HomeMy WebLinkAboutG57-21 Ordinance No. G57-21
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE GI GENERAL INDUSTRIAL DISTRICT, CF
COMMUNITY FACILITY DISTRICT, PRC PLANNED RESIDENCE CONSERVATION
DISTRICT,AND PCF PLANNED COMMUNITY FACILITY DISTRICT
TO A NEW PCF PLANNED COMMUNITY FACILITY DISTRICT
(1700 Spartan Drive, Elgin Community College)
WHEREAS, written application has been made to reclassify certain property located at
1700 Spartan Drive from GI General Industrial District,CF Community Facility District,and PRC
Planned Residence Conservation District to PCF Planned Community Facility District; and
WHEREAS, the zoning lot containing the premises at 1700 Spartan Drive is legally
described herein(the "Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on November 2, 2020, 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 reclassifying property from GI General Industrial District, CF
Community Facility District,and PRC Planned Residence Conservation District to a PCF Planned
Community Facility District 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 Ordinance No. G37-20, entitled "An Ordinance Reclassifying
Territory in the NB Neighborhood Business District to a PCF Planned Community Facility District
(600 S. McLean Boulevard)"passed September 9, 2020, is hereby repealed.
Section 2. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated January 4, 2021, 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 3. That Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official
Zoning District Map"of the Elgin Municipal Code,as amended,be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are
hereby altered by including in the PCF Planned Community Facility District the following
described property:
That part of Sections 21 and 22, Township 41 North, Range 8 East of the Third Principal
Meridian,described as follows: Commencing at the Southwest corner of Northeast Quarter
of Southwest Quarter of said Section 21;thence North along the West line of said Northeast
Quarter of Southwest Quarter, 624.99 feet to the intersection of a line that is 30.0 feet as
measured perpendicular, Southerly of and parallel with the Northerly line of property
previously owned by the State of Illinois per Document No. 498148 for the point of
beginning; the last described point also being the Northwest corner of Lot 9 of Spartan
Green Subdivision,a subdivision of said Section 21;thence North 0 degrees 04 minutes 33
seconds East along said West line 30.19 feet measured to the North line of said Document
No. 498148; thence North 88 degrees 52 minutes 13 seconds East along said North line
2409.23 feet to the Southwest corner of Burnidge Bros. Industrial Park College View,
being a subdivision of part of said Section 21; thence North 01 degree 04 minutes 56
seconds West along the West line of said subdivision 264.73 feet measured (264.84 feet
record) to the South line of Gale Street; thence North 88 degrees 55 minutes 09 seconds
East along said South line 296.85 feet to the East line of Belmont Avenue; thence North
01 degree 01 degree 50 minutes West along said East line 30.02 feet to the Southwest
corner of Lot 20 of said subdivision; thence North 88 degrees 59 minutes 24 seconds East
along the South line thereof 130.09 feet measured (130.0 feet record) to the Southeast
corner of said Lot; (also being on the West line of Burnidge Bros. Industrial Park Unit
No.4; (being a subdivision of part of said Section 21); thence North 01 degree 04 minutes
22 seconds West along said West line 756.22 feet to the Northwest corner of Lot 18 of said
subdivision; thence North 88 degrees 56 minutes 29 seconds East along the North line of
said Lot, 302.03 feet measured (302.01 feet record)to the West line of Renner Drive; (the
next 4 courses being along said West line of Renner Drive); thence South 01 degree 03
minutes 27 seconds East 208.65 feet;thence Southeasterly along a curve to the left having
a radius of 278.35 feet an arc distance of 110.60 feet; (the chord of the last described curve
bearing South 12 degrees 26 minutes 27 seconds East, 109.87 feet)to a point of compound
curve;thence Southeasterly along a curve to the right having a radius of 218.36 feet an arc
distance of 86.76 feet, (the chord of the last described curve bearing South 12 degrees 26
minutes 27 seconds East 86.19 feet); thence South 01 degree 01 minute 44 seconds East
352.63 feet measured (352.85 feet record) to the Northeast corner of Lot 13 in said Unit
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No. 4; thence North 89 degrees 22 minutes 46 seconds East along the Easterly extension
of said North line of Lot 13, 60.0 feet to the East line of Renner Drive; thence South 01
degree 06 minutes 36 seconds East along said East line 14.45 feet; thence Southeasterly
along said East line,being on a curve to the left having a radius of 40.0 feet,an arc distance
of 6.13 feet, (the chord of the last described curve bearing South 05 degrees 28 minutes 54
seconds East 6.13 feet)to the Northwest corner of Lot 12 in said Unit No. 4;thence North
89 degrees 24 minutes 18 seconds East along said North line, also along the North line of
Lot 3 of Burnidge Bros. Industrial Park Unit No. 2 and said line extended Easterly (a
subdivision of said Section 21), Also the North line of Lot 3 in Burnidge Bros. Industrial
Park Block D of Unit 1 (a subdivision of Section 22 aforesaid), a distance of 1257.90 feet
to a point that is 17.21 feet West of (as measured along the North line thereof), the
Northeast corner of said Lot 3;thence South 00 degrees 35 minutes 39 seconds East 263.21
feet to the South line of said Lot 3; thence North 88 degrees 51 minutes 23 seconds East
along the South line of said Block D of Unit No. 1, 1285.30 feet to the Northwest corner
of Burnidge Bros.Industrial Park Unit No.5,a subdivision of said Section 22;thence South
08 degrees 07 minutes 55 seconds West along said West line and said West line extended
Southwesterly 411.23 feet measured (411.55 feet Deed); thence South 81 degrees 17
minutes 44 seconds East 318.16 feet to the West line of McLean Boulevard; thence
Southwesterly along said West line being on a curve to the left having a radius of 4249.43
feet, an arc distance of 49.56 feet (the chord of the last described curve bearing South 11
degrees 29 minutes 40 seconds West, 49.56 feet) to the North line of Spartan Drive per
Document No. 1104835; (the next 5 courses being along said North line of Document No.
1104835); thence North 81 degrees 17 minutes 53 seconds West 314.62 feet; thence
Westerly and Southwesterly along a curve to the left having a radius of 530.0 feet, an arc
distance of 430.28 feet, (the chord of the last described curve bearing South 75 degrees 26
minutes 31 seconds West, 418.56 feet); thence South 52 degrees 11 minutes 14 seconds
West 1286.35 feet; thence Southwesterly and Westerly along a curve to the right having a
radius of 720.0 feet, an arc distance of 471.31 feet (the chord of the last described curve
bearing South 70 degrees 56 minutes 18 seconds West 462.94 feet); thence South 89
degrees 41 minutes 33 seconds West 745.32 feet to the East line of Road Dedication by
Document No. 2003K084661; thence North 0 degrees 13 minutes 43 seconds West along
said East line 5.0 feet; (the next 6 courses being along the North line of said Document No.
2003K084661); thence South 89 degrees 41 minutes 33 seconds West 81.98 feet; thence
Northwesterly along a curve to the right having a radius of 715.0 feet, an arc distance of
753.47 feet, (the chord of the last described curve bearing North 60 degrees 06 minutes 42
seconds West, 719.09 feet); thence North 29 degrees 55 minutes 23 seconds West 123.23
feet; thence Northwesterly along a curve to the left having a radius of 635.0 feet, an arc
distance of 697.34 feet, (the chord of the last described curve bearing North 61 degrees 23
minutes 01 second West 662.82 feet);thence South 87 degrees 09 minutes 28 seconds West
285.16 feet; thence Southwesterly along a curve to the left having a radius of 635.0 feet,
an arc distance of 148.42 feet (the chord of the last described curve bearing South 80
degrees 27 minutes 36 seconds West, 148.08 feet)to the West line of the Southeast Quarter
of said Section 21,also being the Southeast corner of Lot 10 of Spartan Green Subdivision,
aforesaid; thence North 0 degrees 04 minutes 16 seconds West along the East line of said
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Lot 10, 7.94 feet to the Northeast corner thereof; thence South 89 degrees 05 minutes 54
seconds West along said North line 472.80 feet; thence North 57 degrees 37 minutes 43
seconds West along the Southeasterly extension of Lot 2 of said Spartan Green, and along
said East line, 162.59 feet to a jog in said East line;thence North 31 degrees 56 minutes 11
seconds West along said East line 162.05 feet measured (162.03 feet record) to the most
Easterly Southeast corner of Lot 9 of said Spartan Green; thence North 08 degrees 12
minutes 54 seconds West along the East line of said Lot 9, 360.98 feet measured (360.85
feet record) to the Northeast corner of said Lot 9; thence South 88 degrees 50 minutes 07
seconds West along the North line of said Lot 9, 518.56 feet measured(518.58 feet record)
to the point of beginning;
Also that part of the East Half of the Southeast Quarter of said Section 21, Township 41
North, Range 8 described as follows: Beginning at the Southwest corner of Southeast
Quarter of said Section 21, (also being the Northwest corner of College Green Unit No. 8,
a subdivision of Section 28, Township and Range aforesaid; thence North 89 degrees 10
minutes 37 seconds East along the South line of said Southeast Quarter(also the North line
of said College Green Unit No. 8), 1467.33 feet; thence North 06 degrees 15 minutes 49
seconds East 498.97 feet to the South line of Spartan Drive per Document No.
2003K084661,(the next 7 courses being along the South line of said Spartan Drive);thence
Northwesterly along a curve to the right having a radius of 785.0 feet an arc distance of
651.14 feet; (the chord of the last described curve bearing North 53 degrees 41 minutes 07
seconds West, 632.63 feet); thence North 29 degrees 55 minutes 23 seconds West 123.23
feet; thence Northwesterly along a curve to the left having a radius of 565.0 feet an arc
distance of 620.47 feet, (the chord of the last described curve bearing North 61 degrees 22
minutes 54 seconds West 589.76 feet); thence South 87 degrees 09 minutes 28 seconds
West 285.16 feet; thence Southwesterly along a curve to the left having a radius of 565.0
feet an arc distance of 334.78 feet, (the chord of the last described curve bearing South 70
degrees 10 minutes 52 seconds West 329.90 feet);thence South 53 degrees 12 minutes 29
seconds West 828.10 feet; thence Southwesterly along a curve to the left having a radius
of 365.0 feet, an arc distance of 194.04 feet(the chord of the last described curve bearing
South 38 degrees 00 minutes 01 seconds West 191.76 feet)to the Northerly line of the Plat
of Condominium for the Townhomes of Woodbridge, located in the Southwest Quarter of
said Section 21; (the next 11 courses being along the Northerly lines of said Plat of
Condominium; thence Easterly along a curve to the right having a radius of 250.0 feet an
arc distance of 59.91 feet (the chord of the last described curve bearing North 85 degrees
51 minutes 52 seconds East 59.77 feet); thence South 87 degrees 09 minutes 59 seconds
East 102.15 feet measured (102.18 feet record); thence Easterly along a curve to the left
having a radius of 795.0 feet an arc distance of 182.28 feet(the chord of the last described
curve bearing North 86 degrees 13 minutes 13 seconds East, 181.89 feet);thence North 79
degrees 47 minutes 10 seconds East 11.28 feet; thence North 09 degrees 24 minutes 05
seconds West 94.28 feet;thence North 80 degrees 36 minutes 57 seconds East 178.41 feet
measured(178.36 feet record);thence South 77 degrees 06 minutes 53 seconds East 105.78
feet; thence South 61 degrees 04 minutes 45 seconds East 123.49 feet measured (123.53
feet record);thence South 28 degrees 54 minutes 45 seconds West 81.89 feet;thence South
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45 degrees 42 minutes 34 seconds East 45.11 feet measured (45.19 feet record); thence
North 87 degrees 13 minutes 07 seconds East 224.63 feet to the West line of said Southeast
Quarter of Section 21;thence South 00 degrees 04 minutes 16 seconds East 467.70 feet to
the point of beginning, all in the City of Elgin, Kane County, Illinois, and
That part of the Southeast Quarter of Section 21, and part of the Southwest Quarter of
Section 22, all in Township 41 North, Range 8 East of the Third Principal Meridian
described as follows: Beginning at the Southeast corner of said Southeast Quarter of
Section 21; thence South 89 degrees 10 minutes 41 seconds West along the South line of
said Southeast Quarter, a distance of 1186.14 feet; thence North 06 degrees 15 minutes 49
seconds East 498.97 feet to the South line of Spartan Drive per dedication by Document
No. 2003K084661 recorded March 20, 2003; thence Southeasterly along said South line
being on a curve to the left having a radius of 785.0 feet an arc distance of 176.10 feet(the
chord of the last described curve bearing South 83 degrees 52 minutes 28 seconds East,
175.73 feet); thence North 89 degrees 41 minutes 32 seconds East along said South line
81.99 feet to a jog in said South line; thence North 0 degrees 18 minutes 41 seconds West
5.0 feet to the South line of Spartan Drive per dedication by Document No. 1104835,
recorded December 27, 1967; thence North 89 degrees 41 minutes 32 seconds East along
said South line 745.31 feet; thence Easterly and Northeasterly along said South line being
on a curve to the left having a radius of 780.0 feet an arc distance of 422.05 feet(the chord
of the last described curve bearing North 74 degrees 11 minutes 26 seconds East, 416.92
feet); thence South 01 degree 27 minutes 03 seconds East 576.18 feet to the South line of
the Southwest Quarter of Section 22 aforesaid; thence South 88 degrees 32 minutes 57
seconds West along said South line 286.24 feet to the point of beginning, containing
16.0000 Acres, in the City of Elgin, Kane County, Illinois, and
That part of the Southwest Quarter of Section 22,Township 41 North,Range 8 East of the
Third Principal Meridian described as follows: Commencing at the Southwest corner of
said Southwest Quarter; thence North 88 degrees 32 minutes 57 seconds East along the
South line thereof, 286.24 feet to the point of beginning; thence continuing North 88
degrees 32 minutes 57 seconds East along said South line, 1006.91 feet to the Northeast
corner of Lot 318 of College Green Subdivision Number 2, a subdivision of part of the
Northwest Quarter of Section 27, and part of the Northeast Quarter of Section 28,
Township and Range aforesaid; thence North 00 degree 26 minutes 38 seconds East,
1344.75 feet to the Southerly line of Spartan Drive per dedication by Document No.
1104835 recorded December 27, 1967; thence South 52 degrees 11 minutes 13 seconds
West along said Southerly line 1213.54 feet; thence Southwesterly along said Southerly
line being on a curve to the right having a radius of 780.0 feet an arc distance of 88.55 feet,
(the chord of the last described curve bearing South 55 degrees 26 minutes 21 seconds
West, 88.50 feet); thence South 01 degrees 27 minutes 03 seconds East, 576.18 feet to the
point of beginning, containing 22.4156+/- acres, in Kane County, Illinois, and
PARCEL ONE:
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THAT PART OF THE SOUTHWEST 1/4 OF SECTION 22, TOWNSHIP 41 NORTH,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE NORTH LINE OF SAID
SOUTHWEST 1/4 AND THE CENTER LINE OF A PUBLIC HIGHWAY (MCLEAN
BLVD); THENCE SOUTHWESTERLY ALONG SAID CENTER LINE OF SAID
HIGHWAY 792 FEET TO AN ANGLE IN SAID HIGHWAY; THENCE
SOUTHWESTERLY ALONG THE CENTER LINE OF SAID HIGHWAY 457.65 FEET
TO A POINT 142.35 FEET NORTHERLY, MEASURED ALONG THE CENTER LINE
OF SAID HIGHWAY, FROM THE SOUTH LINE OF THE NORTHEAST 1/4 OF THE
SOUTHWEST 1/4 OF SAID SECTION 22,BEING THE NORTHEASTERLY CORNER
OF LANDS CONVEYED TO GEORGE D. CARBARY AND LILLIAN L. CARBARY
BY WARRANTY DEED DATED NOVEMBER 14, 1941 AND RECORDED
DECEMBER 16, 1941 IN BOOK 1162, PAGE 165 AS DOCUMENT 481197 FOR A
POINT OF BEGINNING; THENCE NORTH 76 DEGREES, 28 MINUTES, 00
SECONDS WEST 356.4 FEET ALONG SAID NORTHERLY LINE; THENCE NORTH
13 DEGREES, 19 MINUTES, 00 SECONDS EAST 99.3 FEET; THENCE SOUTH 76
DEGREES, 28 MINUTES, 00 SECONDS EAST 362 FEET TO A POINT IN THE
CENTER LINE OF SAID PUBLIC HIGHWAY; THENCE SOUTHWESTERLY
ALONG SAID CENTER LINE, BEING ON A CURVE TO THE LEFT 100 FEET TO
THE POINT OF BEGINNING (EXCEPT THAT PART LYING SOUTHERLY OF A
LINE DRAWN FROM A POINT ON THE EASTERLY LINE 50 FEET NORTHERLY
OF THE SOUTHEAST CORNER THEREOF TO A POINT ON THE WESTERLY LINE
49.65 FEET NORTHERLY OF THE SOUTHWEST CORNER THEREOF; ALSO
EXCEPT THAT PART OF THE SOUTHWEST 1/4 OF SECTION 22, TOWNSHIP 41
NORTH,RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: COMMENCING AT THE INTERSECTION OF THE NORTH RIGHT OF
WAY LINE OF SPARTAN DRIVE EXTENDED EASTERLY AND THE CENTER
LINE OF MCLEAN BOULEVARD;THENCE NORTHERLY 50.00 FEET ALONG THE
CENTER LINE OF MCLEAN BOULEVARD, SAID CENTER LINE BEING A CURVE
CONCAVE TO THE EAST AND HAVING A RADIUS OF 4,193.46 FEET TO THE
POINT OF BEGINNING;THENCE CONTINUING NORTHERLY 50.00 FEET ALONG
SAID CENTER LINE; THENCE WESTERLY 40.09 FEET ALONG THE EASTERLY
EXTENSION OF THE SOUTH LINE OF LOT 2 OF BURNIDGE BROS. INDUSTRIAL
PARK, UNIT NO. 5, TO THE SOUTHEASTERLY CORNER THEREOF ON AN
ASSUMED BEARING OF NORTH 80 DEGREES, 35 MINUTES, 35 SECONDS WEST
TO A POINT ON A 4,233.46 RADIUS CURVE, THE CENTER OF CIRCLE OF SAID
CURVE BEARS SOUTH 76 DEGREES, 45 MINUTES, 28 SECONDS EAST FROM
SAID POINT;THENCE SOUTHERLY ALONG SAID CURVE 49.97 FEET,CENTRAL
ANGLE OF 0 DEGREES,40 MINUTES,35 SECONDS,PARALLEL TO THE CENTER
LINE OF MCLEAN BOULEVARD; THENCE 80 DEGREES, 33 MINUTES, 08
SECONDS EAST 40.06 FEET TO THE POINT OF BEGINNING) IN THE CITY OF
ELGIN, KANE COUNTY, ILLINOIS.
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PARCEL TWO:
LOT 2 OF BURNIDGE BROS. INDUSTRIAL PARK, UNIT NO. 5, IN THE CITY OF
ELGIN,KANE COUNTY, ILLINOIS.
(Commonly known as 1700 Spartan Drive)
Section 4. That the City Council of the City of Elgin hereby grants the rezoning from GI
General Industrial District, CF Community Facility District, and PRC Planned Residence
Conservation District to PCF Planned Community Facility District at 1700 Spartan Drive which
shall be designed, developed, and operated subject to the following provisions:
A. Purpose and Intent. 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 19.60 "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.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol"[SR]", shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin
Municipal Code,as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PCF Planned Community Facility District,the use and
development of land and structures shall be subject to the provisions of Chapter
19.05 "General Provisions", of the Elgin Municipal Code, as amended.
D. Zoning Districts; Generally. In this PCF Planned Community Facility District,
the use and development of land and structures shall be subject to the provisions of
Chapter 19.07 "Zoning Districts",of the Elgin Municipal Code, as amended.
E. Location and Size of District. PCF Planned Community Facility Districts should
be located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PCF Planned Community Facility
District exclusive of rights of way, but including adjoining land or land directly
opposite a right of way shall not be less than two (2) acres. No departure from the
required minimum size of a planned community facility district shall be granted by
the City Council.
F. Land Use. In this PCF Planned Community Facility District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.10 "Land Use", of the Elgin Municipal Code, as amended. The following
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enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted
use" [SR] or as a"conditional use" [SR] in this PCF Planned Community Facility
District:
1. Permitted Uses. Those land uses enumerated as permitted uses within the CF
Community Facility District, Section 19.30.130 A., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
2. Conditional Uses. Those land uses enumerated as conditional uses within the
CF Community Facility District, Section 19.30.130 B., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
G. Site Design. In this PCF Planned Community Facility District, the use and
development of land and structures shall be subject to the provisions of Section
19.12, "Site Design", of the Elgin Municipal Code, as amended, and Section
19.30.135 "Site Design" for CF Community Facility District, of the Elgin
Municipal Code, as amended.
H. Off Street Parking. In this PCF Planned Community Facility District, off-street
parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking", of
the Elgin Municipal Code, as amended.
I. Off Street Loading. In this PCF Planned Community Facility District, off-street
loading shall be subject to the provisions of Chapter 19.47"Off Street Loading",of
the Elgin Municipal Code, as amended.
J. Signs. In this PCF Planned Community Facility District, signs shall be subject to
the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as
amended.
K. Nonconforming Uses and Structures. In this PCF Planned Community Facility
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code,
as amended.
L. Amendments. In this PCF Planned Community Facility District, text and map
amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of
the Elgin Municipal Code, as amended
M. Planned Developments. In this PCF Planned Community Facility District,the use
and development of the land and structures shall be subject to the provisions of
Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended.
A conditional use for a planned development may be requested by the property
owner without requiring an amendment to this PCF zoning district.
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N. Conditional Uses. In this PCF Planned Community Facility District, conditional
uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the
Elgin Municipal Code, as amended. A conditional use may be requested by the
property owner without requiring an amendment to this PCF zoning district.
O. Variations. In this PCF Planned Community Facility District, variations shall be
subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations",
Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70
"Variations", of the Elgin Municipal Code, as amended. A variation may be
requested by the property owner without requiring an amendment to this PCF
zoning district.
P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.75 "Appeals",of the Elgin Municipal Code,
as amended.
Section 5. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
David J. K in, ayor
Presented: November 3, 2021
Passed: November 3, 2021
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: November 3, 2021
Published: November 5, 2021
Attest: _•*yw,
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Kimberly Dewis, y Cler O
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EXHIBIT A
January 4, 2021
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 28-20, an application by
Marc Mylott,Director of Community Development,as applicant,on behalf of Community College
District 509, as property owner, requesting: 1) approval of a planned development as a map
amendment from GI General Industrial, CF Community Facility District, and PRC Planned
Residence Conservation District to PCF Planned Community Facility District with any departures
from the Elgin Municipal Code as may be necessary or desirable, 2) amendment to PCF Planned
Community Facility District established by Ordinance No. G37-20, 3)amendment Chapter 19.50,
"Street Graphics"of Title 19,"Zoning",of the Elgin Municipal Code, 1976,as amended,to modify
the definition of the Community College District #509 Area of Special Character, and 4)
amendment to Ordinance No. G48-10 which established special regulations for street graphics
within the Community College District#509 Area of Special Character,all of which are necessary
to make all Elgin Community College campus property part of one PCF Planned Community
Facility District and one Area of Special Character. The Elgin Community College campus is
commonly referred to as 1700 Spartan Drive.
GENERAL INFORMATION
Petition Number: 28-20
Property Location: 1700 Spartan Drive
Requested Action: Planned Development as a Map Amendment
Current Zoning: GI General Industrial District,CF Community Facility District,PRC
Planned Residence Conservation District, and PCF Planned
Community Facility District Ordinance No. G37-20
Proposed Zoning: PCF Planned Community Facility District
Existing Use: Community College
Recommendation & Findings of Fact
Petition 28-20
January 4, 2021
Proposed Use: No change(Community College)
Applicant: The City of Elgin and Community College District 509
Owner Community College District 509
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinances
BACKGROUND
The City of Elgin and Community College District 509 are requesting approval of a planned
development as a map amendment to rezone the Elgin Community College campus property into
one PCF Planned Community Facility District. Currently, the ECC campus spans four different
zoning districts: GI General Industrial District, CF Community Facility District, PRC Planned
Residence Conservation District, and PCF Planned Community Facility District established by
Ordinance No. G37-20 for the former Colonial Café property recently acquired by ECC(Figure 2
below).
The approximately 221.3-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 to the west. This includes the 2.3-acre former Colonial Café restaurant
property 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.
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Recommendation & Findings of Fact
Petition 28-20
January 4,2021
In addition to the 221.3-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,which is not part of the subject rezoning petition.
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Figure 1.ECC campus aerial map with zoning overlaid
In 2010, the City approved the college's application to construct the entrance sign across Spartan
Drive by establishing an Area of Special Character for the ECC campus. Until recently, it was
believed that the campus was re-zoned to the PCF Planned Community Facility District at the same
time, however, it was found that the adopting ordinances did not include the rezoning provision.
Therefore, the City and the college are advancing this application for re-zoning to bring the entire
campus under one unified PCF zoning district. The ECC campus Area of Special Character would
also be amended to include the former Colonial Café restaurant property that was recently acquired
by ECC.
The college is not proposing any new construction at this time, nor any new signage. Any new
development in the future will have be reviewed by the Planning and Zoning Commission with
fmal approval by the City Council as an amendment to the proposed PCF Planned Community
Facility District.
The Community Development Department offers the following additional information:
- 3 -
Recommendation & Findings of Fact
Petition 28-20
January 4,2021
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 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 operation of the golf course began its discontinuation in 2003 when the western parcels
of the golf course were conveyed to the community college, leaving only the back nine
holes closest to S. McLean Boulevard in operation. The former golf course ended its
operation 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.
B. Surrounding Land Use and Zoning. The approximately 221.3-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 subject property 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.
-4-
Recommendation & Findings of Fact
Petition 28-20
January 4, 2021
D. Zoning District. 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 19.60 "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 222.3-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 19.4-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 28-20 on January 4, 2021. 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 January 4, 2021.
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:
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 majority of the approximately 221.3-acre
property has been home to ECC since 1970. Over the years the college acquired additional
land and expanded the number of its buildings and facilities. The campus includes large
- 5 -
Recommendation & Findings of Fact
Petition 28-20
January 4, 2021
swaths of open space and natural features comprising of the former golf course fairways,
greens and other natural features which enhance the campus environment without
preventing the future expansion of the college. The existing wetlands and floodplain
affecting the western portion of the campus do not have a negative impact on the college's
use of the property.
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. All municipal water, sanitary sewer, and stormwater utilities are located in the
vicinity of the property. Any future development would connect to the city's water and
sanitary sewer system as required.All city infrastructure can adequately serve the proposed
use.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development with respect to the provision of safe 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
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. The existing campus is well position to serve the
college for the forceable future. The primary entrances to the campus are located along
Spartan Drive which extends from Randall Road on the west to S. McLean Boulevard on
the east. Secondary access to the campus exists from the north along Renner Drive and
Second Street. The multiple number of access points allows for efficient distribution to
college-generated traffic so that no surrounding roadways experience traffic congestion
due to any college activities or functions. In addition, all surrounding roadways have
adequate capacity to absorb any additional traffic in the future associated with college
- 6 -
Recommendation & Findings of Fact
Petition 28-20
January 4, 2021
activities. The college will continue to not have any negative effect on the existing traffic
circulation in the area.
Similarly, ECC includes large areas of land devoted to surface parking lots which
adequately serve the college. Any future expansion of the college will continue to meet its
parking demand as there is ample land to expand or add to the existing parking facilities if
necessa
ry.
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.
Findings. The property is suitable for the intended planned development with respect to
the length of time the propertyhas remained undeveloped or unused in its current zoning
p
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 operation of the golf course began its discontinuation in 2003 when the western parcels
of the golf course were conveyed to the college,leaving only the back nine holes closest to
S. McLean Boulevard in operation. The former golf course ended its operation 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.
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.
- 7 -
Recommendation & Findings of Fact
Petition 28-20
January 4, 2021
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The approximately
221.3-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.
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. The 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 221.3-acre campus includes large swaths of open space which allow for
future expansion of college facilities. The college recently purchased the former Colonial
Café restaurant at 600 S. McLean Boulevard 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 19.4-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 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 19.60"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
- 8 -
Recommendation & Findings of Fact
Petition 28-20
January 4,2021
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 subject property 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.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
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. Most of the approximately 221.3-acre ECC
campus is still vacant, undeveloped open space. The western portion of the campus is
located in or is affected by a 100-year flood plain or wetlands, while the southern portion
of the campus on the south side of Spartan Drive still includes remnants of the former golf
course fairways and greens that are no longer maintained as such. Drainage channels
traverse the northwesterly portion of the campus which are tributary to Otter Creek west of
Randall Road. Still,there are large areas of the campus for future expansion of the college.
The existing natural features and watercourses will not have a negative impact on future
developments on the property.
-9-
Recommendation & Findings of Fact
Petition 28-20
January 4, 2021
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 property has been home to ECC since 1970. The existing campus is well
position to serve the college for the forceable future. The multiple number of access points
allows for efficient distribution to college generated traffic so that no surrounding
roadways experience traffic congestion due to any college activities or functions. No
evidence has been submitted or found to suggest that the college is located, designed, or
operates in a manner that will exercise undue detrimental influence on itself or surrounding
property.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 28-20.
The vote of the Planning & Zoning Commission on the motion to recommend approval was five
(5)yes, zero(0)no, and zero(0)abstentions. One member was absent.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
- 10-
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EXHIBIT A Aerial/Location Map N
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EXHIBITS Zoning Map
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1700 Spartan Dr. ii °_E m
-� Petition 28-20 L.
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EXHIBIT C Parcel Map N
A
City of Elgin 0 205 410 820 1,230 1,640
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
1700 Spartan Drive
Petition 28-20
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ECC pi°petty to be _ NW
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rezoned to PCF a e t'
Planned d y ' II i c n rk,.y St11116
Community Facility e y� v
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ECC site area map with zoning overlay
EXHIBIT D
SITE LOCATION
1700 Spartan Drive
Petition 28-20
= ., 8 • ;�a� fi Street +sr a '0 1.
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Bird's eye view looking north
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Elgin Community College Building B