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1972-10-24 - Resolution 1972-35 - Anexation and development of vacant lands ..4,, •� � • RESOLUTION NO. 72-35 WHEREAS, during the past ten years the Village of Buffalo Grove has experienced a rapid population increase due to annexations and the subdivision and planned unit development of vacant land; and WHEREAS, planning studies have indicated that such population growth will accelerate during the next ten years resulting in the rapid disappearance of available land and the marked increase in land values; and WHEREAS , the Village has found that healthful , productive community life depends in part on the availability of recreational and park space and adequate school facilities; and WHEREAS, demographic studies of the residential portions of a proposed subdivision or planned unit development can be readily and scientifically conducted to determine the number of elementary and secondary school age children and adults to be generated therefrom, and provide a method whereby dedications of land directly attributable to the activity of the subdivider-developer and the proposed subdivision or planned development may be calculated; and WHEREAS, it has been found and determined that the locations of park and recreation and school sites to serve the immediate and future needs of residents and children of each new subdivision or planned unit development is just as essential to proper land development as are streets , water, sewers and sidewalks , and to that end the Village has determined that the dedica- tion of land for park and recreation and school sites or cash contributions in lieu of actual land dedica- tion (where the latter is deemed impractical) or a combination of both, should be required of each subdivider or developer of a planned unit develop- ment; and WHEREAS , it is hereby found and determined that the public interest, convenience, health, welfare and safety requires that standards be provided in order that owners and developers are informed with respect to the policy of the President and Board of Trustees : NOW THEREFORE BE IT RESOLVED THAT IN CONSIDERING ALL ANNEXATIONS AND THE DEVELOPMENT OF ALL VACANT LANDS THE POLICY OF THE PRESIDENT AND BOARD OF TRUSTEES SHALL BE AS SET FORTH HEREIN: As a condition of approval of an annexation, a final plat of subdivision, or of a final plat of a planned unit development, each owner, subdivider or developer will be required to dedicate land for park and recreational purposes and land for school sites , to serve the immediate and future needs of the residents of the development, or cash contribution in lieu of actual land dedi- cation, or a combination of both, at the option of the Village, in accordance with the following criteria and formula: A. Criteria for Park and Recreation Land Dedication: (1) Requirement and Population Ratio. The ultimate density of a proposed development shall bear directly upon the amount of land required for dedication. The total requirement shall be 5. 5 acres of land per 1,000 of ultimate population in accordance with the following classifications : t Minimum Types of Acres Per Recreation Area Size Range 1,000 People (a) Play Lot Minimum 8 ,000 Not Sq. Ft. Applicable (b) School-Park Minimum Park 1.25 (Neighborhood of 5 acres Play Ground) (c) Neighborhood Park Minimum 3 1/2 acres 1. 0 (d) District-Wide Park Minimum 4 acres 1. 25 or Play Field up to 30 acres (e) Community Wide Minimum 12 acres 2 . 0 Recreation Park up to 30 acres TOTAL 5. 5 acres of land per 1 ,000 people (2) Location. The Comprehensive Park and Recreation Plan and/or the "Standards by Types of Recreation and Park Areas" as adopted by the Buffalo Grove Park District shall be used as a guideline in locating sites. A central location which will serve equally the entire development is most desirable and whenever feasible the site shall be in close proximity to elementary school sites. In large develop- ments these sites can be located throughout the develop- ment according to established standards for park area distances . (3) Credit for Private Open Spaces and Recreation Areas When subdividers or developers provide their own open space for recreation areas and facilities, it has the effect of reducing the demand for local public recrea- tional services. Depending on the size of the develop- ment a portion of the park and recreation area in subdivisions or planned unit developments may at the option of the Village Board be provided in the form of "private" open space in lieu of dedicated "public" open space. The extent of same shall be determined by the Village Board, based upon the needs of the projected residents and in conformance to the total park and recreation land for the general area. In general , a substitution of private open space for dedicated parks will imply a substantially higher degree of improvement and the installation of recreational facilities , including equipment by the developer as part of his obligation. Detailed plans of such areas , includ- ing specifications of facilities to be installed, must be approved by the Village Board, and before any credit is given for private recreation areas , the subdivider or developer must guarantee that these private recreation areas will be permanently maintained for such use by the execution of the appropriate legal documents. Private "swimming clubs" are included in this provision. A copy of "Suggested Criteria for Swimming Pool Development" as adopted by the Buffalo Grove Park District shall be used for the guidance of the developer. When an adjust- ment for private recreation areas is warranted, it will be necessary to compute the total park land dedication that would have been required from the subdivision or planned unit development and then subtract the credit to be given. -2- \if/ \ • B. Criteria for Requiring School Site Dedication: (1) Requirement and Population Ratio. The ultimate number of students to be generated by a subdivision or planned unit development shall bear directly upon the amount of land required to be dedicated for school sites. The land dedication requirement shall be determined by obtaining the ratio of : (1) estimated children to be served in each such school classification over the (2) maximum recommended number of students to be served in each such school classification as stated herein, and then applying such ratio to the (3) said minimum recommended number of acres for a school site of each such school classification as stated herein. The product thereof shall be the acres of land deemed needed to have sufficient land for school sites to serve the estimated increased children in each such school classification. (2) School Classifications and Size of School Site. School classifications and size of school sites within the Village shall be determined in accordance with the following criteria: Minimum Number Maximum Number of of Acres of Land Students for each for each School School Classifi- such School Classi- Site of Such cation by Grades fication Classification Elementary Schools, 600 Students 8 acres Grades - Kindergarten thru 5th (K-5) Junior High Schools 900 Students 15 acres Grades 6th thru 8th (6-8) High Schools , Grades 2300 Students 40 acres 9th thru 12th (9-12) (3) Location. The Comprehensive School Plan and or the standards adopted by the affected School District shall be used as a guide- line in locating sites. C. Criteria for Requiring a Contribution in Lieu of Park and School Sites : Where the development is small and the resulting site is too small to be practical or when the available land is inappropriate for park and recreational purposes or a school site, the Village shall require the subdivider or developer to pay a cash contribution in lieu of the land dedication required. The cash contributions in lieu of park and recreation land dedication shall be held in trust by the Village, or other public body designated by the Village, solely for the acquisition of park and recreation land as hereinbefore classified, which will be available to serve the immediate or future needs of the residents of that subdivision or development or for the improvement of other existing local park and recreation land which already serves such needs. The -3- t cash contributions in lieu of school sites shall be held in trust by the Village, or other public body designated by the Village, solely for use in the ac- quisition of land for a school site to serve the immediate or future needs of children from that sub- division or development or for the improvement to any existing school site which already serves such needs , and also for the construction of any school buildings or additions thereto. If any portion of a cash contri- bution in lieu of park and recreation land dedication, or cash contribution in lieu of school site is not expended for the purposes set forth herein within seven years from the date of receipt, it shall be refunded to the developer who made such contribution. (1) Fair Market Value. The cash contributions in lieu of land shall be based on the "fair market value" of the acres of land in the area improved as specified herein, that otherwise would have been dedicated as park and recreation and school sites. It has been determined that the present "fair market value" of such improved land in and surrounding the Village is $25,000. 00 per acre and such figure shall be used in making any calculation herein unless the subdivider or developer files a written objection thereto. In the event of any such objection the developer shall submit an independent appraisal by an MAI appraiser showing the "fair market value" of such improved land in the area of his development or other evidence thereof and final determination of said "fair market value" per acre of such improved land shall be made by the Village Board based upon such informa- tion submitted by the subdivider or developer and from other sources which may be submitted to the Village Board by the Park District, School District or others. (2) Criteria for Requiring Dedication and a Fee. There may be situations in subdivisions or planned unit developments when a combination of land dedication and a contribution in lieu of land are both advisable. These occasions will arise when: (a) Only a portion of the land to be developed is proposed as the location for a park or school site. That portion of the land within the sub- division falling within the park or school location shall be dedicated as a site as aforesaid, and a cash contribution in lieu thereof shall be required for any additional land that would have been required to be dedicated; (b) A major part of the local park or recreation site or school site has already been acquired and only a small portion of land is needed from the development to complete the site. The remaining portions shall be required by dedication, and a cash contribution in lieu thereof shall be required. D. Density Formula. The following table of population density is generally indi- cative of current and short range projected trends in family size for new construction and shall be used in calculating the amount of required dedication of acres of land or the cash contributions in lieu thereof unless a written objection is filed thereto by the subdivider or developer: -4- TABLE OF ESTIMATED ULTIMATE POPULATION PER DWELLING UNIT Children Per Unit Adults Per Total Per Unit Unit Type of Unit Pre-School Elementary Junior High Total High School Grades K-5 Grades 6-8 Grades K-8 Grades 9-12 0-4 Years 5-10 Years 11-13 Years 5-13 Years 14-17 Years Detached Single Family: 3 Bedroom . 51 . 81 . 38 1.19 . 32 2. 00 4. 02 4 Bedroom . 54 . 89 . 50 1. 39 . 43 2 . 00 4. 36 Attached Single Family (Townhouse, Rowhouse , Quadriplex, etc. ) 1 Bedroom . 170 . 052 .013 . 065 . 013 1. 75 1. 998 2 Bedroom . 710 . 364 . 026 . 390 . 056 2 . 00 3. 156 3 Bedroom . 760 . 719 . 214 . 933 . 124 2. 00 3. 817 4 Bedroom 1.00 1. 183 . 461 1. 644 . 396 2 . 00 5. 040 Low Density Apt. : (to 15/acre) Efficiency -- -- -- -- -- 1. 00 1. 00 1 Bedroom . 17 . 052 .028 . 08 . 013 1. 70 1. 963 2 Bedroom . 43 .202 .108 . 31 . 057 2. 00 2. 797 3 Bedroom . 51 . 436 .234 . 67 .183 2 . 00 3. 363 High Density Apts . : (16*/acre) Efficiency -- -- -- -- -- 1.00 1. 00 1 Bedroom . 13 . 026 .014 . 04 . 007 1. 70 1. 877 2 Bedroom . 21 . 065 .035 . 10 . 029 2 . 00 2 . 339 3 Bedroom . 43 .150 .080 . 23 .092 2. 05 2 . 802 r • In the event a subdivider or developer files a written ob- jection to the Table of Estimated Ultimate Population listed herein, he shall submit his own demographic study showing the estimated additional population to be gen- erated from the subdivision or planned unit development and in that event final determination of the density formula to be used in such calculations shall be made by the Village Board based upon such demographic infor- mation submitted by the subdivider or developer and from other sources which may be submitted to the Village Board by the Park Districts , School District, or others. it is recognized that population density, age distri- bution and local conditions change over the years , and the specific formula for the dedication of land, or the payment of fees in lieu thereof, as stated herein, is subject to periodic review and amendment if necessary. It is also recognized that in as much as cash contributions are based upon estimated population per dwelling unit and number of children produced per unit, errors may occur. In the event the actual experience produces a greater number of children per unit, consideration shall be given to a requirement that the developer pay the excess and correspond- ingly in the event that said actual experience produces a contribution per dwelling unit that is less , then an adjust- ment shall be made when possible. To the greatest extent practicable, the evaluation shall be made annually through the completion (issuance of last occupancy permit) of the project. E. Reservation of Additional Land: Where the comprehensive plan or the standards of the Village call for a larger amount of park and recreational land or school sites in a particular subdivision or plan- ned unit development than the developer is required to dedicate, the land needed beyond the developer' s contribu- tion shall be reserved for subsequent purchase by the Village or other public body designated by the Village, provided that such acquisition is made within one year from the date of approval of the final plat. F. Combining with Adjoining Developments : Where the subdivision or planned unit development is less than 40 acres , public open space or a school site which is to be dedicated should, where possible, be combined with dedications from adjoining developments in order to produce usable recreation areas or school sites without hardship on a particular developer. G. Topography and Grading: The slope, topography and geology of the dedicated site as well as its surroundings must be suitable for its intended purposes. Grading on sites dedicated for park and recreational uses shall not differ greatly from surrounding land. H. Improved Sites : All sites shall be dedicated in a condition ready for full service of electrical, water, sewer and streets (including enclosed drainage and curb and gutter) as applicable to the location of the site, or acceptable provision made therefor. The sidewalks and trees normally included within the definition of "improved" sites may be deleted if the delay time between dedication of any such school site and construction of school facilities thereon exceeds four years. -6- . 4 :)%1101 '•,! I. Cash Contributions : Cash contributions shall be made at the time building permits are issued. J. The policy of land dedications or cash contributions in lieu thereof as set forth herein shall also apply to annexations of any land to the Village and provisions therefor shall be governing all lands within the Village and shall be incorporated in any pre-annexation agreement governing such land. PASSED this 24th day of October, 1972 . AYES: 6 NAYS: 0 ABSENT: 0 APPROVED th±s L�---)day of _ �- =- cam ,; . 97 2. �, : --- /i 111V/ / Allir esident ATTEST: " - -- I • r..e• 7 ...--... •.