12/16/1963December 16, 1963
A meeting of the Board of Local Improvements of the Village of
Deerfield was called to order by the President in the Council Chambers
of the Village Hall on Monday, December 16, 1963 at 8 :45 p.m. The
secretary called the roll and reported the following were
Present: David C. Whitney, President
Ira K. Hearn, Jr.
John A. S. Lindemann
James E. Mandler
George P. Schleicher
Ellis W. Smith
James M. Wetzel
Absent: None
and that a quorum was present and in attendance at the meeting. Also
present were Messrs. Seymour Axelrood, representing the Village attorney;
Norris Stilphen, manager; Charles Greengard, engineer;.and Henry Uteg,
Deputy Commissioner of Special Assessments.
Motion carried unanimously.
Hearing Hovland Improvements All persons wishing to testify were sworn.
S /A 103
Mr. Charles Greengard, engineer, stated preliminary engineering work
was begun in April, and as a result of discussions, it was decided minimum
type improvements would be installed in order to reduce costs. He stated
the street width would be 20 ft. instead of 27 ft. back to back of curbs,
there would be no curb and gutters, no sidewalks, storm drainage would be
ditched where possible, with no ditch exceeding 2 1/2 ft. in depth. Sanitary
sewers and water mains would be constructed to serve the entire area. He
explained the storm drainage problems, which in part result from the fact
that drainage from the Toll Road to the west and Edens Spur to the south
must be taken into consideration in the design of storm drainage facilities.
He stated areas outside the Village would be assessed for storm
drainage, as can be done under a new Statute. Where ditches_ for storm
drainage would exceed 2 1/2 ft. in depth, storm sewers will be installed,
he said. He pointed out on a map the locations where storm sewers would
be installed, and the large sanitary sewers which will pick up the smaller
lines. He stated the estimated cost of the improvement, including all
costs of engineering, inspection, legal fees and costs of spreading assess-
ments amounted to $542,460.09. He further stated he felt if bids were
taken before spring there could be savings in cost amounting to at least
20 per cent.
Adjourn S/A
104 Hearing
Due to an error in the
Notice.of Hearing
to Wed. Dec.
18, 1963
which gave December 18,
1963 as the date
for the public hearing
on the Wilmot Road
water main extension,
Special
Assessment No. 104, Mr.
Mandler moved,
seconded by
Mr. Smith, that the hearing be adjourned
to Wednesday,
December 18,
1963 at 8 :00 p.m.
in the Village Hall.
Motion carried unanimously.
Hearing Hovland Improvements All persons wishing to testify were sworn.
S /A 103
Mr. Charles Greengard, engineer, stated preliminary engineering work
was begun in April, and as a result of discussions, it was decided minimum
type improvements would be installed in order to reduce costs. He stated
the street width would be 20 ft. instead of 27 ft. back to back of curbs,
there would be no curb and gutters, no sidewalks, storm drainage would be
ditched where possible, with no ditch exceeding 2 1/2 ft. in depth. Sanitary
sewers and water mains would be constructed to serve the entire area. He
explained the storm drainage problems, which in part result from the fact
that drainage from the Toll Road to the west and Edens Spur to the south
must be taken into consideration in the design of storm drainage facilities.
He stated areas outside the Village would be assessed for storm
drainage, as can be done under a new Statute. Where ditches_ for storm
drainage would exceed 2 1/2 ft. in depth, storm sewers will be installed,
he said. He pointed out on a map the locations where storm sewers would
be installed, and the large sanitary sewers which will pick up the smaller
lines. He stated the estimated cost of the improvement, including all
costs of engineering, inspection, legal fees and costs of spreading assess-
ments amounted to $542,460.09. He further stated he felt if bids were
taken before spring there could be savings in cost amounting to at least
20 per cent.
Mr. Uteg explained the spread of the assessment,
average costs for interior and corner lots. He stated
would pay part of the costs a5public benefits.. He said
west of the village was included in the assessment on a
basis, but the area outside the village to the south in
had not been assessed due to legal difficulties.
and gave.
the village
the area
square foot
Cook County
A question of street standards was answered by Mr. Greengard
who stated the streets were not sub - standard insofar as quality was
concerned, but.only in width. The street would be 20 ft. wide with
a 3 in.crown'in the center, there would be a 6 ft. shoulder, and
ditches for storm water would not exceed 2 1/2 ft.. The street
improvementsLwere designed to be widened, if desired, by cutting
off the edges at a later date, and installing additional pavement and
curb and gutters, he said.
Mr. Roy Pavlik, an owner of property involved;in the assessment,
stated he was opposdd to the improvement, since it was the general
opinion in Hovd,and Subdivison that lots should be resubdivided. He
said if the Board would consider resubdivision, he would withdraw his
objections, and asked that the Board delay any decision and recondier
the matter on the basis of resubdiviston of the properties.
President Whiteny stated that when the Board held on unoffic,i:al
it was the consensus of a majority of the owners that they would like
to see the area improved if it were feasible. Therefore, on the basis
of the area being held to large lots, requirements for improvements had
been reduced.
Mrs. Shirley Kodym, 225 Fairview, stated that many of the
people who voted to keep large lots and favored the improvements had
misunderstood when the question was put to them, and wanted rezoning
and resubdivision of the 36,000 sq. ft. lots.
Mr. Theodore Cornell, Jr., attorney, presented signed objections
from the owners of 61 lots affected by the proposed improvements. In
anwer to Mr.'Cornell's question, Mr. Uteg estimated the total public
benefits to amount to 8 per cent of the toal estimated cost. Mr.
Cornell asked the Board to consider the proposed improvements more
carefully - that the number of objectors he represents indicates the
thinking or a larger number of owners.
Mr.'Joseph Koss, 243 Wilmot Road, stated he didn't object to the
proposed improvement in the spring when property outside the village
to the south and west was shown as residential on the jurisdictional
map, but with the indication of industrial zoning, property in Hovland
Subdivision is directly affected. He said the Board must decide what
is the end use and classification of the property, then improvements
should follow. He said under present conditions, the 20,000 sq. ft.
lot size requirement was confiscatory, and with the change in attitude
on the areas to the west and soutn, the hearing was out of order.
Mr. Howard Kodym pointed out that lots in Hovland were 36,000
sq. ft. in area and with a 20,000 sq. ft. requirement, these lots
could not be subdivided.
Mr. Jack Lanning, 333 Fairview, stated i.n the Hackberry Assess-
ment project he had been quoted a price of $4500 for full improvements
for a lot he owned at the corner of Hackberry and Fairview, but when
the assessments were announced, his amounted to about $12,000. Mr.
Uteg explained these were full improvements, and the scope of the assess-
ment was comparatively small.
Mr. Ted Blus, 1210 Gordon, thb owner of Lot 15, stated he had
been assess for complete improvements on Willow Avenue, and would not
benetit trom the proposed project. He said he objected.to that improve-
ment as well as this one, and asked if he must hook in to water and
sewer lines, since he does not need these servicces. The manager stated
if property is within 400 it. of a sanitary sewer, an owner may be
required to tie in if any problem of septic tank operation was evident.
Mr. Blus asked if the property Vaere to be rezoned at a future date would
there be additional improvements required before subdivision.
President Whiteny answered the improvements for Hovland Subdivision
were disigned for the present zoning, and if the property were rezoned and
subdivided the Board would undoubtedly required additional improvements.
Mr. Albert Moen, 200 Fairview, asked the Board to leave the sub -
division as it is, he could not afford these improvements, and had a
good septic tank and well' and the residents of the area had put in
gravel streets that were satisfactory.
Mr. Richard Gilbert asked if lots facing County Line Road were
exempt from the sanitary sewer and water portions of the special assess -
ment. It was explained they were exempt, but would pay for service
through a recapture ordinance establishing special connection charges
which is pending before the Board. Mr. Uteg pointed out that property
south of County Line Road would be required to pay a part of the costs
of the water and sewer installation as part of any annexation.
Mr. Moen asked why the project had been started, and President
Whitney stated there was a sewage problem and it was the Board's opinion
the area should be provided with at least minimum improvements. Mr.
Moen denied there was a sewage problem. The-manager stated there was
a problem of raw sewage at the corner of Willow and County Line Road.
Mr. Kodym stated raw sewage flowed from the pony farm through a
culvert under County Line Road, and this problem could be corrected
without a special assessment project.
Mr. Greengard stated the installation of sewer and water lines
along County Line Road had not shown any sewage was being picked up
from the pony farm.
Mr. Blus asked if there were any possibility that Gordon Terrace
be widened and graveled. He said Park Ridge has an area of several
blocks where streets have been left in gravel at the wishes of the
residents. He proposed that the Board consider gravel streets instead
of pavement.
Mr. Joseph Lundegren, 121 Wilmot Road, asked the attorney to
explain special assessment procedures. Mr. Axelrood said the Board
had the final answer on whether to proceed with the improvements,
but the individual had two opportunities to object in Court, the
first on the mechanics, the second on the amount of the assessment,
which could be heard before a jury if desired.
Mr. and Mrs. Moen, Mrs. Kodym and Mr. Koss again spoke in
opposition to the improvement.
Messrs. Axelrood, Greengard and Uteg answered Board members
questions regarding quality of improvements, and court procedures.
Mr. Axelrood stated all special assessment improvements were dis-
cretionary with the Board, that only technicalities and the amount
of benefits accruing to properties were challengable in Court. He
added a sewage problem might be considered to give additional weight
to the need for the improvements.
President Whitney asked what would be the effect on costs to
lot owners if streets abutting on side lot lines were removed from
the project. Mr. Greengard estimated the reduction to be about
$36,000.
Mr. Hearn stated that it was his opinion that the Board
should act on the matter, since, on the basis of a very long
preliminary hearing, and on a favorable response, the Board had
authorized the expenditure for engineering. He then moved, seconded
by Mr. Mandler, that the attorney be authorized to prepare the
resolution recommending the project be undertaken and the necessary
ordinance.
Mr. Schleicher asked what would the cost be to the village
if the Board deferred a decision on the matter until the proposed
development south of County Line Road has been resolved. Mr.
Greengard estimated the cost to be $7,000 to $8,000 for engineering,
plus legal costs and the cost of spreading the assessment. -
Mr. Schleicher proposed that in the interests of the people
in the Hovland area the Board take no action at this time and wait
to see what development will occur outside the Village.
President Whitney stated the improvement of the Hovland
area could be a factor in preserving the area south of County Line
Road in any rezoning request for a lesser use. Mr. Mandler concurred.
Mr. Hearn stated that if the residents are truly concerned
with keeping the maximum area residential, the most appropriate
action to accomplish this end would be to proceed with the improve-
ments; second4 , serious consideration should be given to the
opinion of Mr. Greengard that savings of up to 20 per cent could
be had by immediate action, and third, in the March 4th meeting,
the Village attorney in answer to a direct question had stated non-
residential uses outside the village would have no effect on
property within the village. He again restated his motion to
direct the attorney to proceed with the preparation of the necessary
resolution and ordinance, again seconded by Mr. Mandler, Adopted
by the following vote:
Ayes: Hearn, Lindemann, Mandler, Smith, Wetzel (5)
Nays: None (0)
The meeting was adjourned at 10 :35 p.m.
Secretary
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