A. General:
1. Purpose: It is deemed necessary and essential to require and control the provision and installation of improvements when property is subdivided and developed, in order to:
a. Ensure conformity to the statutes governing the subdivision of land in the state of Illinois;
b. Cause the installation of utilities and public service facilities necessary to serve the property developed;
c. Provide for the current financing of said facilities;
d. Spread the costs of required improvements upon the property benefited;
e. Prevent the dissipation or the improper use of public funds in providing these improvements or maintaining faulty installation;
f. Protect the living standards, public safety, and the common welfare of residents within and without the subdivision.
2. Qualifications Of Contractors: The developer shall file with the village a list of all contractors and subcontractors who are to participate in the construction of public improvements. Such contractors and subcontractors shall be subject to disqualification by reason of faulty performance of prior construction work done in the village.
3. Time Of Construction: All improvements required herein shall be completely installed within two (2) years of final plat approval. The subdivider shall post a letter of credit or other surety in form approved by the village attorney guaranteeing the installation of these improvements. The posting of the letter of credit or other surety shall be a necessary prerequisite to final plat approval.
4. Sequence Of Construction: All underground utilities, sanitary sewers, and storm sewers installed in streets, alleys, service roads, or highways shall be constructed or installed prior to the surfacing of such streets. Service connections to such underground utilities and sewers shall be extended to the property line of each lot so as to obviate disturbing the surface improvements in such public ways when service connections are later made. Where underground utilities are located in the parkway adjacent to the paved roadway, service connections to properties across such roadway shall only be made by drilling under the pavement in such a way that surfacing is not disturbed or weakened.
5. Debris Removal: The subdivider shall clean and maintain all public ways, sewers, and drains free from debris and trash, or other extraneous material, prior to acceptance and at such other times during construction as the village superintendent of public works may deem necessary to prevent the creation of a public nuisance.
B. Modification Of Design Of Improvements During Construction: During the course of inspections, the appropriate village inspector will especially note any circumstances which entail departures in the "as built" improvements from the plans and specifications as approved, such as an unforeseen difficulty of drainage, groundwater, poor subsoil, unstable fill material, or unconventional or faulty practices of contractors or subcontractors. Whenever such departures are likely to cause either a lower ultimate level of performance or a higher construction cost than could reasonably have been anticipated, he shall prepare a report on his findings in the situation and promptly forward copies to the president and board of trustees and to the enforcement officer.
C. "As Built" Plans: After completion of all public improvements and prior to final acceptance of said improvements, the subdivider shall make, or cause to be made, a plan showing the actual location and elevation of all valves, manholes, stubs, sewer and water mains, and other improvements. This plan shall be an electronic submittal, CADD based, coordinated with the village to be incorporated in the village's GPS/GIS system. The presentation of this plan shall be a condition of final acceptance of the improvements and release of the surety bond assuring their completion. This plan shall become the property of the village.
D. Policy On The Oversizing Of Improvements: Whenever necessary, to conform to an overall plan or otherwise to protect or promote the public interest, oversize improvements may be required of the subdivider; however, the excess cost resulting from the requirement of an oversize improvement shall be subject to a reasonable recapture ordinance to benefit the subdivision.
E. Monuments:
1. Preservation Of Existing Monuments: All United States, state, county or other official bench marks, monuments, or triangulation stations in or adjacent to the subdivision shall be preserved. When a proposed improvement in a subdivision makes necessary the moving of bench marks, monuments, or stations, the authority having jurisdiction shall be notified and given sufficient time to take appropriate action.
2. Placement Of New Monuments: Permanent monuments shall be erected at all street corners and all points where street lines intersect the exterior lines of the subdivision and at all lot corners, block corners, angles in the lot lines, and points of beginning and ending of curves.
3. Monument Materials: Permanent monuments shall be of galvanized iron pipe not less than three-fourths inch (3/4") in diameter and not less than twenty four inches (24") in length; or of stone or concrete not less than four inches (4") in diameter and not less than twenty four inches (24") in length. In no case shall thin wall pipe or electrical conduit be permitted.
F. Grading: Where it is proposed to alter ground elevations more than two feet (2'), proposed, as well as existing, contours shall be shown on the contour map. Where topsoil is removed during the course of grading or construction, it shall be redistributed evenly to a depth of at least four inches (4"). All exposed areas shall be reseeded or sodded to prevent erosion.
G. Improvements Required:
1. Streets:
a. Subdivisions containing lots less than forty thousand (40,000) square feet in area:
(1) Primary thoroughfares shall be improved with bituminous pavement and concrete curb, gutter, and median strip. The overall width shall be not less than fifty two feet (52') face to face of curb, including a median strip of not less than four feet (4').
(2) Secondary thoroughfares shall be improved with a bituminous pavement and concrete curb and gutter. The overall width shall be not less than thirty six feet (36') face to face of curb.
(3) Minor streets shall be improved with a bituminous pavement and concrete curb and gutter. The overall width shall be not less than twenty seven feet (27') face to face of curb.
(4) All surfacing of streets shall be done in at least two (2) stages with the secondary and/or final stage to occur within twelve (12) months after the primary surfacing.
(5) Entrances to all subdivisions shall have a median and shall be illuminated.
b. Subdivisions containing lots not less than forty thousand (40,000) square feet in area:
(1) Primary and secondary thoroughfares shall be as above.
(2) Local streets shall be improved with a bituminous surface treatment not less than twenty two feet (22') in width on a gravel or crushed stone base not less than twenty four feet (24') in width, with not less than thirty feet (30') in width from shoulder line to shoulder line.
c. Where proposed subdivision lots front on only one side of a public road, the subdivider shall be responsible for one-half (1/2) of such road to be improved. The remaining improvements shall be completed in the manner described in subsection D of this section. Whenever land adjacent to an existing public street is subdivided with lots facing thereon, and said street is not improved to a standard as high as that required for an interior street of similar character, the subdivider may be required to improve said public street, but in no case shall the required expenditure for such improvement exceed that required for a similar interior street. Any improvement of an existing street shall be subject to the approval of the public authority having jurisdiction.
d. Street profile, plans and cross sections for all subdivision streets shall be prepared by an engineer licensed in the state of Illinois in accordance with the requirements of this code, including, but not limited to, those standards referenced in section 11-5-1 of this title, appendix A, and the engineer, as agent for the subdivider, or his contractor, shall be responsible for establishing the proper lines and grades for all earthwork and drainage.
e. At least one street of full width shall be provided to furnish the subdivision with access to an existing improved public street. Said access street shall be improved by the subdivider in accordance with the standards appropriate to its function, whether or not it lies partly, or entirely, outside the subdivision.
2. Storm Drainage:
a. The storm drainage improvements shall conform to the system designed and established by the engineer and approved by the village engineer. Computations may be required for the entire drainage basin of which the subdivision is a part. The design and construction of such improvements shall be in accordance with the requirements of this code, including, but not limited to, those standards referenced in section 11-5-1 of this title, appendix A.
b. In residential subdivisions containing lots less than forty thousand (40,000) square feet in area, and in all business and industrial subdivisions, underground storm sewer systems shall be constructed and installation shall be completed and approved by the village engineer prior to the placement of any surfacing material.
c. Special consideration shall be given to the avoidance of problems which may arise from stormwater runoff onto adjacent properties. All storm drainage shall be conducted and/or connected to an approved outfall.
3. Sump Pumps: Sump pump service stubs extending from the public storm sewer system shall be installed to receive subsoil drain pump discharge from each lot fronting on a street having curbs and gutters, connecting to a storm sewer of the subdivision drainage system. Service stubs may be installed at the side line of lots in residential subdivisions in such a manner that two (2) adjacent lots may be served by a single stub. All stubs shall extend one foot (1') inside of the lot line and shall be of four inch (4") diameter concrete sewer pipe or three inch (3") diameter drain, waste and vent, PVC or ABS plastic pipe schedule 40 and shall have not less than three feet (3') of earth cover for protection against freezing or as approved by the village. Where a public storm sewer is installed in a rear or side yard easement on or adjoining a lot, the service stub may be extended from such storm sewer to any point on the lot within one foot (1') of the easement line.
4. Culverts And Bridges: Adequate drainage structures shall be provided. The design, installation and construction of drainage structures shall comply with the requirements of this code, including, but not limited to, those standards referenced in section 11-5-1 of this title, appendix A.
5. Curbs And Gutters:
a. In all subdivisions where underground storm drainage systems are required or proposed, curbs and gutters shall be provided.
b. In subdivisions of lots under forty thousand (40,000) square feet, concrete curbs and gutters shall be provided.
6. Sidewalks And Pedestrianways:
a. In all subdivisions where lots are less than forty thousand (40,000) square feet, sidewalks shall be provided by the subdivider or developer along both sides of all streets and cul- de-sacs. The village board of trustees also may require that sidewalks and/or pedestrianways shall be provided by the subdivider or developer elsewhere than as required above, where the village board considers such improvements necessary to the public safety due to an anticipated concentration of pedestrian and/or bicycle traffic.
b. Sidewalks and pedestrianways which form part of a system of sidewalks and/or bicycle paths as required above shall be improved in accordance with the requirements of this code, including, but not limited to, those standards referenced in section 11-5-1 of this title, appendix A.
c. Inspections shall be performed by the village engineer.
d. Crosswalks shall be provided at all school locations. The village engineer may also require that crosswalks be provided elsewhere when deemed necessary for the public safety due to anticipated pedestrian traffic.
e. Where pedestrianways are provided, they shall be designed and installed at the subdivider's or developer's expense in accordance with "IDOT Bureau Of Design And Environment Manual", chapter 17 on bicycle and pedestrian accommodations, as amended from time to time, which chapter 17 shall constitute the minimum standards for such improvements.
7. Street Signs: All required street signs shall be installed prior to subdivision acceptance. Signs to be provided include: a) stop signs at every primary intersection, b) street name signs on separate twelve foot (12') poles at each intersection, c) dead end signs at each cul-de-sac, and d) speed limit signs on each collector, primary and arterial street. Yield signs may be substituted in lieu of stop signs when approved by the village engineer. All signs shall conform to the applicable published state and federal standards. The location of all signs shall be approved by the village engineer.
STREET SIGN SPECIFICATIONS
Post | U-channel galvanized 2 pound 8-gauge 12' for all but street name signs which shall be mounted on round galvanized 12' x 2
3/8" O.D., 21/4" I.D. |
Street name signs | 6" flat reflective 0.125-gauge with 4" white reflective series "C" letters with 12" brackets on large name signs and 5" brackets on all other signs |
Stop signs | 30" x 30" diamond grade |
No outlet signs | 24" x 24" high intensity |
Speed limit signs | 24" x 30" high intensity |
All other signs | High intensity |
No signs on bracket allowed on streetlight poles unless approved by the director of public works | |
All signs | Height 7' from top of curb to bottom of sign |
No other signs allowed on stop or speed limit signposts | |
8. Streetlights: In all subdivisions street lighting shall be provided throughout the subdivision by the subdivider. Streetlight standards shall be installed within the street parkways and shall be served by appropriate wiring with connections to a power supply of the Commonwealth Edison Company. A standard shall be located at each street intersection, at the turnaround of each cul-de-sac, and elsewhere at intervals of not more than three hundred feet (300') alternating on both sides of the roadway. Streets with medians shall have a standard with two (2) luminaires. Light poles shall be mounted on twenty four inch (24") diameter concrete bases extending to the frost line. Wiring shall be underground, grounded and encased in one inch (1") diameter conduit. Each pole shall have a one hundred ten (110) volt GFI outlet mounted in the base. Streetlight standards, luminaires, lamps and wiring shall be Holophane glass Washington postlite #WAU15AHPMTB3B4 HP S-67516 on fourteen foot five inch (14'5") Holophane Wadsworth black posts #W14F5/17-CA/BK for standards with one luminaire. Standards with two (2) luminaires shall be Holophane #WAU15AHPMTB3B4 HP S-67516 on Holophane Wadsworth black posts with cross arm #W14F5/17-CA/BK-PCP36-CAIBK. Streetlights shall not be located on the same corner as a fire hydrant. Lighting control shall be by photocell. Lighting color shall be yellow. Junction boxes shall be located at all splices.
9. Water Supply Facilities:
a. Central Water Systems: All subdivisions within the corporate limits of the village of Lake Villa and all other subdivisions with lots of less than one-half (1/2) acre in area, shall have an interconnected water distribution system supplying all lots with water from a source approved by the Illinois environmental protection agency, division of public water supply. Where such a water supply system is not provided in subdivisions with lots of one-half (1/2) acre or more in area, outside the corporate limits of the village of Lake Villa, conclusive evidence shall be presented by the subdivider, on the basis of suitable tests and surveys, that an adequate underground water supply is readily available for development at the individual lots.
b. Water Main Requirements: Water mains shall be not less than eight inches (8") in diameter and shall be arranged so as to avoid dead ends. Shutoff valves shall be provided at each branch main connection, and elsewhere as required, to permit adequate sectionalizing for maintenance purposes. Valves within pavement shall be in booted vaults. Valves outside of pavements shall have risers. Fire hydrants shall be installed throughout the entire system at intervals not exceeding four hundred feet (400'). A house service connection shall be provided at the centerline of each lot, extending to within one foot (1') of the property lines, before roadway pavement is constructed. Materials, system arrangement, and details of design shall be subject to the approval of the village engineer in accordance with the requirements of this code, including, but not limited to, those standards referenced in section 11-5-1 of this title, appendix A.
(1) Individual Water Systems: Where central water systems cannot be provided according to subsection G9a of this section, individual private water systems may be permitted, provided such water systems meet all requirements of state and county health agencies.
c. Water Towers: Any water tower which provides potable water for residential consumption or commercial purposes shall have clearly painted on the bulb the colors, words, and symbols approved in advance by the village board. All water towers shall have cathodic protection and have top warning lights with one hundred ten (110) volt outlets and mounting rail.
d. Water Systems: All water systems shall be designed on the basis of three hundred (300) gallons per day per population equivalent (PE).
10. Sanitary Sewage Facilities:
a. All subdivisions containing lots of less than forty thousand (40,000) square feet in area shall have a system of sanitary sewers serving each lot, connected to the village sewerage system. All other subdivisions shall also have such sewage disposal facilities where standard seepage tests or other investigations indicate that the ground in the subdivision is unsuitable for individual sewage disposal facilities dependent upon seepage of the effluent into the soil.
b. Sanitary and storm sewer systems shall not be combined. Sewer mains with house service stubs to each lot shall be installed prior to the construction of street pavements. Service stubs shall be installed at the centerline of each lot and shall extend to within one foot (1') of the front lot line. Materials, system arrangement, and details of design shall be subject to the approval of the village engineer in accordance with the requirements of this code, including, but not limited to, those standards referenced in section 11-5-1 of this title, appendix A.
c. In subdivisions not required to install community sewage collection systems under subsection G10a of this section, individual sewage disposal systems may be permitted.
d. Regardless of location, lot size, or number of lots, a subdivision shall be disapproved where the health officer finds that the drainage, soil conditions, disposal facilities, or other conditions will tend to produce health problems.
11. Aerators: All detention ponds deeper than thirty inches (30") shall be equipped with a foundation type aerator. They shall be sized on the basis of two (2) horsepower per acre. Spacing of the aerators shall be such that a ripple effect occurs on fifty percent (50%) of the pond area at all times. Pond fingers shall have separate aerators.
H. Dedication Of Park Sites Or Payment Of Fees In Lieu Thereof: As a condition of approval of a final plat of subdivision of any block, lot or sublot or any part thereof or any piece or parcel of land or of a final plat of a planned unit development, each subdivider or developer will be required to dedicate land for park and recreational purposes, to serve the immediate and future needs of the residents of the development, or cash contribution in lieu of actual land dedication, or a combination of both, at the option of the village in accordance with the following criteria and formula:
1. Criteria For Requiring Park And Recreation Land Dedication:
a. 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 fifteen (15) acres of land per one thousand (1,000) of ultimate population in accordance with the following classifications:
PARK AND RECREATION LAND DEDICATION REQUIREMENTS
Type Of Recreation Area | Size Range | Acres/1,000 People |
Minipark (plat lot) | 1 - 1.7 acres | 1 |
Neighborhood park (playground) | 3.5 - 20 acres | 3 |
Community park | 25 acres or greater | 11 |
Total: | 15 |
b. Location: A central location which will serve equally the entire development is most desirable. In large developments these sites can be located throughout the development according to established standards for park area distances. Additional standards may be determined by the village board as adopted from time to time.
c. Credit For Private Open Spaces And Recreation Areas:
(1) 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 recreational services. Depending on the size of the development, a portion of the park and recreation area in subdivisions or planned unit developments may at the option of the board of trustees 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 board of trustees, based upon the needs of the projected residents and in conformance to the total park and recreation land for the general area.
(2) 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, including specifications of facilities to be installed, must be approved by the village, 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. When an adjustment 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. Criteria For Requiring A Contribution In Lieu Of Park And Recreational 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, the village shall require the subdivider to pay a cash contribution in lieu of the land dedication required.
a. Contribution To Be Used For Park Purposes: The cash contributions in lieu of park and recreation land dedication shall be utilized by the village for park purposes, including acquisition, maintenance, preservation, or improvement of park sites.
b. Acreage Value: The cash contributions in lieu of land shall be based on a value of eighty thousand dollars ($80,000.00) per residential acre, or such other amount as is approved by the village board from time to time.
c. Time Of Payment: All cash contributions shall be paid prior to or simultaneous with final plat approval.
3. Criteria For Requiring Dedication And A Cash Contribution: There will be situations in subdivisions or planned unit developments when a combination of land dedication and a contribution in lieu of land are both necessary. These occasions will arise:
a. Where only a portion of the land to be developed is proposed as the location for a park site. That portion of the land within the subdivision falling within the park 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. Where a major part of the local park or recreation 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.
4. Density Formula:
a. Table Established: The following table of population density is generally indicative 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:
ESTIMATED ULTIMATE POPULATION PER DWELLING UNIT
Type Of Unit | Total Persons Per Unit |
Type Of Unit | Total Persons Per Unit |
Detached single-family: | |
3 bedroom | 3.845 |
4 bedroom | 4.510 |
5 bedroom | 5.500 |
Attached single-family (townhouse, row house, quadruplex, etc.): | |
1 bedroom | 1.500 |
2 bedroom | 2.070 |
3 bedroom | 3.666 |
4 bedroom | 5.30 |
Low density apartment (to 15 per acre): | |
Efficiency | 1.000 |
1 bedroom | 1.583 |
2 bedroom | 2.425 |
3 bedroom | 3.297 |
4 bedroom | 3.850 |
High density apartment (16 plus acres): | |
Efficiency | 1.000 |
1 bedroom | 1.357 |
2 bedroom | 1.760 |
3 bedroom | 2.752 |
b. Developer Demographic Study: In the event a subdivider or developer files a written objection to the table of estimated ultimate population listed herein, he shall submit his own demographic study showing the estimated additional population to be generated 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 board of trustees based upon such demographic information submitted by the subdivider or developer and from other sources which may be submitted to the board of trustees by the park board, school districts, or others. It is recognized that population density, age distribution, 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.
5. Reservation Of Additional Land: Where the comprehensive plan or the standards of the village call for a larger amount of park and recreational land in a particular subdivision or planned unit development than the developer is required to dedicate, the land needed beyond the developer's contribution 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.
6. Combining With Adjoining Developments: Where the subdivision or planned unit development is less than forty (40) acres, public open space which is to be dedicated should, where possible, be combined with dedications from adjoining developments in order to produce usable recreation areas without hardship on a particular developer.
7. 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.
8. 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.
9. Conveyance: All sites conveyed as provided herein, shall be conveyed either by warranty or trustee's deed. The subdivider or developer shall be responsible for conveying good, merchantable title to such sites, and shall be responsible for payment of all real estate taxes to the date of conveyance.
10. Annexation: The dedications of land or cash contributions in lieu thereof required by this section shall also be required as a condition to the annexation of any land to the village and provisions therefor shall be incorporated in any preannexation agreement concerning such land.
11. Pedestrianway: No credit against required dedications of land or against cash contributions in lieu thereof as required by this section shall be provided for pedestrianways which are provided by the subdivider or developer. For purposes of this section, a "pedestrianway" shall be defined as a right of way, however designated, across or within a block for use by pedestrian and/or bicycle traffic, as well as any sidewalks and/or crosswalks, wherever located, which the board of trustees has determined will be frequently utilized as a bicycle path.
I. School Payments:
1. Funds Paid To Secure School Sites: As condition of approval for any final plat of subdivision of any block, lot, or sublot or any part thereof, or any piece or parcel of land, or of a final plat for a planned unit development, or as a condition of issuance of a building permit for any dwelling unit, each subdivider, developer, and permittee shall be required to make payments to the elementary school and high school districts within which the property shall be located. These funds are intended to provide the school district with the necessary funds to secure school sites, and for such other purposes as permitted by law, to provide adequate schooling for the anticipated pupils who will live within each dwelling unit. The funds shall be paid at the time of final plat approval, or, at the election of the subdivider or developer, with the consent of the village board, shall be paid at the time of building permit issuance for each dwelling unit. In all other circumstances, the payment shall be made prior to issuance of a building permit. No payment shall be required for any building permit for any dwelling unit within a subdivision, if payment was made to the district at the time of subdivision approval, in accordance with the requirements existing at the time of said subdivision approval. No payment shall be required for any building permit for any dwelling unit within a subdivision, if payment was made to the district on or before July 1, 1994, pursuant to a written agreement entered into prior to July 1, 1993, for a subdivision, which received final plat approval prior to July 1, 1993.
The amount of the payment shall be determined by the respective school district, using generally accepted formulas, provided that the village board has approved the amount ascertained by the respective district, and provided that the district has executed the approved indemnification agreement. In the event that the property upon which the dwelling unit is to be located falls within two (2) school districts for the same level of schooling, such as the same two (2) elementary school districts, the district which has the greater portion of the property upon which the dwelling unit shall be located shall receive the funds.
If the funds are paid at time of plat approval or pursuant to a written agreement described above, the developer or permittee shall submit to the village receipts from each recipient school district, which confirm that the required payments have been made. If the funds are to be paid at time of building permit issuance, prior to issuance of the building permit, the permittee shall furnish receipts from the recipient school districts, which confirm the required payments have been made. The developer or permittee shall be responsible to ensure that the correct school districts receive the funds. If the funds are paid to the wrong district, the permittee shall not be relieved of the obligation to pay the required amount to the correct school district.
2. Transition Fees: A "school transition fee" is defined as a fee paid to the applicable school district(s) at or before the time a building permit is issued for new construction of a residential dwelling unit to provide funds to the school district to provide for the education of students who are anticipated to be generated from a dwelling unit. As a condition of all annexation agreements entered into by the village, a provision shall hereafter be included in all such agreements requiring the developer or owner of vacant property to pay the transition fees as provided herein. The determination of the number of students to be generated from a particular dwelling unit or lot shall be based on the following data published by the Illinois School Consulting Service 1 :
Preschool | Elementary | Junior High | Total K - 8 | High School | Adults | Total |
Preschool | Elementary | Junior High | Total K - 8 | High School | Adults | Total | |
Detached single-family: | |||||||
2 bedroom | 0.113 | 0.136 | 0.048 | 0.184 | 0.02 | 1.7 | 2.017 |
3 bedroom | 0.292 | 0.369 | 0.173 | 0.542 | 0.184 | 1.881 | 2.899 |
4 bedroom | 0.418 | 0.530 | 0.298 | 0.828 | 0.36 | 2.158 | 3.764 |
5 bedroom | 0.283 | 0.345 | 0.248 | 0.593 | 0.30 | 2.594 | 3.770 |
Attached single-family (townhome, row house, etc.): | |||||||
1 bedroom | 0 | 0 | 0 | 0 | 0 | 1.193 | 1.193 |
2 bedroom | 0.064 | 0.088 | 0.048 | 0.136 | 0.038 | 1.752 | 1.99 |
3 bedroom | 0.212 | 0.234 | 0.058 | 0.292 | 0.059 | 1.829 | 2.392 |
4 bedroom | 0.323 | 0.322 | 0.154 | 0.476 | 0.173 | 2.173 | 3.145 |
Apartments and condominiums: | |||||||
Efficiency | 0 | 0 | 0 | 0 | 0 | 1.294 | 1.294 |
1 bedroom | 0 | 0.002 | 0.001 | 0.003 | 0.001 | 1.754 | 1.758 |
2 bedroom | 0.047 | 0.086 | 0.042 | 0.128 | 0.046 | 1.693 | 1.914 |
3 bedroom | 0.052 | 0.234 | 0.123 | 0.357 | 0.118 | 2.526 | 3.053 |
The amount of the transition fee per dwelling unit shall be calculated by determining the unfunded cost to educate a student. The unfunded cost to educate a student shall be calculated by adding the cost of educating a student in the first and second years of occupancy of a new dwelling unit, less general student assistance from the state and partial payment of real estate taxes, during the time the property is not fully assessed as improved for a complete tax year, multiplied by the number of students generated per dwelling unit as provided in the aforesaid data, the product of which shall be the transition fee per dwelling unit or lot. As of the effective date hereof, the unfunded cost to educate a student is ten thousand dollars ($10,000.00) for the first and second years of occupancy.
An objection to the transition fee shall be made in writing and shall be heard by the board of trustees, at which time the developer or owner of the subject property and the affected school district(s) shall be given the opportunity to appear and be heard.
Annually, the school district receiving transition fees shall provide written evidence to the village of the unfunded cost to educate students so that the transition fees may be adjusted. If a school district fails to provide information about education costs after a request by the village to do so, then at the village's discretion, the transition fee shall remain the same for the following year. (Ord. 2015-03-02, 3-11-2015)
Notes
| 1 | 1. Illinois School Consulting Service/Associated Municipal Consultants, Inc., Naperville, Illinois, 1996, or as updated from time to time by the same consulting firm. |