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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