1980-04-14 - Village Board Committee of the Whole - Minutes • T
SUMMARY OF COMMITTEE OF THE WHOLE OF THE PRESIDENT AND BOARD OF TRUSTEES
OF THE VILLAGE OF BUFFALO GROVE, ILLINOIS, HELD MONDAY, APRIL 14, 1980,
AT THE MUNICIPAL BUILDING, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS.
President Clayton called the meeting to order at 7:40 P.M.
Roll call indicated the following present. President Clayton; Trustees
Marienthal , Stone, O'Reilly, Hartstein, Kavitt, Gerschefske. Also present
were: William Sommer, Acting Village Manager; William Raysa, Village
Attorney; Gregory Boysen, Director of Public Works; Richard Kuenkler, Village
Engineer; James Truesdell , Village Planner.
1981 INTERIM FIRE SERVICE CONTRACT
Mr. Sommer stated that the objective of tonight 's discussion is to bring the
Board up to date on fire service for the Village. Chief Winter is in attendance
to explain the service contracts, and how the service will be handled for the
Village from the date of disconnection (12/31/80) until the new station is in
operation (7/1/81) .
Chief Winter stated that since it is legally binding to the Village to take
over all fire services on our disconnection date, his department has been asked
how they would handle service to the entire Village from January 1 , 1981 until
July 1 , 1981 , when the new station should be operational . He referred to the
proposal he had prepared explaining how this would be accomplished (on file
in the Clerk's office) , and noted the last paragraph stating that, while this
interim service is not the service the Fire Department ultimately intends to
provide, the service will meet minimal standards until the north side station
is completed and staffed. Chief Winter then reviewed the contents of his
proposal for the board. He added that test runs have been made, and stated that
the Department will be able to get to the most remote section of the Village in
approximately 5 minutes. In summary, Chief Winter stated that he believes that
his department, during the interim period, will give as good or better service
than is presently received; and, when the new service is fully operational , he
said that a marked increase in service level will be noticed.
Trustee O'Reilly asked how the Police Department feels about the additional
training they will be receiving. Chief Winter answered that they are very
much in favor of it, and he explained how this additional training would be
accomplished.
President Clayton thanked Chief Winter and the department for their commitment
to the Village, and for his presentation this evening.
Mr. Raysa brought the Board up to date on the three contracts - Wheeling, Long
Grove, and Buffalo Grove, Inc. He stated that the contracts are now in draft
form. Because of legal description problems , Mr. Raysa will have to re-publish,
re-serve, and get a new date. He said that April 17th is no longer a viable
date, and he feels the next date will be toward the end of May.
YOUTH COMMISSION
Trustee Kavitt reported that he had attended the last Youth Commission meeting.
He said that Mr. Mayfield is going to make a presentation at the April 24, 1980
Park District meeting, and is going to ask for funds or a part-time staff member
from the Park District to be available for servicing the Youth Center. Mr.
Mayfield asked Trustee Kavitt for Board direction on same. Specifically, Mr.
COMMITTEE OF THE WHOLE
APRIL 14, 1980
PAGE TWO
\./
Mayfield would like to know whether or not the Board would have any objection, if
the Youth Commission was given funding for a part-time person or the use of a
part-time person from the Park District, for that person and the Youth Commission
using the building to those ends.
In answer to a question from President Clayton, Mr. Sommer stated that he does
have responses from a number of groups interested in use of the building, but
none have committed to specific dates and times.
Trustee Kavitt stated that the Youth Commission is not asking the Board or the
Village for any funds or staff members.
Keeping in mind that the Village will expend no funds, or be connected with the
hiring of any staff member, the Youth Commission may use the building when
available, but the schedule of hours used should be submitted to the Office
of the Village Manager.
Another question raised by the Youth Commission related to who would be responsible
for paying the utilities for the building. The consensus of opinion was that,
for the time being, the Village will bear the cost of utilities for the Community/
Youth Center. Utility costs will be re-evaluated once the building is in full
operation to determine if the utility costs should be allocated to the users of
the building.
The last concern of the Youth Commission relates to fund raising. They would
like to know if any money they raise may be used for programming, staffing,
equipment, etc. , and not be turned over to the Village as repayment of the
building costs . President Clayton asked if this fund raising would be done
with Village letterhead. Trustee Kavitt answered that it would not.
The Board does not wish to pay
additional costs for benefits that an employee might be entitled to. It was
stated that any person employed for youth activities must not be considered a
member of the Village staff. There would be no objection to the Park District
hiring such a person and using the Community/Youth Center for programs. It was
also stated that the Village is not organized in such a manner to supervise a
person in the recreational field.
ARCHITECTURAL SERVICES - MUNICIPAL NORTH FIRE STATION
Mr. Ray Knoeppel of Knoeppel & Associates, Ltd. introduced himself to the Board.
He gave a brief background of his firm, and stated that some of the communities
they have done work for are Arlington Heights , Buffalo Grove, Northbrook, Vernon
Hills, Palatine, and Hoffman Estates. In Buffalo Grove, their work includes the
Public Works building, the fire station on Dundee Road, and the remodeling of
the municipal building. Mr. Knoeppel pointed out that the actual cost of the
Public Works building was within l% of the estimate. Mr. Knoeppel stated that
they would have a standard AIA contract, based on a percentage of construction
costs, which in their case is 7%. He then went into detail on the services this
./ contract would include.
'L1
COMMITTEE OF THE WHOLE
APRIL 14, 1980
Nfte PAGE THREE
In answer to a question from the Board, Chief Winter stated that, so far, they
have not found anything in the present station that they would change.
Mr. Knoeppel stated that , with building trades being what they are at this point
in time, there should be some very competitive bids. Regarding the timetable
for this building, Mr. Knoeppel stated that they must be in the ground no later
than October 1 , 1980. He said the drawings will take about three months, and it
will take one month for bidding, so it is important to get the bid out by August.
He then explained the methods of bidding available.
RECESS
President Clayton declared a recess from 8:20 P.M. until 8:40 P.M.
Mr. Bernheim, of Bernheim, Kahn & Lozano, introduced himself to the Board, and
thanked them for the opportunity to make a presentation regarding the fire station.
He then gave a brief background of his firm. They have designed fire stations
in Riverdale, Homewood, Highland Park, and Brookfield. A slide presentation was
then given. Mr. Bernheim explained their proposed fee schedule, and stated that
they work on a lump-sum basis. He estimated their fee on this project to be in
the 7-8o range. he then went through the process involved in the project.
President Clayton thanked the representatives for their presentation.
President Clayton polled the Board as to their preference for the architect for
the fire station:
Knoeppel Associates, Ltd. - Marienthal , Stone, O'Reilly, Hartstein, Kavitt,
Gerschefske
Bernheim, Kahn & Lozano - None
President Clayton asked Mr. Sommer to notify the firms involved, and stated
that this item will be placed on the Consent Agenda for next week's meeting.
ADJOURNMENT TO PUBLIC HEARING - HAPP FARM
President Clayton adjourned the meeting to a Public Hearing reference the
Happ Farm at 9:25 P.M.
Si Clerk
SUMMARY OF PUBLIC HEARING HELD BY THE VILLAGE BOARD OF TRUSTEES OF THE
VILLAGE OF BUFFALO GROVE ON MONDAY, APRIL 14, 1980, AT THE MUNICIPAL BUILDING,
50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS
HAPP FARM
President Clayton called the Public Hearing to order at 9:25 P.M. Those
present were President Clayton; Trustees Marienthal , Stone, O'Reilly, Hartstein,
Kavitt, Gerschefske. Also present were William Sommer, Acting Village Manager;
William Raysa, Village Attorney; Gregory Boysen, Director of Public Works;
Richard Kuenkler, Village Engineer; James Truesdell , Village Planner.
President Clayton stated that notice of this Public Hearing was published in
the Buffalo Grove Herald on March 29, 1980. She stated that the applicant is
Richard Happ as Trustee, and Midwest Development Corporation, James Mastrandea,
President. The request is for annexation and R-9 Multiple Family and B-3
Planned Business District Zoning. The common description of the property is
approximately 48 acres located on Dundee Road directly north of Crofton Lane.
Mrs. Clayton then stated the purpose of this Public Hearing.
Mr. Ted Shapero, attorney; Mr. Rick Burton, land planner; and Mr. Joe McBride,
engineer; were sworn in as witnesses by President Clayton. Mr. Burton displayed
a map outlining the subject property, and its relation to other things in the
area. Next, he displayed a site analysis of the subject property, and pointed
out that 85% of the site is presently under agricultural development. Mr.
Burton then displayed a Preliminary Development Plan. He stated that there
were some minor changes in this plan from the one the Board had received, and
said that he would point these differences out as he went along. The plan shows
a mixture of multi-family type uses. The manor homes are two-story buildings,
with either 4 or 8 units to a building. They range from 50' to 123' away from
the lot lines of the adjacent single-family existing homes. There will be 180
manor homes, and 294 multi-family units, and an office park area consisting of
229,200 square feet of office space. There will be enclosed parking below
the building, and also open parking spaces. There is no direct access onto
Dundee Road from the office area. There will be a 2: 1 parking ratio for the
manor homes , and the multi-family will have a parking ratio of 1 .7: 1 . The
population projection for this project is 919 people, which would require 5.05
acres of park dedication. They have provided 5. 1 acres, exclusive of the 1 acre
detention area.
Mr. Burton explained the changes they plan to make to Weidner and White Pine
Roads, all of which are in complete compliance with the subdivision regulations.
He pointed out a loop street within the manor homes which had originally been
intended to be a private street. After discussions with the Plan Commission and
staff, they have come up with a 37' dedication with a sidewalk on one side of the
road. The pavement width and structural qualities of that road will be in
accordance with the Village regulations. The parking areas in the multi-family
show a 24' aisle, with 20' parking bays on either side, and will be curbed and
guttered. Mr. Burton then pointed out some proposed changes to the bike path
in the White Pine area. He then displayed drawings showing elevations of the
structures. Next, he displayed the Preliminary Landscape Plan. Finally, Mr.
Burton displayed the Preliminary Phasing Plan. The first Phase would be manor
homes east of Weidner Road.
PUBLIC HEARING - HAPP FARM
APRIL 14, 1980
PAGE TWO
Mr. Shapero explained that the park area, underground improvements, mass grading
and seeding, and the detention area, will be done as part of Phase 1 . The
roads will also be done as part of Phase I . Phase II would include the multi-
family on the southeast part of the site. The remaining manor homes and the
office buildings would be part of Phase III .
It was stated that all documents exhibited tonight should be marked as exhibits .
Mr. McBride stated that the roadways in the manor home area will have a 37' ROW
which will extend from the back of the sidewalk on the other side of the street.
On the side where the ROW is at the back of the curb, there will be an additional
10' easement. On Dundee Road at the entrance to the project, there will be a
left-turn bay constructed in the median. The major water main system will
come off of Dundee Road and follow Weidner Road; another line will come off
to the east and connect up to White Pine. There will be a pressure control
valve at Dundee Road near the entrance, which will be installed on the existing
water main in Dundee Road. The sanitary sewer will be along the north side of
Dundee Road from Arlington Heights Road, and then will follow up Weidner Road
and branch off along the various residential areas. The storm water manage-
ment system consists of permanent ponds within the office park area to be
capable of storing approximately 4' of water above the surface of that pond,
as well as a small pond in the park area which will be dry except under storm
conditions . In their opinion, the flood levels in the White Pine ditch will be
lower than what presently exist today.
Mr. McBride stated that the HUD flood insurance study took information at
Bernard Drive and at Dundee Road. The HUD profiles are considerably higher
on the site then their study shows. This information has been submitted to
HUD. Mr. Shapero stated that if the HUD study is not changed, there will be a
paragraph in the annexation agreement releasing the Village from this plan.
There are two HUD studies that cover this area; one shows a flood plain and one
does not show a flood plain. One is a study for Cook County, and the other is
a study for Buffalo Grove. Mr. McBride explained two ways in which this project
would be beneficial to the area of the White Pine ditch.
Regarding the flooding problems at the high school , Mr. Burton stated that the
amount of money available for engineering would not have covered what was needed,
so the high school was comfortable in accepting a cash donation instead. Mr.
McBride explained the way the drainage will be handled, and stated that the
high school will now have a good clean outlet for their storm water detention.
He said their system will function much more efficiently. The system will have
a better and freer discharge area.
President Clayton asked Mr. Kuenkler if he agreed with the statements made
regarding the high school drainage being more efficiently handled, and also
regarding the homes along Sycamore. Mr. Kuenkler stated that he did agree.
Mr. Kuenkler said that he does feel these plans meet Village requirements . He
said the only thing they are waiting for is the final report from the Army
Corps , which will probably just give some insight as to how they would like to
utilize the volume in these basins.
PUBLIC HEARING - HAPP FARM
APRIL 14, 1980
`./ PAGE THREE
Mr. Shapero stated that he had the declaration of conditions and covenants with
him, and that he and Jim Truesdell had gone over them quickly. He said that he
would have the final copy in staff's hands by Thursday of this week.
Mr. Bill O'Reilly, representing the Park District, stated that, at their last
meeting, a motion was made, seconded, and unanimously approved regarding generally
what was shown tonight as far as the park is concerned. Mr. O'Reilly also
referred to a letter dated April 8, 1980 from Richard Kuenkler to Stanley
Crosland, and stated the Park District agrees with the six items in that letter.
Mr. O'Reilly stated that , at this point, the Park District has not received a
letter of intent. Regarding the letter of April 8, 1980, Mr. O'Reilly pointed
out that Item #1 mentions a slope of 2%; the Park District would, if possible,
like to achieve a slope of l %. This has to do with the ability of the soil to
absorb water. Also, Item #2 of the letter mentions 18" of topsoil , and Mr.
O'Reilly stated that figure should be 6" of topsoil . It was pointed out that
the Park District should have their signed agreement prior to preparation of
packets for the May 5th agenda.
Mr. Jim Button reviewed what had taken place at the Plan Commission regarding
this plan, and stated that they thought it was essentially a very good plan.
Mr. Burt Engel of 5 Beechwood Court East stated that he, and some other neighbors,
were under the impression that the bike path along the northern section of the
property was to be eliminated. He said this bike path does not connect with
anything. Mr. Sommer explained how this bike path is to be a very important
link in a Village-wide bike path system. Mr. Engel stated he was under the
impression that it was agreed that a bike path in this area was not going to
exist. Mr. Sommer replied that the Plan Commission had made a recommendation
to the Board, and the staff has also made a recommendation to the Board, and the
Board will have to make a decision as to which recommendation to adopt.
President Clayton polled the Board to determine whether to keep the bike path
in or remove it: "Yes" indicates favor of leaving the plan as it is now with
regard to having the bike path all along the northern part; "No" indicates
opposition to that, which would change the plan to only having the small portion
of bike path from Weidner west to the high school .
YES: Marienthal , Stone, O'Reilly, Hartstein, Kavitt, Gerschefske
NO: None
President Clayton then asked if there were any representatives from school
districts or the library districts . There were none.
It was asked if all streets are being dedicated. The response was that all
streets will be dedicated, but not the parking areas . It was stated that all
of the building lines are within Village code.
The reason that the ROW on the street to the west of the manor homes is 23'
under code is because it was originally intended to be a private street; in
subsequent discussions with the Plan Commission and staff, it was decided that
a reduced dedication would be acceptable, rather than a private street. The
PUBLIC HEARING - HAPP FARM
APRIL 14, 1980
\fte. PAGE FOUR
same is true of the cul-de-sac. Although the existing vegetation on the
eastern border is not considered a hardwood, shade type, it will be left at
its present location. Regarding the population projections, it was stated
that 919 people in 447 units seems very low. It was stated that these figures
are taken from the Illinois School Consulting Service Tables, which is recognized
by the Village. It was suggested that an audit be completed after each phase
to see if, in fact, these projections are correct.
Trustee Stone is not in favor of the two smaller streets as far as the ROW is
concerned; he feels that the density is too high, and if that were lowered,
the required ROW could be maintained; and he feels this is going to create too
much additional traffic on Dundee Road. Mr. Shapero stated that consideration
is being given to having the office development in the first phase; if that is
the case, they would come back to the Board for phasing approval .
Discussion took place regarding the library donation. Mr. Mastandrea explained
that he had requested that it be waived because he felt he had been "donated to
death". President Clayton polled the Board: "Yes" indicates favor of keeping
the library donation in; "No" indicates opposition.
YES: Marienthal , Stone, Hartstein, Kavitt, Gerschefske
NO: O'Reilly
Trustee O' Reilly explained her vote, stating that she would rather compromise
on the library donation than on the width of the streets.
On page 15, paragraph 28, 6th line down, Mr. Shapero stated that he wishes to
delete the phrase "as shall be shown on the Phasing Plan". This has to do with
the take down process , and Mr. Shapero explained his reasons for this request.
Mr. Shapero said dedication would take place when the final plat is approved.
Discussion regarding same took place. Mr. Raysa stated that he personally has
no problem with what the developer is suggesting, i .e. the developer will dedicate
upon subdivision of a specific point of land.
On page 5, paragraph 6, it was suggested that the subparagraphs be modified to
read:
"provided that:
A. Final documents conform to the preliminary plan.
B. The developer has conformed to the terms of the agreement and all
applicable Village ordinances.
C. The developer files with the Village a fully executed SIA."
Both Mr. Raysa and Mr. Shapero agreed to this change.
On page 14, subparagraph A. , 1 and 2 should be changed to read:
"1 . For each dwelling unit containing one (1) or fewer bedrooms, the
amount of $13. 12.
2. For each dwelling unit containing two (2) or more bedrooms, the
amount of $76.52."
PUBLIC HEARING - HAPP FARM
APRIL 14, 1980
\oi PAGE FIVE
On page 7, paragraph B, the last line should read "of parking lot detention."
The developer agreed to this change. It was stated that the developer is
subject to the provisions of Ordinance #79-63 regarding donations.
Mr. Raysa pointed out some changes to be made to the annexation agreement:
Page 2, 8th line down should refer to "Paragraph 11" rather than Paragraph 8;
Page 3, under recording, Mr. Raysa said that it has been Village policy to
bill the developer for the cost of recording the annexation agreement and
all ordinances.
The Developer agreed to these changes .
Mr. Raysa next pointed out Paragraph 10 on pages 7 and 8. He stated that he
has no problem with there being recapture of costs, but he does not go along
with recapture of cost plus legally permitted interest, even though he feels
this would be possible under Home Rule powers. Lengthy discussion took place
on exactly what the developer meant by "recapture of costs and legally permitted
interest". Mr. Shapero stated that the developer is only seeking to recover his
out-of-pocket costs.
President Clayton declared a recess from 11 : 15 to 11 :20 P.M.
Mr. Shapero stated that the interest they are referring to is the out-of-pocket
expense, whether it be called construction costs, etc. It will be the principle
plus the interest to develop the project. Mr. Raysa and Mr. Shapero will draft
language of same into the agreement.
Page 9, paragraph 13; Mr. Kuenkler stated that the 8' concrete bike path would
be within the Dundee Road right-of-way. Also in this paragraph, in the third
line, the phase "for the development of Phases I , II and III ." would be deleted.
Page 14, line 10; the date should be "February 27, 1979" rather than January 15,
1977.
Page 15, paragraph 26; Mr. Raysa pointed out a change could be made in the
length of the agreement. No one wished to make any changes to this paragraph.
Mr. Kuenkler noted page 9, paragraph 13, stating that there should be one
additional section of bike path noted as concrete, which would be between
Dundee Road and the park ( it would be an 8' concrete sidewalk instead of a 5'
concrete sidewalk) .
Page 10, paragraph C; the last sentence shall be deleted.
The developer was agreeable to the above changes.
President Clayton polled the Board: "Yes" indicates favor of the Village
Attorney and staff putting the Annexation. Agreement and the pertinent ordinances
\-/ in the proper form, the Annexation Agreement containing the changes made this
evening, which would include adding the items that were not marked as exhibits
and making them exhibits to the Annexation Agreement; and under the section that
lists the exhibits, to clarify the incentive analysis by identifying it to the
' Q
PUBLIC HEARING - HAPP FARM
APRIL 14, 1980
PAGE SIX
letter from Ives; and all items that the Village Attorney brought up; "No"
indicates opposition :
YES : Marienthal , Hartsteln, Kavitt, Gerschefske, President Clayton
NO: Stone, O'Reilly
President Clayton voted "Yes" because, once these documents are prepared, one
of them will require a vote of 5.
President Clayton adjourned the Public Hearing at 11 :30 P.M.
Janet I. Si abian, Vi11age Clerk