Grafing is currently drawing up development plans for two large new development areas. Once for the “Am Schönblick II” area with its around 10,000 square meters. Another time is “Aiblinger Straße II”, where apartment buildings are to be built on a good 7000 square meters. So far so normal. But this time, a threat resonates: “The city will only complete the building land designations for the two building areas if the resulting follow-up costs for day-care facilities are borne proportionately by the respective property owners.” In the most recent meeting of the city council, the passage was approved with a clear majority.
Means: If the owners do not participate in the so-called follow-up costs for the day-care center (Kitz) between Stadionstraße and Forellenstraße, their properties remain cheap meadows.
Currently, the need for daycare places is covered, but that is changing with the new residential areas
The calculation that the city makes looks like this: New building areas mean increasing population figures – which makes additional day-care centers necessary. The additional demand triggered by the two building areas is to be covered via the Kitz. From the city’s point of view, it was only logical to tap a part of the owner’s profits – and put it into the financing of the Kitz building. The Kitz start-up and the residential areas being ready for occupancy coincide, namely in the year 2024.
The matter is not easy, as the head of the building department, Josef Niedermaier, emphasized in the building committee a week before the city council. “The municipality must demonstrate through an overall concept that the urban planning measure of the children’s center is the result of the new areas.” A need to catch up or provisions for later planning were not enough. Rather, the city must demonstrate a chronological connection between the development plans and the day-care center in a transparent, comprehensible and thus controllable manner.
It is therefore important for the city to determine that the need for daycare places is currently covered, i.e. that there is essentially an available place for every demanded place. This proves that the fawn does not cover a lack of demand, for example from previous building land designations.
The new facility costs 8.4 million euros, 2.8 million come from subsidies
In the next step, the city calculates the proportionate costs incurred. The construction costs about 8.4 million euros. The city will receive around 2.8 million euros from funding pots. So there are still 5.6 million that Grafing has to pay out of his own pocket for two groups each in crèche, kindergarten and after-school care.
For kindergarten, she sets a requirement factor of 100 percent. Simply because experience has shown that every child in Grafing goes to a kindergarten. It is 75 percent in after-school care and 39 percent in crèches. With 50 places in the kindergarten and after-school care center and 24 places in the crèches, the planning association for the outer economic region calculated costs per childcare place in the crèche of almost 65,000 euros, and in the kindergarten and after-school care center of around 40,500 euros each.
Now the planning association had to calculate a few plots because they were already part of an older development plan. Otherwise they would have been calculated retrospectively, which would have made the matter legally vulnerable.
The city has a good hand: if the owners don’t agree, they don’t do business
The bottom line is that the planners come up with pro rata follow-up costs for day care centers of just over 1.5 million euros for “Am Schönblick II” and just under 2.3 million euros for “Aiblinger Straße II”. 8.4 million euros minus 2.8 million euros in grants minus 3.8 million euros from follow-up cost sharing. The Kitz-Bau costs the city budget around 1.8 million euros.
“Follow-up cost sharing is okay if it is proportionate – and I see that as being the case in this case,” says Elli Huber SZ-demand one. The CSU city councilwoman works full-time as the managing director of a construction company and is considered in the city council as a construction expert without any ideological bias. “It is important that both the new residents and the property owners have advantages.” Only if owners continue to sell and build on the property can the city offer affordable living space using the catalog of criteria.
Of course: 3.8 million euros are a lot of money. “But if you see that in the context of the project volumes totaling 17,000 square meters, then it puts it into perspective.” Huber points to the enormous increase in value that owners receive when building land is designated. Roughly calculated in the Grafinger case: A square meter of meadow costs around 20 euros – the standard land value for building land is around 1400 euros.
Especially since the development of building land is a voluntary matter for the owners. If you do not agree to the follow-up cost regulation, you are free to withdraw from the plans. Then the meadow just stays meadow.