1980-05-28 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Citrust/Hilltown
May 28, 1980
Chairman Shields called the Public Hearing to order in the Municipal Building
50 Raupp Blulevard, Buffalo Grove at 7:35 P.M.
Commissioners Present: Chairman Shields
Mr. Goldspiel
Mrs. Sheldon arrived at 9:55 P.M.
Mr. Button
Mr. Davis
Mrs. Reid
Mr. Shifrin
Mr. Glover
Mrs. Kaszubowski
Commissioners Absent: None
Also Present: Mr. D. Asher, Developer, Hilltown
Mr. R. Friedman, Developer, Citrust
Mr. J. Mikes, Attorney, Citrust/Hilltown
Mr. P. Leder, Civil Engineer, PRC Toups
Mr. J. Kinley, Planner, PRC Toups
Mr. R. Stern, Economic Impact Ana. , Barton-Ashman Assoc.
Mr. N. Kenig, Traffic Analysist, Barton-Ashman Assoc.
Mr. P. Thompson, Attorney, Pegelow Property
Mr. R. Coffin, Village President, Long Grove
Mr. E. Fabish, Resident, Buffalo Grove
Mr. J. Mullen, Attorney, Long Grove
Mr. H. Stahl, resident, Prarie View
Mr. R. Sasman, Hydrologist, Long Grove
Mr. R. Kossack, District 102, Finance Commission Representative
Mr. G. Miller, Lake County Board, Planning and Zoning
Mr. L. Kendig, Dir of Planning for Lake County
Mr. J. Bleck, Long Grove Resident
Mrs. C. Rogers, Dist 96 School Board, Secretary
Mr. W. Balling, Village Manager, Buffalo Grove
Mr. W. Sommer, Asst. Village Manager
Mr. J. Marienthal, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. D. Kuenkler, Village Engineer
Mr. G. Boysen, Public Works Director
Mr. J. Truesdell, Village Planner
Mrs. I. Park, Administrative Assistant
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
- 2 -
CITRUST/HILLTOWN PROPERTIES
Chairman Shields read the notice of the Public Hearing that appeared in the
newspapers. He stated that many local agencies had requested time to speak
and that after the developer had presented his plan, they would have a chance
to present their views. The order would be determined by their place on the
sign up sheet which had been placed at the door to the chamber room.
Chairman Shields stated that because a consensus position had not been reached
by VAGA on the alternative land plan of the Citrust/Hilltown Properties,
presented at the most recent VAGA meeting, no discussion would take place on
that plan tonight. We are proceeding with our review of the land use plan
dated April 11, 1980 known as the 2177 Plan. All testimony is to be directed
to that plan.
Chairman Shields then swore in the developer and the experts to speak at this
Public Hearing.
Mr. Mikes stated that he submitted, for the record, resumes of each of their
experts, a resume of each of the developers, proof of ownership of the property
by means of the land trust agreemet, the option to purchase, certificate
of service indicating that all parties to receive mail notice, including
governmental agencies, were sent that notice. With the exception of five
parties, all signed receipts have come back. I believe that we have now
complied with your ordinance regarding the submittal required for a Public
Hearing.
Mr Kinley stated that he was going to go through seven or eight exhibits that
would identify the location of the sub .ect property, its relationship to those
existing land uses and zoning categories in Vernon Township, its relationship
to the neighboring municipalities and their land use patterns and also extablish
the character of the subject property. From there he would explain a little
bit about how they had their land use plan evolve over the past few months.
Mr. Kinley established the character of the subject property. The property is
in Vernon Township and covers 835 acres, 476 acres are held by Citrust and
355 acres held by Hilltown. It is surrounded by Vernon Hills, Long Grove,
Lincolnshire and the Village of Buffalo Grove. He then established the character
of the surrounding communities.
The subject property is in Lake County and is unincorporated It has two zon-
ing classifications, the Lake County Agricultural Zone and Lake County Suburban Estate
Zone. The Village of Lincolnshire has a restricted manufacturing zoning to
the east as well as limited industrial zoning to the east in the Lake County
portion. The community of Prarie View carries urban residential and a community
business or land county commercial.
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
_ 3 _
The fire protection comes from Long Grove Rural Fire Protection District and
Countryside Fire Protection District. All of the property falls in High School
District 125. It all falls in the Buffalo Grove Park District.
One of the first things we did was to take a look at the existing vegetation
on the property. It is centered in two areas near the north of Port Clinton
Road and also along the creek plus the vegetation already existing near the
two office buildings.
As far as general drainage there is Indian Creek, Kildeer Creek and Aptakisic
Creek. The lowest point on the property is 667 feet which occurs along the
extreme slope areas at the northeast corner near Indian Creek. We tried to
preserve as much of the natural areas as possible. We created a system of
lakes that are satisfactory for storm water management and provide the
esthetics we wanted.
The population will be from 6,500 to 6,800 which would require approximately
37 acres of land set aside for open space. We are showing 105. 9 acres of open
space. This acreage is divided up into 38. 9 acres of non restrictive active
classification, 44 acres subject to intermittent water and 23 acres subject to
normal water surface area. We also show two school sites totalling 16 acres.
We have located the schools in such a fashion so that they are along collector
roads but not major thoroughfares.
The active open space areas are divided into three section.
1. South of Route 22 which is 20 acres
2. Between Route 22 and Port Clinton Road which is 8. 5 acres
3. Between Port Clinton and the Tallyho which is 7 to 8 acres.
We have approximately 20 acres of totally useable open space south of Route 22.
We developed a conceptual master plan which is the subject of this hearing.
One of the most important facets is the internal circulation. We are showing
the continuation of Buffalo Grove Road through the property. Because of what
we felt is a better design, we have moved away from the section line and over
to the east and brought Buffalo Grove Road through the I/O/R area. In addition
we have made many changes on the internal network. A road that moves through
the area north of Port Clinton comes down by a single family model area and
extends to Port Clinton Road. The single family estate is served by another
looped road. There is a road that comes down from Route 22 and forms a four
way intersection and continues south of Route 22 and loops around. We are
not opposed to closing Port Clinton Road. .
We have taken great care with the land use pattern. Throughout the whole
planning process we have taken into consideration the integrity of the planning
of Long Grove and the Village of Vernon Hills. We are showing the western
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
- 4 _
boundry of the property as single family estates. The additional single family
estate area of two dwelling units per acre to the extreme north and 2. 2 acres
south towards the limits of the Village. There are approximately 502 lots
falling into the single family detached category. The single family attached
falls into four categories, 1) 5 to the acre, 2) 6 to 7 to the acre, 3) 6 to 8
to the acre, 4) 8 to 10 to the acre. In terms of total residential numbers
including multi-family, there are approximately 1,069 single family attached,
516 multi-family plus 502 single family detached totalling 2,177 units.
We are showing a very large I/O/R area of 159. 4 acres. In addition there is
27 acres devoted to office/commercial area located at the southwest quadrant
of Route 22 and Buffalo Grove Road, 13. 1 acres of commercial consistent with
the B3 zoning classification shown on the south east quadrant and finally a 4. 6
commercial at the corner of Aptakisic and Buffalo Grove Road. Total commercial
land is 44.7 acres plus the 159. 4 acres of I/O/R
There has beeicontinued effort to come up with a viable land use plan. We feel
comfortable with the land use balances. We feel we meet the test of market-
ability.
Paul Leader briefly reviewed some of the highlights of the sanitary, water
service to the project and hydrology of the storm water which will be character-
istic of the project. We will run a sanitary offsite sewer from the project
down to Busch Road, eventually tributary to an existing 33" sewer which had
been recently completed. The Des Plaines plant has existing capacity of 8
million gallons per day. Its flow utilization is about 3. 2 which is about 400
of its capacity; 600 of the capacity is available for additional use. There
are other uses that have been contemplated for that plant, as the Harland
Bartholomew Report identified. There is adequate capacity within this plant
for our projected plan. There are three routes that we have identified that
are possible to bring the sewer up to the project.
The majority of the site flows by gravity to the projected system. There is
an area that would include the Pegelow Property. It can be served by a service lift
station. The Village has five of these stations in existence today. The source
of water for this project will be from a location at Aptakisic Road just to the
west of its boundary line. This point will be the main point of distribution.
Initially the source will come from the proposed well. Eventually the water
will come from Lake Michigan. There is adequate water for this site.
There are three primary drainage areas in this project. We have managed to
provide the storm water detention storage requirements in two basins. They are
similar basins which are necessary to accommodate areas that they will serve.
There are smaller basins which are necessary to accommodate those areas which
cannot be serviced by the main regionalized areas. We have done computer model
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
- 5 -
studies on these sections. With certain improvements the flood line, as we
have outlined, will be consistent with our planning criteria. There will be
no adverse impact, whether up stream or down stream, from the project.
Neil Kenig - The major travel routes that will be serviced by the proposed
development are Route 45 extending down to Route 21, Route 22 extended east,
Route 38, Buffalo Grove Road to Route 83 eventually to be extended north,
Arlington Heights Road to Route 83 and a number of secondary roads. Most of
the roads in the area are two lanes with the exception of Route 21 which is
a four lane roadway. We have talked to many of the agencies regarding roadway
improvements contemplated in the area.
The key to the development of traffic impact is where the traffic is coming
from and going to. The traffic is pretty well distributed over the network
1 because there are a number of approach routes. Our development will generate
approximately 55 , of its trips in the opposite direction of the usual flow.
The traffic has come down 259 with the decrease in density. There is a
considerable unused capacity.
We agree Route 22 should be four lane divided. Also Buffalo Grove Road should
be extended and four lanes to service the entire area. Historically, roadway
improvements have been made to meet the demand. The developer has proposed to
provide right of way and the mechanism to extend Buffalo Grove Road to meet the
master plan. Other improvements recommended are Aptakisic and Buffalo Grove
Road, Port Clinton and Prarie Road intersection, extension of Busch Road to
connect with Deerfield Road which is an important east/west link. We feel
that the roadway improvements and network will be more than adequate to serve
the proposed development.
Mr. Stern - It was my job to assess the fiscal impact of the development on
the Village of Buffalo Grove. Mr. Stern then quoted from his report titled
Ultimate Fiscal Impact on Major Taxing Jurisdictions dated April 25, 1980
which the Plan Commission has received. The conclusions in this report
were not reached by using my methodologylit by your staff's methodology. I
believe they are conservative but correct. There will be a positive impact.
The ultimate impact when taken from all five jurisdictions collectively is
almost 2. 9 million dollars annually in net income. You will receive 7. 1 million
dollars annually and spent approximately 4. 22 million dollars.
Li
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
- 6 -
Mr. Truesdell reinterated the staff recommendations, as outlined in a memo to
the Plan Commission dated May 28, 1980 titled Citrust/Hilltown Properties-
Summary of Staff Recommendations that had been previously distributed.
Chairman Shields called for a recess at 8:40 P.M. The meeting resumed at 8:50 P.M.
Mr. Ed Fabish stated that a letter from Mr. Coffin was mailed to the residents
`.i of Buffalo Grove. He felt the letter was incorret, misleading and should
not be considered. It refers to political issues which the Plan Commission is
not involved in. He addressed the Commission stating that they are involved in
pure planning. The Village Board decided the political aspects.
Mr. John Mullen, an attorney contracted by the Village of bong Grove to repre-
sent them, introduced Mr. Coffin. Mr. Coffin quoted from his report titled
Citrust Property Hearing Annexation and Zoning dated May 28, 1980
Mr. Mullen called Mr. Sasman, a hydrologist with the Illinois State Water
Survey for 28 years in charge of water resource, research and Investigation
in the northern part of Illinois located in Warrenville. Mr. Mullen asked
Chairman Shields to swear in Mr. Sasman.
Mr. Mullen submitted a resume of Mr. Sasman's qualifications to the Chairman.
Mr. Mullen - Would you address yourself to the exhibit behind you(copy not
received by Buffalo Grove) and explain the geology of the area in the vicinity
of this site.
Mr. Sasman - This is a master site showing the geology of Lake County, cross
section, it is most appropriate to the Long Grove area. The upper of the
ground surface in this area is composed of glacial drift 200' thick most of
it is clay and a mixture of clay, fill, gravel and rock. In some areas there
are clean areas of sand and gravel which can make adequate water supplies.
There are some high capacity sand and gravel wells. Below the sand and gravel
over the entire area is dolomite rock. It is about 200' thick and there is
water in cracks and crevices in that rock. Where it is well cracked and
creviced there is a lot of water. Where it isn't cracked and creviced there
is little water. Most of the communities in Lake County and quite a number in
the northern part of Cook County get at least some of their water in the
dolomite rock.
Beneath the dolomite is a layer of shale which is a compacted clay relatively
impermeable, restricts the vertical movement of water and provides no water
to well from itself at all. That is about 100' thick. Wells that are finished
above the shale are different in character than wells that are finished below
the shale. Below the shale is dolomite a couple of hundred feet thick but
because of the shale and impermeability there is very little water in that
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
- 'T -
dolomite. There are no high capacity wells finished in that rock in this area.
Then there is a sandstone formation that yields modest amounts of water to well
in Lake County. Then there is more dolomite, shale, sandstone in thin layers.
The next main formation is called the Galesville sandstone or ironed and
Galesville sandstone which is about twelve hundred feet down (1,200) down to the
top of it and about 200' thick. That's where most of the deep wells in the
metropolitan area get most of their deep water from. Its the most uniform
bedrock and the most highly productive. Then there is some shale and sandstone.
The deeper sandstone is called the Mount Simon, the top of it is about nineteen
hundred feet, (1,900) it has a lot of water in it. It is quite highly mineralized
south of here so it is not used too much south of Lake County. The two deep
wells up at the shopping center (in Vernon Hills) have there wells finished
in the Mt. Simon.
Mr. Mullen - What exactly is a shallow aquifier?
Mr. Sasman - A shallow aquifier in the metropolitan area including Lake County
is any aquifier above the shale at a depth of 300' either in the sand and
gravel or in the dolomite.
Mr. Mullen - Is that the source for local water for domestic consumption?
Mr. Sasman - Almost all of the domestic wells are finished in either the
sand and gravel or the shallow dolomite.
Mr. Mullen - How does the shallow aquifier get its water and how is it recharged?
Mr. Seeman - It is recharged by rain. All of the shallow aquifiers are recharged
directly by rainfall within an area of four, five up to ten miles of where any
well is. The water percolatea down into and through the overlying materials
and gets into the formation.
Mr. Mullen - What is a deep aquifier?
Mr. Seeman - The deep aquifier is anything below the shale but primarily the
deeper sandstones which have most of the water in them. They are recharged
by primarily in the north central part of Illinois vest of the middle
Kane County and part of McHenry County out as far west as around Rockford,
DeKalb and Rochelle. Out in that area the shale which is present has been
eroded away by geologic time so the water in that area can percolate down to
the sandstone and then it moves horizontally through the sandstone to this
area. The limitation on the recharge of that is the rate that the water
moves through the ground and not the amount of water that falls on the ground
surface. The limits of the recharge are through the central part of Illinois
and across the southern part of Wisconsin.
Mr. Mullen - What is the rate of recharge for the deep aquifier?
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
- 8 -
Mr. Seaman - We say the rate of recharge for the deep aquifier for the entire
part of the metropolitan area is in the neighborhood of fifty (50) to sixty (60)
million gallons per day for the entire six county metropolitan area. It is
limited by the rate that it can move through the ground.
Mr. Mullen - What would the rate be for the recharging of the shallow aquifiers
on a per square mile basis?
Mr. Seaman - Our studies indicate that in this area, the recharge rate is in
the range of one hundred twenty thousand gallons (120,000)-per day per square
mile. It varies, of course, through the metropolitan area. That is an average
for this area.
Mr. Mullen - How long would it take for the water to emigrate from the Wisconsin
area to Lake County, recharge the deeper aquifier.
Mr. Sasman - The water in this deep aquifier moves at a rate in the range of
a tenth of a foot per year or slower than that.
Mr. Mullen - How far can a shallow aquifier be safely pumped?
Mr. Sasman - Last year we measured the influence from one well at a half a
mile away. That takes some time, some precise measurement. The influence
of an individual well pumping a large amount of water can be measured up to
a half of a mile or so.
Mr. Mullen - How deep can you safely pump the shallow aquifier?
Mr. Sasman - Our recommendation is that the water level in the shallow wells
should not be pumped below the top of the formation. There is enough pressure
in the formation to push the water above the top of the formation when the well
is not pumping. We suggest that in order to operate it at the best practical
way the water level should not go below the top of the formation.
Mr. Mullen - What effect does it have on the immediately adjacent area if the
pumping goes below the level of the formation?
Mr. Seeman - Devater the rock and the yields of wells will decline.
Mr. Mullen - What does that mean in layman's terms? What effect does that have
on surrounding property?
Mr. Beeman - It means that some of the wells may run out of water.
Mr. Mullen - Are you familiar with the fact that the Village of Buffalo Grove
has presently applied for Lake Michigan water allocation using the estimated
useage of 90 gallons of water a day per person? That their estimated popula-
tion is twenty five thousand (25,000) people and that their estimated daily
average is 2. 5 million gallons of water per day?
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
- 9 -
Mr. Sasman - Yes.
Mr. Mullen - That excludes this particular site does it not?
Mr. Sasman - Yes
Mr. Mullen - Are you familiar with the fact that the committed population for
Buffalo Grove is anticipated to have a population, with no further improvements
and annexation, of thirty five thousand (35,000) or equavilent to 3. 15 million
gallons of water per day?
Mr. Sasman - Yes.
Mr. Mullen - That is excluding this site area?
Mr. Sasman - Yes .
Mr. Mullen - Are you familiar with the fact that the present allocation that
has been recommended by the Department of Transportation for the Village of
Buffalo Grove is 2. 1 million gallons per day?
Mr. Sasman - Yes.
Mr. Mullen - That would be a shortfall in excess of one (1) million gallons
per day for this site would it not?
Mr. Sasman - It appears to be.
Mr. Mullen - What is the approximate georgraphic area of this site?
Mr. Sasman - It is in part of what we call technically, Township 43, North
Range 11, East, Sections 19 and 30.
Mr. Mullen - Assuming that the total acreage, for the sake of argument, is
1.3 square miles, and assuming that the population within this area does not
exceed 6,000 people and computing the daily consumption on a per capita basis
of 90 gallons per person, would your arithmetic add up to a need for this area
of hundred sister-six thousand (166,000) gallons per day.
Mr. Sasman - I believe it would.
Mr. Mullen - What is the total available recharge from the shallow aquifiers
available within this 1.3 square miles?
Mr. Sasman - That is about one hundren fifty thousand (150,000) to one.hundred
sixty thousand (160,000) gallons per day.
Mr. Mullen - So there is a shortfall in this particular site if one is to
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
- 10 -
rely on the shallow aquifier.
Mr. Sasman - Yes.
Mr. Mullen - If you extend that population assumption to the high side of
8,000 people then your numbers are considerably different?
L
Mr. Sasman - Right.
Mr. Mullen - Then your shortfall of water available would be much more
dramatic?
Mr. Sasman - Yes.
Commissioner Button then questioned Mr. Sasman regarding his testimony com-
paring it to the minutes of the Village Board meeting and outlining his
previous presentation. They were in agreement.
Mr. Sasman stated that the water capacity is there, but you cannot get it
all from one well. You will have to space the wells out for maximum utiliza-
tion. There are approximately 4,000,000,000 gallons per day of water avail-
able from the shallow aquifier.
Mr. Harold Stahl, a resident of Prarie View stated his objection to the
annexation of this "100 year old hamlet".
Mr. Bob Hassock - This development may have a positive effect on all the school
systems. The first four or five years it will result in a negative cash flow.
If our discussions prove fruitful with the developer, we will be in a position
to support the project.
OD SO Oa mr
Mr. Glen Miller - VAGA got together approximately two years ago. We have been
Li
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
-11-
working to up date our master plan to make a comprehensive plan of the surround-
ing areas. Our concern is due to the fact that the proposed annexation came
about before we were able to complete our comprehensive plan. I feel that the
water of the entire township is at stake. I would like to suggest that Buffalo
Grove bring this back to VAGA.
Mr. Lane Kendig reviewed his report of February 20, 1980 stating many of our
concerns remain despite some improvements that have been made. There are a
lot of costs that are not accounted for.
Impact on roads and water, this concern remains with us and has not been taken
care of.
We are prepared to address the costs to improve the roads in the township.
The cost of improving the roads will be :r34,000,000, cost of intersection
6. 5 million dollars for a total of ;,140,000,000. Funds to improve Fiore
alone are :y13,000,000.. That is about ,53,000,000, or 102 of the total
money we estimate will be available for the entire county of Lake to improve
roads for the next twenty years. This does not include the crosstown transfer.
If the crosstown does not come about we will be talking about •: 60,000,000.
We have updated our use estimates for the township regarding Lake Michigan water
based on the more recent tentative estimates of its availability. With the
increase of the Lake Michigan water now up to 4+. 58 million gallons per day.
This brings the total water supply up to 9,000,000 gallons per day. That is,
assuming we use every drop of the shallow aquifier.
What are you doing to the character of Vernon Township. Today it stands as a
community which is a mix of suburban and rural environment. We are now start-
ing to abandon the suburb of the 50's. Currently it appears that you are
going to wind up with 10') open space in this community. A good community should
have between 300 and 40 open space when it is all built up. You are going to
be a long way from that.
Regarding water quality, Indian Creek is one of the highest quality water bodies
within Lake County. In fact, it is one of the highest quality bodies in the
entire metropolitan area outside of Kane and McHenry counties. We do know that
from our experience with the Skokie Lagoon that the lagooning effect dramatically
lowers the water quality in the stream.
Commissioner Goldspiel - With regard to the 53,000,000 to be spent on road
improvements, I do not quite follow how you arrived at your conclusions.
Mr. Kendig - We have looked at all of the projects that your Village and other
villages have approved. We have evaluated the conditions of the roads today.
We then loaded the traffic from those approved projects on the road, evaluated
their capacity and lastly added on the Fiore development.
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
- 12-
The first ;40,000,000 is to handle the problems that exist today and the
problems of the already contemplated developments. The next < 13,000,000,
is for the impact of the Fiore development over and above those figures. These
figures do not include the extension of Route 53.
Commissioner Goldspiel - You stated that the amount of open space may be more
important to the quality of life in the Village than the density. What is your
vision of what it should be?
Mr. Kendig - I would suggest that first you need to consider much higher
open space within the community. What do you really want to be? If you want to
be urban, increase the density. If you want to be suburban, lower the density.
Commissioner Goldspiel - If this area were to be developed differently. If it
were to be developed in acreage homesites, say two to five dwelling units
per acre, where in Lake County would the type of housing which we presently
have in the Village be located? Where would moderate income housing be located?
Mr. Kendig - Low and moderate income housing is only going to be built by the
very strong initiative of the County and individual municipalities at certain
locations. It cannot be built by the private sector for profit. We made a
proposal that there be several types of development in this project. The area
north of Route 22 generally be for less density development. South of Route 22
the suburban intensity would be possible, three to five dwelling units per acre.
Within unincorporated Lake County there are several major areas where high
density will occur, i. e. the Washington Street corridor between Waukegan and
Grays Lake, Heather Ridge, Gurnee, Heartland. The whole north west part of
the County is going to be a significant area for a variety of development.
Commissioner Davis - Within Lake County/Vernon Township, at this time, is there an
I/O/R site that would benefit all the school districts?
Mr. Kendig - No. We do not have a planned I/O/R that will benefit all the school
districts.
Commissioner Button - Which is most efficient in your opinion, tax wise, for
services? Would you state that single family homes would generate a greater
or lesser portion of the services than a multi-family?
Mr. Kendig - I think you have to classify single family homes. The very expensive
ones tend to do quite well - to pay their own way - as do the multi family. The
moderately priced single family do not do very well. I would urge your community
to seek a balance.
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
- 13 -
Mr. Thompson - I represent the owners of the Pegelow Property, there are three
owners. We are very willing, and have tried to be, cooperative in whatever
planning taking place here. The Pegelow Property is a farm. Initially my
clients received a letter asking for basically a blank check. The developer
asked for a power of attorney to make this land into a school site. My clients
declined. Our problem with this plan is the road swinging to the east. The
relocation of the road totally some 500 feet, a fifth of a mile or 1,000 extra
feet per day, to the east and back to the west. My clients would like to see
the road run along the property. I suggest to you the interest of my clients
nor the developer be served but the residents of Buffalo Grove and the people
who will be driving along this road. These people would be driving an extra
1,000 feet per day out of their way.
Commissioner Goldspiel - You and your clients should consider that these roads
are usually built by dedication of the property, rather than by purchase of the
property and through contribution toward the cots traction of the road from those
that would benefit by it. These are a couple of aspects for you and your client
to consider when we come to talk about this again.
Mr. Mullen asked Chairman Shields to swear in Mr. Bleck.
Mr. Bleck was sworn in by Chairman Shields.
Mr. Mullen - Have you been a registered Engineer in Illinois since 1956?
Mr. Bleck - Yes.
Mr. Mullen - Are you a Village Engineer for Long Grove, Lake Bluff, Highvood,
Kildeer, Richmond and Round Lake Heights?
Mr. Bleck - Yes.
Mr. Mullen - Can you briefly describe the Lake Michigan Water allocation.
Mr. Bleck - Under a court decree the State of Illinois is trying to divide up
3,200 cubic feet per second of water equitabilly between all communities
that have a need for that water. Certain communities along the lake shore
have an inherent right to the water, they process the water and have been
using it for years. What occurred recently is that many of the outlying
towns that have depended on deep aquifiers for water supply and their water
tables have continued to drop from water use. They are new begging for Lake
Michigan water.
As part of the allocation process, the State of Illinois Water Resources has
made an allocation recommendation of water and at the present time the
communities are going before the Appearing Board and justifying those needs.
- 14 -
The fact that you have been allocated an amount of water does not guarantee
that you will get it.
Mr. Mullen - Do you know what the present recommendation of the Department
of Transportation for Buffalo Grove is?
Mr. Bleck - In 1981 it is 2.1 million gallons a day.
Mr. Mullen - Would you describe the status of the deep water aquifiers
presently situated in Lake County.
Mr. Bleck - The deep water aquifiers are receding at a rate of 10 to 15 feet
per year because of heavy water use.
Mr. Mullen - Does this mean in effect, that if you had a savings account at
a bank, withdrawing $15 a year, there isa net loss in the denomination of $15?
Mr. Black - There is a net loss in the amount of the work that has to be done to
get the water out because the water table is dropping at the rate of 10 to
15 feet and therefore you either have to lower the pumps ar apply more work
and energy to get the water up.
Mr. Mullen - Are you familiar with the rules and regulations that have been
promulgated by the Department of Transportation with the water allocation
hearings?
Mr. Bleck - Yes.
Mr. Mullen - Are some of these rules dealing with the requirement of not pur-
suing any further deep water aquifiers in exchange for water allocation?
Mr. Black - Yes, that is one of the recommendations for achieving an allocation.
The department will require that an applicant stop using water other than for
emergency use or standby purposes from the deep aquifier as a condition to
receiving an allocation of Lake Michigan water.
Mr. Mullen - Assuming that those regulations would remain in effect, those
deep aquifiers would not be available for this site?
Mr. Bleck - That would be my understanding.
Mr. Mullen - Assuming that one million (1,000,000) gallons per day, for
this site were used, and assuming that there are four million ( .,000,000)
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
- 15 -
gallons were available for the entire township, would that mean that from
the shallow aquifiers that this parcel of approximately 1.3 square miles
would utilize 25% of all available water within the entire township?
Mr. Bleck - Yes.
Mr. Mullen - That means that less than 4% of the land in this entire township
will be using 25% of the available water?
Mr. Bleck - Yes.
Mr. Mullen - Are you familiar with the proposed density for this site?
Mr. Bleck - Yes.
Mr. Mullen - If you assume that this site would not be utilized more than one
hundred twenty thousand (120,000) gallons per day per square mile, what would
the maximum density per unit be?
Mr. Bleck - If you took the hundred twenty thousand (120,000) gallons per yield
per square mile with one hundred fourty (140) acres per square mile that would
come up to be two hundred (200) gallons that are available per acre. If you
use the figure of ninety (90) gallons use per figure you come to two persons
per acre for density that the shallow aquifier will pull. Taking the eight
hundred thirty five (835) acres here it would bring it down to about five
hundred (500) units. Divide by the total acreage that would come out to . 6
units per acre.
Mr. Mullen - The present proposed density is 2.6 units per acre and that is
in excess of about four times what the water will provide?
Mr. Bleck - Yes.
Mr. Coffin - I wish to state that Long Grove does have a Police Department.
We gave the contract to Lake County. We feel we have very good police pro-
tection. That Long Grove is populated by very wealthy people is a misconception.
We also have people with incomes considerably less than those in Buffalo Grove.
We have a population turnover rate of 3% per year. It is a very stable community.
Long Grove doesn't tax. We live entirely on the income that comes from other
sources. We are entirely self-supporting as far as District 96 is concerned.
We live within our water. We live within our sewers. We have a total of 37%
open space.
Commissioner Goldspiel - There was some discussion before referring to the
possibility that no town would annex this area. How would Long Grove like to
see this area? What is it that you in Long Grove invision for this area?
Buffalo Grove Plan Commission
Public Hearing
May 28, 1980
- 16 -
Mr. Coffin - If it were left to its own and if it were to follow the precedent
of the other half of the Hilltown property you would get a development similar
to the Oakhills development.
Mrs. Rogers listed the numbers relative to students to be serviced by this
project and the number of units involved. Taking these facts into consideration
the District 96 School Board issued a resolution Number 80-100 dated
May 27, 1980.
Commissioner Shifrin moved that the Public Hearing be continued to June 4, 1980
to run after the Public Hearing on the Buffalo Grove Industrial Park scheduled
for that night. Commissioner Button seconded the motion. Chairman Shields
closed the meeting at 11:05 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
_ �`
Patrick Shields
Chairman