
Regarding Plan Commission concern #9 of positive fiscal impact on all govern-
mental bodies, Mr. Balling stated the Commission should respond to the definition
of fiscal impact. Mr. Shields stated that this referred to the production year,
so as to eliminate the property tax lag. President Clayton stated that it is
obvious that there must be a positive fiscal impact on governmental bodies, but
we must know what plan we are dealing with before we can be more specific.
Trustee Hartstein stated that there should be more information, with specific
formulas on tax projections, in the consultant's report. He said they should work
with current information and projected trends .
Mr. Balling stated that the consultant was directed to find the impact analysis,
and not necessarily to deal with areas where the Village wished to increase the
level of service, rather than maintain a present level of service.
Trustee Marienthal stated that the Board must determine why there is such a
differential between what Lake County reports the revenue will be for the
different taxing bodies, and what the Harland Bartholomew report shows. The
second point is to dtermine whether or not this development is going to pay for
capital improvement.
Trustee Marienthal stated that the developer must be given direction as to what
is desired regarding density.
President Clayton stated that, regarding water availability, the Board is now
talking about a density that is substantially less than what was originally pro-
posed; therefore, we know that the water requirement will be a lot less than what
the Harland Bartholomew report is based on.
Commissioner Sheldon asked Mr. Truesdell if his proposed plan was to cut the
density approximately in half. Mr. Truesdell stated that was correct. President
Clayton asked if the Board would be agreeable to thinking in terms of the density
similar to what was created by the staff plan. Trustee Stone stated that he does
not see how it would be realistic to do all the things we want to do, and still
cut the density in half. President Clayton stated that perhaps this would be a
good place to start, and would give us an opportunity to find out what kind of
public improvements could be expected from that density.
Trustee Marienthal stated that the developer should look at two situations: the
first being the plan created by the staff; the second plan having a density of
approximately 6,000.
Trustee Gerschefske stated that the plan as it now stands is not as unique as
the Board would like it to be.
President Clayton asked if the Board would be agreeable to direct the staff to
do an analysis or evaluation of the data base that was used in the report so they
can have a more clear understanding of what the differences are. The consultant
would be at that meeting. This was agreeable to everyone.
. • COMMITTEE OF Tr WHOLE
FEBRUARY 25, 1980
PAGE EIGHT
Mrs. Clarice Rech stated that she has the impression that the decision to annex
has already been made, and asked if each Trustee would explain why they feel
this annexation would be beneficial to the Village. Trustee Hartstein stated
that it is not correct to assume that the Board has decided to annex this
property. Trustee Marienthal stated that there will be more meetings with the
developer, who will be asked to come back with other plans. Trustee Marienthal 's
reasons for considering this annexation are: the opportunity to provide one acre
lots; the opportunity to provide some industry; the opportunity for the Village
to have a unique housing style.
Mrs. Rech stated that this development is something which is way beyond the
Village's master plan. Trustee Hartstein stated that this is something tangible,
and that it is not just something to look toward, but a situation where a developer
might be able to do something that would benefit the Village. Trustee Stone stated
that this development would give the Village a chance to relieve some of the tax
burdens placed on residents, and to plan for the future. Trustee Gerschefske
stated that the Board has taken the position that it wants to do what is best for
the Village, and, therefore, cannot close the door to anyone wanting to show some-
thing which could benefit the Village. Trustee Kavitt stated that he feels the Board
should explore all alternatives, and make decisions once they are fully informed.
Mr. Howard Mendenhall stated that this development could take one of two courses:
one would be to develop a tax base, and also develop unique housing; the other
alternative would be to continue urban sprawl at its worst. Mr. Mendenhall does
not feel that the Village should have the density now being proposed; he feels a
development of this size should enhance Buffalo Grove; he feels the Village must
do something creative. Mr. Mendenhall stated that developments in the Village do
not pay for themselves, and said that a development of this magnitude could be
very expensive. He said the key to the issue is the sphere of influence that
Long Grove has over the sewer.
Mrs. Connie Rogers, read the letter that the District #96 Board had sent to
President Clayton, which is against the present plan of development.
In answer to a question by Mrs. Donna Force, Mr. Raysa stated that this is not
an annexation agreement. He said it is always the prerogative of the Board
whether or not they want to annex property. There is no liability whatsoever
to the Village no matter how long they talk with a developer.
In answer to a question from a resident , President Clayton stated that, if the
school districts do not agree to boundary realignment, the Village would re-
evaluate the location of the commercial property so that it would be equally
divided among the three districts.
Moved by Hartstein, seconded by Kavitt, to adjourn to executive session to
discuss litigation. The meeting was adjourned at 11 :40 P.M. The Executive
Session was adjourned at 12:00 midnight.
Janet(M. Sirabian, Village Clerk