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Hartland board OKs 3Leaf senior living project, reduces impact fees by $382,874
Summary
The Village of Hartland board approved a PUD amendment to add six units to a proposed senior-living complex and voted 6–1 to reduce the project's impact fees from $1,265,801 to $882,927 after the developer presented usage data arguing seniors use less utility capacity than single-family homes.
The Village of Hartland board approved amendments to a planned-unit-development (PUD) on Campus Drive for a senior-living project proposed by 3 Leaf Development, increasing the building’s approved unit count from 118 to 124 and altering the project’s impact-fee obligation.
The board voted unanimously to approve the addition of six units. In a separate vote, trustees approved, 6–1, an amendment that reduced the project’s calculated impact fees from $1,265,801 to $882,927 — a $382,874 reduction — after the developer presented technical figures showing lower average water and sewer use for senior-housing units compared with single-family homes.
John Ford, the developer’s representative, told the board the 124-unit project would include a full continuum of care: about 84 independent-living units, 20 assisted-living and 20 memory-care units. He said industry statistics and a local comparator building showed average occupancy and utility use per senior unit are substantially below the single-family-home standard used by the village’s fee schedule. “A single-family home can change occupancy over time; our senior units average roughly 1.2 occupants per unit,” Ford said, arguing that the village’s fee schedule overstates the project’s utility impact.
Village staff explained the distinction between recurring utility bills and one-time impact or connection fees. Staff member Ryan said the developer will pay 100% of periodic water and sewer bills based on actual usage; the board’s decision modified only the one-time impact calculations used for capacity and connection charges.
Trustees voted with the following roll calls on the two PUD items. The unit-count increase passed unanimously with all trustees voting yes. The impact-fee amendment passed 6–1; Trustee Walsh Lager cast the lone no vote in the recorded roll call.
Village staff said the project is expected to increase the village tax base while not imposing routine municipal service demands such as village garbage pickup or road maintenance. The developer estimates total construction value at roughly $30–50 million and projected local taxes in the low six figures annually for the village portion of the levy.
The board’s approval allows the developer to proceed with final site and building plans under the amended PUD conditions. Officials said the village will continue to collect actual water and sewer usage data once the facility is operating, and that impact-fee arrangements remain subject to the village’s ordinances and any right of appeal the project may exercise under state law.
