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Home My WebLink AboutG59-21 Ordinance No. G59-21 AN ORDINANCE AMENDING ORDINANCE No. G48-10 ESTABLISHING SPECIAL REGULATIONS FOR STREET GRAPHICS WITHIN THE COMMUNITY COLLEGE DISTRICT#509 AREA OF SPECIAL CHARACTER (1700 Spartan Drive - Elgin Community College) WHEREAS, by adopting Ordinance No. G48-10 on October 13, 2010, the City Council established special regulations for street graphics within the Community College District #509 Area of Special Character; and WHEREAS,written application has been made to amend Ordinance No. G48-10 regarding the definition of the Area of Special Character; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on January 4, 2021, 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 an amendment to Ordinance No. 48-10 regarding the definition of the Area of Special Character 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 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 2. That Section 1. A. of Ordinance No. G48-10, entitled "Area Defined" is hereby amended in its entirety to read as follows: 1. Area Defined: Community College District#509,an Area of Special Character defined as The Community College District#509 property commonly known as 1700 Spartan Drive, located South of State Route 20,North of the College Green Subdivision, West of McLean Boulevard, and East of Randall Road, and which such zoning lots are occupied by the approximately 221-acre campus of Elgin Community College. Section 3. That except as amended herein,the development of street graphics within the Community College District #509 area of special character shall be controlled pursuant to the provisions of Ordinance No. G48-10. In the event of any conflict between this ordinance, and Ordinance No. G48-10,this ordinance and associated documents shall control and prevail. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David J. Ka n, M,Aor Presented: November 3, 2021 Passed: November 3, 2021 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: November 3, 2021 r F Published: November 5, 2021 K Attest: k: t �� ,4 `.;;` Kimberly Dewis, ' y Clerk t � • - 2 - 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 fmdings 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 Bumidge Brothers Industrial Park zoned GI General Industrial District. - 2 - 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. mg 4,1 rs A. =a, , ECC property to be - a►ate .'.'; rezoned to PCF -.._ t f Planned ,�}��J 11' r — - Community Facility ({+' i !l_. if 3 r' mill Dem . I _ f- o0 0,. �f Ill ite .yT' i Al I` ft r .aim I [�•� —.—.—.—.—.—.—.�.�. r,n.gym i I > �.� k - r /I ; r t / • Spada • 1. %% Ai ,sir. i .f—.l t -t o 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 final 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 Cafe 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 necessary. 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 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 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 - r 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 property is suited for the intendedplanned development with respect g subjectp P Y P P 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- iP • *- p } fit , , l a Erie St . -. 1 / fa i k m 44, r)..-a.F I, R° �e� v N ore?p t rr t Q ' South St tio t i- _ c� D. - � �, Subject Property �a�.` : Harvard Ln G o P + *1°1' y `4} Petition 28-20 hOr I !- c v> Fleetwood Dr 4 ,.- .,4 •Hoffer Dr l . r ,t sprt S Way _ tn s y J �r .� fi',f, ,,y A ' \` x Sp �} .ems 1 •� �S Mulrfleld Cir "yx* 7 'y'e i dy"�'t*' = 4. a :r' � . i.:.-If sal e� i 4,, �.ty,�+�° wi 'e n..e. ^' ne$ ,� +,wR.4M t a x„ ti At -�` �, ti t . ,.,„,,,,,,„;„,,,A ui _ 1 College Green Dr00•4.r. {� .41: — Ct t J AronOn7lnt( trP• o,r wp�w F' �y+,e r�.i��.�,.a .�• ,-:- 4. �''Sajq StAnd�ews Ciy m E ? 'A.� Mission Hills Dr :„...° 7 :1,- c: Crispin Dr ;:i: :13, V ' 41 cl- •"h4 ,, i s f ,'". !;' ',..•';• -i W': ' V.' ,✓w n�" , �.. ♦ ." arl41 S r i a ' • fc : tr r ✓ � , r "''c s (}C w � �V �� ' n s Bowes Rd _•_� - ..-,*.. p.�a..!_.a ♦a 't ik t L' • rz r+M, F. '"!,*: - " c Q ! ''„`' ;4 " fir Y7 � o .Y � °� •. �. `� . }iq I' t - M�� aI s r,.' Q s r ..S" ;/ hil Sheffield Ft . , - ., -- h� ti 10i� R),., !tit, rarui+t• ` �L,. _ i, i nf.h-•.ei k ' EXHIBITA Aerial/Location Map N + E S l Map prepared by City of Elgin 0 245 ago 9e0 t,a�o 1 9Feet Department of Community Development v gii - ❑❑ -SFRh RCl :�_' M1 417 a) ■ [❑ � ENE R Mulberry i n r �°�d d A13 Pi-PRC MFR _ � Rre7� ��'A J PAB it MFR CiJJ II .1�� h, RB II ° "� Mil um .� y South-St � POo�\ RC-2 •ii . rill gar _ • J pL:•. o Pr1F 1 , .- �,,'-o-HarvardLn - 'Qre1pIlk Main Ln ° Gala1-n IIJ ° To�' �B w Subject Property 0 i� M _•Q F J1 GI - PPaP, ,,et a Berkley St Petition 28-20 c . m m H- V T1/4.w_y 00 ildik k si sin . .4d11 S 041111 Fleetwood Dr NB � ��,,, .,., Ho Her Dr -- � PRC La Om . • 0 II ►� P.-S. v.t-c� •I ctalio 6 , ,,. „. . ... 5cs a ' RC1 . ._ m In"�I a Ill111 11 �a liw� t t PNB J Legend to C' \\\I/�111 II 11111I111111111�pq j \\\� 1111111////��o�� \�►� d6 i Muirreld Cir •/%� \% p c�' jIIIII\� PORI RC1 Residence Conservation 1 I esL rI1/1//� A\\\ IIINI/ a ////I O z O RC2 Residence Conservation 2 _CollegeIII GIIIIII reen Dr 11117/4////, '. \ Pebyle \\,�\Igil1n,/,�IIIIiI1111\�,• . .� �� ♦ 40 \��\0�� \\\\�I//iiiiiiu PRC �\\\0 o . i R RC3 Residence Conservation 3 i. - -_ , 744 = f� �111�11I��I�II\\s I �,� PRC Planned Residence Conservation m MI MUM *.# �_ .44 ••��. ism' 't�`,, ' 01 Torrey Pines Dr O SFR1 Single Family Residence 1 PRC r....-�,�.•'..,, 11, ."� PSFR1 Planned Single Family Residence 1 •4�1�0 11�1 Ap„oml�k Cir FFEEE ',, • NB PORI Q SFR2 Single Family Residence 2 ,,1111, �, St Andrews Cif Saw9rass Ct QPSFR2 Planned Single Family Residence 2 `�11 A Castle Pines Cir 1iI% I1 I ti O TRF Two Family Residence CF a"o 1, 111111V' I / 11 I CO.. 013 — . Mission Hills Dr o Crispin Dr PTRF Planned Two FamilyResidence I I\\/ a � Y MFR Multiple FamilyResidence 4 V ' ` ' �,pq • O PMFR Planned Multiple Family Residence s : a m e 4. , 1►,,,;,4$ PRC''tP�MID i y RB Residence Business n �g 6p'y nm O PRB Planned Residential Business . Ro • l �ill� L"111, i*%' .N rrr N.� ORI O NB Neighborhood Business ( 1111 12. Al 1111""r. @ al �• •n® 1 ,� a II ® E 11 En PNB Planned Neighborhood Business ,,,�rsou 1 g :11.1,11110:47 AB Area Business 1 , e . . ti �PAB Planned Area Business $e '*411 se 1 W — •�'„1'1,fliEl CC 1 Center City 1 i Nantuo-Or ■ IV 11 I 1 �I6,- -CC2CenterCity2 � , t♦III • ,M -PCC Planned Center City �,` Coral Cv I pow Bay Rd A I al • I r - ME �� 111.1 ORI Office Research Industrial ,1101111 A p mRI�� 1■R11I•ti1 • �. MN f11111111111ii* Eli l♦ we= �I on .. ■ �. win PORI Planned Office Research Industrial % •� ��ai �� ■m` Oe atom ex s -GI General Industrial f111111111�� r�� Li�� em °e ,�O' ism �_ De PGI Planned General Industrial 1/1� 10.4414 hand�1� 000 arm �M _� Cl Commercial Industrial .11I,,� fimi :� ' �: �= 1 I ®CF Community Facility YSpinnakerSt , ,'11,, Vila �.�. ®PCF Planned Community Facility .. RC1 ,, ,,-4V, .,�' 4•. ' _ _ •� 1 MI 11111 •�• i ,cT7� ,� 4 • EXHIBITB Zoning Map N W+E S Map prepared by City of Elgin 0 245 490 980 1,470 1,960 Department of Community Development Feet a up I is, quo ;h -� i'W;vf j7� �; �� 1 \ , abee 0 J Illl .m Meyer St t _11114_ H °jAkita iirirl f l Ell� �_a Reb�o\ Mulberry Ln Y r(i Ll_ L 1 iIII South St I. Subject Property if Ill �Q w 44,,.,n [ 1700SPartanDr. q .u1 C. y Petition 28-20 1l -° ot . _ EN w 1 �, , + ; m ., S '1276''. y—Berkl:Sot Csys, et.v IN ��aU� �, `.214001' 0621 0000606223010622301003 Q. s1�1 ir�3 Fleetwood Dr Ill 0621402007 ,\��•214000 1u621400030 I 1 I 0621402005 Hoffer Dr 0622301018 Ip 0..214000 ; 0621400020 0622328.0 1.1 062140003; 062140003 0622301,1'0621300031 0621400040 Chipman Cr '06 01012 p622�101 �i 0•/140001 0621400038 0622301017 .01 06 tp. 4 .62130002 0:�140 036 ��s 111 �s,2140003 S 0622351��3 AIN 7 0621400041 062130.' 6 0622351004 T 0621400039 O 6, .,\\ et0 IIIl oIhillIhilli \\\\ S�G85t Muirfield Cir Beech G1t �� \\��' v i tAe ��\�\�Iol ININIWoIP \ �Co//ege Green DrQeb ,//�� .— = == :.��. si.fisai /�I////IIIIIIIIIIIIN\\\��\\\\�= •��,'nns II``dtw Torrey Pines Dr a "via • is Mai ALIIII IN int)/ Ai I 111 WO *II Aron o41 �,in�k Ci\r\� ��1.�.� .'•, m rot Castle Pines !UMW UM St Andrews Clr m Mission Hills Dr co11.1 Annandale Dr •% 6L1in ale MD 1 EXHIBITC Parcel Map 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 4 c t 111 I t t s WWl/ 1 ECC property to be ' MS �� rezoned 1.. .°PCF • . • ! T� Planned aP. I - =XI Er;. Communny Facility a'` ; `�„J� ," `r District e dF•�y ` « r ■• i F M ,I_ _..f n� FI..Wood Dr I r- C.`��° ,ia_ !i .. .,- N t l"- Mt"1 1 n DI: ' pip 1\ ,\�` SryJ . .� �.• Spurr• a„rn 1•� Chipman Cr )'� \ a .� ate:' ,: � \\. v 1 i — t ""; s I ,,. • t s. oil, ' a- _ .::J ECC site area map with zoning overlay 1 EXHIBIT D SITE LOCATION 1700 Spartan Drive Petition 28-20 4 l 1 47j Ram 5treet "0 . ,a. . • a. i, 164 __ - .. r .. % ✓_' ; )- ,. yet/Drive • -_ ` .• * iii• ,..:."Vm1f C.-.rir.o--p-_...iiii n_ 03.1 ' '0A-,-0'iW re. ' I►. . • Pc" s "a! ki . \ ^ , ,emu►- � 7xT.1n ��=• P,�et, .. ►.fit ► ' leliPli "� % • .. ,. 1A a� y� Bird's eye view looking north /tl1 , 4: -1- - .'":5s • t-XLei l�. i .j ,.......-- I , 411111111 in 11.111111!iliiiitil • 1.0 i .., . _ • , 1 . -___.] 1 ..„--- . r----- I $14e1 li 1 . f MIIN '4 ii.1111,4E. . . : 1 BM 31........0.011111_,11111111 I'I1I6 i AFrjr — Elgin Community College Building B