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HomeMy Public PortalAbout09.14.98 COW AgendaVILLAGE OF PLAINFIELD WILL COUNTY'S OLDEST COMMUNITY WORKSHOP OF THE PRESIDENT AND BOARD OF TRUSTEES HELD ON MONDAY, SEPTEMBER 14,1998 AT THE VILLAGE BOARD ROOM 23145 W. LINCOLN HIGHWAY, PLAINFIELD 7:00 P.M. 1) CALL TO ORDER, ROLL CALL, PLEDGE. 2) MINUTES -Approval of Workshop Meeting Minutes, August 10, 1998 Richard A. Rock PRESIDENT TRUSTEES Jay D. Darnell Jeffrey Dement Kathy O'Connell Steven L. Rathbun Raymond Smollch Kurt Stelzer Susan Janik VILLAGE CLERK 3) WASTEWATER TREATMENT PLANNING. A representative from Baxter and Woodman, together with Mr. Allen Persons, will review for the Board the activities, studies and action courses required to adequately plan for. future wastewater treatment needs. The planning process for a new sewage treatment plant is lengthy and complicated. This was initially brought to the Board's attention through committee meetings in the spring of this year, and we have interviewed Dauchler and Associates previously. Baxter and Woodman is qualified to do this work. 4) JOLIET/ PLAINFIELD DEVELOPMENT ANALYSIS. The Planning Department has compared development differences along the Caton k'arm Road development corridor. The zoning differences between Joliet and Plainfield are attached. The staff is recommending: a) The Village of Plainfield adopt a Resolution requesting Joliet to extend the existing Boundary Agreement for an additional 10 years. b) The Village consider an amendment to its Comprehensive Plan to permit a density transition corridor from Renwick Road south to the Joliet Boundary Agreement Line. 5) PARK SITE CONTRIBUTION ORDINANCE. Mr. Jeff Durbin has analyzed the differences between the existing Park Site Contribution Ordinance and the one recently adopted by the City of Joliet. The Village had been approached by the Plainfield Township Park District earlier this year, and was asked to consider the Joliet type ordinance because of its provisions for determining parkland usage and other criteria not currently in our existing ordinance. The most significant feature of the ordinance is that all dedications would come to the Village of Plainfield rather than directly to the Plainfield Township Park District. Adoption of the Park Site Contribution Ordinance will require a Public Hearing since it is an amendment to our subdivision regulations 23145 W. LINCOLN HIGHWAY • PLAINFlELD, ILLINOIS 60544 • ($15) 436-7093 • Fax (815) 436-1950 6) ANY OTHER BUSINESS. DEFERRED ITEMS Downtown Competition Implementation Joint Meeting with Plan Commission Infrastructure Maintenance Fee Economic Incentive Target Areas Impact Fee Analysis TIF District Financing Southwest water/sewer lines Personnel Policy I-55 Connection Feasibility • Richard A. Rock PRESIDENT TRUSTEE8 Jay D. Darnell VILLAGE OF PLAINFIELD Jeffrey Dement Kathy O'Connell WILL COUNTY'S OLDEST COMMUNITY Steven L. Rathbun Raymond Smolich Kurt Stelzer Susan Janik VILLAGE CLERK To: Mayor and Board of Trustees From: T. L. Burghard, Village Administrator Date: August 26, 1998 Subject: September 14, 1998 Workshop The September 14 Workshop will have a number of significant and lengthy issues. I am distributing this material to you well in advance sa that it can be read and digested prior to the scheduled meeting. dOLIET PLAINFIELD DEVELOPMENT ANALYSIS. The Planning Department has prepared the attached report addressing the Joliet Plainfield Boundary issue. It delineates density differences, fee comparisons, and approval times. The Administration needs some direction in the form of a policy statement for usage with property owners in the Southwest, where we are discussing annexation and future development. The report suggests a density transition corridor from Renwick Road south to the Joliet Boundary Agreement line. These densities would be significantly more flexible than those contained in our Comprehensive Plan or Zoning Ordinance. I need direction on this sa that I can continue my discussions with various property owners. Additionally, Staff is recommending that the Board adopt a Resolution requesting Joliet to extend the Boundary Agreement for an additional 10 years. PARK SITE CONTRIBUTION ORDINANCE. Enclosed is an analysis of the so-called "Joliet" Park Site Dedication Ordinance and the Village's existing ordinance. Mr. Durbin raises several interesting and perplexing questions and we will need precise direction from the Board before proceeding. The Park District continues to request a private meeting to discuss the issues, and I am drafting a typical lease that the Village would use in dealing with the Park District in the future. For instance, should we continue to acquire "Park Land", we should know promptly whether the Park District would agree to lease the space from us, because if they don't, we have a whole other issue to discuss. FACILITIES PLAN. We will have a presentation from Baxter and Woodman and Mr. Allen Persons regarding the passible contract for a facilities plan. I suggest again that we move diligently in this area and select a qualified engineer to do the work. This is the second qualified engineer we have brought to your attention. I know this is significant work for the Board to consider, but these are necessary issues that need clarification, direction and completion. We have talked about each of these subjects previously, they are not new to the Board members, and each of you has opinions, let's make a decision and proceed. !~3,~~~ 23145 W. LINCOLN HIGHWAY • PLAINFIELD, ILLINOIS 60544 • (815) 436-7093 • Fax ($15) 436-1950 ~~ Richard A. Rock PRE3IDENT TRUSTEES Jay D. barnell Jeffrey Dement VILLAGE OF PLAINFIELD Kathy O'Connell WILL COUNTY'S OLDEST COMMUNITY Steven L. Rathbun Raymond Smolich Kurt Stalzer Susan Janik MEMO TO: Terry Burghard, Village Administrator VIIIAGECLERI( FROM: Jeff Durbin, Community Development Di~ctor DATE: August 24, 1998 REGARDING: Proposed Park Site Contribution Ordinance mendment Per your request, I have reviewed the draft Park Site Contribution Ordinance as based upon the current Joliet Ordinance. The provisions of the draft do contain some improvements from current requirements, however, I would suggest caution when simply "borrowing" an ordinance from Joliet. Some minor modifications are necessary, and I would like to suggest some additional considerations as follows: 1. The draft proposes dedication of 5.5 acres of land for each 333 lots. This is based upon the assumption currently in use of 3.3 persons per household and a dedication of S.S acres per 1000 residents. As this population threshold is commonly accepted,l would suggest that we outline how the 333 lots were arrived at as the 3.3 persons per household could change over time. It is certainly true that it is easier to calculate the number of lots/units within a proposed development than to estimate the number of new residents. 2. Additionally, we have discussed increasing the acreage requirements from 5. S and this might be a reasonable time to fallow through with the increase. National standards suggest 10 acres per thousand residents, however, few nearby communities have adopted that standard. A fair number of nearby communities have increased acreage requirements to 7.5 acres per thousand residents. 3. Paragraph I should reference accordance with both the requirements and criteria set forth herein. 4. The location of the park site should be in a location which will be of relatively equal benefzt to all residents of the development. 5. Throughout the text, the applicable Park District and the Village are referenced. In accordance with current Board policy; the text should refer first to the Village and then the applicable park district. In some cases, the current format could be misinterpreted. This is especially true in the section relative to conveyance of land or cash. All of this should be conveyed to the Village. The Board should probably address how we will handle cash contributions. I assume they would be to the Village and, if necessary, we could convey it to the Park District. 23145 W. LINCOLN HIGHWAY • PLAINFIELD, ILLINOIS 60544 • ($15) 436-7093 • Fax ($15) 43C-1950 ~J Page 2 6. If the Village is to record conveyances, would this be accomplished by the Village Attorney? 7. Section IIC regarding credit is a welcome addition. This includes language that may not be consistent with Board policy, however, it is a fair start. The question for the Board is should any credit be given for natural areas, floodplains, etc. The proposed text provides a SD% credit. I think this fs appropriate as I strongly believe that these areas should be under public control, without any credit many developers will seek to maintain private ownership of these areas. The text in this section is also redundant and should be clarified. 8. We should revise the language in section III such that a combination of land and cash may be required in certain cases. 9. Section IIIa includes a typo (should be State of Illinois) anal the language regarding the appraisal should not include the language "set aside as park land. " This may have been an attempt by Joliet to help reduce developers casts as land set aside for park land may not be worth the same as other buildable acreage. 10. Our current ordinance requires that the letter of credit or other surety be provided far a park site until it is accepted. I would suggest that we maintain the current provisions regarding letters of credit for park sites. 11. I would also suggest that the current ordinance provisions regarding reservation of additional land to he purchased with 1 Z months be maintained in this text. This could be important in future park sites that are planned but exceed the required land contribution acreage. 12. Section VIII should be considered in light of the current Board policy. Should the developer be required to meet with the Park District and notffy them of submittal of plats? There is some benefit to avoid duplication of sites and keep them informed. I hope these comments are helpful. If the Board'seeks action on this draft, I would like to discuss these comments with the Village Attorney or modify the text myself (if provided the disk) prior to Board action. These comments should be addressed prior to public discussion. As always, do not hesitate to contact me with any questions. .Ild r ORDINANCE NO. AN ORDINANCE AMENDING THE SUBDIVISION REGULATIONS PROVIDING FOR DEDICATION OF PARK LANDS OR FEES IN LIEU THEREOF WHEREAS, the Village of Plainfield is experiencing increased growth due to residential subdivision development; and WHEREAS, the Village of Plainfield has found that healthful, productive community life depends in part on the availability of recreational and park space adequate to meet community needs; and WHEREAS, the need far additional public park space is specifically and uniquely attributable to new residential subdivisions and similar residential developments; and WHEREAS, the Village of Plainfield and Plainfield Township Park District have determined that the public interest, convenience, health, welfare and safety require that a minimum of S.S acres of land far each 333 dwelling units be devoted to park and recreational purposes; and WHEREAS, the President and Village Board concur in this determination; and WHEREAS, the number of lots and dwelling units in a proposed subdivision or planned unit development aze easily determined and provide a fair and simple method to calculate the minimum recreational and park space needs of the residents thereof; and WHEREAS, the location of park and recreation facilities needed to serve the immediate and future needs of residents and children of each new subdivision or planned unit development is as essential to proper land development as are streets, water, sewers and sidewalks, and to that end the President and Village Board hereby determined that the dedication of land for park and recreation sites, or contributions in lieu of actual land dedication (where the latter is deemed impractical), or a combination of both, shall be required of each subdivider or developer of a planned unit development as set forth herein. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD DF TRUSTEES OF THE VILLAGE OF PLAINFIELD AS FOLLOWS: SECTION 1: The Subdivision Regulations of the Village of Plainfield are hereby amended by deleting Section 10-16 of Article 10, Chapter 7 and replacing it with the following: SECTION X 4-X b: DEDICATION OF PARK LANDS OR PAYMENT OF FEES IN COMBINATION WITH OR IN LIEU THEREOF 1 I. General As a condition of approval of a preliminary plat of residential subdivision, or of a preliminary plat of Planned Unit Development, each subdivider or developer shall dedicate land for park and recreational purposes to serve the immediate and future needs of the residents of the development or provide a cash contribution in lieu of actual land dedication, or a combination of both, as determined by the President and Village Board, in accordance with the requirements set forth herein. II. Criteria ar Re uirin Park and Recreational Land Dedication (a) Amount o Land Re uired Subject to Section III, five and one-half acres of land shall be dedicated to the park district, or other public entity designated by the President and Village Board for every 333 lots and/or dwelling units contained in the preliminary plat of subdivision or planned unit development. Example: Development of 82 detached single-family lots and 3 lots intended for 5- unit town homes. t Total Number of Lots/Units X The Required Acreage ~ Total Acres to be Dedicated for 333 lots/units 82 + 18 - 100 X 5.5 acres = 1.65 acres to be Dedicated 333 (b) Location of Park Site The land to be dedicated shall be in a location which will be relatively equal to benefit to the residents of the development. The location shall also take into account nearby park sites. In appropriate circumstances, the land to be dedicated shall be contiguous to proposed or existing sites located in adjacent developments. Standards utilized by the applicable park district and the Village shall be used as a guideline in locating sites. (c) Credit for Land„Dedication When land dedication is required, credit to developers shall be given in accordance with the following criteria. The first four (4) acres must be contiguous in one location, relatively flat, not included as part of a storm water .management system, and above all known maximum flood levels in the area. Land over and above the four acre minimum shall be credited as follows: /- 100% Credit -for additional land as described above 50% Credit -for important natural areas and flood plain that is designated by the Park District or Village Board as part of a planned linear park. When the land proposed for dedication includes important natural acres or flood plain that is designated by the park district or Village Board as part of a planned linear park, credit will be assigned as follows: 100% Credit -for the first four acres or one-half of the required dedication whichever is less, contiguous in one location, relatively flat, not included as part of a storm water management system, and above all known maximum flood levels in the area. 50% Credit -for important natural areas and flood plain that are designated by the Park District or Village Board as part of a planned linear park. III. Criteria for Requiring a Cash Contribution in Lieu ~f Park and Recreation Sites Where the development is small and the resulting park site would be too small to be practical or when the available land is geologically and topographically inappropriate for park and recreational purposes as determined by the Village after consultation with the applicable park district, the Village shall require the subdivider or developer to pay a cash contribution in lieu of park and recreation land dedication. The cash contribution shall be available to serve the immediate or future needs of the residents of the development. The cash contribution may be used for the capital improvements of other existing local park and recreation land or facilities which already serve the development and shall not be used for operational expenses. A combination of land dedication and a contribution in lieu of land shall be required when a substantial part of the local park or recreation site has already been acquired and only a portion of additional land is needed from the development to complete the site. In this event, the land needed to complete the site shall be dedicated and a cost contribution shall be made for any additional land that would have otherwise been required. (a) Fair Market Value The cash contribution in lieu of land shall be based on the "fair market value" of the acres of subdivided land in the area to be developed or improved as specified herein, that otherwise would have been dedicated as park and recreation sites. The "fair market value" for each proposed preliminary plat shall be determined to be the average of three appraisals prepared by appraisers registered as Certified General appraisers in the Sate of Illinois. The costs of these appraisals shall be borne by the Developer. The appraisal shall be based on the current value of an acre of buildable land set side as park land in a developed subdivision with utilities available at the property line and fully improved residential road frontage satisfying all building and subdivision ordinances. Complete . copies of the appraisals shall be submitted to the City at the time application is made for plat approval. (b) Conve ante o Land Donation or Pa meat o Cash Contributions The land to be dedicated for park purposes shall be clearly depicted on the preliminary plat. The total amount of park land dedicated shall be as required in Section 11. The appropriate park district shall inspect the land to be dedicated and shall receive title to the land upon written approval of all improvements. 1. The developer shall convey all required lands to the park district or other public entity designated by the President and Village Board within two (2) years after the recording plat or planned unit development plat far the unit in which the park site is located is accepted by the Office of Recorder of Deeds for recording or as may be otherwise agreed upon by the developer and the park district. When a cash contribution is required, the developer shall make the cash cantribution for each lot to the park district or Village prior to the issuance of a building permit far the subject lot. Payments shall be made directly to the park district or Village in which the development is located. Evidence of the conveyance of land or a receipt from the park district for the payment of a cash contribution shall be submitted to the Village when an application for a building permit is filed. The failure to provide sufficient. evidence of the required conveyance or cash contribution shall constitute sufficient grounds far the denial of the application for a building permit, or when a building permit has already been issued, revocation of the building permit. 2. The manner of conveyance will be by warranty deed naming the respective park district or other public entity designated by the President and Village Board as the sole grantee. The deed shall be accompanied by a commitment for a policy of owner's title insurance naming the park district or Village as a proposed insured. All title encumbrances unacceptable to the grantee shall be removed by the developer prior to submitting the deed and commitment for title insurance policy. Both the deed and the commitment fvr title insurance policy shall be delivered directly to the grantee. The developer shall not record any deed or conveyance. After review of the status of title, the park district or the Village shall record the deed or, if title is unacceptable, return the deed to the developer with an explanation of the title defects. The developer shall correct the noted defects and deliver a deed and revised commitment to the park district or the Village within a reasonable time. 3. The developer shall ascertain the pro rata real estate taxes through the date of delivery of the deed and commitment for policy of title insurance of the park district. The developer shall make payment in said amount to the park district ar other designated public entity at the same time that the deed and commitment for title insurance policy is delivered. IV. Credit_,~or Private Open Space and Recreation Areas With the approval of the President and Village Board, a portion of the public park site requirement may be provided in the form of private recreation areas. The extent of such areas shall be determined by the President and Village Board, based upon the needs of the projected residents, the extent to which the private recreation areas are available for use by the residents of the subdivision, and available park land in the general area. The substitution of private recreational areas for dedicated public parks may be approved if the President and Village Board find that the proposed private park site and park improvements are comparable to public park lands and improvements serving similar developments. Detailed plans of facilities to be installed shall be submitted with the preliminary plat and shall be subject to the review and approval of the President and Village Board under advisement of the park district. Before any credit is given for private recreation areas the subdivider shall provide appropriate assurances that the private recreation areas, will be permanently maintained for such use by the execution of such legal documents and the provision of such sureties as the Village may request. When credit for private recreation areas is approved, the total park land dedication required for the subdivision or planned unit development shall be suitably adjusted to reflect the credit. V. Combining the Adioining Development Public open space which is to be dedicated should, where possible, be combined with dedications from adjoining developments. VI. Im roved Sites All sites shall have road frontage and access to electricity, gas, water, and sanitary sewer. The developer shall also provide roadway improvements, street lighting, sidewalks, storm drainage and curb and gutter as may be required in conjunction with the development of other lots in the subdivision. VII. Topography. Grading and Seeding The shape, topography and geology of the dedicated site must be suitable for its intended purpose.. Final grading and turf establishment on sites dedicated for parks and recreations uses shall be performed by the developer according to plans and specifications approved by the park district, or other public entity having jurisdiction thereof. VIII. Notification Process (a) Developers shall meet and discuss open space needs with the park district prior to . submittal of preliminary plat. Written notice shall be given to the park district by the developer when a project has been filed for public hearing before the Plan Commission. (b) Within ninety (90) days of written notification from a developer, and prior to the Village Board review of a preliminary plat, the park district shall notify the Village in writing of its desire to accept land, cash, or a combination of land and cash, in fulfillment of the developer's obligation under this section. If land is chosen, said notification shall include: 1. A general description of its location, size, and special features, if any. 2. A description of any specific agreements with the developer regarding the conveyance of land or improvements, over and above the requirements of this Section. 3. A statement approving the proposed park plan fnr the proposed site. If a cash contribution is chosen, said notification shall include a request far the Village to obtain a recommendation of fair market value from the Township Assessor far township in which the prapased development lies. SECTION 2: This Ordinance shall not modify provisions in plat approval ordinances already in effect which pertain to the making of park donations. SECTION 3: This Ordinance shall take effect immediately upan its passage and shall apply to all preliminary plats of subdivision or planned unit development approved after the effective date hereof. PASSED this day of 1998. AYES: NAYS: ABSENT: APPROVED THIS DAY OF 1998. VILLAGE PRESIDENT ATTEST: VILLAGE CLERK / / ..r AR'I'ICLc 10 AN ORbINANCD PROVXpING FOR DEDICATION OP PARK I~NDS DR P.~YML"NT Ox FLiS IN L?SU Tc;DREOp WH,R~AS, the Village of Plainfield is experiencing increased growth due to residential subdivision develapmer,t; and WriER.~AS, the Village has found that healthful, praductive community life depends in part on the avazlability of recreational and park space adequate to meet community needs; and WI?ERP,AS, the Plainfield Park District has deter,~ined that the public interest, convenience, health, welfare and safety repuire that a minimum o,f . 5.5 acres of land fcr each 1, 000 persons residing within the Village be devoted to park and recreat~,or.al purposes; and . . W:;LR~,AS, demographic studies of the residenti al portions a' a proposed subdivision ar planned unit development can be readily and scientifically conducted to detex-mine the number of elementary and secondary school age children ar.d adults to be generated therefrom, and provide a method whereby the required dedications of land directly attributable to the activity of the subdividek developer and the proposed subdivision or-planned develapmen~ may be calculated; and `_. ~v'~-i~RAS, i t has been found and deter•:nined that the lacatzon a, park and recreation facilities to serve the im;ediate an~ future needs of residents ~.nd children of each new subdivision cr planned unit develcpment is just as essential to proper land development as are streets, water, sewe~"s and sidewalks, anc. to that end the Village. has deternined that the dedication ow land for park and recreation sites, ar cash contributions :.n lieu cf actual land ded:;.cation (where the latter Xs deemed ~~apract~ cal) , or a co~.bination of both, shall be retxui,red of each subdiv;.der o; developer of a planner unit develop;aent: NDW T'r"Ex~EFDRE, DD wT OrZDAINED ~Y THE' PR.SID.~N'r' AND 3Or~D Ds 'T'RE'STLES 0. Ti-i~ VwLL+=,G~ Oc PL.~IN=ZLLD as follows. r . i. That Sectiar, 10-7 of Chapter 7 of the Code o~ Ora~nances of the Village cf Plainf~.eld be amended by repealing the reference to "~pcreat~on" and a.r".ding the follawwng ?t the end of Section ~ 0-7. "Land danat~OnS neGeSSary to 7~~eet recreat~an needs shall be made in accordance with the provisions of Chapter 7, Article 10-i6 aF ~.he Cade of Ordinances entitled "An ordnance Prov~o_r,~ =cr The Ded~.cation D~ ?=_rk Lands Or N f Pav~rnent of secs :n La.eu ':he: eof . " TI. That Chanter 7, „rticle 10 is amerced by the addition o£ the following: "Section 10-15: edicatian Of ''ark Lands Or Payment 0` Fees in Lieu ihe.eo`. As a conditicn of approval of a final plat of subdivisien, or of a final plat of a planned unit development, each subdivider or developer will be recruited to dedicate land for park and recreational purposes to serve the immediate and future needs of the residents of the development, or to make a cash ccantribution in lieu of actual dedication, (or a cambinaticn in ?ieu of actual land dedication) •cr a comb :.nation of both, at the option of the Village, in accordance with the following criteria and formula: A. Criteria `or Recui~ina Park and Recrea~~_anal---~,~nd Dedication: -= (1) ernaire~;,ent and ~opu aeon Ratio. The ultimate density of a proposed development shall bear directly upon the amount of land recaired for dedication. The total recuirement shall. be 5.5 acres of land per 1,000 of ultimate ~paaula.tion in accordance with the following classifications: Minimul~a Acres mvne o` Recreatio,~ Area S~ e Rance Per 1.,000 People ~- (a) Plav Lot Minimum n,000 Not Applicable sq. ft. (b) Schocl-Park N:inimum Park of 1.25 (Neighborhood ?lay- S acres ground) (c) Neighborhood ?ark Minimum 3 1/Z acres 1..0 {d) District-wide ?ark Minimum 4 acres or Play .field up to 30 acres (e) ~~1i ~Li.n~ 4y-wlde recreation ?ark r Minimum 12 acres .ua to 30 acres T~TAL i.zs z.o 5.5 aces o° land per 1,QOo ?eople (2) LdCat'Cn. The Co^oreher.s~L•s mar}: and Recreat~cn P! an and/or the "Standards w~ Tyaes of Recreation and Park Areas" as adcpted by the ?lainfield Township Bark District shall 'oe used as a 7uide '_i:+e in locating s_tes. J (~) Time of Convavance of Land .Donation. Previous t o, or at the Line the village Hoard appYovos the final plat, the developer mus~ dedicate the total a;nount of park land as required in Section A(1). The developer must sub;,iit a band or letter of credit to the Village of Plainfield in an amount and with sufficient surety satisfactory to the Village stating that the developer shall maintain the property to be donated until. all improvements in the subdivision are built. Plainfield Township Park District, the accepting body, upon final plat approval, shall inspect the land to be d dedicated upon and shall receive title to the lan completion of all improvements. l3. C{iw~eri a for ReQUi rind a Contribut~.on i n Lieu of PaA k. S ~ t.es__ r r r J r r Whew the development is small and the resulting site is too small to b.e ay substantial benefit to the public, or when the available land is inappropriate foz park and recreational. purposes, the Village shall require the subdivider ar developer to pay a cash contribution in lieu of par} and recreation land dedication. The cash contribution in lieu of park and recreation land dedication shall be held in trust by the Plainfield Township Park DiSt.:iCt solely for the acquis~t~on and/or im~arovement of nark and recreation land as hereinbefare classified, which will be oval fable to serve the ir,imediate or future needs of the residents of that subd~vis~on or development Dr for the improvement of other existing local park and recreation land which already serves such needs. If any portion of a cash contribution in lieu of park and recreation land dedication is not expended for the puraases set Earth herein within seven (7) years from the date of receipt, it shall be refunded to the developer who Wade such contribution. 1. ~a~- Market Va ue. The cash contribution in lieu of land shall be based on the "fair narket value" of the acres of land in the area to b°- developed Dr improved as specified herein,. that otherwise would have been dedica*_ed as park and recreation sites. Because of ever-changing land values, a single determination of "fair market value" is not possible. The "fair market value" for any particular parcel shall be recam.*~ended by the Plainfield Tawnshio ;,ssessar and s~_~:all be based upon the it roved value of said land within the subdivisiDn or planne•~ unit develaa~:ent. 'T'his valuation recommended by t`~e ?'! ainfield '?'Dwnship Assessor shall be used unless a^.y b `~ ~'=-.ten subdivider, developer, or public ady _~les a . objection the.eto. In the eves,, iof bodys,shall~esubQi` tan subdivider, dCVeloper~~~ o`r put ~ value" of such improved appraisal shooing the fai_ ma_ke~ meet oz other evidence. park land in the area o~ develop Final deterninatlon of said "fair matte`' PresudenpeandcBoa~d such improved land shall be made by of Trustees based from no the a~sourcesm ast ay be hsubmiateddto or developer and affected parties. the Village Hcard by i 2. T•me of Conveva ce of Cash Pav'Inent- The tatal cash contri ~~ val~hal At eth ~~ e ~ ne dthe ~ developer time of final plat for P y~ --ovide the Plainfield sha11, as security a ent, p~ ~- irrevocable letter of credit Tow;~ship Park Distrito with an in the full amouinstitution. cThe totalrcash~cantribution accep~.able bank_ng shall be paid prior to the eat =~ ex~ir~ ianaof thetletterrof ~~ of the Tats ~y the developer, royal of the final credit, or 18 months frota the date of aPP rovide that it plat. The letter of credit shad expre~ark District at any ~,ay be drawn against by the Plainfi.e-d } time the developer fails to make the ,-equired paymen.- at the appropriate time. Tdirectlylopertreh lainfield ~Tawr,ship contribution requ--red p at the time of final plat Park District as de,.e~,,._n~.d park District shall, issue approval. The Plainfield Township ent ~ provide th~ a.:d shall a receipt as evidence ref payn i said receipt. ,_ Village of Plainfield wi~h a copy o~ C, C •te'-•a `a'' pew='r;r,c Corbynation o` Land ed~~a~ion and a Cas a ~r~b,}'c will be situations in subdivisions nr planned unit There developments when a cambinat:-an of land dedication an a cash contribution in lieu of land are bath necessary. These occasions will arise when: o_..ian of the land to be develcped is proposed as That portion of the land a . Dn1y a P '~` • the location fcr a park site. ark sate, and a cash shall be dedicated as ,- a F p s,,al~ be made far a:~y contribution in lieu ~he_eo~ additional land that would have been required to be dedicated under the provisions of this ordinance. recreations site has already b. A major part of the park or artron of land is needed been acquired and only a small p ~r site. A cash ~~-ors the develap,:.ent to complete L e for any cant}ibutl o i and tha euwouldy have sbe In recur ede under the addi~iona_ Pro";siOns of this ordinance. r D. Density rn:--~ul~. 'Phe 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 ].and or the cash contribution in lieu thereof unless a written objection is filed thereto by the subdivider or developer. In the event a subdivider, developer, ar public body files a written abjection to the Table of Estimated Ultimate Population, the objector shall submit a demographic study showing' the estimated additional population to be generated from the subdivision. In M that event, final detez-urination of the density formula to be used ~n such calculations shall be made by the Village Board based upon such demographic info nation submitted by the subdivider or developer and from other sources which may be submitted to the Village Board by the Park District 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 cash in lieu thereof, as stated herein, is subject to periodic review and a:aendment if necessary. E'. Reservatsc~ of F,dditional Land: Where the Comprehensive Flan o` the yillace of Plain_`?eld or the standards of the Village call for a large.: mount of park and recreational land in a particular sumdivision or planned unit development than the developer is required to dedicate, the land needed bevand the developer's contribution shall be reserved for subsequent purchase by the Plainfield Township Park District, provided that such accrsis~tion is made within twelve months from the date of approval of the final plat. r . Comb,i,ni nc with nC~~ai Wing, De,vslanne*~ts: . Where the subdivi sicn or planned unit develop;,zent ; s less than 4n acres, park and recreational land which is to be dedicated should, where possible, be conbined with dedicaticns from adjoining developments in order to produce usable recreation areas without hardship on a particular develane~. r G . "'onoc-aohv a^d G:'ac ~ ^G ^he slope, topcyrzchy and Geology o_` thp~dedicated site as wpi~ 2s ~`s su=round;.ngs mus. be su~~ab~e ror ~ts 5 r intended ;purposes. Grad;,ng on sites dedicated for p,~r~ and recreate,anal uses shall not di:.er greatly from surrounding land. ~r~o~o~•ed S~tes~ All sites shall be dedicated in a condition ready for full service electrical, water, sewer and streets (includ.ing enclosed drainage and curb and gutter) as applicable to the location of the site, ar acceptable zarovision made there for," xII. That the invalidity of any part or Section hereof shall not affect the validity of the wemainder hereof. IV. This ordinance shall be in fu11. force and effect fwam and after its passage and approval as ;. ecruired by law. This ordinance shall be numbered as Ordinance Na. Passed this 4th day of Aar~l L~ Vi llag~ierk Approved this 4 th day of -o_ ; i ~ - •. ~ p r~a, d e n t , J ._...,~ ATT~S -r':.. ./ ,_• ~~~ ~~ . .. .~ . .__ ~"' 1-'~ H H`~ (jam' ...{ w "" 1~ ~C r ~ 1 ~ I H ~ I C"-. (,1 G.-.+ ~ II 4:: ~ L ~.. i U ~` I ~ ~' ~i ..r ~-~4 i .: 'i r U u u 1f~ h d O N ;~ p .~ Q .r G1 O C~ ~ ~ ~ ry J.J rv n n ~ .-i N n ~ --~ ,--~ tr n n ~ ~ ~ -ti ry N y~ v~ 0~~ ~ Q p a 0 O O O p p caoN u',G1a° o~r-o~ c5 bno ~ a r v ~ p ",~ ri M !`! N r( r-I N N ^'{ r~ .-i N ry ~ •~ .--1 r-l ri ~ U ~ ...1 ~ ~ C'~ ~ ~ ~ ~ ~ R + ~ ~ } d I C1 V1 G~ C7 ~ O' _ } rn U p ~ c^, C~ to C7 ©.--1 h ~ r ~--i ,~, ?" -i n 'v u r i 14~~ 1 1 D .~-+ r~^r t 1 H c i 0 o U O ~ ~ ~ }.~ } C7 ~ ~• c~ r, i ~ ~ G rctirv~o ~ ~.~ ~'~"' n~or''~i 1 c-vv-,u~ .~ c 4~ t Nana V1 C~ c r'1 t coo ~n ~ .• ONCC~ N O n Q~N U ~ ~ ; U _.r ~ V V ~ ~ r ' r ....r ~ 4 X ~} _ _~.J ~ ~. 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