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Home My WebLink AboutMinutes - 6/3/1999 - Community Development Committee (3) ANALYSIS OF PARK DONATIONS � City of McHenry Community Development Deaartment Backaround Requirements for park donations are found in Section V, Paragraph H of the Subdivision Control Ordinance and in Section 7-4 of the Municipal Code. Requirements in the Subdivision Control Ordinance are applicable to new residential subdivisions while the requirements in the Municipal Code are applicable to existing land in the City where a donation has not previously been paid. The park donation currently required for detached single family, attached single family, and apartment units is attached (Exhibit A). Park Donation Formula Park donation requirements are based on a formula that calculates the population generated by a new subdivision and the acreage of parkland needed to serve this population. The City may accept a donation of parkland in the amount calculated, or can accept a cash donation in lieu of land. The amount of the cash donation is calculated by multiplying the amount of land required to serve the new subdivision times the "fair market ' value" of an improved acre of residential land in the City. Annually on May 1, the City raises the required park donation based on the change in the Consumer Price Index (CPI) for the previous year. The population table used to calculate the number of persons generated by a new subdivision is published by the Illinois School Consulting Services. This organization � updates the table periodically, most recently in 1996. However, the version presently in use by the City is from 1989 (see Exhibit B). The ratio of parkland per person used by the City is 1.5 acres per 100 persons. The fair market value for improved residential land as specified in the Subdivision Control Ordinance is $30,000 per acre. However, because of the yearly increases in fees based on the CPI, the actual amount of the fair market value in effect today is $36,820 per acre. Analysis When considering adjustments to the City's park donation requirements, there are three areas to evaluate: 1) Table of Estimated Population; 2) Ratio of parkland per person; and 3) Fair market value per acre. Population Table. The City presently uses the 1989 Table of Estimated Population, prepared by the Illinois School Consulting Services. The most recent version of this table is from 1996. The estimated total number of persons per unit is higher in the 1996 table than in the 1989 table for all types of dwellings, except for 2 and 4 bedroom attached single family, and efficiency apartments (see Exhibit C). Higher population results in higher park donations and the City may want to consider adopting the 1996 table. However, the population increases are not substantial and do not significantly increase the park donation (see Exhibit D). � Ratio of Parkland per Person. The present ratio of 1.5 acres per 100 persons is � adequate. Other communities in the area typically use ratios ranging from 1.0 per 100 to 1.75 per 100. No changes to this ratio are recommended. Fair Market Value per Acre. The fair market value for improved residential land as specified in the Subdivision Control Ordinance is $30,000 per acre. However, because of the yearly increases in fees based on the CPI, the actual amount of the fair market value in effect today is $36,820 per acre. Based on information obtained from the McHenry and Nunda Township Assessor's Offices, this value is too low. A review of the assessed value of improved land within various subdivisions in McHenry has revealed that the average value per acre of improved residential property is approximately $113,000 (see Exhibit E). Therefore, an increase in the fair market value is clearly justified. The following is a comparison of park donation requirements used by other communities in the area: Version of Ratio per Fair Market Pop. Table 100 Persons Value qer Acre � Algonquin: NA 1 acre per 100 $110,000 Crystal Lake: 1989 1 acre per 100 $ 31,500 Woodstock: 1996 1.75 acre per 100 $ 42,857 Average: 1.25 acre per 100 $ 61,452 � Conclusion Given the present value of improved residential land in McHenry, an increase in the fair market value per acre is appropriate. For comparison purposes, Exhibit F shows proposed park donations at various increments for the fair market value ($45,000; $60,000; $75,000, $90,000; $100,000; and $110,000). Exhibit G shows what the donations would be if the Table of Estimated Population is changed to the 1996 version. Recommendation An increase to $60,000 per acre is recommended. Although this amount is lower that the average value of land ($113,000), it is a reasonable increase and would not place an undue burden on developers of existing subdivisions. Prior to any fee increase, it is recommended that a grace period of at least 90 days be given to allow developers time to make any necessary adjustments. � N � � �XN��( � A City of McHenry Current Park Donation Amounts - Detached Sin e-Fam' Atteched Sin e-Fam' A arlmente 2 Bdrm 3 Bdrtn 4 Bdrm 5 Bdrm 1 Bdrm 2 Bdrm 3 Bdrm 4 Bdrm Ett. 1 Bdrm 2 Bdrm 3 Bdrm Park Donatbns Curtent Amount(Updated 5/1199)_ S1 093 y1 583 E2 031 �1 988 E591 b1 148 S1 315 a1,844 E752 y959 E967 31�540 -Based on a Land Va�ue of S36,B20/Ac. (530�000 Plus 7 Years of Annual CPI Increases ! •. � ( �'��''r a 1989 TABLE OF ESTIMATED U6.TIMATE SCHOOL POPULATION PER DEWLLING UNIT Elementary Jr. High Total High School Preschool Grades K-5 Grades 6-8 Grades K-8 Grades 9-12 Adults Total Type of Unit 0-4 Years 5-10 Years �1-13 Years 5-13 Years 14-17 Years 18+ Years Per Unit Detached Single-�amily 2 Bedroom 0.102 0.122 0.041 0.163 0.020 1.694 1.979 3 Bedroom 0.256 0.358 0.143 0.501 0.146 1.962 2.865 4 Bedroom 0.413 0.474 0.303 0.777 0.307 2.176 3.673 5 Bedroom 0.231 0.317 0.231 0.548 0.212 2.606 3.597 Attached Single-Family 1 Bedroom 0.000 0.000 0.000 0.000 0.000 1.068 1.068 2 Bedroom 0.091 0.094 0.077 0.171 0.037 1.775 2.074 3 Bedroom 0.229 0.212 0.063 0.275 0.067 1.809 2.380 - 4 Bedroom 0.346 0.321 0.169 0.490 0.183 2.317 3.336 Apartments Efficiency 0.000 0.000 0.000 0.000 0.000 1.360 1.360 1 Bedroom 0.000 0.000 0.000 0.000 0.000 1.734 1.734 2 Bedroom 0.041 0.080 0.039 0.119 0.038 1.554 1.752 3 Bedroom 0.063 0.203 0.117 0.320 0.093 2.310 2.786 M � � E�tFr 'T C_ 1996 TABLE OF ESTIMATED ULTIMATE SCHOOL POPULATION PER DEWLLING UNIT - � Elementary Jr. High Total High School Preschooi Grades K-5 Grades 6-8 Grades K-8 Grades 9-12 Aduits Total Type of Unit 0-4 Years 5-10 Years 11-13 Years 5-13 Years 14-17 Years 18+ Yea�s Per Unit _---------- -- Detached Single-�amily 2 Bedroom 0.113 0.136 0.048 0.184 0.020 1.700 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 0.360 2.158 3.764 5 Bedroom 0.283 0.345 0.248 0.593 0.300 2.594 3.770 Attached Singie-Family 1 Bedroom 0.000 0.000 0.000 0.000 0.000 1.193 1.193 2 Bedroom 0.064 0.088 0.048 0.136 0.038 1.752 1.990 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 E�ciency 0.000 0.000 0.000 0.000 0.000 1.294 1.294 1 Bedroom 0.000 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 » � � EkH� r p . City of McHenry Current and Proposed Park Donatlon Amounts Detached Sin e-Fem' Atteched Sin le-Fam' artmente Park Donatbns 2 Bdrm 3 Bdrtn 4 Bdrm 5 Bdrm 1 Bdrm 2 Bdrm 3 Bdrm 4 Bdrm Efl. 1 Bdrm 2 Bdrm 3 Bdrm Curtentpmount,j�ated511l991 _ _ -Based on a Land Value o/536,820/Ac. � `— -- _- -- -- - --- -- -- ---- ----- - -- -- ---— - —- — -- -- - - LS30 000 Plus 7 years of Annual CPI Increases) � ' -- - -- -- --- -- - ---19891CSC TaWe� -- --- - 51,093 _$1,583 � $2,031 _ $1,988 $591 _ 51,146 _ _31 315 --- $1,844_ _$752 --�$959 --_-- $967 -- $1,540 Q�fo�sed�ormula Amour�t _----- ---- ----- - -- --- -- — ---- ----- ------ -Based on e La�d Value of 538 B20/Ac. 19961CSC TaWe S1 114 S1 601 32 079 52 082 3859 31 099 S1 321 a1 737 5715 a971 Si 057 S1 688 ' � �kH i 8�r �. Land Value Per Acre - 1998 Assessment Data � Subdivision Value Per Acre Martin Woods $84,816 Glacier Ridge $78,129 Burning Tree $76,470 Deerwood $68,398 Olde Mi(( Ponds $160,380 Park Ridge Estates $130,992 �nding Creek �131,496 Foxview Highlands $131,508 Hillside $131,496 Oaks of McHenry $130,680 McHenry Lakes Estates $122,491 Lakeland Park $117,612 Boone Valley $140,205 Pheasant Valley $93,364 Knox Farm $94,380 _ Average $112,827.72 Value Per Acre = (Assessed Lot Value x 3)x(43,560/ Minimum Lot Size of Zoning District) � �. . � r City o`I ..,cHenry �XH i - F . Current and Proposed Park Donation Amounts Detached Sin le-Farti Attached Sin e-Fam' A artmente , 2 Bdrm 3 Bdrm 4 Bdrm 5 Bdrm 1 Bdrm 2 8drm 3 8drm 4 Bdrm EH. 1 Bdrm 2 8drm 3 Bdrm Park Donatb�s Current Amount(Updated 5/1/99) $1 093 31 583 a2 031 $1 988 5591 31 148 31 315 a1 844 a752 E959 a967 31 S40 -Based on a Land Value of 536,820/Ac. a30 000 Plus 7 ears of Annual CPI Increases) Pro sed Formula Amount P°- -- -- ---__ — _ --- -- __ _ -------- -------- -- — ___ _ _-- _ ___ _ . -Based on a Land Value o(a45 000/Ac. $1 336 a1,934 a2,478 $2,428 $721 S1 400 $1 607 32 252 $918 �1 170 51 183 31 881 -8esed on a Land Value o(360,000/Ac. $1 781 �2 579 $3 306 $3 237 $961 b1 867 52,142 $3,002 $1 224 $1 561 $1,577 E2 507 -Based on a Land Value of�75,000/Ac. a2 228 $3 223 a4 132 34,047 S1 202 32 333 $2,678 �3,753 a1,530 �1 951 $1 971 53,134 -Based on a Land Value ot a90 000/Ac. $2 672 $3 888 �4,959 $4 856 $1 442 $2 800 S3 213 $4 504 a1 836 �2 341 $2 365 $3 761 -Based on a Land Value of 3100 000/Ac. a2 969 y4 298 y5,510 $5 396 S1 602 S3 111 E3 570 $5 004 a2 040 S2 601 �2 628 a4 179 -Based on a Land Value o(5110 000/Ac. S3 265 34 727 �8 080 a5 935 31 762 33 422 33 927 a5 504 a2 244 32 861 32 891 S4 597 .� ( ( ExH��T C� City of McHenry + Current and Proposed Park Donation Amounts , Oetached Sin e-Fam' Attached Sin le-Fam A artments Park Donatbns 2 Bdrm 3 Bdrm 4 Bdrm 5 Bdrm 1 Bdrm 2 8drm 3 Bdrm 4 Bdrm Eft. t Bdrm 2 Bdrm 3 8drm Cur ent ount U ated 5N/99 __.._ - -Based on a Land Value of 536,820/Aa -- ------ --------- -------,--------- ----- (S30'000 Plus�ears of Mnual CPI Increases) ____ _ _ __ - ----- 19891CSC TaWe y1,093 a1 583 a2 031 $1,988 $591 a1 146 a1 315 a1,844 __y752 $959 _ a967 31 540 - I---- - - -- - -- - - - P�oposed Formula Amount - -- - ------ - -Based on a Land Value o(b38,820/Ac. - - 1986 ICSC Table� y1 114 a1 601 32 079 $2 082 $859 a1 099 $1 321 31 737 5715 a971 S1 057 $1 688 -Based on a land Value of S45 000/Ac. 1989 ICSC Teble s1 336 a1 934 s2 479 S2 428 3721 S1 400 31 607 S2 252 a918 S1 170 S1,1B3 S7 881 1998 ICSC TaWe � � '-- - 1- `'-- 51361 a1957 E2,541 52,545 3805 31,343 31615 52,123 a873 _ E1,187 51,292 52,061 -Based on a Land Vaiue of E60,000lAc. - - -' 19891CSC Table y1,781 a2 579 �3,30H $3,237 3961 311867 E2 142 $31002 31�224 S1L561 51,577 32,507 1996 ICSC TaWe y1,815 a2 609 S3 388 $3 393 31,074 E7 791 32 153 y2 831 at 165 S1 582 S1 723 E2 748 -Based on a Land Value of a75,000/Ac. 1989 ICSC Table __ E2 226_ 33LZZ3 ,E4,132 _34L047 311202 S2L333 32,678 $3�753 ,511530 as951 S1 9, 71 53,134 1996 ICSC Table S2 269 S3 281 34 235 a4 241 31 342 $2 239 $2 691 a3 538 _ $1,456 $1,978 32,153 33,435 -Based on a Land Value o(E90,0001Ac. - ---- ------- -- 1989 ICSC Table ----- ----y2,672 S3 868 yA,959 _$4'856 51'442 b2 800---33,213 --_34,504 �--�1,836 _$2,341 52,385 -- 33,761 1996 ICSC Table a2,723 53 914 55,081 a5,090 a1,611 52 687 33 229 _54,246 a1 747 a2,373 S2 564 54 122 -Based on a Land Value ot 5100 000/Ac. -- - --- -------- - - -- 1989 ICSC Table $2 969 a4,298 35 510 S5_396 $1 602 E3 111 S3 570 35,004 S2 040 52,801 E2 628 34 179 1998 ICSC Table y3 026 a4 349 a5 948 a5 655 S1 790 32 985 S3 588 a4 718 E1,941 �2 837 32 871 34 580 -Based on a Land Value ot E110 000/Ac. - 19891CSC Table 53 265 S4 727 S�O60 �5L935 S1 762 E3 422 53,927 35_1504_ 52 244 E2 B61 32 891 $4 597 19981CSC TaWe y3 328 S4 783 S6 211 a6 221 31 969 S3 284 33 947 S5 189 a2 135 32 901 S3 15B a5 037