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Home My WebLink AboutG51-24 Ordinance No. G51-24 AN ORDINANCE GRANTING A MAP AMENDMENT FROM NB NEIGHBORHOOD BUSINESS DISTRICT TO PCF PLANNED COMMUNITY FACILITY DISTRICT AND AMENDING PCF PLANNED COMMUNITY FACILITY ORDINANCE NO. G57-21 (1600 Spartan Drive) WHEREAS, by adopting Ordinance No. G57-21, the City Council of the City of Elgin reclassified the property commonly known as 1700 Spartan Drive, Elgin Community College to a new PCF Planned Community Facility District; and WHEREAS,written application has been made to reclassify certain property located at 550 S. McLean Boulevard form NB Neighborhood Business District to PCF Planned Community Facility District established by Ordinance No. G57-21 to expand the zoning lot of Elgin Community College approved by Ordinance No. G57-21 at 1700 Spartan Drive onto the property commonly known as 550 S. McLean Boulevard and to construct a new 150,000-square foot building to be known as 1600 Spartan Drive;and WHEREAS, the zoning lot with the building containing the premises at 550 S. McLean Boulevard is legally described herein(the"Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on September 9, 2024, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting a planned development as a map amendment from NB Neighborhood Business District to PCF Planned Community Facility District and amending the PCF Planned Community Facility District established by Ordinance No. G57-21 pertains to the government and affairs of the city. NOW,THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated September 9, 2024, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Section 3. of Ordinance No. G57-21 is hereby amended to further amend the Official Zoning District Map set forth in Chapter 19.07 Zoning Districts, Section 19.07.600 entitled "Official Zoning District Map" of the Elgin Municipal Code, as amended, by adding thereto the following paragraph: The boundaries hereinbefore laid out in the"Zoning District Map",as amended,be and are hereby altered by including in the PCF Planned Community Facility District established by Ordinance No. G57-21, the Subject Property, legally described as follows: LOT 1 OF BURNIDGE BROS. INDUSTRIAL PARK, UNIT NO. 5, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. (commonly known as 550 S. McLean Boulevard). Section 3. That Section 4. G. of Ordinance No. G57-21, which regulates"Site Design"in the PCF Planned Community Facility District established by Ordinance No. G57-21, is hereby amended to allow the expansion of the Elgin Community College zoning lot commonly known as 1700 Spartan Drive onto the Subject Property to construct a new 150,000-square foot building to be known as 1600 Spartan Drive, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Elgin Community College, as applicant and property owner, received July 26, 2024, and supporting documents including: a. Statement of Purpose and Conformance Elgin Community College — Manufacturing Building 1700 Spartan Drive — Elgin IL, prepared by WT Group, dated July 26, 2024; b. Undated Response to the City of Elgin regarding the Solar Container Project for the Manufacturing and Technology Center (MTC), dated received September 3, 2024; c. Boundary Survey for 550 S. McLean Blvd Elgin, Illinois, prepared by WT Group, dated November 30, 2023; d. Boundary Survey for Elgin Community College 1700 Spartan Drive Elgin,Illinois, prepared by WT Group,dated November 30, 2023; e. New Manufacturing&Technology Center Elgin Community College architectural plans,prepared by DLA Architects Ltd.,dated September 3,2024,with such further revisions as required by the Community Development Director; f. Two-page Landscape Plans, prepared by WT Group, dated July 26, 2024, last - 2 - revised September 3, 2024, with such further revisions as required by the Community Development Department; g. Electrical Site Plan—Photometrics, Sheet E0.3, prepared by IMEG Corp. and WT Group, dated August 15, 2024, last revised August 30, 2024, with such further revisions as required by the Community Development Director; h. Lighting specifications for The Edge Series, by Cree Lighting, received July 26, 2024, with such further revisions as required by the Community Development Director; i. Lighting specifications for WDGE4 LED Architectural Wall Sconce, by Lithonia Lighting, received July 26, 2024, with such further revisions as required by the Community Development Director; j. Lighting specifications for WDGE4 LED Architectural Wall Sconce Visual Comfort Optic, by Lithonia Lighting, received July 26, 2024, with such further revisions as required by the Community Development Director; and k. Engineering plans titled Elgin Community College New Manufacturing Technology Center 1600 Spartan Drive, Elgin, IL 60123, prepared by WT Group, dated August 15, 2024, last revised September 3,2024, with such further revisions as required by the City Engineer. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the construction of the new manufacturing and technology center building with the minimum building street yard setback of 91 feet from the east property line and 92 feet from the south property line. 3. A departure is hereby granted to allow the construction of the new manufacturing and technology center building with the minimum building interior yard setback of 92 feet from the north interior property line. 4. A departure is hereby granted to allow the construction of the vehicle use area part of the manufacturing and technology center with the minimum vehicle use area street yard setback of 57 feet from the east property line and minimum 28 feet from the south property line. 5. A departure is hereby granted to allow the construction of a refuse collection area within the required building interior yard setback on the north side of the building. Such refuse collection area shall be enclosed with a minimum six-foot-high solid masonry wall matching the masonry on the building. 6. A departure is hereby granted to allow the construction of 10-foot-high masonry walls attached to the building as enclosures for mechanical equipment and/or outdoor classrooms and labs on the north side of the building. Such walls shall include exterior - 3 - brick masonry that matches the masonry on the building. 7. Elgin Community College agrees to cooperate with the City of Elgin as necessary and will not unreasonably withhold required approvals and/or authorizations to allow the City to construct a southbound, right-turn lane from McLean Boulevard onto Spartan Drive. Such cooperation shall include but not be limited to: upon written request by the City of Elgin, Elgin Community College will dedicate at least 30 feet of land along the west side of McLean Boulevard, north of Spartan Drive, for right-of-way plus a temporary construction easement outside of the dedicated right-of-way as may be reasonably necessary to allow for the construction of a southbound,right-turn lane from McLean Boulevard onto Spartan Drive. 8. Compliance with all applicable codes and ordinances. Section 4. That the use and development of the Subject Property shall be controlled pursuant to the provisions of Ordinance No. G57-21, as amended herein. In the event of any conflict between this ordinance and Ordinance No. G57-21, this ordinance and associated documents shall control and prevail. Section 5. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. X/47 avid J. K. _‘.in, yor Presented: October 23, 2024 Passed: October 23, 2024 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: October 23,2024 •� Published: October 23, 2024 . v ,' At st• r , J 1 . +. i?l • w Kimberly Dewis, C lerk - 4 - EXHIBIT A September 9,2024 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 18-24, an application by Elgin Community College, as applicant and property owner, requesting: 1) approval of a map amendment and amendment to the planned development established by Ordinance No. G57-21 with departures from the Elgin Municipal Code requirements for building street yard setback, building interior yard setback, vehicle use area street yard setback, and any other departures as may be necessary or desirable; 2) an amendment to Chapter 19.50, "Street Graphics" of Title 19, "Zoning"of the Elgin Municipal Code to modify the definition of the Community College District #509 Area of Special Character; and 3) an amendment to Ordinance No. G48-10, as amended by Ordinance No. G59-21, which established special regulations for street graphics within the Community College District #509 Area of Special Character; all of which are necessary to construct a two-story, approximately 150,000-square-foot manufacturing and technology center building at 1600 Spartan Drive. GENERAL INFORMATION Petition Number: 18-24 Property Location: 1600 Spartan Drive Requested Action: Map Amendment to Planned Development Current Zoning: PCF Planned Community Facility District Ordinance No. G57-21, NB Neighborhood Business District and ARC Arterial Road Corridor Overlay District Proposed Zoning: Amendment to PCF Planned Community Facility District Existing Use: Vacant Proposed Use: Junior college Recommendation & Findings of Fact Petitions 18-24 September 9,2024 Applicant: Elgin Community College Owner Elgin Community College Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location G. Development Application and Attachments H. Draft Ordinances BACKGROUND Elgin Community College, as applicant and property owner, is requesting: 1) approval of a map amendment and amendment to the planned development established by Ordinance No. G57-21 with departures from the Elgin Municipal Code requirements for building street yard setback, building interior yard setback, vehicle use area street yard setback, and any other departures as may be necessary or desirable; 2) an amendment to Chapter 19.50, "Street Graphics"of Title 19, "Zoning"of the Elgin Municipal Code to modify the definition of the Community College District #509 Area of Special Character; and 3) an amendment to Ordinance No. G48-10, as amended by Ordinance No. G59-21, which established special regulations for street graphics within the Community College District #509 Area of Special Character; all of which are necessary to construct a two-story, approximately 150,000-square-foot manufacturing and technology center building at 1600 Spartan Drive. The Elgin Community College (ECC) campus at 1700 Spartan Drive consists of approximately 219.8 acres.The campus is located along Spartan Drive between S. McLean Boulevard on the east and commercial developments along Randall Road on the west. This land includes the 2.3-acre former Colonial Café restaurant property at 600 S. McLean Boulevard that was recently acquired by ECC. On the south side, the campus borders College Green residential subdivision zoned PRC Planned Residence Conservation District. On the north side, the campus primarily borders Burnidge Brothers Industrial Park zoned GI General Industrial District. ECC recently purchased the former D Hangout Bar and Grill restaurant property (1.37 acres in area), currently zoned NB Neighborhood Business District, to accommodate the construction of -2 - Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 the new building, and which would be rezoned and incorporated into the larger PCF Planned Community Facility District as part of this petition. In addition to the 219.8-acre campus, the college owns a 19.5-acre vacant property along the west side of S. McLean Boulevard and south of Spartan Drive, zoned PNB Planned Neighborhood Business District. Altogether, ECC-owned properties consist of 240.74 acres in area. 1 ,.. iiir 4, t, `Ns fy r . '-z-rf ,. ,,, 4411111 I 111111 sm* mi i 1' ' Former Hangout ; • 1!:111P L ' c lir 1 __ ■Bar and Grill �,.•, I ,P. 550 S.McLean tip 'illY , T' ,_-!.�. ' IL . Blvd. .40 .,-- c. -Alegi, v . i. . f . \ ! r , _ i � _ ECC u` ' .1 r►"' Camlus •r i� • . /� ? , 4, ! ,his r , • 1 .1 i / r.' 4 —��_.q R .wwa M A . A 1 • ' r- • �; .. 19.5 acre prey '' c�. red by ECC • Figure 1.Site area map with zoning overlay Proposal ECC is proposing to construct an approximately 150,000-square-foot, two-story building on its campus at the northwest corner of S. McLean Boulevard and Spartan Drive. The new building would largely be located on the former Colonial Café and D Hangout Bar and Grill properties and would be known as 1600 Spartan Drive. -3 - Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 I r.,..., ' ------ ------------CD �---� - -- ---- -=-_ : — / - - .13iill� I �01IIIIIIIIIIIiQ46 .' (� E � J 1 / / l it = _ it / I ��I I Ii1f 110140114 [I) I/ llllllllllllll ..- p r ,. . gri: L o - , / V 1?�I ,,QuiIIIIumiiiI1111111iiiiii ]IIII1111 — I 't • n � , .� , Figure 2.Proposed site plan The industrial manufacturing, maintenance technology, HVAC-R/energy management, and welding programs currently offered by ECC in Building 0 would be moved to the new building. Each program would have dedicated classroom space for lecture-based instruction and labs for hands-on practical experience. New programs offered in the new building would include manufacturing automation,robotics, renewable energy, and industrial process control. The new building is designed to match other buildings on the campus. The exterior of the building is primarily brick masonry and glass. Similar to other campus buildings, the new building would also feature exterior metal panels to enhance the building architecture and articulation. The two- story student commons space is located on the south side of the building for maximum southern exposure. The main entrance is located on the west side of the building in the direction of campus. The vehicular access to the building is provided from Spartan Drive and the existing parking lots. The building features a flat roof with no mechanical equipment on the roof. All mechanical units and the refuse collection area are located on the north side of the building. The refuse collection area is attached to the building and enclosed with a six-foot-high masonry wall. The building's outdoor labs and loading docks are also located on the north side of the building. The outdoor labs are enclosed with a ten-foot-high masonry wall. -4 - Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 i 7 I 1 1 I I i w j,... I �. I I � y ,> o ' i 1 9 ~ 1_ •afar, ..•.. f!r , 1=1, rOi A w� , ". co 1 1 '-i. r 3, a 17,:i vi - =1TH...!r lea ,if _% + o.ei.....r.,,L.1_._e______p..._................r„j Figure 3.Proposed 1"'Floor of the building I it ' I 1 Figure 4.View of the proposed building from Spartan Drive The proposed building would require the relocation of the ECC truck driving school, which is currently located in an 862-square-foot temporary building in the eastern parking lot. The truck driving school would be relocated to the west side of campus to a new 2,726-square-foot building currently in the design process. ECC would remove several trees which are currently scattered throughout the area of construction,but ECC-owned properties are exempt from the regulations of the tree preservation ordinance. Notwithstanding, upon the completion of the new building, ECC will install new landscaping which includes 99 new shade, ornamental, and evergreen trees, and includes 24 new shade trees along Spartan Drive and S. McLean Boulevard. Traffic and Parking ECC submitted a third-party traffic and parking study for the proposed building. The college currently has 8,241 students and 1,476 employees. All existing instructors from Building 0 would - 5 - Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 be relocated to the new building,and the college expects to add 3 to 4 new faculty positions as the new programs are brought online. The student enrollment in Fall 2024 is expected to grow by 5.9 percent compared to Fall 2023.The study conservatively estimates that enrollment would continue to increase 5.9 percent annually over a three-year period(or 18.76 percent growth total) when the new building is expected to be completed in 2026. The study concludes that the new building will have a nominal impact on the traffic conditions in the area. Any projected traffic increases are largely attributed to the projected growth in the college's enrollment. All surrounding roadways function with minimal delays except for left-turning vehicles on eastbound Spartan Drive at the intersection with S. McLean Boulevard which experiences a higher level of delay during the evening peak hour. The study concludes that the traffic signal at Spartan and McLean should be adjusted to reallocate (increase) the green time for eastbound vehicles by three seconds. The City public services staff is currently reviewing the recommendations for improvements. The City is also currently in the planning phase of improvements to the Spartan and McLean intersection that would include widening McLean Boulevard to include a right-turn lane for southbound traffic from McLean Boulevard to Spartan Drive, and traffic signal improvements. The construction of intersection improvements is depended on funding but could start as early as 2026. The ECC study also analyzed the existing and proposed parking conditions on the campus. The campus currently has 4,578 parking spaces. Of that, the vast majority of spaces (3,779) are provided within the four main parking lots (Lots A, B, C, and D). Current parking observations indicate that during the mid-morning peak time only about 39 percent (1,464 of 3,779 parking spaces in the main parking lots)of the existing parking spaces are occupied. Following the completion of the proposed manufacturing and technology center, and the completion of the new truck driving school on the west side of campus, the campus would have 4,380 parking spaces of which 3,581 parking spaces would be located in the four main lots A, B, C, and D. Based on the projected 18.76 growth in enrollment by year 2026, the parking demand was also projected to increase by the same amount. As a result, the future parking demand is expected to peak at approximately 49 percent (1,745 of future 3,581 parking spaces within the four main parking lots). As such, the proposed parking lots will meet the future needs of the college. Departures The proposed development requires several departures from the requirements of the zoning -6 - Recommendation & Findings of Fact Petitions 18-24 September 9,2024 ordinance.The requested departures are summarized in Table l below and are further described in the Planned Development Departures and Exceptions section of the staff report further below. Table 1. Detail of Required Departures—1600 Spartan Drive Site Design Regulation Required Proposed 91 ft. from the east Building street yard setback 212 ft. property line; and 92 ft. from the south property line. Building interior yard setback 155 ft. 92 from the north interior lot line 57 ft. from the east Vehicle use area street yard 135 ft. property line; and setback 28 ft. from the south property line. In rear yard outside of the In rear yard on the north Location of refuse collection area required 155-foot building side of the building interior yard setback approximately 80 feet from the north interior lot line. Height of walls within the required building interior yard 6 ft. 10-foot-high walls on the setback north side of the building The proposal also includes an amendment to the ECC Area of Special Character for street graphics. In 2010, the City established the ECC campus as an area for special character and established special regulations for street graphics on ECC campus by Ordinance No. G48-10. The City's zoning ordinance and Ordinance G48-10 include a definition for the area that constitutes the ECC Campus. Both the zoning ordinance and Ordinance G48-10 were amended in 2021 to include the former Colonial Café property at 600 S. McLean Boulevard after it was acquired by ECC. Those ordinances will be amended again to include the expansion of ECC campus area to now include the former D Hangout Bar and Grill property at 550 S. McLean Boulevard. The Community Development Department offers the following additional information: A. Property History. The Elgin Community College campus, the former Spartan Meadows Golf Course on the south side of Spartan Drive, and the Elgin Sports Complex comprised the farm operated by what is now the Elgin Mental Health Center. Elgin Community College was established as part of Public School District U-46 in 1949, but only moved into its current campus building at 1700 Spartan Drive in 1970.The Spartan Meadows Golf Course was opened as a public golf course in 1971. The 18-hole golf course was designed -7 - Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 by Edward A. Lawrence(Larry)Packard,a prominent golf course designer who is credited with the design and development of over 200 golf courses in the country. The western parcels of the golf course were conveyed to the community college in 2003, leaving only the back nine holes closest to S. McLean Boulevard in operation. The golf course closed in 2008 when all operations were moved east of McLean Boulevard to the 18-hole "Highlands of Elgin" golf course that was established beginning in 2003. In 2013, the City conveyed the remainder of the former golf course property west of S. McLean Boulevard to the college. As part of the conveyance agreement, the city and the college agreed to rezone the 19.5-acre portion of the former golf course with frontage along S. McLean Boulevard south of Spartan Drive into PNB Planned Neighborhood Business District by Ordinance No. G55-13. In August 2020,the college acquired the 2.3-acre former Colonial Café restaurant property. The City approved the rezoning of that property to a PCF Planned Community Facility District by Ordinance No. 37-20. In 2021, the City approved the establishment of a new PCF Planned Community Facility District for the entirety of the existing 219.8-acre ECC campus by Ordinance No. G57-21. The exception to this zoning designation is the 19.5-acre property owned by ECC along west side of McLean Boulevard and south of Spartan Drive that remains zoned PNB Planned Neighborhood Business District by Ordinance No. G55-13. B. Surrounding Land Use and Zoning. The approximately 219.8-acre ECC campus, commonly known as 1700 Spartan Drive, is located along Spartan Drive between S. McLean Boulevard on the east and commercial developments along Randall Road on the west. On the south side, the campus borders College Green residential subdivision zoned PRC Planned Residence Conservation District. On the north side, the campus primarily borders Burnidge Brothers Industrial Park zoned GI General Industrial District. C. Comprehensive Plan.The ECC campus is designated as Public/Semi-Public by the City's 2018 Comprehensive Plan. The public/semi-public land use designation includes a range of uses that provide a service to the public and enhance quality of life. This land use comprises various facilities and infrastructure belonging to federal, state, and local government, public agencies and service providers. Grade schools, pre-schools, high schools, universities, and other educational institutions are considered public/semi-public land uses, as are churches and other places of worship. Within Elgin, public/semi-public uses include the Robert Gilliam Municipal Complex,police and fire stations,the Hemmens Cultural Center, and the Gail Borden Public Library. Higher education uses make up a large portion of this land use, with Judson University and Elgin Community College comprising more than 300 acres combined. -8 - Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 The D Hangout Bar and Grill property at 550 S. McLean Boulevard is designated as Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases.These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. D. Zoning District. The applicant is proposing to incorporate the former D Hangout Bar and Grill property into ECC campus to accommodate the construction of the new building. The purpose of the PCF Planned Community Facility District is to provide a planned environment for various types of community facilities, subject to the provisions of Chapter 1960 "Planned Developments" of the Elgin Municipal Code, as amended. In general, community facilities provide governmental, recreational, educational health, social, religious,and transportation services to the community on a for-profit or on a not-for-profit basis. E. Trend of Development. ECC campus is located in the southwest part of the City between commercial uses along Randall Road on the west, and S. McLean Boulevard on the east. The Burnidge Brothers Industrial Park located to the north is almost entirely built-out, while College Green residential subdivision to the south is entirely built-out. The approximately 219.8-acre campus includes large swaths of open space which allow for future expansion of college facilities. In addition, the college campus includes the former Colonial Café restaurant at 600 S. McLean Boulevard recently purchased by ECC to allow the college future expansion on the eastern edge that could be developed as a gateway to the campus. Still, majority of the properties along S. McLean Boulevard including the college-owned 19.5-acre property with frontage along S. McLean Boulevard south of Spartan Drive are expected to be developed and occupied with commercial uses. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 18-24 on September 9, 2024. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning& Zoning Commission dated September 9, 2024. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding the application against the standards for map amendments outlined in § 19.55.030, and planned developments outlined in § 19.60.040: -9- Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 221.2-acre ECC campus property, including the recently acquired D Hangout Bar and Grill property at 550 S. McLean Boulevard does not have any existing water courses or property improvements that would have a negative impact on the construction of the proposed building. The proposed building is primarily located on the sites of the former Colonial Café and D Hangout Bar and Grill restaurants at the northwest corner of Spartan Drive and S. McLean Boulevard. The applicant has already demolished the former Colonial Café building and is in the process of demolishing the D Hangout Bar and Grill building as well. In addition,ECC would remove several trees which are currently scattered throughout the area of construction. However, upon the completion of the new building, the applicant will install new landscaping which includes 99 new shade,ornamental, and evergreen trees. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The proposed building will connect to the existing water and sanitary sewer utilities in S. McLean Boulevard. The existing utilities can adequately service the subject property. The stormwater infrastructure will discharge into the existing ECC's stormwater detention facility on the south side of Spartan Drive. This stormwater detention facility would be modified to accommodate the additional stormwater runoff. The proposal will meet all requirements of the stormwater ordinance. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision ofsafe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be - 10- Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. ECC campus currently functions with safe and efficient on-site and off-site traffic circulation. The proposed building would not have any new access driveways to S. McLean Boulevard. Instead, the access to the site would be from Spartan Drive and the existing ECC parking lot. The applicant has submitted a traffic and parking study for the proposed project.The study concludes that the proposed building in itself will result in minimal traffic increase. Such increase in traffic can be accommodate by all existing surrounding roadways. The study does include a recommendation to reallocate additional green time to eastbound traffic on Spartan Drive at the intersection with S. McLean Boulevard to reduce some delay for eastbound traffic leaving the ECC campus during the morning and evening peak hours. The City of Elgin is currently in the planning phase to make intersection improvements to this intersection.The improvements will include the widening of S. McLean Boulevard to include a designated right-turn lane. The City will also analyze possible adjustments to the green time for eastbound traffic. The proposed intersection improvements are dependent on funding, but could commence as early as 2026. In all, the proposed building will not have any negative effect on the existing traffic circulation in the area. The traffic and parking study also included the parking analysis on ECC campus. The existing parking lots are currently only 39 percent occupied during the mid-morning peak times. The study estimates that upon the completion of the new building and including the projected enrollment growth by 2026, the campus parking lots would still be only 49 percent occupied during the peak times (1,745 of future 3581 parking spaces occupied within the four main parking lots). This would still leave approximately 1,836 parking spaces available during the peak times. As such, the proposed building will not have any negative effect on the existing and proposed parking conditions on the campus. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. - 11 - Recommendation & Findings of Fact Petitions 18-24 September 9,2024 Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The Elgin Community College campus,the former Spartan Meadows Golf Course on the south side of Spartan Drive, and the Elgin Sports Complex comprised the farm operated by what is now the Elgin Mental Health Center. Elgin Community College was established as part of Public School District U-46 in 1949,but only moved into its current campus building at 1700 Spartan Drive in 1970. The Spartan Meadows Golf Course was opened as a public golf course in 1971. The 18-hole golf course was designed by Edward A. Lawrence (Larry) Packard, a prominent golf course designer who is credited with the design and development of over 200 golf courses in the country. The western parcels of the golf course were conveyed to the community college in 2003, leaving only the back nine holes closest to S. McLean Boulevard in operation. The golf course closed in 2008 when all operations were moved east of McLean Boulevard to the 18-hole "Highlands of Elgin" golf course that was established beginning in 2003. In 2013, the City conveyed the remainder of the former golf course property west of S. McLean Boulevard to the college. As part of the conveyance agreement, the city and the college agreed to rezone the 19.5-acre portion of the former golf course with frontage along S. McLean Boulevard south of Spartan Drive into PNB Planned Neighborhood Business District by Ordinance No. G55-13. In August 2020,the college acquired the 2.3-acre former Colonial Café restaurant property. The City approved the rezoning of that property to a PCF Planned Community Facility District by Ordinance No. 37-20. In 2021, the City approved the establishment of a new PCF Planned Community Facility District for the entirety of the existing 219.8-acre ECC campus by Ordinance No. G57-21. The exception to this zoning designation is the 19.5-acre property owned by ECC along west side of McLean Boulevard and south of Spartan Drive that remains zoned PNB Planned Neighborhood Business District by Ordinance No. G55-13. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. The approximately 219.8-acre ECC campus,commonly known as 1700 Spartan Drive,is located along Spartan Drive between S. McLean Boulevard on the east and commercial developments along Randall Road on the west.On the south side,the campus borders College Green residential subdivision zoned PRC Planned Residence Conservation District. On the north side, the campus primarily borders Burnidge Brothers Industrial Park zoned GI General Industrial - 12 - Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 District. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. ECC campus is located in the southwest part of the City between commercial uses along Randall Road on the west, and S. McLean Boulevard on the east. The Burnidge Brothers Industrial Park located to the north is almost entirely built-out, while College Green residential subdivision to the south is entirely built-out. The approximately 219.8-acre campus includes large swaths of open space which allow for future expansion of college facilities. In addition, the college campus includes the former Colonial Café restaurant at 600 S. McLean Boulevard recently purchased by ECC to allow the college future expansion on the eastern edge that could be developed as a gateway to the campus. Still, majority of the properties along S. McLean Boulevard including the college-owned 19.5-acre property with frontage along S. McLean Boulevard south of Spartan Drive are expected to be developed and occupied with commercial uses. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suitable for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The applicant is proposing to incorporate the former D Hangout Bar and Grill property into ECC campus to accommodate the construction of the new building. The purpose of the PCF Planned Community Facility District is to provide a planned environment for various types of community facilities, subject to the provisions of Chapter 1960 "Planned Developments" of the Elgin Municipal Code, as amended. In general, community facilities provide governmental, recreational, educational health, social, religious, and transportation services to the community on a for-profit or on a not- for-profit basis. H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The ECC campus is designated as Public/Semi-Public by the City's 2018 Comprehensive Plan. The public/semi-public land use designation includes a range of uses - 13 - Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 that provide a service to the public and enhance quality of life. This land use comprises various facilities and infrastructure belonging to federal, state, and local government, public agencies and service providers. Grade schools, pre-schools, high schools, universities,and other educational institutions are considered public/semi-public land uses, as are churches and other places of worship. Within Elgin,public/semi-public uses include the Robert Gilliam Municipal Complex, police and fire stations, the Hemmens Cultural Center, and the Gail Borden Public Library. Higher education uses make up a large portion of this land use, with Judson University and Elgin Community College comprising more than 300 acres combined. The D Hangout Bar and Grill property at 550 S. McLean Boulevard is designated as Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases.These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses,wetlands,and vegetation.There are no significant natural features,including topography,watercourses,and wetlands on the property.The portion of the property where the new building is proposed does include several existing trees that would be removed to accommodate the proposed building. The ECC-owned property is exempt from the tree preservation ordinance requirements. Notwithstanding, ECC is still proposing to install 99 - 14 - Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 new shade, ornamental, and evergreen trees as part of the project, including 24 new street trees along Spartan Drive and S. McLean Boulevard. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The proposed 150,000-square foot building is located on the northwest corner of Spartan Drive and S. McLean Boulevard. The location of the building was chosen to enhance its visibility along S. McLean Boulevard which would have a positive impact on the surrounding community. The building would result in the relocation of the truck driving school to the west side of the campus and the loss of 198 parking spaces overall. However, the traffic and parking study indicates that even with the loss of parking and projected growth in enrollment, the existing parking lots on campus would only be 49 percent full during peak parking demand. Similarly, the building will have a minimal impact on the traffic conditions in the area which can be accommodated by all existing roadways. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Sections 19.30.135,"Site Design".The minimum required building street yard setback on the 221-acre ECC campus is 212 feet. The proposed building is located 91 feet from the east property line along S. McLean Boulevard and 92 feet from the south property line along Spartan Drive. 2. Sections 19.30.135, "Site Design". The minimum required building interior yard setback is 155 feet. The proposed building is located 92 feet from the north interior property line. 3. Sections 19.30.135, "Site Design". The minimum required vehicle use area street yard setback is 135 feet. The proposed vehicle use areas are located 57 feet from the east property line and 28 feet from the south property line. 4. Section 19.90.015, "Definitions and regulations". The refuse collection area is required to be located within the rear yard and outside of the required 155-foot building interior yard setback. The applicant is proposing to construct the refuse collection area attached to the - 15 - Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 building on the north side of the building approximately 80 feet from the north property line. 5. Section 19.90.015, "Definitions and regulations". Fences or walls within the required building interior yard setback shall have a maximum height of six feet. The applicant is proposing to construct 10-foot-high masonry walls on the north side of the building to enclose the mechanical equipment and outdoor lab and classroom spaces. Staff finds the proposed departures are appropriate to achieve a desirable new development. While the 221-acre ECC campus provides ample space for any new construction, the proposed building is appropriately situated as close to S. McLean Boulevard as possible to increase the building's and ECC visibility and presence along S. McLean Boulevard and thereby in the community. The proposed setbacks still allow for a desirable drive-aisle around the building and substantial landscaping that is appropriate and necessary for the size of the proposed institutional building. The siting of the building also allows for minimal loss of on campus parking. While the existing truck driving school does need to be relocated to accommodate the new school, it is currently located in a temporary building that has outgrown its functionality. This presents an opportunity to relocate the truck driving school to a more appropriate classroom space. And ECC is indeed planning to construct a new slightly larger (2,726-square foot building) truck driving school facility on the west side of campus. All other parts of the ECC campus and its existing operation will largely be unaffected by the construction of the proposed building. Staff believes the proposed building will enhance the manufacturing and technology program offerings at ECC college that will have a positive effect on the community. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 18-24, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Elgin Community College, as applicant and property owner, received July 26, 2024, and supporting documents including: a. Statement of Purpose and Conformance Elgin Community College — Manufacturing Building 1700 Spartan Drive — Elgin IL, prepared by WT Group, dated July 26, 2024; b. Undated Response to the City of Elgin regarding the Solar Container Project for the Manufacturing and Technology Center (MTC), dated received September 3, 2024; c. Boundary Survey for 550 S. Mcean Blvd Elgin, Illinois, prepared by WT Group, - 16 - Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 dated November 30, 2023; d. Boundary Survey for Elgin Community College 1700 Spartan Drive Elgin, Illinois, prepared by WT Group, dated November 30, 2023; e. New Manufacturing&Technology Center Elgin Community College architectural plans,prepared by DLA Architects Ltd.,dated September 3,2024,with such further revisions as required by the Community Development Director; f. Two-page Landscape Plans, prepared by WT Group, dated July 26, 2024, last revised September 3, 2024, with such further revisions as required by the Community Development Department; g. Electrical Site Plan—Photometrics, Sheet E0.3, prepared by IMEG Corp. and WT Group, dated August 15, 2024, last revised August 30, 2024, with such further revisions as required by the Community Development Director; h. Lighting specifications for The Edge Series, by Cree Lighting, received July 26, 2024, with such further revisions as required by the Community Development Director; i. Lighting specifications for WDGE4 LED Architectural Wall Sconce, by Lithonia Lighting, received July 26, 2024, with such further revisions as required by the Community Development Director; j. Lighting specifications for WDGE4 LED Architectural Wall Sconce Visual Comfort Optic, by Lithonia Lighting, received July 26, 2024, with such further revisions as required by the Community Development Director; and k. Engineering plans titled Elgin Community College New Manufacturing Technology Center 1600 Spartan Drive, Elgin, IL 60123, prepared by WT Group, dated August 15, 2024, last revised September 3,2024,with such further revisions as required by the City Engineer. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the construction of the new manufacturing and technology center building with the minimum building street yard setback of 91 feet from the east property line and 92 feet from the south property line. 3. A departure is hereby granted to allow the construction of the new manufacturing and technology center building with the minimum building interior yard setback of 92 feet from the north interior property line. 4. A departure is hereby granted to allow the construction of the vehicle use area part of the manufacturing and technology center with the minimum vehicle use area street yard setback of 57 feet from the east property line and minimum 28 feet from the south property line. - 17 - Recommendation & Findings of Fact Petitions 18-24 September 9, 2024 5. A departure is hereby granted to allow the construction of a refuse collection area within the required building interior yard setback on the north side of the building. Such refuse collection area shall be enclosed with a minimum six-foot-high solid masonry wall matching the masonry on the building. 6. A departure is hereby granted to allow the construction of 10-foot-high masonry walls attached to the building as enclosures for mechanical equipment and/or outdoor classrooms and labs on the north side of the building. Such walls shall include exterior brick masonry that matches the masonry on the building. 7. Elgin Community College agrees to cooperate with the City of Elgin as necessary and will not unreasonably withhold required approvals and/or authorizations to allow the City to construct a southbound,right-turn lane from McLean Boulevard onto Spartan Drive. Such cooperation shall include but not be limited to: upon written request by the City of Elgin, Elgin Community College will dedicate at least 30 feet of land along the west side of McLean Boulevard,north of Spartan Drive, for right-of-way plus a temporary construction easement outside of the dedicated right-of-way as may be reasonably necessary to allow for the construction of a southbound,right-turn lane from McLean Boulevard onto Spartan Drive. 8. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to the conditions outlined by the Community Development Department,was five(5)yes,zero(0)no, and zero(0)abstentions. Two members were absent. Respectfully Submitted, s/Jav Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning &Zoning Commission - 18 - . .,e..,.. ...: _ :,_, _ 4 ANIIIIIIMCM.11.1 ""*Fra.:7:7 'D.Lit.. t sM ig IIII r, > irsiZt • , l' sirI � �= ? ---- � � �_ te ,•1� 1067 ` t a _., ;_ . �/eS`A��2 � y` i . .ai i Mg*Wet St ii — = � iI, iIl milli l g 441 ill A —worn wiris ' . III , 1 I I ism IN: , C _ --- South St 20 Subject Property oI = Mahan Petition 18-24 - - -1 -� LIIIIII, .. -cliesimo. -1F+40‹ *soils Irm.xt - i — :i. .4 Berkley .1, a li I — L, : . 6If -----14 alk / t `• FNNwood Dr �� _ r, L�_ _'�'Hoffer Dr ! I . : .4k., t• ,o),? .i..f Chipman Cr ,r, y Is.� 4 78111,d00' ' , ,\ bk , „,01 .4", 4, ' . i ci of I • • , r------T li , 9 .. , , ii, . ‘ 4® � ulrfield Or eat / M�► vc� KIIIIIMMIIIMIlleI/� �``11��p\a i ��lagi1///I/�U�iI11M11u►� s� �, • IIIIIIIIIIIIIII►1IIYI/� �►� 00103( -%��VIIII►// I// \o.v lilt ceige Green Dr e'*or. i b,��\\\\�� @�NI i /��► \\D��' r 111 f r il maw�� ♦j .I ►.--= ♦ �//4/IIII/�IID��1�� r� ♦I . I 'i :� ***otatilita; osrorruyprns Dr �60. �.40.4*Aims ■11.b�� ,` �'� � - Aronomink C!r ��■ ��11�P� •��`t�tl�t�� ,e - a ri , ��,�` ��,�e��, CastM'PUes ammo! St Andrews C/r O ``?_" - ♦■ 1Id 11t1iM11�11M11111 VI /��'�1111 I�Dr EXHIBIT Aerial/Location Map V 411 S 0 200 400 800 1,200 1,600 Map prepared by City of Elgin Feet Department of Community Development SFR2 Ss4 RC1•:►.� - RC1„,, �! "' RB ♦ — PI • �. �j1i,, . Groom i :91 w ,'• tair : _ oa ; Van St r' GE 6,14.1 ■ a MFR``" °` - -- _ Now' Rtl 4 s e ... PCF ,,<PAB A 4 =: = 41 ,o°� CF s a, G . ABems tt_ o I :� o , A - I o 4 ' e __ - RC2 i g. $ I Q 1- °° PAB ; � SFR1 J -1 i MITI • Erlo St a . —_# i� 3 PSFR2 t -Ede St 111 1 CFJ=a •: v a �, �r ii 4; a 4 y • it o= a. T. i -•— -. '11 : i= �o �N �a • ��_ Cl i it*" = =i �' � . a mu ENI p J� Z� MFR C4I _ =Tsl� _. P.AB = = Subject Property L7i1 , _ �.. ••�I _ II- i■ -�11� Scuts St 1 -r Petition 18-24 . zi. a lir, - — a,. ; .� , = laNerdu► MFR.. .. cc, . RBc AB; PMFR '. - oic=vm P.GI PSFR2 PCF ^l�• ;�c Q A � ''� " a NB um PG�I +., _�,,.t` Reamed Dr 111 Hoffer Dr NB PRC Legend ZONING i 1 QRC1-Residence Conservation 1 DABQ RC2-Residence Conservation 2 i' PCF C°`Q RC3-Residence Conservation 3 5Q PRC-Planned Residence Conservation Q SFR1-Single Family Residence 1 ° PNB Siii Q SFR2-Single Family Residence 2 ■t QPSFR1-Planned Single Family Residence 1 Gtt - PSFR2-Planned Single Family Residence 2 / . y�l \v/II.lfilill a ll111;11 ld i //gl '�4 I t ri CF A. PO RI \ II/, �� // A POcm RI -Two FamilyResidence Ie,1114 NII4i ow, a.- .,ll flip,„rti, •l1 r.►��,�� , 'l;ili� �byN e, vim ,.. Col Green Dr w PRC " • . O PTFR-Planned Two Family Residence = j�.j�=,/,.��. _�/\�\\,`1/ lbal�' m• ORI QMFR-Multiple Family Residence �11- a RI.' = -�I.1 •v44/it �114/4/I�/ TOrto . • •• . •. . gji . rya PORI Q PMFR-Planned Multiple Family Residence -1�. •/��► ��I� �IIu►" . NB PO I - i 111 a A"�inK C�!]I I 11►1�..4i I Q RB-Residence Business 01 1 �71 I fTtT� Q PRB-Planned Residence Business ;:.SFR2 "111W►��IA Indlan tiYells Clr StMdrews Cis- �� it CF' 1► 1/V/ IIII��1111•11111 NB-Neighborhood Business!! .� �� is Mission Mills Dr / / Crispin Dr PNB-Planned Neighborhood Business ;��,��'�111111111tt��:� �•,� 11r a `��`tt>m AB-Area Business S ��-RC1 -` �1 �y �I��.d, a ',� a ,a�rmm M PAB-Planned Area Business ; : CF n04 a vs.0.00g" •@g rev 0- a- tun' -cc,-Center City 1 ■ 1�111 ��1��1� •I ■ • -CC2-Center City 2 ' PAB {PCF w n 5, / 11PPRC*11NB -PCC-Planned Center City 11l� gall e I �� 1�: RIIR 11�1F IV��I �4111 ��11� SibMleld Ct iniAdd.nne Or \�II11 PCC2-Pike Planned Center City 21111 it�� ORI-Office Research lndustnal . 1►*�1 1 inny�► r 1 MN PORT-Planned Office Research Industrial Coral Cowli* ��1■ Della c ICI 1 ��. Ott. i mew. mosoney c0,4 -.. 5 11' -GI-General Industrial I��/p1U1111111 ` S VI II •U -1 ¢S ; 11� -PGI-Planned General Industnal l Deha :....emu r/►.,y_ 4 1.ati. -.1,- 4 .a •te /i g it 11 -Cl-Commercial Industrial PMFR ==4A Dr � �•11��' ""i INtia 11 -CF-Communty Facility �� IM • f1 1` VA& Q Mt 4 11 -PCF•Planned Community Facilely 1 ►►Ilk►St*41;1�t1a MU 4OVI� S asw,lir ,Mad' ��,�i �1= �11 • _..A...—...t�ace.►.� ..---_ ,, ._ - A'._ rat.. �� ` ■11 EXHIBIT B Zoning Map N w. y:.1-;�S Map prepared by City of Elgin 0 325 650 1,300 1,950 2,600 Feet Department of Community Development i1 17, _ 1 rim (-FIT B - --5 -.0- ,>l I 20 it — lil �" P11 S � C ,, 'Ll 111 ---Afahrix :iSen .0,* ii. Inlital.• ♦ v• •Art . •1 .. \/40. ell ;, II I1� .��`-- °P-0821400030 0 1400006 i .1' 22301003 08214.• , • , ' ig! t 005 4 .:.. ►2290100.� • 01001 ,,, . 0821400038 0821400037 0622301018 0622301017 ce22 s#11°'\ 0821300031 08 4` 414. •22301012 0821400040 I 0622301019 0821400038 � 0622301017 j>St 062130002 a t 0621300026 062140003 OW III 1E 0321400041 _.. 0622351033 to ott //DI,' •:O 0821400039 ,,. N �s /ice l��o,, H— — m Var4 E�iliuiiiiiliiIi1111 P ►�IN1I�ii� . t*�� %��II��I►Vliiiir�irrlra ul► �♦* S /4� .��% �� /I/////IIIIIl1\\\�� Subject Property , ;1i -'►��o •, . . f 16 0 0 Spartan D r. 1.�litil'�. Mt;; an le �-1 Petition 18-24 1Ii,11 �*i 1 Olinrilli*** 60 a4F `11111111111111Millar L • �II�tl11�1ti ! WWW ii 1 119111111f" / IA VA Si Arlwal• If Alk 4 '' .1 I. '1. 11110 •■ I ..____ 1 ear grtlisiguliiP;iln we .4 ‘141 a • -7 1,1 ii= EXHIBIT C Parcel Map N A City of Elgin 0 212.5 425 850 1,275 1,700 Department of Community Development Feet EXHIBIT D SITE LOCATION 1600 Spartan Drive Petition 18-24 rrrpjrrr.;_,-iii. NPF4 1 soil . -- _ --"si,h,,Z,... ,. ,--_ , !FV : v - a i i e o aft 4' I ili__illFormer Hangout .•ma y,f, . _ +!Bar and Grill ,. `r 4i '•`. r _ s ..sf 1550 S. McLean ri F ,' C 1 �R �R1 5. s �` Blvd. �.�. : f. /►ilk 4.14% Y ,� swam a—.r•ate-n-wn•4 nononn-owl no 7 •"' HOW Di r aliwiw. 7 lii ' IFIR\ ,c,,,,,, ' I i € ` ' ` ' 'j •', _ _ y t' * , t� ECC � cti` :s tr :� " k � fM s r• ;, Campus f t ! y .4 , art.n 44% = t3I > ..._ —-—- - 19.5 acre property 1^ .� 'r• ,s .caowned by ECC ECC site area map with zoning overlay ire ,.- ns44: - :7. . ..-,;-/-' ----/.. . .,ice Existing D Hangout Bar and Grill restaurant building at 550 S. McLean Blvd EXHIBIT D SITE LOCATION 1600 Spartan Drive Petition 18-24 r • , 4 ii_• �.--•-• Martin Luther King,Jr Memorial Highway(US 20) awr i ,. art ► '�_ i,, 123=1111111 ,....,/A LIU 04: -:- JL---ipli. . // lftriL 1 r t/P�YE 1i a. 1 -.- - -- - : , .,.....- I. • Sh. IFIJ • !'. \ YM1r7 i. �.-...•` 1 . _ Bird's eye view looking north J r ,, , * ‘,A4.4. i t. iAt so ..,--.--"—•------ . '' DI j10111111111j111 Ei 1'-lrrl . 1 � .:' i _ .! I ! `lE # -... l 1 m, Elgin Community College Building B