1981-06-15 - Resolution 1981-33 - LAND AND LAKES #5 TO ENCLOSE THE PROPERTY WITH A FENCE OR BERM TO PROTECT THE NEIGHBORING PROPERTIES. RESOLUTION NO, 81- 33
LAND AND LAKES #5 LAND FILL SITE
WHEREAS , a dry land fill site has been proposed for the
Land and Lakes property located west of Milwaukee Avenue and
south of Aptakisic Road, and
WHEREAS , this site falls within the Village of Buffalo
Grove ' s one and one-half mile planning area, and
WHEREAS , the Village of Buffalo Grove is concerned and
interested in the type of development which occurs in our
planning area, and
WHEREAS , the Village has reviewed the plans for this site
and has been represented at two presentations in order to
become informed of the nature of this proposal , and
WHEREAS , the Village of Buffalo Grove understands that there
is a shortage of landfill sites in the area, and
WHEREAS , the owner of the property has represented that
this will be a dry land fill , and
WHEREAS , the Lake County Department of Planning, Zoning and
Environmental Quality has reviewed this development in the form
of a letter to Mr. Thomas E. Cavanagh dated June 5 , 1981
attached hereto as Exhibit "A" ,
NOW, THEREFORE, BE IT RESOLVED BY THE PRESIDENT AND VILLAGE
BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE
COUNTIES , ILLINOIS AS FOLLOWS :
Section 1. The Village of Buffalo Grove is in agreement
with and endorses the position of the Lake County Department
of Planning, Zoning & Environmental Quality as set forth
in a letter to Mr. Thomas E. Cavanagh dated June 5 , 1981
attached hereto as Exhibit "A" ,
Section 2 , The Village of Buffalo Grove further requests
that a landscaped buffer and berm or fence be provided
around the entire perimeter of the landfill site in order
--2--
to protect future residents from undue noise, dust
and odor.
5 - Marienthal , Stone, O'Reilly, Hartstein, Gerschefske
AYES :
NAYES : 0 - None
ABSENT: 1 - Schwartz
PASSED: June 15 , 1981
APPROVED: June 15 , 1981
i a._ _ --/
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� F
Village President
ATTEST:
4lage Clerk
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• EXHIBIT "A
Lake County
Department of Planning, Zoningand EnvironmentalQuality
Room A-803,County Building Waukegan,Illinois 60085 Telephone:312/689-6350 Director:Lane H.Kendig
RECEIVED
June 5, 1981 JUN 8, 1981
VILLAGE OF
Mr. Thomas E. Cavanagh, Jr. , Manager BUFFALO GROVE
Residual Management Section
Division of Land/Noise Pollution Control
IEPA
2200 Churchill Road
Springfield, IL 62706
Dear Mr. Cavanagh:
At your request we have reviewed the Land and Lakes No. 5 development
permit application for a landfill located east of Milwaukee Avenue, south of
Aptakisic Road and north of Deerfield Road. During the review process, we
found Mr. James Cowhey, President of Land and Lakes Company, to be most
cooperative in supplying both the County and area municipalities with infor-
mation concerning development of the site. We appreciated the effort he made
in addressing some, if not all, of the concerns voiced at two meetings held
last month at which the landfill proposal was discussed.
There is one point about which both Mr. Cowhey and we are in complete
agreement and that concerns the need for landfills in Lake County. A new
landfill site has not opened in the County in several years and existing sites •
are rapidly reaching capacity. Even though this site would be permitted •to
accept only dry fill, it would relieve some of the demand pressures being
placed on other landfills which accept a wider variety of wastes. Thus, Land
and Lakes No. 5 would serve as a partial solution to Lake County's solid
waste disposal problems. For these reasons, we were as lenient as possible in
our review of the proposal.
However, we have several concerns and questions which we want to bring to
your attention:
1. Restrictions on wastes to be accepted: Several municipal and county
officials are concerned about the type of wastes which will be disposed
of at the landfill, now and in the future. Mr. Cowhey has assured us
that the original development permit issued by the IEPA will restrict the
waste stream to dry fill only. However, if at some later date, either he
or a future owner of the site wants to expand the waste stream to
include municipal, special or hazardous wastes, this is very possible as
long as the IEPA decides that the site is suitably engineered. At a
meeting held in Long Grove on May 28, the Company's engineer, Mr.
Clark, stated that the site presently meets IEPA municipal refuse land-
fill requirements. The only time a public hearing is required is if
hazardous wastes are to be accepted.
Mr. Thomas Cavanagh, . 2 June 5, 1981
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•
As described below, we feel that this site is far from ideal for landfill
use. Therefore, we want to insure that the life of the landfill is limited
and that dry fill materials will be the only wastes ever permitted for
disposal at the site. We request that a restrictive covenant be placed on
the land stating that the landfill's life will be limited to seven years and
that only dry fill will be accepted. Our endorsement of this project is
contingent upon such a covenant being signed by all parties concerned.
2. Location on floodplain: A second major question that needs to be re-
solved is whether or not the site is within the 100 year flood boundary
of Aptakisic Creek. Mr. Cowhey maintains that the site is not on the
floodplain, but Map 1, copied from the flood boundary and floodway map
prepared by the National Flood Insurance Program for this area, clearly
shows the site to be within the floodway fringe of the floodplain.
Upstream from the site, at profile G, the floodplain elevation is 646.3
feet and the floodway width is 648 feet. Downstream from the site, at
profile F, the floodplain elevation is 645.4 feet and the floodway width is
455 feet. The floodplain regulations in the Lake County Zoning Ordin-
ance do not permit any construction on the floodplain and landfills are
not permitted uses in floodplains. •
At the Long Grove meeting, the developer stated that two retention
basins will be constructed in the vicinity of the landfill and will provide
twenty-five acre feet compensatory storage. In addition to storing water
during periods of flood, these basins will also be used to hold water that
is pumped from the gravel pit.
These basins will definitely not be adequate during a heavy rainfall
event. The National Flood Insurance information states that, at a point
along Aptakisic Creek four hundred feet east of the Soo Line railroad
tracks (a point northwest of the proposed landfill site), peak discharge
for a hundred year flood is 457 cubic feet per second and the drainage
area encompasses 3.5 square miles. The property owned by Land and
Lakes Company covers an area of 148 acres. The retention basins are
adequate to store only two inches of runoff from this property.
We are very disturbed about the serious implications of the flood infor-
mation presented above and we request that you look into it thoroughly
before granting a development permit. At a minimum, the developer
should be required to provide significantly more compensatory storage
than the twenty-five acre feet presently planned.
• i
3. Compatibility with surrounding land uses: The site is located south of
an existing sand and gravel operation but otherwise is surrounded by
residential, commercial and agricultural land uses. According to NIPC
1981 population estimates, 11,474 people live within two miles of site.
Using the Lake County Comprehensive Plan as an indicator of future
growth, an additional 4,500 people are likely to move into the two mile
radius area within the next seven years. Thus, nearly 16,000 people
will be affected by the landfill's operation.
In some ways a landfill is not the best use for this sit
e, located as it is
on a major thoroughfare and in a. densely populated area. However, it
•
Thomas •Cac anagh,'r. 3 June 5, 1981
is people who generate waste. Individuals and businesses will not have
to pay high trucking fees in order to have their wastes hauled to this
site.
4. On-site monitoring: If the site is to be permitted, it is imperative that
the negative impacts of noise, dust, odor, and truck traffic, which are
likely to be generated by the landfill operation, be mitigated as much as
possible. The IEPA should ensure that design features, such as seeding
of the ten foot high berm on the east side of the site, be completed
before the landfill begins accepting waste. Other mitigation measures,
such as oiling or paving of internal roads, the control of mud tracked
onto Milwaukee Avenue, and daily covering of refuse, should be regu-
larly monitored by the IEPA. We request that wells in the area be
tested on a quarterly basis, as required by state regulations. At
present, the wells near existing Lake County landfills are tested on the
average of only twice a year.
Truck traffic may be more of a problem. than indicated by the developer.
A traffic impact study prepared for the Land and Lakes Company states
that truck traffic entering the site will peak at 12 trucks per hour on an
average day. However, during a peak month such as July or
September, there may be as many as 19 trucks entering the landfill
during the peak hour of 10 to 11 A.M. This represents one truck
entering and leaving the site every three minutes. If the traffic flow
data presented in the study are correct, there will still be sufficient
gaps in the traffic flow to permit left hand turns. However, the noise
and nuisance associated with trucks which are hauling waste may have a
negative effect on the quality of life in the area.
5. Future use of site: Mr. Cowhey has not revealed any definite plans for
the future use of this site. The impression that he has given during
public meetings and private discussions has been a desire to keep all
options open; this would enable him to develop the site in response to
market demand. Several times Mr. Cowhey has mentioned the possibility
of constructing a parking lot to service the proposed commercial uses
fronting on Milwaukee Avenue; however, the possibility of more intensive
use, such as condominiums, has not been ruled out.
The implications of this approach disturb us. If the closed landfill is to
be developed as anything except open space, a ten to fifteen year lag
time should be required in order to permit settling of the fill. During
this settling period the developer should be -required to seed the area in
order to prevent wind and water erosion. Since the area is now zoned
suburban estate, any intensive use will require a zoning change from the
County. Our preference is to have the site permanently developed as an
open space area bordering Aptakisic Creek.
In summary, there are many problems associated with developing this particu-
lar piece of property as a landfill. However, the need for landfill capacity in
the County outweighs the problems. Therefore, we give this proposal our
approval based on the following conditions:
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Mr. Thomas Cavanagh, Jr. 4 June 5, 1981
1. A restrictive covenant must be placed on the land which perma-
nently restricts it to dryfill waste disposal only; the covenant must
also restrict the life of the landfill to seven years or a maximum
elevation of 670 feet with a two percent grade.
2. The location of the landfill in relation to the Aptakisic Creek
floodplain must be clarified. Adequate engineering of the site to
prevent any possibility of flooding must be ensured and adequate
retention basin storage capacity should be required. The county's
prohibitation against filling of the floodplain above the flood elevation
should be respected by the state.
3. Adequate monitoring by the IEPA during site construction and at
regular intervals during operation must be ensured.
4. More detailed plans for the future use of the site should be pro-
vided by the developer.
5. Responsibilities for post-closure care and monitoring must be
clarified by the IEPA and the developer.
Sincerely,
• 47(7.‘ed,
Lane H. Kendig; Director
Lake County Department of Planning,
Zoning and Environmental Quality
LHK:JB:bc
cc: Mr. James Cowhey
Dr. Nedved, Health Dept.
VAGA Communities
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Buffalo Grove
Lincolnshire
Long Grove
Riverwoods -
Vernon Hills