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1979-12-19 - Plan Commission - Minutes _ REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Happ Farm Fiore/Hilltown Highland Grove, Unit 2 & 3 DECEMBER 19, 1979 Chairman Shields called the meeting to order at 7:40 P.M. in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Button Mr. Davis Mrs. Reid Mr. Glover Commissioners Absent: Mr. Shifrin Also Present: Mr. Friedman, Fiore, developer Mr. Asher, Hilltown, developer Mr. Jim Mastandrea, developer Happ Farm Mr. Ted Shapero, attorney, Happ Farm Mr. Bob Duchek, consultant, Harland Bartholomew Mr. Dave Gewalt, consultant, Harland Bartholomew Mr. Paul Thompson, Fiore Mr. Elliott Hartstein, Trustee Mr. John Marienthal, Trustee Mr. Bill Sommer, Assistant Village Manager Mr. Greg Boysen, Public Works Director Mr. Jim Truesdell, Village Planner Mrs. Rosalie Kaszubowski, prospective member Mr. Jerrold Orloff, a prospective member of the Plan Commission, stated that a job change will prevent him from attending meetings on Wednesdays. 1 APPROVAL OF MINUTES Commissioner Goldspiel made a motion to approve the minutes of November 7, 1979, with corrections. Commissioner Davis seconded the motion. Page 9, paragraph 3: Should read: Commissioner Glover stated he feels multi- ple family homes "could be" low cost housing. Page 9, paragraph 11: Should read: Commissioner Glover stated he attended a *�J meeting in which Long Grove discussed a Conservation "District" instead of "Commission". Buffalo Grove Plan Commission Regular Meeting December 19, 1979 -2- The motion carried unanimously. Commissioner Goldspiel made a motion to approve the minutes of the Public Hearing of December 5, 1979, subject to corrections. Commissioner Reid seconded the motion. Page 4, paragraph 4: Trustee Marienthal said "County R-5 zoning". The motion carried unanimously. Commissioner Goldspiel made a motion to approve the minutes of the Regular Meet- ing of December 5, 1979, subject to corrections. Commissioner Sheldon seconded the motion. Page 1, paragraph 2: Should read "first item for discussion". The motion passed unanimously. TRANSPORTATION COMMISSION REPORT Commissioner Goldspiel reported that the Commission was expanded from 5 to 7 mem- bers. One of the reasons for the expansion was so that all(Commissionslcould be -1 �u0-41 represented.) He asked for anyone who know of someone who would like to serve, `r-t�'u, to let him know. Mr. Truesdell stated there are 3 applicants in the Talent Bank. HAPP FARM (continued Public Hearing) Mr. Sommer stated that the engineering on this project had not been received in time for the continuation of the Public Hearing, and requested that the Hearing be continued to January 2. Mr. Shapero said they have agreed to the January 2nd date. He added that there was a request at the Hearing on December 5th that in order for there to be a better understanding of the value of the project, that an appraisal be made. He submitted that appraisal to the Commission. He said the appraiser estimated the value to be $39,000,000 upon completion, which was close to the figure given at the Hearing. Commissioner Davis made a motion to continue the Hearing on the Happ Farm to January 2, 1980. Commissioner Button seconded the motion. The motion carried unanimously. { FIORE/HILLTOWN v I Mr. Sommer announced that the consultants would give a presentation on the fiscal Buffalo Grove Plan Commission Regular Meeting December 19, 1979 ------- -3- 1 impact and on utilities. This will be their preliminary findings. Mr. Duchek said they hope to submit their final comments by the 16th of January. A formal report and presentation is scheduled for February 6. Mr. Duchek stated they have attempted to take a look at the school districts which would be affected, which are Districts 125, 103 and 96. He said they are assuming the phasing would occur over a 10 year period with residential occuring `/ during the entire time and industrial occuring between 1982 - 1985. Assuming the development is built between 1981 - 1989, by 1992 there should be a potential operating surplus of $510,000 for the Village of Buffalo Grove with a maximum potential surplus of $1,500,000 for District 125. This is dealing basi- cally with operating costs and not with capital expenditures. They are continu- ing to work on other taxing bodies. One of the significant things is because of the typical lag of at least 2 years before property tax revenues come in, it could be 1984 before there is any sig- nificant impact. Also of significance is the way the school district boundaries lie, the ratio of non residential development for District 103 is considerably higher than District 96. By 1992 the ratio would be $6,700 per student generated in District 103 and $2,500 per student in District 96. He said he has not included the additional revenue sources such as motor fuel tax and Federal revenue sharing, which would be additional. Commissioner Goldspiel asked why they assumed the particular development schedule that they did. Mr. Duchek said it was due to developer input. He said that ob- viously if the non-residential development were held off until later, it would be an entirely different picture. Commissioner Goldspiel said that is what concerns him, and how certain is he that it will develop this way? Mr. Duchek said he thinks it is a reasonable basis, but there is no guarantee. Mr. Truesdell asked where they got their estimates for the assessed value of land figures. Mr. Duchek said it was through assumed market values provided by the developer. They range from $225,000 for the 1-acre lot estates per unit to $60,000 per unit for the multiple. The non-residential ranges from $595,000 an acre for developed light industrial property to $790,000 an acre for developed office pro- perty. He said they feel this is reasonable. Commissioner Goldspiel asked what year the school population figures are based on. Mr. Duchek said it was 1979. He added that the school district boundary line is the section line funning north and south. Commissioner Goldspiel said he had not been aware of how dense the development is. Buffalo Grove Plan Commission Regular Meeting December 19, 1979 -4- Mr. Dave Gewalt gave the presentation on the water and sewer. He said this pro- ject would use the samefacility as Lake County Buffalo Grove. The facility is an 8 million gallon a day average daily flow facility. Presently it is treating 3.2 million gallons a day of waste water. It has an additional future commit- ment of between 1 and 2.2 million gallons a day. The reason for the range is that some of the 3.2 is already distributed to on-going development in the area. Taking the maximum figures, gives a total estimated capacity against the 8 million gallon plant of 5.4 million gallons. That takes into account Buffalo Grove, Long Grove, Lincolnshire and Riverwoods. Mr. Gewalt estimated the average daily flow to the treatment plant of the proposed development to be 1.14 million gallons a day. Mr. Gewalt added that the Public Works Dept. has a contractual obligation to the North Shore Sanitary District to provide them with an additional 2 million gallons a day waste water treatment capacity. When you add that to the 6.54, it means the plant is over-utilized by 1/2 million gallons a aday. It has been estimated by the North Shore Sanitary District that it will not require the additional 2 millions gallons until 1985. He stated that the 2.2 figure used in assessing the on-going development could be incorrect. He said he does not feel the project, as proposed, would adversely affect the Public Works Dept. 's ability to provide waste water treatment. Mr. Gewalt stated that right now the Long Grove interceptor is presently being utilized to about 52% of its capacity. At Point B, only 38% is being utilized. He estimated the subject property and the Pegelow property to generate approximate- ly 15,000 population. This would mean 65% utilization of the interceptor at Point B and 79% at Point A. It does appear that an additional lift station will be re- quired at some point along the collection system. In response to a question from Commissioner Goldspiel, Mr. Gewalt outlined the boundaries of the area covered by the treatment plant as follows: South - Lake-Cook Road West - to and including the Village of Kildeer East - Tollway North - the section line separating this property from Tally Ho development Commissioner Goldspiel asked that Mr. Gewalt find out how long the contract with the North Shore Sanitary Dist. binds that capacity. Commissioner Goldspiel asked what would have to be done to accommodate future development not included in Mr. Gewalt 's figures. Mr. Gewalt said this plant is expandable to a point of 32 million gallons a day. It was conceived to be a re- gional facility with planned future expansions to include the needs of the entire area. Buffalo Grove Plan Commission Regular Meeting December 19, 1979 -5- It was established by Commissioner Davis that 10-12 acres of the Ind. and 0/R area lies within School District 96, and approximately 17 acres of commercial. Comm- issioner Davis said he would like to see more of the industrial in District 96. It was established that the capital expense of running a treatment below capacity is the same as utilizing it to full capacity so as it approaches full capacity, the unit cost decreases. Li Commissioner Goldspiel wanted to know - if the plant has to be expanded - how would this be financed? Mr. Gewalt said the original plant was financed 75% by Federal funds and 25% by Village funds, but it cannot be determined how the ex- pansion would be financed. Commissioner Davis said the financing would be the same. Mr. Gewalt said his understanding is that the Government funds are given according to need. Commissioner Sheldon asked at what point do we say we have to expand? Mr. Gewalt said the next phase would have to be started just about the time you reach your 8 million gallon capacity. In response to questions from the Commission on how to determine when to begin expansion so we do not overextend the treatment plant, Mr. Gewalt stated that when the plant reaches 95% capacity, it is put on a restricted status and when it reaches 100% capacity, no more permits can be issued. If proper planning has not been done, you would have a sewer ban. Commissioner Sheldon quoted a letter from VAGA dated November 29, 1979, page 3, as saying, "Thus the Citrust development should be responsible for a cash con- tribution to support the additional trea thent capacity." She asked if the devel- oper was prepared to make a contribution. The developer's response was - - are other developers doing this? Mr. Truesdell stated that currently there is no system set up to put away capital funds for future expansion of the plant, so VAGA recommended that a development should pay its way for whatever capital costs are incurred. We agreed that devel- opments should pay their own way, but we do not want to see one specific develop- ment singled out. In response to a question from Mr. Boysen, Mr. Gewalt stated that the hook-up fees are supposed to go toward the capital costs, but the connection fees are really only 1/4 of the cost of future improvements. Commissioner Goldspiel asked what type of developments are n jor users. Mr. Ge- walt stated a single family household is usually considered to be 4, a multi- familycould varyfrom 1 generally- �, industrial is enerall lower, if not manufactur- ing. Commissioner Goldspiel stated that we should be looking to reduce the num- ber of dwelling units. Mr. Gewalt agreed. Buffalo Grove Plan Commission Regular Meeting December 19, 1979 -6- Mr. Truesdell stated that the Lake County Planning Commission prepared a similar document and their figures show that the treatment plant will be 12 million gallons over capacity without even considering the Fiore property. Mr. Gewalt said it appears there is an arithmatic error in their calculations. Commissioner Button brought up the fact that the VAGA document criticized the idea of having a lift station. Mr. Gewalt said he agrees that it is not the most ideal situation in a local collection system, but given the terrain of this property or any other one, it would be very difficult and expensive to design a regional facility that would operate on a gravity basis. The cost would be 10 time or more. Mr. Sommer added that we now have 5 or 6 lift stations and to have one more for a projected population of 17,000 is good. Commissioner Button asked what the cost of expanding the Des Plaines plant would be at today's prices. Mr. Gewalt said it would be $5 - 16 million depending on how fancy. Mr. Bob Pliss, Vice President of Standard Pacific, asked what the plans are for the sewer line near their property. Mr. Gewalt stated he didn't believe an alignment has been determined specifically. He said the design criteria he would look at would be to provide the most gravity service as possible rather than re- quiring an additional lift station. Mr. Pliss asked the staff the same question. Mr. Boysen stated it would be up to the developer. Mr. Gewalt stated the average water supply daily demand this project would gen- erate is 1.14 million gallons a day. In the summer the demand is much greater that that. To find out what the maximum demand, past records in the Village and reasonable design concepts would indicate that the average daily capacity would be increased by a factor of 2.2 - 2.5, so on the hottest day of the year, this development should consume 2.5million (using ) P gallons usin the factor of 2.2 He said there are many ways of calculating this, but he used 80 - 90 gallons per person per day, with some additional industrial demand. He added that it is usually assumed that the average daily use per person will increase, but with the push for water conservation they are hoping that will stabilize or decrease. He said he personally feels this will not happen until some economic considera- tion is given to how much water a household uses. Commissioner Glover stated that he found it strange that the water demand would be the same as the sewage demand. In response to questions from Commissioner Davis, it was established that the pre- sent Village useage (the area serviced by the treatment plant) is 3 - 3.6 million Buffalo Grove Plan Commission Regular Meeting December 19, 1979 �./ V i I 1� -7- I gallons a day. Mr. Gewalt stated that an additional well will be required and should be sized to supply 2.5 million gallons per day, or 1800 gallons per minutes. This is what this development will need and does not include what the Village system needs. Commissioner Sheldon wanted to know how that comparedcwith the size of the wells we have now. Mr. Gewalt replied that it is 12 - 2 times larger. He added that he does not believe you can get a 2.5 million gallon well in this area. Most of the deep wells are supplying 1200 - 1500 gallons per minute .and the deep wells are not the most desirable aquifer to utilize at this time. Commissioner Goldspiel asked where we get the water then. Mr. Gewalt stated there are 3 ways to get the water. One is shallow aquifers, second is the deep aquifer and the third is Lake Michigan. Commissioner Goldspiel said he has heard that the shallow well water is not very good and the deep well water level is dropping. Mr. Gewalt agreed that is true. Commissioner Goldspiel asked if we are running out of deep well water. Mr. Ge- walt said yes. He added that the useage is increasing and presently it is being pumped down lower than its ideal level in some areas, and right now authorities are recommending that the deep aquifer not be tapped. Commissioner Goldspiel asked how long it would take to build the pipes. Mr. Boysen said it will take 3 years, and the process is under way. The first phase should be completed in June of 1980. Commissioner Goldspiel asked if this is jeopardizing the Village 's water supply by taking the entire Lake Michigan water - - which we looked to to solve our water problems. Mr. Boysen said they have worked with figures that would take this project into consideration. Commissioner Goldspiel asked if there was any way we could know what allocation of Lake Mibhigan water we will receive before we approve this project. Mr. Boysen stated it is not uncommon for the Annexation Agreement to have a contingency clause. Trustee Marienthal added that this had already been done in the cases of Falcon and Standard Pacific, that if the water was not there, they could not hook up and building would have to stop. Mr. Gewalt stated that Vernon Township has 4.4 million gallons estimated total ground water available. Commissioner Goldspiel asked how much of that is shallow. Mr. Gewalt stated the majority (3.38 of 4.4) . Mr. Gewalt stated that he has recommended 300,000 gallons in storage be required for fire fighting. Buffalo Grove Plan Commission Regular Meeting December 19, 1979 �� I _�__�_ ---- -------- 1 -8- Mr. Gewalt stated that the flood plain map given him by the developer utilized one of the least desirable ways of determining flood plain areas. This USGS map is based on floods of record. The basis the developer is using comes from the Illinois Department of Transportation, Division of Water Resources, and is more accurate and very acceptable. Commissioner Davis left at 9:4.0 P.M. Commissioner Goldspiel stated that at this point it appears it would be unwise to approve this project when the water we have and have been allocated would not supply it. He felt it a waste of time to go any further in considering this plan on that basis. Commissioner Goldspiel added that he did not think the Annexation Agreement is the answer and felt the Commission should get a legal opinion on this. Mr. Boysen stated that if we do not receive an allocation and the project goes ahead, there would be a great reduction in the draw. Commissioner Button stated we need to look at what the potentials are for water and to stop building if it appears the supply is not there. Commissioner Goldspiel stated that another option would be to lessen the density of this development. Mr. Paul Leder stated there are three (3) sources available to service this pro- ject. One is Lake Michigan allocation, there is a shallow aquifer that has the capacity, and the third is the deep aquifer which has capacity right now to pro- vide water for this project. There is good storage capacity through the year 2010. Trustee Hartstein added that he thinks the phasing could be p g very significant on these questions. HIGHLAND GROVE Chairman Shields announced that Unit 2 is being withheld for the present time be- cause there was an error in it. Mr. Truesdell explained that the developer was found to have some foundations put in too close to the rear yard. Hoffman felt it was cheaper to move the lot line a little bit since they do have that room to play with, rather than move foundations. The Engineering Department has looked at the plans and has found everything to be in order. Commissioner Goldspiel asked if Lot 6 was buildable. It was established that there is already a house there and thereshaae-been no violations. Buffalo Grove Plan Commission Regular Meeting December 19, 1979 -9- Commissioner Goldspiel said he was wondering about some of the monuments. Commissioner Button moNted the Plan Commission approve and forward to the Village Board, the Plat of Resubdivision for Unit 3A of Highland Grove, File No. 33-43-11. Commissioner Sheldon seconded the motion. Upon a voice vote, the motion carried. Commissioner Goldspiel abstained. If PROSPECTIVE MEMBERS Chairman Shields introduced Mrs. Kaszubowski to the Commission and mentioned this is the second meeting she has attended. Chairman Shields informed the Commission that Mr. Orloff's schedule has changed and he no longer wishes to be considered at this time. Commissioner Goldspiel asked Mrs. Kaszubowski in what capacity she is employed at Northbrook Realty. She replied that she is the President. In response to further questions, she explained that the company owns property, but does not own anything in theBuffalo Grove area and does not intend to do so. Chairman Shields stated he has a copy of a letter to President Clayton from the President of Arlington Heights regarding the proposed connection between Windsor and Buffalo Grove Road, eliminating the jog. They have approved a subdivision based on a different street arrangement. Commissioner Sheldon asked when, if and how does the Public Works Dppt. feel they are going to be able to service the Fiore area. She added she is hoping the Commission will have some input from Public Works on this. Mr. Truesdell said they are doing a cost/revenue analysis on it. Commissioner Button said he is bothered by the physical shape it makes of the Village. This makes of the Village, one of the least efficient shapes it can be. We are going to end up talking about putting additional police station, fire station, etc. up there. Mr. Truesdell agreed that this is not the ideal way to annex. ADJOURNMENT { Commissioner Button moved the meeting be adjourned at 10:17 P.M. . Commissioner Goldspiel seconded the motion, which carried unanimously. Buffalo Grove Plan Commission Regular Meeting December 19, 1979 i -10- Respectfully submitted, Astrid L. Hasley Recording Secretary APPROVED BY: Patrick Shields, Chairman Buffalo Grove Plan Commission Regular Meeting December 19, 1979 1