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Village approves 3 Leaf senior-living PUD changes, reduces developer impact fees by $382,874
Summary
The Village Board approved an amendment increasing a proposed senior-living project to 124 units and, in a separate 6–1 vote, reduced the developer's impact fees from $1,265,801 to $882,927 after the developer presented usage data and a lower utility-demand analysis.
The Village Board on July 28 approved two amendments to a planned-unit-development proposal from 3 Leaf Development for a senior-living community on Campus Drive: a unanimous vote to increase the planned unit count from 118 to 124, and a separate 6–1 vote to reduce impact fees by $382,874.
The first vote approved a design change that removed a patio and added six units to the building. The planning commission had recommended the change unanimously.
The second action reduced the developer’s total impact-fee obligation from $1,265,801 to $882,927. The developer asked the board to charge impact fees based on the facility’s expected utility usage rather than the municipality’s single-family-home baseline. The developer presented industry-standard occupancy statistics for senior housing (an average of about 1.2 persons per unit) and local billing data from a comparable senior facility and asked the board to adopt a lower multiplier for water and sewer availability/connection fees. The board approved the reduction, 6–1.
What the developer said: The developer representative, Mr. Ford, said the increase to 124 units would include a mix of residential types — roughly 84 independent-living units, 20 assisted-living units and 20 memory-care units — and that senior housing delivers different utility and infrastructure impacts than single-family homes. Ford presented a pro forma and usage analysis showing that charging the single-family-equivalent impact rate would overstate the project’s infrastructure needs. He said the project is expected to generate new annual property taxes for the village and will pay standard quarterly water and sewer bills based on actual consumption after opening.
Board context and financials: Village staff confirmed that impact fees are governed by local ordinance and must be used only for the specific categories that created them (for example, library, parks or public-safety-related capital). Staff noted the impact-fee reduction does not affect quarterly utility billing: the facility will pay standard water and sewer usage bills after it opens. Board members also discussed the wider local need for senior housing and the tax revenue implications; staff estimated the development could contribute roughly $100,000–$200,000 annually to the village tax levy depending on final assessed value.
Votes and next steps: The board approved the increase to 124 units unanimously. The amendment to reduce the impact-fee total to $882,927 passed 6–1; the roll-call vote was recorded. The developer will proceed with final permitting steps; the planning commission and staff will continue to track design details, stormwater and floodplain constraints noted during review.
Ending: The board said it expects the project to proceed through final site-plan approvals and building permitting; residents and board members alike said they will continue to monitor the project’s design, traffic impacts and use of community resources.
