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Impact Fees

April 12, 2025

INSUFFICIENT IVANHOE VILLAGE IMPACT FEE AGREEMENT UP FOR A VOTE

There is still no agreement between the Ivanhoe Village developer and the school districts. The developer continues to present revised data, even as recently as Friday, with adjustments having been made to specify both the housing types, number of units, and the pace of development that they say would lessen the impact of this massive project on our schools and community. 

The current, proposed offer of approximately $6.7 million for D79 and $4.4 million for D120 reflects per-unit fees is in line with other recent area developments, such as Sheldon Woods and Mundelein Crossing, but does not account for the fact that Ivanhoe Village will be the largest development in Lake County history. Ivanhoe Village is not typical—in fact, it is 17 times bigger than Sheldon Woods, which is the most recent development. 

FSD79 demographic reports (April 2024) show that all three Fremont schools are slated to reach functional capacity within the next seven years. Functional capacity parameters allow us to maintain class sizes and educational programming. The Village of Mundelein, based on an independent analysis, has acknowledged that Ivanhoe Village development will result in approximately 752 new students for Fremont, which would require a new school and upgraded water/sewer system.

Yet, despite the fact that a wide financial gap remains between the parties—more than $80 million, it appears that the Village Board intends to press forward. 

PROPOSED NEW ORDINANCE FURTHER DISCOUNTS IMPACT FEES FOR FUTURE DEVELOPMENTS 

In addition to rushing through an approval on Ivanhoe Village impact fees at their Monday night meeting, the Village Board will also vote to approve a new standard formula that will determine impact fees for all future residential developments in Mundelein—regardless of size. 

The impact fee ordinance that the Village is proposing would significantly lower the impact fees to be paid by future developers to school districts than what has currently been agreed to. Why lessen the funding required of developers?

Again, a rushed decision, with little opportunity for public input. We have to ask why our Village officials are so willing to shift the tax burden to families and senior citizens on a fixed income. 

The Village of Mundelein should refrain from voting on any agenda items related to impact fees at this time. There is no need to rush the revised ordinance without more time for public review.