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95-219 Amended
Resolution No. 95-219 Amended RESOLUTION AUTHORIZING PREPARATION AND EXECUTION OF INTERGOVERNMENTAL AGREEMENT WITH ELGIN COMMUNITY COLLEGE WHEREAS, it has been proposed that the City of Elgin and Elgin Community College enter into an intergovernmental agreement providingfor an exchange of land and the 9 g construction of a roadway in order to provide for the anticipated growth of Elgin Community College and resulting effect on traffic to and from the campus of Elgin Community College; and WHEREAS, the City Council has discussed such proposal at several of its meetings and conducted a public hearing on the proposal . NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS, that the Corporation Counsel is hereby authorized and directed to confer with designated counsel of Elgin Community College (ECC) to jointly prepare an intergovernmental agreement between the City of Elgin (City) and Elgin Community College which shall include the following terms : ROADWAY EXTENSION 1 . Spartan Drive (roadway) to be extended from its present western terminus to existing College Green Drive by City. a. Proposed alignment of roadway is illustrated on Exhibit 1 . Roadway shall be constructed to standards for a collector street under the city' s subdivision ordinance ( i .e. 70 foot right-of-way, 36 foot pavement with curb and gutter) . b. Exhibit 2 is the narrative portion of a soils report for the area in and around the proposed roadway. The report indicates that portions of the roadway right-of-way will require structural fill to stabilize future roadway construction. The cost of required structural fill shall be included in roadway construction costs . c . The City and ECC recognize that additional surveying g and tests for final engineering will be required to determine precise acreage, road alignment, and soil bearing conditions . The cost of such surveying and tests shall be included in roadway construction costs . d. Spartan Drive roadway extension construction to be initiated in 2000 with College Green Drive intersection design appropriate for Community College/Office, Research, Industrial Park entryway. LAND ACQUISITION & DISPOSITION 1 . ECC purchases twenty-five (25) acre parcel from Zale Group (Zale Rental Parcel) for $2 , 061 , 307 . 50 and dedicates to City right-of-way required for Spartan Drive roadway extension. ECC conveys to City portion of Zale Rental Parcel included in Parcel A as illustrated on Exhibit 1 . 2 . ECC contributes $2 ,250,000 . 00 to the City to facilitate the following: a. Construction of a new eighteen hole golf course east of South McLean Boulevard. New golf course projected to open in Spring of 2000 . b. Within six months, City purchases land and existing, unoccupied, model, five ( 5) dwelling unit townhouse structure (Westfield Development structure) located in and adjacent to the proposed Spartan Drive extended roadway right-of-way. City removes Westfield Development structure from roadway right-of-way. Acquisition and removal costs are estimated at $700, 000. 00 . 3 . City shall convey to ECC the portion of Spartan Meadows golf course illustrated on Exhibit 1 as Parcel B and the wetland/floodplain portion of Parcel A at the conclusion of the 2005 golf season. 4 . The division of net developable land between the City and ECC is illustrated on Exhibit 1 . The division provides approximately thirty ( 30) acres of net developable land for the City and forty (40) acres of net developable land for ECC (exclusive of roadway right-of-way) . parcel of 40acres to be reclassified Office, ECC Research, Industrial (ORI) with a transition landscape yard of one hundred forty three ( 143) feet consistent with a Community Facility (CF) standard for a one hundred forty ( 140) acre land use. 6 . City parcel of thirty ( 30) acres to be reclassified Office, Research, Industrial (ORI ) . 7 . ECC to own area of Parcel A shown on Exhibit 1 within floodplain and containing wetlands . This portion of Parcel A shall be used for stormwater detention/wetlands enhancement; and to the extent that it is not required for stormwater detention purposes, will be available to ECC for recreational and instructional purposes . This portion of Parcel A to be classified Community Facility (CF) . COSTS & FINANCING 1 . ECC finances purchase of Zale Rental Parcel over a ten ( 10) year term. 2 . City pays debt service on financing for purchase of Zale Rental Parcel . 3 . City finances ECC contribution toward items referenced in paragraphs 2a and 2b under "Land Acquisition & Disposition" over a twenty (20) year term. 4 . ECC pays debt service on financing for contribution referenced in paragraph 3 above. 5 . Costs for acquisition and removal of Westfield Development structure for Spartan Drive extended right-of-way to be borne by City. 6 . ECC reimburses City for cost of Spartan Drive roadway extension construction, including design and site preparation, in the sum of fifty (50 ) percent of each paid invoice presented for such purposes . BENEFITS 1 . City recognizes the community development value of extending Spartan Drive to College Green Drive and providing land for future expansion of the community college. 2 . City recognizes and acknowledges the economic development benefit, to the community in general and School District U-46 in particular, of rezoning the Zale Rental Parcel from Planned Residence Conservation (PRC) to Office, Research, Industrial (ORI ) . 3 . ECC recognizes value of obtaining roadway access to Randall Road and land for future expansion of the college campus . 4 . City recognizes the potential for enhanced golf opportunities with the construction of the new eighteen hole facility east of South McLean Boulevard. GENERAL 1 . City shall have right-of-first-refusal in the event that ECC decides to sell all or a portion of Parcel B. 2 . ECC shall have right-of-first-refusal in the event that City decides to sell all or a portion of the existing eastern nine holes of Spartan Meadows golf course. JOINT COMMITTEE City and ECC shall form a committee composed of representatives of City, ECC and homeowners associations in surrounding area to periodically meet and discuss further development of ECC and use of territory exchanged by City and ECC . BE IT FURTHER RESOLVED that the City Manager is hereby authorized and directed to execute an intergovernmental agreement, in such form as is approved by the Corporation Counsel, between the City of Elgin and Elgin Community College. BE IT FURTHER RESOLVED that an executed copy of the intergovernmental agreement authorized by this resolution shall be placed on file with the City Clerk. s/ Kevin Kelly Kevin Kelly, Mayor Presented: October 11, 1995 Adopted: October 11, 1995 Vote: Yeas 4 Nays 3 Attest: s/ Dolonna Mecum Dolonna Mecum, City Clerk �►� �!PA xL81R X ,s t r .....` Ay a"9i ' l( 3 ° t."v;• R Nllp� k '- { . ter' �iw tee ' �f +r5 's,ar&c s '4 , tstra '.` j �' { IINIF ;_ . ffffr` : :to Develo• ent Analysis ' * ; �-- It Ir �: t t�Sioisor r° I PARCEL I PARCEL . si `' y�r y � ��y� A B TOTAL ;'""' �< Gross Area 57 43 100 :. ;_'71 ! ° �'.y,,•' •� �� 3. ' Less right-of-way 2 2 4 zi,, s i �- Net Area 55 41 96 4x5 .99 Np J- Less wetlands and flood plain 25 1 26 _ , . :. .-�`` • s Net Buildable Area 30 40 70 ; � z ; Y •rr a • icr� t - ., " h 1�' u M _ `� =I ' 'tria . ii WI A z. * �� 411 1.. ` F° ""��.. a ..+'^." - .. ,Isiahy `�•s _.$ -4 ., >r'.. I.,b ri 't i, ,j B'i' --t '! '' ''x*' {S , k d� 1 .JP el' .�'? Qom' !w• 5 ? :✓ t jiltyE�tt t\ n i <. wi / f / `�h r ?g• ~. ?N'aa � A ,.1E4 1 ‘‘,$„1 Y s .1 •'.' '. -,3„..., t:.' ,S k' 'i. . . . . •• . • .,;,0'Plirie,004".".:-...^,,,, -,.'"."7, 14.1.1%Ni. V 4 , ''' :..1‘'1::1"k:l',,,,,,,,t'4. 1P.:,,i44t-,`:Ak''''\*'''42 ''''• s:::1700,4- 19.. ''''' '''''' '''''''''C :: \'':'''''':. Ail:' ' 41:Li''' '1.' 7, ,,,q,• — .: *.... t .t. '. . . . ..400p . , ,s 7 .„,, 43. *; ' -:75*"..11.401''' ' * ..\''' 1' ** * .' .:*I .,- - ,,,. , '''' . IN 11‘ k. '.;*41 ..i. -,.., . .. -*P ,..., 7, ,-'4 .4' <,,.. : ,. ,k `��^� F +3:. ( : i!t ww ' +. ,. "R. =>: s 4 �., „. Pi r'� `+i R ..�. � .• I. � ,.. i mow' � q� 5 } 3...)f (-1 � Y I$ tip" r ; ,J 1 n n .t, . ) j . - Y ••i.• - H '.a I ? ; - 7 -x4$F� 3 .1' .:-"" .: ' P ".. 'fi'; w d4 -� �y a�s w _Z •, -'r i.,.:.+St: ;; tip " .? 14' `+X�''.4 ' .,�d c :. ,' ' t, 3a y r ILI �` ii 1 R a ,,,,.,visit '� - ,..w '1 ,.�.>.,..`g..z'' :1111-1-71t; .: e ' '� l 4s ,. *• - , ..i , ���✓``• try ',Q:J ke fir`4 WI � A:. R ,✓"'4 l' �,w^"„y ",�' LEGEND , 4, c, �c't t , < .� ,,� T ,, } ,; 4,e•' .. ITY OF ELGIN) T PARCEL A(C ° .7.,'-‘:. IL', -.‘-,. ...,,,,,,t‘s,..i R a 4= 4 f a. S. [] developable � f' • w'-^,.,,,�+_; 7 2 If., its k Z `t I da` ' ,; p t r k .� �.. : ; :a(E-C.C.) Q EXHIBIT 1 , °� s'a ' �.-.'' '-''''' _ '' �' �° �r .� ra , • IIJEI/ March 16, 1995 Mr. Walter J. Magdziarz Burnidge Cassell Associates 2425 Royal Boulevard Elgin, Illinois 60123 Re: Preliminary Subsurface Exploration for Proposed ECC Development Elgin, Illinois PSI Project Number: 042-55009 Gentlemen: In compliance with your instructions, we have conducted a preliminary subsurface exploration for the referenced project. The results of this exploration, together with our recommendations, are to be found in the accompanying report, three (3) of which are being transmitted herewith. If you have any questions concerning the report or require any additional information, please feel free to contact PSI at any time. Very truly yours, PROFESSIONAL SERVICEINDUSTRIES,DUSTRIES, INC. E Matthew E. Ribordy Elgin Branch Manager I MER/slb I I 665 Tollgate Road,Unit If • Elgin,L. 87123 • Phone:700/e31-7110 • Fax:706/931-7125 — ProfNMorW SUrvlos Industries I . PRELIMINARY SUBSURFACE EXPLORATION FOR THE PROPOSED ELGIN COMMUNITY COLLEGE DEVELOPMENT ELGIN, ILLINOIS PREPARED FOR BURNIDGE CASSELL ASSOCIATES 2425 ROYAL BOULEVARD • ELGIN, ILLINOIS 60123 PROFESSIONAL SERVICE INDUSTRIES, INC. PSI PROJECT NUMBER 042-55009 I P rhos Industries _ r____ PRELIMINARY SUBSURFACE EXPLORATION jfl not 1CTION Autrat ECC This report presents the results of a soils exploration for the proposed Development conducted for Burnidge Cassell Associates in accordance The work for this project was performedwith our Proposal No. 042- sis was in the 001 dated January 1995. Authorization to perform this exploration and analy form of a letter agreement, dated 1995 from Burnidge Cassell Associates to Professional Service Industries, Inc. oe preliminary subsurface exploration and analysis was to identify The purpose of this news, test the engineering characteristics of the the various soil and/or rock profile components, rs and Architects which materials encountered}, provide information to the Design Engine to formulate preliminary design criteria, and to aid in the development of a morefor obtaining could be used final design information. Additional field and, comprehensive programanalysis of the data will be required prior to final laboratory testing and an engineering design of the foundation Ss_M analysis included a reconnaissance of the immediate The scope of the exploration and and an engineering analysis and • site, the subsurface exploration, field and laboratory testing, evaluation of the foundation materials. : The scope of services did not include any environmental assessment for the presence or absence of wetlands or hazardous or toxic materials in the soil, surface water, groundwater, or air, on or below or around this site. Any statements in this report or on the logsns are regarding odors, colors or unusual or suspicious items or cont i iof this strictlysite, boring g or development for the information of the client. Prior purchaseto _ environmental assessment is advisable. . r I neral 1 Engineer warrants that the findings, recommendations, The Geotechnical herein, have been presented Aker being. II specifications, or professional advice contained 1 1111 r-- ProfNNonal service Industries prepared in accordance with generally accepted professional engineering practice in the fields of foundation engineering, soil mechanics and engineering geology. No other warranties are implied or expressed. This preliminary report has been prepared for the exclusive use of Burnidge Cassell ' Associates for the specific application to the proposed ECC Development. DESCRIPTION OF SITE ' Site Location tThe site for the proposed future development upon which this soils exploration has been made, is located throughout the Spartan Meadows Golf Course in Elgin, Blinois. I FIELD EXPLORATION - Scone The field exploration to evaluate the engineering characteristics of the foundation I materials included a reconnaissance of the project site, drilling the test borings, performing standard penetration tests and recovering split barrel samples. I - The depth to groundwater was recorded in each test boring after completion, Six (6) test borings and sixteen (16) auger profile borings were drilled to depths ranging from ten (10) feet to twenty-five (25) feet below the existing ground surface. They were drilled in the locations determined by Burnidge Cassell Associates, and are indicated on the Boring Location Plan provided in the Appendix. The test borings were located in the field by the PSI Driller utilizing normal taping procedures. They are presumed to be accurate to within a few feet. After completion of the test borings, the drill holes were backfilled with excavated soil and the site was cleaned as required. Drilling and Sampling Procedures The structure borings were made by a drilling rig equipped with a rotary head. Hollow-stem augers were used to advance the holes. Representative samples were obtained employing split-barrel sampling procedures in general accordance with the procedures for "Penetration Test and Split-Barrel Sampling of Soils" (ASTM D 1586.) 1 2 1 Professional Service Industries The auger profile borings were made by a drilling rig equipped with a rotary head. Continuous flight augers were used to advance the holes. The augers were advanced for a minimum rotation to avoid disturbance of the soil profile and frequently sampling and lodging. Representative soil samples were obtained from the material retained on the spiral flights of the auger. �9Pfd Tests and Measurements the sampling procedure, standard penetration tests (SPT) Penetration Tests - During were performed at pre-determined intervals to obtain the standard penetration value of the soil. The standard penetration value (N) is defined as the number of blows of a 140 pound hammer, falling thirty (30) inches, required to advance the split-barrel sampler one (1) foot into the soil. The sampler is lowered to the bottom of the previously cleaned drill hole and advanced by blows from the hammer. The number of blows are recorded for each of three (3) successive increments of six(6) inches penetration. The value is obtained by gadding the second and third incremental numbers. The results of the sta test indicate the relative density of cohesionless soils and comparative consistencyofccohesive soils, and thereby provide a basis for estimating the relative strength compressibility f the soil profile components. Water Levei Measurements - Water level depths were obtained during the test boring operations. They are noted on the test boring logs presented in the Appendiabin relatively pervious soils, such as sandy soils, the indicated depths are usually e groundwater levels. In relatively impervious soils, a suitable estimate of the groundwater depth may not be possible, even after several days of observation. Seasonal variations, temperature, land-use, proximity to ponds ds and creeks, and recent rainfall conditions may influence the depths to the groundwater. Volumes of water will largely depend on the permeability of the soils. (:round Surface Elevations - Ground surfacelevations of th arious test boring and materials were not provided. Therefore, all references to depth encountered are from existing grade at the time of drilling. LABORATORY TESTING PROGRAM In addition to the field exploration, a supplemental laboratory testing program was conducted to evaluate additional pertinent engineering characteristics of the foundation materials necessary in analyzing the behavior of the foundation systems for the proposed development. The laboratory testing program included supplementary visual classification and water content tests on all samples. In addition, selected samples were subjected to Atterberg Limits Tests ASTM D4318. 3 Professional Service Industries Estimates of unconfined compressive strengths were made on cohesive samples by the use of a calibrated penetrometer. All phases of the laboratory testing program were conducted in general accordance with applicable ASTM Specifications. The results of these tests are to be found on the accompanying boring logs located in the Appendix. SUBSURFACE CONDITIONS i General The types of foundation bearing materials encountered in the test borings have been visually classified. They are described on the boring logs. The results of the field penetration tests, strength tests, water level observations and other laboratory tests are presented on the boring logs in graphic and numerical form. The soil profile encountered. was erratic. Representative samples of the soils were placed in sample jars. They are now stored in the laboratory for further analysis if desired. Unless notified to the contrary, all samples will be disposed of after three (3) months. The stratification of the soil as shown on the boring logs, represents the soil conditions at the actual boring locations. Variations may occur between the borings. Lines of demarcation represent the approximate boundary between the soil types, but the transition may be gradual, or not clearly defined. Soil Conditions Borings B-1 through B-5 were taken along the existing gravel access road which connects the Spartan Meadows club house with the equipment shed: The borings were spaced at approximately 200' intervals, and were extended to depths of between (10) and fifteen(15) feet below the existing ground surface. An idealized soil profile along the boring locations would be as follows: 0' - 2"r: Very dense, brown sand and gravel fill. This was a compacted material,similar in composition to IDOT CA-6 which was used as the roadway base. 1' - 3.5': Consists of a consolidated, very stiff, black silty clay. Qp values generally range between 2.0 tsf and 4.0 tsf. The moisture content of this soil ranged from 15 to 20 percent. 3.5' - 10.0%. Consists of a soft, normally consolidated, yellow and gray clay. Qp values for this soil generally were in the range of 0.25 tsf to 0.50 tsf. The moisture content of this soil ranged from 20 to 34 percent. The results of tests on a selected soil sample from this stratum indicate that ■ 4 . I Professional Service industries I the material is medium in plasticity, with an average liquid limit of approximately 34% and an average plasticity index of 14%. The elevation of the groundwater in this area appeared to be at a depth of approximately 5 feet below the existing ground surface; Borings B-6 through B-11 were performed along a route which crossed through the golf course in an east to west direction (see the boring site plan for specific test locations). In general, the surface of this area is covered by a mantle of black, clayey silt topsoil which is approximately 2 to 3 feet in thickness. The topsoil is underlain in most areas by a mixture of silty or clayey sands and clayey silts. A uniform soil profile was not evident from the borings. The groundwater elevation in this area varied from a depth of 1 foot near boring B-9 to greater than 10 feet in borings B-6 an B-7; In the area of boring B-8, which was performed very near an existing pond, the soil conditions were somewhat different than what was encountered in the other boring locations. The black, clayey silt topsoil in this location extended to a depth of 5 feet below the existing ground surface. The moisture content of this soil was significantly higher than in other boring locations. Moisture content results were 32 and 60 percent, at depths of 1 and 3 feet, respectively. Based on the moisture content test results, the topsoil located near the pond - probably contains a greater percentage of organic than topsoil located in other areas of the golf course. Borings B-12 through B-15 were initially performed to delineate significant areas of peat or other highly organic soils. During our exploration, no peat was encountered in any of the borings. The soils found were similar to what had been discovered in other areas of the golf course; black, clayey silt topsoil underlain by soils ranging from silty cands to very stiff, silty clays. The groundwater depth was also very erratic as it ranged from 1 foot in boring B-13 to greater than 10 feet in boring B-14. The six, twenty-foot structure borings taken throughout the proposed development, again indicate a very erratic and changing soil profile. Soils ranging from silty clays to well-, graded sands, were encountered during drilling. It should be noted, however, that except for SB-4, the soils encountered did seem suitable for supporting future construction. In the area of SB-4, the upper thirteen (13) feet consists of soft, organic soils, or, normally consolidated, very soft clays, Standard penetration values range from six (6) blows per foot, to one (1) blow advancing the split spoon eighteen (18) inches. The moisture contents of these soils are very high, ranging from thirty-six (36) to ninety-nine (99) percent. The compressibility of these soils, as indicated by a comparison of the Atterberg Limits to the natural moisture content, the relative strength and the standard penetration resistance is very high. 5 IProfessional 8srvtos industries ' Detailed soil test results are to be found on the Boring Logs located in the Appendix. GROUNDWATER CONDITIONS 1111 The water levels measured in the test borings ranged from one (1)foot to greater than ten (10) feet below the ground surface. These water levels were erratic and may indicate, a complicated hydraulic condition consisting of a perched water level. The level of the perched water is related to permeability, lateral drainage, the amount of rainfall in previous ' months and may even be nonexistent during dry periods. GENERAL COMMENTS ' Prior to any construction on the proposed site, a thorough subsurface investigation should be performed. The test borings indicate that the soil composition may change Isignificantly within small distances throughout the site. Therefore, a thorough investigation is necessary to accurately define the existing soil conditions used in the design process. t 6 ELGIN COMM UNITY COLLEGE September 23, 1995 ACCESS FOR ELGIN COMMUNITY COLLEGE TO RANDALL ROAD AND REPORT ON FUTURE EXPANSION AREA NEEDS I. Historical precedent for access to Randall Road In 1965 when the plan for Elgin Community College and the Spartan Meadows golf course on Spartan Drive were planned, the extension of Spartan Drive and roadway property was set aside for this extension to Randall Road. II. 1989 Master Plan and 1991 Master Plan. A. In 1989, a new master plan for Elgin Community College was developed. This plan included the following: 1. New Visual and Performing Arts Building to serve students and the public of District 509. 132,000 square feet. 2. New Business Conference Center to serve students and the local industries of District 509. 44, 850 square feet. 3. New Classroom Building and Addition to the Science Laboratories. 88,700 square feet. 4. Support parking lots and roadways B. In 1991, the Master Plan was revised to include: 1 . Development plan for expansion area of the College for future growth in the 21 st century. 2. Development plan of internal roadways and the provision for student and public access to Randall Road. Community College District 509 1700 Spartan Drive,Elgin,Illinois 60 1 23-7 1 93 Phone: (708)697-1000 ECC is commirtea 10 equal access/oqual Opportunity and attumattvo action. I J In the winter of 1993, negotiations began with the City of Elgin and the Zale Corporation to acquire the 25 acre parcel of land from Zale Corporation that lies north of the Westfield Townhomes and east of Randall Road. Discussions proceeded on the location and route of Spartan Drive to access Randall Road. Elgin Community College made the decision to purchase additional land adjacent to the campus to enable ECC to grow in a central location rather than in satellite campuses in other areas of the district. This updated plan was approved by the ECC Board in the Spring of 1995 when the purchase of the 25 acres parcel, zoned for 250 rental apartments, was negotiated between the Zale Corporation and ECC. Further negotiations with the City of Elgin resulted in the determination that the only access point for entry to Randall Road was College Green Drive. The city also entered into negotiations with ECC to allow roadway access across Spartan Meadows Golf Course and to negotiate a transfer of land for ECC's expansion to be closest to the existing campus. III. Statistical Basis for the need for future campus expansion land and access to Randall Road. A. Currently the balance of the land owned by ECC, west of the campus, is wetland and open water. When the new parking lots were constructed for the VPAC and BCC buildings, wetlands had to be mitigated and reconstructed west of the current construction in the area of Renner Drive extended and west of the parking lots. This construction not only resulted in extra cost, but also finalized the amount of construction and parking that could be constructed, now or in the future, to the west of the campus. The new buildings were not designed to have additional stories built on top of them. With the exception of a few small expansion areas, the total land owned by ECC at the present time is built out in its entirety. B. Population Statistics 1 . From 1986 to 1994, Annual Unduplicated Enrollment at ECC increased at an average of over 8% a year for a total 67.2%. 2. New Credit enrollment is expected to increase at double the present Credit enrollment through the year 2000 due to the new Business Conference Center. 3. Conservative existing and proposed growth figures at ECC are shown in the Table I below: TABLE I r • 1 GQo 100C 2000 2005 District Population 262,624 293,529' 328,071' 366,677' • Enrollments: Total 16,999* 22,297 25,646' 28,054' Credd 12,468 16,650 18,609* 20,798* Non-Credit 4,531* 5,647 7,037* 7,865` * - Estimated/Projcled 4. Parking spaces at ECC have increased from the fall of 1992 from 1,779 to the fall of 1995 of 2,863 or an increase of 60.9%. 5. Two major community college campuses are contiguous with ECC District 509 on the east. They are Harper located in Palatine and College of DuPage located near Wheaton. These two community colleges are larger than ECC and continue to grow as does ECC. Both have larger sites and much larger physical plants. Both of these campuses are in expansion programs at this time. Both have numerous accesses from major roadways and from peripheral roadways. SQUARE FOOTAGE OF BUILDINGS AT COLLEGES NET GROSS ECC 363,466 596,420 Dupage 894,973 1,334,923 Harper 466,128 734,770 State average of sq. ft./student based on Fall 10th day enrollment is 39.9 Square Feet/Student. STUDENT POP. OF COLLEGE (Annual Unduplicated Enrollment) 1995 2005 ECC 16,837 20,799 Dupage 54,940 Harper 28,143 6. Table I shows an expected increase in total Credit enrollment at ECC to be 20,799 in the year 2005. Where will these future students come from? Table II shows percentage of graduating students coming to ECC from high schools within District 509. The three highest percentages are from high schools on the west side of the Fox River, Larkin in Elgin, Central in Burlington and Hampshire. This data is from 1991. TABLE II Pcrccut of the Tau]Graduating high School Class Who Maid ECC Elgin Cvwiuuuity Cvucgc School Percent of Total Graduating Class St. Charles High School 25% Jacobs High School 28% 1 Streamwood High School 31% Dundee-Crown High School 32% Elgin High School 37% St Edwards High School 38% Central-Burlington 44% Larkin High School 46% Hampshire High School 55% 1 O l AL 34% Data from 1991 provided by Student Services,ECC. 7. Table III shows that ECC has one of the highest enrollments by Full Time Equivalent students per 1000 population. In 1994 only passed by Moraine Valley. TABLE III MARKET PENETRATION BY FTE STUDENTS PER 1,000 Fall 1991 - Fall 1994 25 iwt 20 ``i 'I '-.. jr---, 15 is ;fi a? r :, - i ;fit _ ,-S► 10 iy k a Y r }tii i, j 1i v} MI Y' ih 5ti " ;5 ,,,-; .:ii i 'ti 1! ft 11t 4' �i t tp 1 1? t! :1, 0 s .14 '4 J', i±i' 'if r d Moraine Valley Elgin Group Average Joliet Prairie State Lake County 1 Harper Slate Average S.Suburban Waubonsee McHenry 1 19910 22.29 13.98 14.62 17.9 15,04 15.69 14.13 12.76 13.01 11.47 11.57 199211111 22.39 19.41 18.05 16.86 15.77 15.07 14.92 13.59 14.15 12.52 11.85 19930 21.70 18.9 18.37 16.33 15.66 15.2 14.75 14.05 13.31 12.85 11.7 19941111 21.24 18.38 18.49 16.97 15.72 15.01 14.99 14.01 13.09 13.38 11.6 Ogin Community College,Ofice of Institutional Research 9/95 1 Data Source:_Qua and Characteristics of the Uri nol§Publ^is Crommunity Co lea@ System, 1995-1992 8. Table IV shows the current 1993 population within ECC District 509. TABLE IV 1993 TOTAL POPULATION (communities as defined by zip code) Thousands 92.983-.- i' 42.917 24.938 25.407 311 y 796 tar , �tiF F _ 6.863 9.866 12.972 mot, r= t,t is CA e, ti `0 O J 4 S CoV140ON Soo 1��R� SQe, �p% S�e, �♦♦ ��°� S a)5 G � N. � o�O J,N. ��G ��N. e( Table V shows the projected increase to year 2005 from 1990. Note that the three largest growth areas will be west Elgin, St. Charles and Algonquin. The primary highway connecting these communities to the main campus is Randall Road. TABLE V POPULATION INCREASE - 1990 TO 2005 Thousands 25 _/ { _..._.._--_.___._.__.. _...____...-----_. .---._.._ . 20 379--. 18.229 19.353 19.634 20 • 1. r; r, { ft 12.878010 :1010 !IVO Ifir:Ptil _ 4Oi9 3 321 4 407 -- jilt u'��" , '��Hr{7�Itigiiilii � tal � ttlorl'i' � ����� ..5 - .707 I �Gli� �J,„i*".f{ C}{f�a4J liWF r r� ''., ` ;2.+ls 1!1 �p '�' it n fri?'ly 1j r21L14;97f17 �Pt, �!rlr'��+)`q'gfi l d i �$> 0 - 9. The largest physical areas of new population growth are west of Randall Road and north and south on Randall Road. See area map of District 509. DISTRICT 509 • ECC Community Outreach Canters LAKE IN THE H lLL3 ALGONQUN 1Jacobe o p High o. 0,14 ScAooi T°// t7ur .. Cown co apey(/. ILBERTS ; s Highd Schoo!r Hampshire 8ol SLEEPY HOLLOW) Perry E►"entary 4g /• JCARPENTERSVILLE School EAST DUNDEE HAMPSHIRE PINGREE GROVE WEST DUNDEE Plant Rd. 6URLINGTON Rt. . �Cen:ril. �� ii At. 58 ;.. -.y ELGINRE -- 111 scghoor PLAID CENTER` lig 9� I. AMwooa _ _ Streerswoo, 0,14 Rd, ! A Hi h Q ECC ■ EOUNTA0 scHANOVER PAR W MAIN s SQUARE BARTLE` CAMPUS CAMPUS S . ' SOUTH ELGIN v Z _ /j VALLEY VIEW LILY LAK Army Trail Ad. 1 WAYNE WASCO If r'-\\I ''' . Q c ; ST. CHARLES At' 64 • Haines Middle AreemosseSsltool 10.Table VI shows projected populations within College District 509 expanding by 50.3% from year 1990 to the year 2010. TABLE VI Projected Population Changes of Selected Municipalities: 1990-2010 Elgin Community College Office of Institutional Research Prepared 9/23/95 by Penny Armstrong,Ph.D. Selected Municipalities 1990 2010 Change 1990-2010 Census Projected Number Elgin 77,010 99,755 22,745 29.5% South Elgin 6,218 10,479 4,261 68.5% North Algonquin 11,663 20,321 8,658 74.2% Lake in the Hills 5,866 17,619 11,753 200.4% Sleepy Hollow 3,241 3,631 390 12.0% Carpentersville 23,049 33,790 10,741 46.6% East Dundee 2,721 7,410 4,689 172.3% West Dundee 3,728 8,957 5,229 140.3% East Bartlett 19,373 41,912 22,539 116.3% Hanover Park 32,895 37,914 5,019 15.3% Streamwood 30,987 39,380 8,393 27.1% West Hampshire 1,843 4,226 2,383 129.3% Gilberts 987 3,069 2,082 210.9% South St. Charles 22,501 35,547 13,046 58.0% Total of Selected Municipalities 242,082 364,010 121,928 50.3% Comparison of housing and demographic data suggest that the largest absolute growth in population will occur in the more urban areas until 1998-2005. The two decades will see a continuous burgeoning growth in the Randall Road corridor, areas west of Randall Road,and in other outlying areas. Source:Bureau of the Census, 1990 Census of Population;Northeastern Illinois�s Planning Commission,Interim Revised Population and Household Forecast for 2010; Current Construction Reports,"Housing Units Authorized by Building Permit,"Annual Reports 1985-1994;Community Unit School District 300,Demographic Trends and Enrollment Projections,March 1995;and School District U-46,Five Year Enrollment Projections and Recommendations,May 1995. 11. Comparing the current physical plants of the neighboring colleges and the amount of net square footage per student, it is possible to project future expansion needs for ECC. If ECC uses 30 sq. ft. per student for net square footage calculations (state average is 39.9 sq. ft. per student), the following calculations can be made for year 2005. Estimated Credit hour students (20,799) times 30 sq. ft. equals 623,970 net square feet This amount minus the existing net square footage equals (623,970 - 363,466 = 260,504 sq. ft.) A factor must be added to this to determine gross square footage. A local percentage efficiency of building usage equal 63.8%. This results in a gross building size needed in 2005 of 408.313 aross sa�are felt 12. Parking whether in parking decks or on grade would also need to be provided adjacent to the newly expanded campus. V. ECC as an Economic Force in the local economy. A. Table VII shows the current expenditures of ECC including salaries and the current number of employees. The table contrasts the data from 1986 to 1994. These are actual dollars and not adjusted for inflation. As an employer, ECC is one of the largest in the area. According to the Elgin Chamber of Commerce, ECC is named in the top 10 in terms of number of employees in 1990. The more current Equifax National Decisions date base listed ECC as fourth. TABLE VII CURRENT (09/21/96) ECC EMPLOYEE PROFILE ' y Full-limo Part-lime Faculty 114 307: Support Staff I30 265 Administrative 84 0 d. — _ -- Total 308 572 SELECT ECC COMPARISONS-FY 1986 TO FY 1994 FY 198e FY 1994 % INCREASE EXPENDITURES' SALARIES $6,512,672 $14,592,202 124.1% ALL(INCLUDINU $9,497,070 $20,502,261 115.9% SALARIES) • EMPLOYEE HEADCOUNT 669 845 26.3 FTE 393 535 36.1 1 • B. Much effort and expenditure on the part of Elgin, Kane County, the Tollway Authority and the State of Illinois has been done to make Randall Road available for the ease of the local businesses and citizens. The Elgin Chamber and the Elgin Economic Development Council worked many years to bring major industries to Elgin and have Randall Road accessible from both east and west via 1-90. Major companies like First Card, Panasonic, Safety Kleen and in the future, Sherman Hospital are currently located or own large tracts on Randall Road. All were provided major accesses to their sites. ECC ranks in this same league as an employer and as an economic force in our local economy. ECC has negotiated since 1991 with the City of Elgin for an access and for potential areas for the future growth. If the campus can not expand in Elgin at the local campus it will need to expand elsewhere in other District 509 communities.. VI. Direction of the ECC Board of Trustees. The unanimous decision by the ECC Board of Trustees to seek the road to Randall and to expand in Elgin was based on the availability of land and the cooperation of the City of Elgin in providing this access by agreement at a date in the future. If these guarantees are not available, ECC will need to plan for expansion of satelite campuses. While the ECC Board does not believe this is in the best interest of the students in creating the quality of life of a central campus, they would be left with no other choice. Estimating that in ten years an additional 408,313 gross square feet will be needed to house the expanding educational needs of District 509, wise planning dictates that this growth area be acquired as quickly as possible. 91055/M092595.doc • • \;�'3',?;.., oag;..„ .,� '�":: ski:� ` ' :'� ,'�\.'� k a` i' z •'a L'.\\t,-,:\z,.,;.,.k •,...,,,,-,4'4:.....,.......:,,,,,,,.....o..,:,...-;;••,:o .,". ,:•.i., ..K., :....'''.- . •••,,.....•'. :. 0 ... .‘' 2,•..'. --.7:,,.'..7...,7,...,i,.‘;', ",.:.,\\uc 1-• q 1 ,,.'.A per,\ .:t ` •.at,.J , .-.N::.1, N.\,.\\ &n:,'",\\ o' ,.. ,�\ • `cam; " .',C..;zi:' �, ,:o .`,L, 4..... .\ , \, :::*`?i::: i X'• ... Ofk:10.01 :'.. yr:., ,\ 3 \ ,c„ ' r a.: a : I �\\ \\ `. ',,`��\\\\\\ ��\` \\�'' • Y..........w.,,w.wa \ :: 1-,,,::a.*:',`::. '�' ,,..a..� �JN',�,'..,..,'',,J'•`., • c" �\ • • • J ct� A\...s, am, .E ..:I . : ,J Y� �'t .:� Y, • \ a �`•� \\ * .77 ¢ \.. :\� .z\ ;_�... \,.ai:�.,'.�', to •a \'�'� �; \\\`,,,j..' : • .\ �` �\ \� • .\:....,\ \\ \, fix::\ 'a , .\.„.,x...ik.,•4 ",''',-.;:o.;..:,::',.,o.,4mN1.--•.'''.-V.1..'‘: , , 4‘,-kt,r..„•.::;A::-•,,..:,\.:•,:,,:a. q, •,�� .\ ",!‘t,.4.?;.. gv, "":W ..\\\, :\.\' �,� cad.>�:;1 ti'.:. '� \`\\�':�,�,.Via:. ... �.:..�`., ,`.� ,.�"" ;�; ?:.• „\4..:.\�\ ,L�\�a\v. `w,Y. .\ >;`' ,.': :.: .� ,,;�•..om.,' . :' ..,\t :.1:\.gam..����` � .4; \�` x 5����;.a,. ..�.`y, ,., �:�,� \ �, \\�\\ sct'::\ o\ . '\ L..' "C:\sac :\az ,.:.4 a< \, '`��$.,\\\\". \\a,' • ,\ ,r: ,•fie `,�\\,��\" ,.\ '�>;`\\., 'ck �' .‘ .A `tt z\\s,..aks ��' '.k\,:ai: ..\.. ..,•. ,., , . sl ,:..... '. ..: •T''... tor:•:<,c-:-* . —•., N.:: L•ir,•:•.:,ff-::.*::1;:i.,,,,,,,.. - , ,•,. .-.4\..,,,:....,A: ,•:'s<v".- ,.:s'•:.''.;'•:'•••A,..., • kr,.. 4..;,. ..- ." ,.\. -::::',*...,:::: '.„.....,—,.u'... • 01414 y �y��, '� ,k K:r '�w.�2 . :._tk: BURNIDGE , r: .: CASSELL a ASSOCIATES ROYAL ' E A • ,,�;" F;> 2425 SOUL V RD R.. ELGI IS 3 �.. ::. •t�Yu\�:.a>.:=.... . . LL1N0 6012 Elm C Agenda Item No. • September 5, 1995 TO: Mayor and Members of the City Council FROM: Richard B. Helwig, City Manager SUBJECT: Elgin Community College/City of Elgin Negotiations - Randall Road Access; Recreation and Economic Development Program PURPOSE The purpose of this memorandum is to transmit various alternatives as a follow up to negotiations between representatives of Elgin Community College (E.C.C. ) and the City of Elgin. BACKGROUND - The City of Elgin has been approached by Elgin Community College to discuss the college 's future needs and possible plans to meet those needs . One of the college 's needs is for improved access to Randall Road, and is the primary subject of this memorandum. Since September, 1994, City of Elgin and Elgin Community College representatives have discussed several alternatives for providing improved access for the college to Randall Road. Those alternatives are to extend Spartan Drive west to connect with Randall Road at a new point of access; to access Randall Road via College Green Drive by extending Spartan Drive west to connect with College Green Drive; or to take no action on the proposed city/college program, improving instead existing points of access at South McLean Boul evard, Second Street and Renner Drive. A summary of each alternative, estimated costs which would be associated with each, the land use related, long term fiscal impacts, and the potential advantages and disadvantages for each alternative are discussed in the following paragraphs . For E.C.C. /City of Elgin Negotiations September 5, 1995 Page 2 alternatives 1 and 2 , it is assumed that Spartan Drive roadway construction costs would be shared by the City and ECC on a 50/50 basis . ALTERNATIVE NO. 1. : Extension of Spartan Drive west to connect with Randall Road at a new point of access. SUMMARY Under this alternative, Spartan Drive would be extended north and west along the drainage swale which borders Spartan Meadows Golf Course, to connect with Randall Road. The number, location, and design of points of access to Randall Road within the City of Elgin are limited by an intergovernmental agreement between the City of Elgin and Kane County. There currently is no point of access approved along Randall Road between South Street and College Green Drive. The city and county could agree to amend the intergovernmental agreement to provide an additional point of access between South Street and College Green Drive. Such an amendment could result in additional requests from property owners along Randall Road for added points of access . However, this area has extremely poor soils in general , and in particular, peat type soils to depths of 30 to 40 feet in some areas . The Engineering Division has indicated that it would be necessary to construct a bridge structure across the peat area, eventually connecting with Spartan Drive. Costs of a roadway and bridge structure could be prohibitive. The current conservative estimate of cost for a roadway construction at collector street standards through good soils is $350 per lineal foot. Generally, a roadway extension through poor soil could increase the cost per lineal foot by 10 to 40 percent. However, a bridge form of construction could increase the cost of standard roadway construction by over 470 percent . Based on apparent soil conditions and the referenced roadway construction cost factors, the cost of extending a roadway from the westerly terminus of Spartan Drive to Randall Road could be $6 , 165,500, or more . • MEMO. 001/PZTEXT/2000AD.TS/23000GV.OGU/2350L0C .AGC/2354SCH.DIS/ECC E.C.C. /City of Elgin Negotiations September 5, 1995 Page 3 The cost of and difficulties associated with the maintenance of this roadway/bridge are so great, that it would not be in the city' s best interest to own and maintain this roadway/bridge. Under Alternative No. 1, the Zale Parcel is assumed to be purchased by the city ( $2, 061, 308) and to remain in open space as some future component of the Spartan Meadows Golf Course or other open space use. The only access to the site would be through the townhouse development to the south or through the golf course. It is possible that there could be some market for additional townhouse land use on this parcel in the future. COST ESTIMATES Assuming the construction of a 36 foot roadway (back to back of curbs ) in conjunction with a bridge across the peat area, the total conservative cost estimates are: Roadway Cost Estimate #1 1 ,400 lineal feet of roadway through poor soil , at $385 per lineal foot = $539 , 000 400 lineal feet of roadway through poor soil , at $420 per lineal foot = $168, 000 200 lineal feet of roadway through poor soil , at $490 per lineal foot = $98 , 000 2 , 300 lineal feet of bridge across peat area, at $2000 per lineal foot = $4 , 600, 000 Randall Road/Spartan Drive intersection signalization = $200, 000 Engineering Costs ( @ 10%) = $560,500 Total length = 4, 300 lineal feet Total roadway cost estimate = $6 , 165,500 Total Kane County portion of roadway cost estimate = $0 Total ECC portion of roadway cost estimate = $3,082 , 750 Total City portion of roadway cost estimate = $3, 082 ,750 MEMO. 001/PZTEXT/2000AD.TS/2300OGV.OGU/2350LOC.AGC/2354SCH.DIS/ECC E.C.C. /City of Elgin Negotiations September 5, 1995 Page 4 is to bepursued, the PreliminarySubsurface If this alternative Exploration which was done by PSI Inc. should be expanded in scope. More detailed studies of the soil conditions would be necessary in order to determine the best location for a roadway, and to obtain a more accurate cost estimate for a roadway extension/bridge. The following is a summary of acquisition costs associated with this alternative: Property Acquisition Cost Estimate #1 Twenty five acres of land (Zale Apartment Parcel) for open space purposes at $82,452 . 32 per acre = $2 , 061, 308 Total land acquisition = 25 acres Total acquisition cost estimate = $2 , 061 , 308 Total Kane County portion of acquisition cost estimate = $0 Total ECC portion of acquisition cost estimate = $0 Total City portion of acquisition cost estimate = $2 , 061 , 308 * TOTAL COST ESTIMATE ALTERNATIVE NO. 1 = $8 , 226 , 808 TOTAL KANE COUNTY PORTION OF COST ESTIMATE ALTERNATIVE NO. 1 = $0 TOTAL ECC PORTION OF COST ESTIMATE ALTERNATIVE NO. 1 = $3, 082 , 750 TOTAL CITY PORTION OF COST ESTIMATE ALTERNATIVE NO. 1 = $5 , 144 , 058 ADVANTAGES This alternative provides E.C.C. with Randall Road access . No impact on surrounding residences . Spartan Meadows Golf Course would be undisturbed. MEMO. 001/PZTEXT/2000AD.TS/2300OGV.OGU/2350LOC.AGC/2354SCH.DIS/ECC • E.C.C. /City of Elgin Negotiations September 5, 1995 Page 5 - The City of Elgin and Elgin Community College already own the land which would be needed for the Spartan Drive right of way/roadway. - This alternative removes the potential for Tax Credit Housing. - There is no loss of Spartan Meadows Golf Course views for some residents . DISADVANTAGES - In 1974, the city purchased "Gale Street" park, for open space, recreational, and storm water control purposes . - The potential for the location of an office park and additional facilities for the college as have been discussed would be lost due to the inability to provide access to the site. - Under this alternative, there would be no enhancement of the U-46 tax base. - Under this alternative, there would be no roadway traversing the Zale Group' s Woodbridge North property, which is designated for apartment development. If the apartment development is to be eliminated, it would still be necessary to purchase the apartment property and to find some other use for it. It has been suggested that the City offer the Zale Group, owners of the apartment property, the ability to rezone the apartment property and to develop it with townhomes . The Zale Group has indicated that such a rezoning would not be of interest to them, for a number of reasons including limitations in the local market for townhomes . - The cost of construction for a roadway and bridge structure through this area is extremely high. No new facilities for Spartan Meadows are proposed under this alternative. - Construction through this area would require approval from the Army Corp of Engineers due to wetlands conditions . MEMO.001/PZTEXT/2000AD.TS/2300OGV.OGU/2350LOC.AGC/2354SCH.DIS/ECC E .C.C. /City of Elgin Negotiations September 5, 1995 Page 6 - There is potential for a negative impact on the wetland. - This alternative would require an amendment to the City of Elgin/Kane County Intergovernmental Agreement and create a new point of intersection on Randall Road. Under this alternative, there is no improved northbound access from College Green Drive to South McLean Boulevard. - In 1974 , the Elgin Community College Anthropology Department was conducting exploratory archeology on the geologic mounds located in the bog area between Spartan Meadows and Randall Road. Preliminary results indicated that the mounds represented a possible hunting site for prehistoric groups of the region. This could create difficulties in gaining environmental clearance for roadway construction. ALTERNATIVE NO. 2 . : To access Randall Road via College Green Drive by extending Spartan Drive west to connect with College Green Drive. SUMMARY Access could be provided to the college via College Green Drive by extending Spartan Drive west through Spartan Meadows Golf Course, and through lands approved for apartment development as part of the Woodbridge North planned development, to connect with College Green Drive, east of the existing Randall Road/College Green Drive intersection. This alternative would require the purchase of five model townhomes on Lancaster Circle in order to provide sufficient width and acceptable geometry to accommodate an intersection of Spartan Drive and College Green Drive. The Woodbridge Townhomes range in price from $116 , 000 - $131, 000, with an average estimated cost per model townhome of $120, 000 . In addition, a small adjacent parcel of land would be required for right of way. The estimated cost of this parcel is $58,450 . Kane County Highway Department officials have indicated that they intend to provide signalization for the Randall Road/College Green intersection since it is a "planned" intersection. Given the established residential neighborhoods along College Green Drive, staff would recommend that through traffic on College Green Drive be discouraged through the use of lower speed limits and traffic control signage. • MEMO. 001/PZTEXT/2000AD.TS/2300OGV.OGU/2350L0C.AGC/2354SCH.DIS/ECC E.C.C. /City of Elgin Negotiations September 5, 1995 Page 7 Under Alternative No. 2, the. Zale Parcel is assumed to be purchased by Elgin Community College ( $2, 061, 308) and divided between the city and the college. The city's portion of the Zale Parcel would be combined with other adjacent city owned land (part of the existing Spartan Meadows west nine holes and a land locked open space area) creating 30 developable acres in city ownership to be sold and developed in Office, Research, Industrial (ORI ) use. Assuming the construction of a 36 foot roadway (back to back of curbs) , the total cost estimates are: COST ESTIMATES Roadway Cost Estimate #2 3000 lineal feet of roadway through good soil, at $350 per lineal foot = $1,050,000 450 lineal feet of roadway through poor soil, at $490 per lineal foot = $220,500 450 lineal feet of bridge across peat area, at $2000 per lineal foot = $900,000 Randall Road/College Green Drive intersection signalization = $200, 000. (The Kane County Highway Department will fund this project as this is a planned intersection improvement) . Engineering costs = $237,050 Total length = 3,900 lineal feet Total roadway cost estimate = $2,607 ,550 Total Kane County roadway cost estimate = $220,000 Total ECC roadway cost estimate = $1, 193,775 Total City roadway cost estimate = $1, 193,775 If this alternative is to be pursued, the Preliminary Subsurface Exploration which was done by PSI Inc. should be expanded in scope. More detailed studies of the soil conditions would be necessary in order to determine the best location for a roadway, MEMO. 001/PZTEXT/2000AD.TS/2300OGV.OGU/2350LOC.AGC/2354SCH.DIS/ECC E.C.C. /City of Elgin Negotiations September 5, 1995 Page 8 and to obtain a more accurate cost estimate for the roadway extension. The following is a summary of acquisition costs associated with this alternative: Property Acquisition Cost Estimate #2 Twenty five acres of land for right of way/roadway, college expansion, golf course relocation/improvement, and/or office complex purposes, at $82 ,452 . 32 per acre = $2 , 061, 308 . (This cost would be borne by E .C .C. ) . Five model townhome units for right of way/roadway purposes , at an average of $120, 000 per dwelling unit = $600, 000 1 . 67 acres of land for right of way purposes at $35, 000 per acre = $58, 450 Total land acquisition = 26 . 67 acres Total model townhome unit acquisition = 5 model townhome units Total acquisition cost = $2 , 719 , 758 Total Kane County portion of acquisition cost = $0 Total ECC portion of acquisition cost = $2 , 061 , 308 (E.C.C. issues debt, City retires debt over 10 years ) . Total City portion of acquisition cost = $658, 450 * TOTAL COST ESTIMATE ALTERNATIVE NO. 2 = $5, 327 , 308 TOTAL KANE COUNTY COST ESTIMATE ALTERNATIVE NO. 2 = $220, 000 TOTAL ECC COST ESTIMATE ALTERNATIVE NO. 2 = $3,255,083 TOTAL CITY COST ESTIMATE ALTERNATIVE NO. 2 = $1 , 852 ,225 * (NOTE: City receives $2,250, 000 from E .C.C. for Sports Complex golf improvements . City issues debt and E.C.C. retires debt over 20 years) . LAND USE RELATED, LONG TERM FISCAL IMPACT MEMO. 001/PZTEXT/2000AD.TS/2300OGV.OGU/2350LOC.AGC/2354SCH.DIS/ECC E.C.C. /City of Elgin Negotiations September 5, 1995 Page 9 This alternative would have a positive land use related, long term (approximately 10 year) fiscal impact of $286 ,641 for the City of Elgin and $3 , 678 , 378 for School District U-46 . ADVANTAGES This alternative would allow the location of additional facilities for the college. - Provides E .C.C. with Randall Road access . - Requires no additional Randall Road intersection. - This alternative provides the potential for the sale of land for an office park. Potential revenue to the city from the sale of the property is estimated at $2 , 116 , 500 , net of additional service fees to the Fox River Reclamation District (FRWRD) . This alternative would create a substantial , long term enhancement of the U-46 tax base. - The city and the college already own some of the land upon which the roadway, college expansion, and office development would be located. - It should also be noted that under this scenario, there would be a roadway traversing the Woodbridge North property which is designated for apartment development, eliminating the apartment development. It would still be necessary to purchase the apartment property, but it would be for the purpose of roadway extension and future development by the college and office/research user(s) . The Zale Group has indicated that they would be interested in the outright sale of the apartment property to the City/College. Given the soil conditions underlying the existing west nine holes of Spartan Meadows Golf Course, it is likely that new golf holes on the Sports Complex land would be of superior . quality. The City receives $2 , 250, 000 from E .C.C. for golf improvements in the Sports Complex. - Currently, residents of College Green, the Glens of College Green and Woodbridge North can go north on South McLean Boulevard by making a left turn from College Green Drive MEMO. 001/PZTEXT/2000AD.TS/2300OGV.0GU/2350L0C.AGC/2354SCH.DIS/ECC E .C.C. /City of Elgin Negotiations September 5, 1995 Page 10 onto South McLean Boulevard. This can be a very difficult turning movement, due to the volume of traffic on South McLean Boulevard. This alternative would provide a connection between College Green Drive and Spartan Drive, providing a protected north bound turn onto South McLean Boulevard at the signalized McLean/Spartan intersection. DISADVANTAGES This alternative would draw objections from some residents whose townhomes currently have a view of Spartan Meadows Golf Course, even though a substantial building and landscape setback would be required for E .C.C. facilities . - This may require Army Corp approval for a portion of the roadway. - There would be a temporary disruption of the use of the existing west nine holes of Spartan Meadows Golf Course during roadway construction in 2000 , and loss of the west nine in 2005 . - Requires the acquisition of five model townhomes . ALTERNATIVE NO. 3. : To work with the college on improving existing points of access at South McLean Boulevard, Second Street and Renner Drive. This alternative would require that a means be explored for improving current Randall Road access to E.C.C. via South Street, Bowes Road, Spartan Drive, Second Street, and Renner Drive . Somewhat improved access will be realized due to the programmed widening of South McLean Boulevard from Spartan Drive south to Bowes Road. The engineering services for this improvement are programmed for the 1996 construction season. Right of way acquisition is programmed for 1997 . Another possible means of improving access would be the possible , widening of Bowes Road. Kane County is planning intersection improvements at Bowes Road and South McLean Boulevard for the Fall of 1995 . A widening of Bowes Road immediately west of this area is planned as a project element. MEMO. 001/PZTEXT/2000AD.TS/23000GV.OGU/2350L0C.AGC/2354SCH.DIS/ECC r E.C.C. /City of Elgin Negotiations September 5, 1995 Page 11 There is insufficient right of way, and no potential for additional acquisition, to further improve South Street, Second Street, or Renner Drive. Under Alternative No. 3, the Zale Parcel is assumed to be developed with 250 apartment dwelling units containing one, two and three bedrooms . COST ESTIMATES Estimated city cost for construction of improvements to South McLean Boulevard = $3, 285, 000 (programmed for 1998) . This improvement is more critical under this alternative, but should be pursued regardless of which alternative is chosen. * TOTAL COST ESTIMATE ALTERNATIVE NO. 3 = $3 , 285, 000 TOTAL KANE COUNTY COST ESTIMATE ALTERNATIVE NO. 3 = $0 TOTAL E .C.C . COST ESTIMATE ALTERNATIVE NO. 3 = $0 TOTAL CITY COST ESTIMATE ALTERNATIVE NO. 3 = $3 , 285 , 00 LAND USE RELATED, LONG TERM FISCAL IMPACT This alternative would have a negative land use related, long term (approximately 10 year) fiscal impact of $1 ,403,553 for the City of Elgin and a positive land use related, long term (approximately 10 year) fiscal impact of $871 , 868 for School District U-46 . ADVANTAGES - This is the least cost alternative, in the long term. It is assumed that the South McLean widening project will be undertaken at some future date regardless of which alternative is chosen. However, if this alternative is chosen, it will be necessary to expedite the South McLean widening project. There is no impact on Spartan Meadows Golf Course. Under this alternative, there would ,be no additional Randall Road intersection. MEMO. 001/PZTEXT/2000AD.TS/2300OGV.OGU/2350LOC.AGC/2354SCH.DIS/ECC E.C.C. /City of Elgin Negotiations September 5, 1995 Page 12 - There would be no loss of golf course views for some residents . - This alternative should not require Army Corp approval . DISADVANTAGES - This would not allow Elgin Community College any additional means of access to Randall Road. - This alternative would require the college to continue to depend in large part on movement through an established residential neighborhood (South Street) and established industrial parks (Renner Drive and Second Street) . The potential for the location of an office park and additional facilities for the college as have been discussed would be lost due to the inability to provide access to the site. - The college would not gain any land for expansion. Elgin Community College is a very important part of the Elgin community. The continued growth and success of the college and the city are in many ways interdependent. - The level of improvement to access which would be realized through this alternative is minimal. In order to significantly improve the college' s accessibility, a new roadway which has a limited number of points of access and a high degree of continuity to the campus is necessary. - Under this alternative, there would be no roadway traversing the Zale Group' s Woodbridge North property, which is designated for apartment development. This alternative assumes that the apartment development would proceed as planned. - This alternative requires the expedition of the widening of South McLean Boulevard. - No new facilities for Spartan Meadows would be provided under this alternative. 0 FINANCIAL IMPACT MEMO. 001/PZTEXT/2000AD.TS/2300OGV.OGU/2350LOC.AGC/2354SCH.DIS/ECC E .C.C. /City of Elgin Negotiations September 5 , 1995 Page 13 The land use related, long term fiscal impact analysis projections included in this memorandum are based on the methodology presented to and accepted by Moody' s Bond Rating Agency as a component of the city' s five year financial plan, and are projected out for an approximate 10 year period of time. The principal variable in each projection is the future land use for the 25 acre parcel owned by the Zale Group ( Zale Parcel) and presently zoned for apartment dwelling units . Although it is likely that expansion of Elgin Community College in the city would have positive fiscal impacts for the community, the majority of these impacts would be indirect in nature, and therefore, difficult to accurately quantify. Under each alternative, the overall fiscal impact analysis represents the net, cumulative 10 year projection for the city and School District U-46 . RECOMMENDATION It ha3 become apparent that the residents of the College Green Drive area want to maintain access to Randall Road, while at the same ;.ime minimizing traffic impact on their neighborhood. As such, it is recommended that if access is to be provided via a currently approved access point that Spartan Drive be connected to College Green Drive extended and that methods for localizing College Green through the use of lower speed limits and traffic control signage, as described above, be pursued. We further recommend installation of temporary traffic signals at College Green Drive and McLean Boulevard at a cost of $75, 000 to $80 ,000 . This matter was reviewed by the Neighborhood Services Committee on September 8, 1995 , and they concur. We recommend the use of excess 1995 river boat monies to fund this signalization. Based upon the extensive costs which would be associated with the extension of a road to a new point of access on Randall Road, and the necessity of amending the intergovernmental agreement, staff would recommend that Spartan Drive be extended to College Green Drive, east of the existing Randall Road/College Green Drive intersection (Alternative No. 2) . Although the precise size of the Elgin Community College expansion parcel is unknown at this time, the resulting campus parcel would be approximately 140 acres . A 140 acre parcel zoned CF Community Facility District and adjoining a residential zoning classification would be required to maintain a minimum 286 . 18 MEMO. 001/PZTEXT/2000AD.TS/23000GV.OGU/2350LOC.AGC/2354SCH.DIS/ECC E.C.C. /City of Elgin Negotiations September 5, 1995 Page 14 foot transition building setback and a 143 . 09 foot transition landscape yard, which in this case would be adjoining the College Green townhomes . The nature and intensity of landscaping in the transition landscape yard could be determined in advance and in excess of the minimum requirements of the Zoning Ordinance. It is further recommended that following the September 13th City Council meeting, city officials participate in further discussions with neighborhood residents . The recent discussions with ECC and City Staff have raised questions regarding the available land and development plans for the Sports Complex. Currently, the Sports Complex Master Plan encompasses a nine hole golf course, driving range and clubhouse. Other amenities planned for future development include tennis courts, basketball courts, practice softball diamonds, a lighted baseball diamond, a roller blade court, swimming beach, boat ramp and docking area are also aspects of the Master Plan. Adequate acreage does exist at the Sports Complex to accommodate 18 holes of golf, a driving range and a clubhouse by relocating the amenities west and south of the lake (tot lot, miniature golf, swimming beach, boat ramp, docking area and tennis courts ) to other areas of the Sports Complex. Respectfully submitted, Ed Sc ock Council Member ohn Walters, City Council Member oc.----- Monica Bates, Parks and Re reatio ' rector ,\ ( K. Dahlstrom, Planning D for • Richard B. Helwig, City Manager City of Elgin/Elgin Community College(ECC) City of Elgin/Elgin Community College(ECC) City of Elgin/Elgin Community College(ECC) Spartan Drive Alternatives Spartan Drive Alternatives Spartan Drive Alternatives Alternative#1 -Extension of Spartan Drive Alternative#2-Extension of Spartan Drive Alternative#3-No Extension of Spartan Drive through Wetlands to College Green Drive Costs: Costs: Costs: Roadway Construction 8,165,500 Roadway Construction 2,607.550 Roadway Construction 3,285,000 Property Acquisition 2,061,308 Property Acquisition 2,719.758 Property Acquisition 0 • Gross Cost 8,228,808 Gross Cost 5,327.308 Gross Cost 3,285,000 ECC Portion of Cost 3,082,750 ECC Portion of Cost 3,255,083 ECC Portion of Cost 0 Kane County Portion of Cost 0 Kane County Portion of Cost 220,000 Kane County Portion of Cost 0 City Net Cost 5,144,058 City Net Cost 1,852.225 City Net Cost - 3,285,000 Major Advantages: Major Advantages: Major Advantages: Provides ECC with Randall Road Access Provides Area for ECC Expansion Least Cost Alternative(long term)* No Impact on Spartan Meadows Golf Course Provides ECC with Randall Road Access No Impact on Spartan Meadows Golf Course No Acquisition of Right-of-Way Required Requires No Additional Randall Road Intersection Requires No Additional Randall Road Intersection Removes Potential for Tax Credit Housing . Provides Additional Land for Business Development No Loss of Golf Course Views for Some Residents No Loss of Golf Course Views for Some Residents Enhances Tax Base for City and U-46 Funds New Golf Holes at Sports Complex Removes Potential for Tax Credit Housing • Major Disadvantages: • Major Disadvantages: Major Disadvantages: Highest Cost Alternative Temporary Impact on Spartan Meadows Golf Course Provides No Area for ECC Expansion Provides No Area for ECC Expansion Loss of Golf Course Views for Some Residents Provides No Randall Road Access for ECC Additional Intersection on Randall Road Requires Acquisition of Five Model Townhouses Retains Potential for Tax Credit Housing Greatest Environmental Impact Potential for Increased Traffic on South Street No Tax Base Enhancement for U-48 Requires Expediting of South McLean Blvd.Widening It is assumed that the South McLean widening project will be undertaken at some future date regardless of which alternative is chosen. 1KD i , • 4 .'I' `(l))llr}t, ..ta..Y l• ,.1I11(,.11111,11 , '1'• VI 0.11,11.,1t1,',1�11.t 1 (4., 1.1 l4..11 0 i FFF ) • , tit:'.;ti(1'U, ,',•pll:(itli,' ;i_.{a 0 tl ,l(11:( I '1 ,t l , t tlf. 2� �!' 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Li[ �rn spo 1 og I g FIE FT,1 � P I 4-101—JHAE —1 ` L a I SFR2 CI RQ �� —�C�..• l l RC2 C orr. n 1. s,,,t,,nrk j our �, s � �a..�,.y st. 1.II , f �� I J f \ w Emergency s 1I EAccess Only . .� 7F—Irsetereed �. - •p\D ter Cl Ln_ P R C ELNT ni �.� \ •, F r MENTAL J &rrn: \ \ gp1"� * Y1 NB • CHEALTH ENTER r " Or cl+'1," eS �` .\ \ BUILDING FUTURE 18 HOLE f� (i c°care �,,er^n �,psi B �..%` SETBACK LINE m GOLF COURSE �" ao !. �'. s,.,.p,— F as JC TRANSITION --�� J ro�3 .''' i <— LANDSCAPE YARD s i — —➢° �'I SEA f�Ybe G— uele ..,- (i). ' qin_______ I ¢W T �W sR� •0 g0ch� , !T ST I \ �b�\e r0 COa a 1 i I„,..,_ L._ ,..c,,,„ \, 'RR efle�Gr.e" I N� I1 1 / g f M • Orr. I • Gd Pi ��o�--�"�� C F .C\ ( -PAB 6 6 RC r+ N ° .;e Sowgr°ss I } RIGHT IN/RIGHT OUT . �! �y ,n , Andrews .�-`sF 14sa,pp \ c�"d0l.�-pr, 4 4/ Dr +at.1RCr ) 1 v Abtrlfe.n \ ,, .` ) m ��, Circl./ •OUT / ORI .,.rt, GI • d' I � , CF .1 4)enea O. . CIfU! EgrO/ � A^ / � e.... _ 4 ; P 1 PLANNED INTER. 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'eah .�..,;, ...,,. _ r� I�' ",�-Y'. •.a=,. • .� ex s {...x Y +GC �'.' a i .i'.,ti• w,. .s a` '�'• g ..a 4.�7?• .g: ,. at) _ .+.,.X';, '` ,�/kS.. ',z. ...i #f Y�{,y j� � (. —' . T;r^• .-.. ix;• .� { °.3ta • K,Zx" ;,� \i. .:V' X :T• I 4flR r { n a1 .` ! t, �s aa�uv. � .. .,. ;rLr l+iilfi,{r. tr,:._ t Y ai a ,,.... R • s �. m zr t OA • • t `�ep� t . ,."Rc'\ ':`:'� '1.. \ '! • � r Via `\ +'r,; a 3�� 1 .+�ro�. ' � » .:i.: r. • �, >,� 11_1, lilt i i — y 13 II in 2 EIG/N Agenda Item No. N► QHq,lo rla1• July 7 , 1995 TO: Mayor and Members of the City Council FROM: Richard B. Helwig, City Manager SUBJECT: Elgin Community College/City of Elgin Negotiations - Randall Road Access; and Recreation and Economic Development Program PURPOSE: The purpose of this memorandum is to transmit various items of information regarding negotiations between representatives of Elgin Community College (ECC) and the City of Elgin. BACKGROUND The City entered into an intergovernmental agreement with Kane County in 1988 regarding restrictions to direct access to Randall Road. In 1991, Elgin Community College indicated a desire to obtain a more direct path of access to Randall Road from the campus . Since August of 1994 , ECC and City representatives have been discussing the issue of improved access to Randall Road for the college. These discussions have led to the identification of additional issues and oppor- tunities regarding land use and economic development, and improvements to the golfing environment at Spartan Meadows . As these discussions evolved, basic elements of an agreement between ECC and the City have emerged. The attached informa- tion summarizes these elements and includes related communica- tions documenting the history of the discussions . The first memorandum attached as related communication includes a time- table for action. In addition to the timetable provided, a meeting has been scheduled for ECC and City representatives ( including Council members, John Walters and Ed Schock) on July 10, 1995 . It is important to note that an agreement as proposed between ECC and the City would require amendment of the annexation agreement between the City and the Zale Group. • COMMUNITY GROUPS/INTERESTED PERSONS CONTACTED None at this time. FINANCIAL IMPACT As proposed, the ECC/City agreement would require the City to purchase and remove a residential structure (Woodbridge Town- house Models) at an estimated cost of $500, 000, pay the debt service on a 10 .$year 2 061, 308 bond issue, and fund one-half of the cost of extending Spartan Drive west to Randall Road (City contribution estimated at approximately $750, 000) . ECC would pay the debt service on a twenty year $2 .25 million bond issue and fund one-half of the cost of extending Spartan Drive ( $750, 000) . The net annual payment difference between both entity' s bond issues is estimated to be approximately $90,000 . The $2 . 75 million City funding would be accom- plished through a 1996 bond sale component, use of additional riverboat proceeds, or a combination of both. Road financing of $750, 000 would be handled in the year 2000 . LEGAL IMPACT None. RECOMMENDATION it is recommended that the City Council direct the staff to work with ECC representatives to prepare an agreement based on the attached summary for Council consideration. Res ectful y submit ed, 2 Ed Schock Elgin Cit uncil 11009 ohn Walters Elgin City Council !lt.c1.� Monica Bates Parks & Recreation Director R r K. Dahlstrom anning Director Richard B. Helwig City Manager RKD/SA r ELGIN COMMUNITY COLLEGE AND THE CITY OF ELGIN Basic elements of an agreement between Elgin Community College ( ECC) and the City of Elgin (City) . ROADWAY EXTENSION 1 . Spartan Drive (roadway) to be extended from its present western terminus to existing College Green Drive/Randall Road intersection . a. Proposed alignment of roadway is illustrated on Exhibit 1 . b. Exhibit 2 is a soils report for the area in and around the proposed roadway. The report indicates that portions of the roadway right-of-way will require structural fill to stabilize future roadway construction. The cost of required structural fill shall be included in roadway construction costs . c. The City and ECC recognize that additional surveying and tests for final engineering will be required to determine precise acreage, road alignment, and soil bearing conditions . The cost of such surveying and tests shall be included in roadway construction costs . d. Spartan Drive extended roadway to be built in year 2000 . LAND ACQUISITION & DISPOSITION 1. ECC purchases twenty-five ( 25 ) acre site from Zale (CED Parcel ) for $2 , 061 , 307 . 50 . 2 . City purchases land and existing, unoccupied, model five ( 5 ) dwelling unit townhouse structure (Westfield Development structure) located in the proposed Spartan Drive extended roadway right-of-way. City removes Westfield Development structure from roadway right-of- way. Acquisition and removal costs are estimated at $500 , 000 . 00 . 3 . ECC contributes $ 1 , 750 , 000 . 00 toward the construction of a new eastern nine holes of the Spartan Meadows golf course east of South McLean Boulevard. ECC contributes $500 , 000 . 00 toward the reconstruction of the existing eastern nine holes of the Spartan Meadows golf course west of South McLean Boulevard. 4 . Spartan Meadows golf course existing western nine holes to be available for golf for next ten ( 10 ) years with new eastern nine holes projected for opening in Spring of 1999 . 5 . The division of net developable land between the City and ECC is illustrated on Exhibit 1 . The division provides approximately thirty ( 30 ) acres of net developable land for the City and forty ( 40 ) acres of net developable land for ECC (exclusive of roadway right-of-way) . 6 . ECC parcel of 40 acres to be rezoned Office, Research, Industrial (ORI ) . 7 . City parcel of 30 acres to be rezoned Office, Research, Industrial (ORI ) . 8 . Area of Parcel A shown on Exhibit 1 within flood plain and containing wetlands to remain in City ownership. COSTS & FINANCING 1 . ECC finances purchase of Zale (CED Parcel ) over a ten ( 10 ) year term. 2 . City pays debt service on financing for purchase of CED Parcel . 3 . City finances ECC construction/reconstruction of Spartan Meadows golf course over a twenty ( 20 ) year term. 4 . ECC pays debt service on financing for construction/ reconstruction of Spartan Meadows golf course. 5 . Costs for acquisition and removal of Westfield Development structure for Spartan Drive extended right- of-way to be borne by City. 6 . Cost of Spartan Drive extended roadway construction shall be borne equally ( 50%/50% ) by City and ECC. BENEFITS 1 . City and ECC recognize the economic development value to the community and ECC resulting from the extension of Spartan Drive to Randall Road. 2 . City recognizes and acknowledges the economic development benefit , to the community in general and School District U-46 in particular , of rezoning the CED Parcel from Planned Multi-Family Residential ( PMFR) to Office , Research, Industrial (ORI ) . 3 . ECC recognizes value of obtaining direct roadway access to Randall Road and land for future expansion of the college campus . 4 . City recognizes the potential for an improved Spartan Meadows golf course with the replacement of the existing west nine holes with a new nine hole facility east of South McLean Boulevard. 5 . City recognizes the neighborhood safety benefits of redirecting probable heavy traffic volumes from existing and planned residential areas located along the College Green right-of-way between South McLean Boulevard and Randall Road. GENERAL 1 . City guarantees ability to close College Green Drive from South McLean Boulevard to Randall Road as illustrated on Exhibit 3 . Y Lc t., , ,..,,,,,, ,Lr'I:4017, , %: :. ,1„:::#00;0,-,%. 00er ,A ,4. :� ‘Pn Q ! `�4 • k � �41 _ aO f ? , " 1,•1, +,4'•t ,� .+ . ' y A w �v0 to•.v,7,,T- 1 W. ..-, • , t H. .c•.i �� a{�: • • I tj+ I :i.1 ,<: it. ,,, ,,,1 , , • ''%. , r.."?.' : '; . 410r1,--,,- tfirpo4 1 0,1 i kit,*.444,4 04' w z,,, 0 > : gt, '1.4- ' tr.,,".' " I ' `.: • , 1.E• -... 1..',., ,, , ;,t;411-ir • , > s< 0 PI r r 1• t� W N al N N Di7 3 �• 0 4 ' �>.'al� D' m"s d all rrol cs t^N 1 ,y ,_y � � 4 , mFv ' I. ,,s4 F • I v--Th,41 . " ''." ----`: '...,,,10,'. Atc6,-,-,,,,1,, -1 ,,) A ,'..,,,..1,.,14,,i,ivole •,, .. • ,,,,IN , 44 '.',i't's414 : ?t 71, , 1 �t f te e1 i ,i S£ . .wwwa.r. :II C n r P=`' Mb � 'i 11 el!A }c1f1< i'' .. }t#iv} '�. tr it, fru M .1, , . st Tr' • 1 * ' .. .,"' L ". ''''.- p':„.7 ,, ..- r- 5 0 E I tn tm n ma+r n j o z f� ILEA BOUL,ECAB p r (0 ' � -x +., r‘ C•PI �� - '' , ,'4� P EXHIBIT 1 PRELIMINARY SUBSURFACE EXPLORATION FOR THE PROPOSED ELGIN .COMMUNITY COLLEGE DEVELOPMENT ELGIN, ILLINIOS PREPARED FOR BURNIDGE CASSELL ASSOCIATES r 2425 ROYAL BOULEVARD ELGIN, ILLINOIS BY PROFESSIONAL SERVICE INDUSTRIES, INC. PSI PROJECT NUMBER 042-55009 Professional Service Industries, Inc. /I' ' 'i1 EXHIBIT 2 N t+i Professional Service Industries, Inc. LI !JMarch 16, 1995 Mr. Walter J. Magdziarz Burnidge Cassell Associates 2425 Royal Boulevard Elgin, Illinois 60123 Re: Preliminary Subsurface Exploration for Proposed ECC Development Elgin, Illinois PSI Project Number: 042-55009 Gentlemen: In compliance with your instructions, we have conducted a preliminary subsurface exploration for the referenced project. The results of this exploration, together with our recommendations, are to be found in the accompanying report, three (3) of which are being transmitted herewith. If you have any questions concerning the report or require any additional information, please feel free to contact PSI at any time. Very truly yours, PROOFESSIONAL SERVICE INDUSTRIES, INC. • 1 l c - 2, Ra Matthew E. Ribordy Elgin Branch Manager MER/sib 665 Tollgate Road,Unit'H' • Elgin,IL 60123 • Phone:708/931-7110 • Fax:708/931-7125 Professional Service Industries 1 PRELIMINARY SUBSURFACE EXPLORATION FOR THE PROPOSED ELGIN COMMUNITY COLLEGE DEVELOPMENT ELGIN, ILLINOIS PREPARED FOR BURNMGE CASSELL ASSOCIATES 2425 ROYAL BOULEVARD ELGIN, ILLINOIS 60123 BY PROFESSIONAL SERVICE INDUSTRIES, INC. PSI PROJECT NUMBER 042-55009 Professional Service Industries TABLE OF CONTENTS PAGE INTRODUCTION 1 Authorization 1 Purpose 1 Scope Scope 1 General 2 DESCRIPTION OF SITE 2 Site Location 2 FIELD EXPLORATION Scope 2 Drilling and Sampling Procedures 2 Field Tests and Measurements Penetration Tests 3 Water Level Measurements 3 Ground Surface Elevations 3 LABORATORY TESTING PROGRAM 3,4 SUBSURFACE CONDITIONS General 4 Soil Conditions 4,5 Groundwater Conditions 5 GENERAL COMMENTS 6 APPENDICES A. General Notes B. Logs of Borings Professional Service industries PRELIMINARY SUBSURFACE EXPLORATION INTRODUCTION Authorization This report presents the results of a soils exploration for the proposed ECC Development conducted for Burnidge Cassell Associates. The work for this project was performed in accordance with our Proposal No. 042- 001 dated January 1995. Authorization to perform this exploration and analysis was in the form of a letter agreement, dated 1995 from Burnidge Cassell Associates to Professional Service Industries, Inc. Purpose The purpose of this preliminary subsurface exploration and analysis was to identify the various soil and/or rock profile components, test the engineering characteristics of the materials encountered, provide information to the Design Engineers and Architects which could be used to formulate preliminary design criteria, and to aid in the development of a more comprehensive program for obtaining final design information. Additional field and laboratory testing and an engineering analysis of the data will be required prior to final design of the foundation system. Scope The scope of the exploration and analysis included a reconnaissance of the immediate site, the subsurface exploration, field and laboratory testing, and an engineering analysis and evaluation of the foundation materials. The scope of services did not include any environmental assessment for the presence or absence of wetlands or hazardous or toxic materials in the soil, surface water, groundwater, or air, on or below or around this site. Any statements in this report or on the boring logs regarding odors, colors or unusual or suspicious items or conditions are strictly for the information of the client. Prior to purchase or development of this site, an environmental assessment is advisable. General The Geotechnical Engineer warrants that the findings, recommendations, specifications, or professional advice contained herein, have been presented after being 1 Professional Service Industries prepared in accordance with generally accepted professional engineering practice in the fields of foundation engineering, soil mechanics and engineering geology. No other warranties are • implied or expressed. This preliminary report has been prepared for the exclusive use of Burnidge Cassell Associates for the specific application to the proposed ECC Development. DESCRIPTION OF SITE ' Site Location The site for the proposed future development upon which this soils exploration has been made, is located throughout the Spartan Meadows Golf Course in Elgin, Illinois. FIELD EXPLORATION Scope The field exploration to evaluate the engineering characteristics of the foundation materials included a reconnaissance of the project site, drilling the test borings, performing standard penetration tests and recovering split barrel samples. • The depth to groundwater was recorded in each test boring after completion. Six (6) test borings and sixteen (16) auger profile borings were drilled to depths ranging from ten (10) feet to twenty-five (25) feet below the existing ground surface. They were drilled in the locations determined by Burnidge Cassell Associates, and are indicated on the Boring Location Plan provided in the Appendix. The test borings were located in the field by the PSI Driller utilizing normal taping procedures. They are presumed to be accurate to within a few feet. After completion of the test borings, the drill holes were backfilled with excavated soil and the site was cleaned as required. Drilling and Sampling Procedures • The structure borings were made by a drilling rig equipped with a rotary head. Hollow-stem augers were used to advance the holes. 1 Representative samples were obtained employing split-barrel sampling procedures in general accordance with the procedures for "Penetration Test and Split-Barrel Sampling of Soils" (ASTM D 1586.) i 2 Professional Service Industries The auger profile borings were made by a drilling rig equipped with a rotary head. Continuous flight augers were used to advance the holes. The augers were advanced with a minimum rotation to avoid disturbance of the soil profile and frequently retracted for sampling and lodging. Representative soil samples were obtained from the material retained on the spiral flights of the auger. • Field Tests and Measurements Penetration Tests - During the sampling procedure, standard penetration tests (SPT) were performed at pre-determined intervals to obtain the standard penetration value of the soil. The standard penetration value (N) is defined as the number of blows of a 140 pound hammer, falling thirty (30) inches, required to advance the split-barrel sampler one (1) foot into the soil. The sampler is lowered to the bottom of the previously cleaned drill hole and advanced by blows from the hammer. The number of blows are recorded for each of three (3) successive increments of six (6) inches penetration. The "N" value is obtained by adding the second and third incremental numbers. The results of the standard penetration test indicate the relative density of cohesionless soils and comparative consistency of cohesive soils, and thereby provide a basis for estimating the relative strength and compressibility of the soil profile components. Water Level Measurements - Water level depths were obtained during the test boring operations. They are noted on the test boring logs presented in the Appendix. In relatively pervious soils, such as sandy soils, the indicated depths are usually reliable groundwater levels. In relatively impervious soils, a suitable estimate of the groundwater depth may not be possible, even after several days of observation. Seasonal variations, temperature, land-use, proximity to ponds and creeks, and recent rainfall conditions may influence the depths to the groundwater. Volumes of water will largely depend on the permeability of the soils. Ground Surface Elevations - Ground surface elevations at the test boring locations were not provided. Therefore, all references to depth of the various strata and materials encountered are from existing grade at the time of drilling. LABORATORY TESTING PROGRAM In addition to the field exploration, a supplemental laboratory testing program was conducted to evaluate additional pertinent engineering characteristics of the foundation materials necessary in analyzing the behavior of the foundation systems for the proposed development. The laboratory testing program included supplementary visual classification and water content tests on all samples. In addition, selected samples were subjected to Atterberg Limits Tests ASTM D4318. 3 Professional Service Industries Estimates of unconfined compressive strengths were made on cohesive samples by the use of a calibrated penetrometer. All phases of the laboratory testing program were conducted in general accordance with applicable ASTM Specifications. The results of these tests are to be found on the accompanying boring logs located in the Appendix. SUBSURFACE CONDITIONS • General The types of foundation bearing materials encountered in the test borings have been visually classified. They are described on the boring logs. The results of the field penetration tests, strength tests, water level observations and other laboratory tests are presented on the boring logs in graphic and numerical form. The soil profile encountered was erratic. Representative samples of the soils were placed in sample jars. They are now stored in the laboratory for further analysis if desired. Unless notified to the contrary, all samples will be disposed of after three (3) months. The stratification of the soil as shown on the boring logs, represents the soil conditions at the actual boring locations. Variations may occur between the borings. Lines of demarcation represent the approximate boundary between the soil types, but the transition may be gradual, or not clearly defined. Soil Conditions Borings B-1 through B-5 were taken along the existing gravel access road which connects the Spartan Meadows club house with the equipment shed. The borings were spaced at approximately 200' intervals, and were extended to depths of between (10) and fifteen(15) feet below the existing ground surface. An idealized soil profile along the boring locations would be as follows: 0' - 1': Very dense, brown sand and gravel fill. This was a compacted material similar in composition to IDOT CA-6 which was used as the roadway base. 1' - 3.5': Consists of a consolidated, very stiff, black silty clay. Qp values generally range between 2.0 tsf and 4.0 tsf. The moisture content of this soil ranged from 15 to 20 percent. 3.5' - 10.0': Consists of a soft, normally consolidated, yellow and gray clay. Qp values for this soil generally were in the range of 0.25 tsf to 0.50 tsf. The moisture content of this soil ranged from 20 to 34 percent. The results of tests on a selected soil sample from this stratum indicate that 4 —- Professional Service Industries the material is medium in plasticity, with an average liquid limit of approximately 34% and an average plasticity index of 14%. The elevation of the groundwater in this area appeared to be at a rdepth of approximately 5 feet below the existing ground surface. Borings B-6 through B-11 were performed along a route which crossed through the golf course in an east to west direction (see the boring site plan for specific test locations). In general, the surface of this area is covered by a mantle of black, clayey silt topsoil which is approximately 2 to 3 feet in thickness. The topsoil is underlain in most areas by a mixture of silty or clayey sands and clayey silts. A uniform soil profile was not evident from the borings. The groundwater elevation in this area varied from a depth of 1 foot near boring 4B-9 to greater than 10 feet in borings B-6 an B-7. In the area of boring B-8, which was performed very near an existing pond, the soil conditions were somewhat different than what was encountered in the other boring locations. The black, clayey silt topsoil in this location extended to a depth of 5 feet below the existing ground surface. The moisture content of this soil was significantly higher than in other boring locations. Moisture content results were 32 and 60 percent, at depths of 1 and 3 feet, respectively. Based on the moisture content test results, the topsoil located near the pond probably contains a greater percentage of organic than topsoil located in other areas of the golf course. Borings B-12 through B-15 were initially performed to delineate significant areas of peat or other highly organic soils. During our exploration, no peat was encountered in any of the borings. The soils found were similar to what had been discovered in other areas of the golf-course; black, clayey silt topsoil underlain by soils ranging from silty sands to very tiff,.silty clays. The groundwater depth was also very erratic as it ranged from t foot in boring B-13 to greater than 10 feet in boring B-14. ale six, twenty-foot structure borings taken throughout the proposed development, again indicate a very erratic and changing soil profile. Soils ranging from silty clays to well- graded sands, were encountered during drilling. It should be noted, however, that except for SB-4, the soils encountered did seem suitable for supporting future construction. In the area of SB-4, the upper thirteen (13) feet consists of soft, organic soils, or normally consolidated, very soft clays. Standard penetration values range from six(6)blows per foot, to one (1) blow advancing the split spoon eighteen (18) inches. The moisture contents of these soils are very high, ranging from thirty-six (36)to ninety-nine (99)percent. The compressibility of these soils, as indicated by a comparison of the Atterberg Limits to the natural moisture content, the relative strength and the standard penetration resistance is very high. 5 Professional Service Industries Detailed soil test results are to be found on the Boring Logs located in the Appendix. GROUNDWATER CONDITIONS The water levels measured in the test borings ranged from one (1)foot to greater than ten (10) feet below the ground surface. These water levels were erratic and may indicate 41. complicated hydraulic condition consisting of a perched water level. The level of the perched water is related to permeability, lateral drainage, the amount of rainfall in previous months and may even be nonexistent during dry periods. GENERAL COMMENTS Prior to any construction on the proposed site, a thorough subsurface investigation should be performed. 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Y ..,•I • f. t.•_0- ,,,,t .I ,,.,„., -•• ‘'.. __ i. .... ;. • • ::-.- . • ,. •'.,•/,.! •, _........----- .. 1 _: • i ; , ,i• [..j.H4.1.r..1 i: • , . -.......•. . - ' i 1;1 • .. ..•••-• • •I!•,•... :.•-• •• ' • . 1 ..... - -• I t• . -rr..., -_-,., alkyl I. -- . . .,'......... - -• t •••••II IA.^ . i I 1.1.:.[..1 s. . ... . ".,,)__, Itiivlio ,_-_ '.46' t 1-••;1*14- , . - '11,7", , • .1, - .... / 1 \ • x ' ,....,... ..;:iii,41/ .. . .. .1.4.4.4n {Ili tiv.t,fr:::..ir.111 ,f1_ , .C.,. • • ... '.....ile.VAIIE Zp.. . I Air..-.. ?Lill — -— 1 ''' U - _... ... it il ..--- PrhbFdh:: c -...„... --,-, _!11.11j,_'. 9roc",:„:eq., -_,...._ .._ z RELATED CORRESPONDENCE -E\.l,,:. - , 7\ n ��� Memorandum ,', ti ,r a�att li�f 1B June 22, 1995 CONFIDENTIAL TO: Mayor and Members of the City Council FROM: Richard B. Helwig, City Manager SUBJECT: Timetable for Deciding Elgin Community College/Randall Road Access Issue Since last Fall , a City of Elgin working team comprised of Messrs . Walters , Schock, Bayor, Dahlstrom and Helwig have been meeting with a similar team from Elgin Community College (E.C.C. ) to reach a positive conclusion on the long-standing request of E.C.C. for Randall Road access . Other issues, e.g. , Spartan Meadows Golf Course, future land for E.C.C. development, Kane County agreement with Elgin regarding limit- ing future Randall Road access, and housing development along Randall, have been discussed. Based on some final work and analysis completed by Roger Dahlstrom and Charles Burnidge, and after I have spoken with Dr. Flores, it now appears we have the following timetable for reviewing and reaching a final agreement: Week of July 4 - City of Elgin team ( includes John Walters and Ed Schock) meets with E .C.C. team ( in- cludes two E.C.C. Board members) to reach final tentative agreement. July 12 - City Council discusses tentative agreement in Executive Session. July 25 - E.C.C. Board takes final action. July 26 - City Council takes final action. C.C.C. /Randall Road Access June 22, 1995 Page 2 I am in the process of briefing new City Council members on the history and content of these discussions . Please contact me or Roger Dahlstrom if you have any questions . Respectfully submitted, Richard B. Helwig amp c: Loni Mecum Robert Malm Monica Bates Roger Dahlstrom El3in Memorandum September 19, 1994 TO: Mayor and Members of the City Council FROM: Richard B. Helwig, City Manager SUBJECT: Elgin Community College - Land for Future Expansion and Randall Road Access (Executive Session Agenda Item September 28, 1994 ) Over the past two years, members of city staff and representa- tives of Elgin Community College (ECC) have been involved in conceptual discussions regarding future expansion of the college campus and the potential for a proposed ' access to Randall Road. These discussions have focused on ECC's possi- ble purchase of all or portions of the west nine holes of the Spartan Meadows Golf Course and the northern portion (apart- ment portion) of the Zale Group's Woodbridge North multiple family residential areas (see areas highlighted on attached map) . At present, ECC is located on approximately 104 acres of land. The Spartan Meadows west nine includes approximate- ly 66 acres and the Woodbridge North apartment area contains approximately 25 acres . Elgin Community College representa- tives have indicated that both pieces of adjoining property could be planned for future expansion of the college, if available. Obviously, there are a number of major issues to be resolved in order for ECC to plan for expansion utilizing a portion of Spartan Meadows and Woodbridge North lands . These issues include the following: 1 . The continued presence and future expansion of ECC at their existing location is of great importance to the City. The college represents a true community asset in both real and perceived terms . If the college becomes "landlocked" at their present location, they will have no choice other than to seek alternative, satellite sites to accommodate growth. There would be no assur- ance that these sites would be located in Elgin. An agreement to facilitate expansion of ECC through the sale of City land should include some commitments by the college to use the land exclusively for their expansion. Elgin Community College/Land for Future Expansion September 19, 1994 Page 2 2 . The Woodbridge North apartment development was approved as a component of an annexation agreement executed in 1990 . As a result, any proposed development of the land that is in substantial conformance with the planned development plan referenced in the agreement can proceed without further City Council approval . The contract purchasers of the property are in the process of develop- ing such a plan. This development would proceed utiliz- ing the federal investment tax credit program at densi- ties unachievable under current zoning regulations . Dr. Flores has informed me that he has been authorized by the Board to enter into negotiations for acquisition of these 25 acres, coupled with a cooperative plan with the City of Elgin regarding the west nine holes of Spar- tan Meadows . 3 . Any sale of the Spartan Meadows west nine should be an "arms length" proposition. While it is unlikely that ECC would require the land for some time, local golfers will want some assurance that funding is available for replacement of the nine holes with at least an equiva- lent facility. It would be possible to link the Spartan Meadows east nine to the nine holes planned for the Sports Complex through a pedestrian underpass at South McLean Boulevard. This would restore the Spartan Mead- ows 18 holes . However, an alternative nine hole site would be required to compensate for the anticipated total of 27 holes . 4 . Although it would require substantial research, it may be possible for the City to use proceeds from the sale of the Spartan Meadows west nine to secure a new golf course site with long-term (20 or more years) potential for significant economic development. There are a num- ber of properties located in the Far West Area that would seem to have long-term potential for significant economic (tax base) development. However, many of these properties may be developed in a residential pattern simply due to the lower threshold of land absorption associated with residential development. It may be possible for the City to "land bank" one of these proper- ties for nonresidential development with no exposure to loss other than the continuation of the golf course facility. 5 . Elgin Community College representatives have retained Burnidge Cassell Associates (BCA) to develop several alternatives for ECC expansion and access to Randall Road through a connection to College Green Drive. Se- lected examples of those alternatives are attached. Recently, other alternatives have been discussed which would provide direct access to Randall Road located approximately mid-point between South Street and College Elgin Community College/Land for Future Expansion September 19, 1994 Page 3 Green Drive. This would be a new, unplanned point of access to Randall Road and would be inconsistent with the Intergovernmental Agreement between the City and Kane County regarding limitations on access to Randall Road. 6 . As referenced above, a new point of access to Randall Road would require an amendment to the Intergovernmental Agreement between the City and Kane County. Presently, the staff is in the process of "touring" the County, making presentations regarding the City' s proposed Far West Area Plan. It is likely that Kane County support will be required for the City to have any chance of success in securing the Facility Planning Area (FPA) amendment necessary to implement the Far West Area Plan. We request an executive session meeting with the City Council for September 28, 1994 to discuss acquisition/sale of real property. This memorandum is intended as background for that meeting . A subsequent meeting of the City Council and the ECC Board is desired in October for discussion of the col- lege ' s master plan for expansion. Respectfully submitted, Roger K. Dahlstrom Planning Director Greg Bayor Parks and Recreation Director Richard B. Helwig City Manager amp Attachments ELGIN COMM UNITY COLLEGE September 8, 1994 Mr. Richard B. Helwig City Manager - City of Elgin 150 Dexter Court Elgin, IL 60120-5555 Dear Rick: Thank you for your follow-up note on the Randall Road meeting scheduled for September 12, 1994 at 4:30 p.m. in your conference room. We look forward to discussing the issues with your staff and members of the City Council. For your information, John Jilek, Chairman of the Board of Trustees, and Peter Akemann, Vice Chairman, will be in attendance along with Dr. Flores, Dr. Shirley, Charles Burnidge and myself. Regarding the agenda, I would suggest that ECC give a brief overview of the master campus plan pointing out the need for the access to Randall Road, as well as for additional acreage. We would also like your staff to give an update on the Zale development. The remaining time should be spent in discussing options and planning strategies. Please know that we appreciate your continued interest in this project. Very truly yours, Paul R. Heath cs c President Flores, John Jilek, Peter Akemann, Dr. Michael Shirley, Charles Bumidge Commur ty CoWoe District 509 1703 Sparton Drive.Bpin.Illinois 60123-7193 Phone: (708)697-1000 pEl • TELEPHONE 708/931-6100 FAX 708/931-5610 FOR HEARING IMPAIRED TOD 70!/531.5616 it' CITY OF ELGIN 150 DEXTER COURT ELGIN, ILLINOIS 60120.5555 ‘6443.11nr •4 September 1, 1994 •Dr. Paul R. Heath Elgin Community College 1700 Spartan Drive Elgin, IL 60123 Dear Paul: Thank you for stopping by the office last week and for writ- ing your letter of August 19 . I wish the entire Elgin Commu- nity College Board and Elgin City Council could have met this summer, but the press of events for everyone meant it could not happen. I am glad we can have a "partial" gathering September 12 . The purpose of this letter is to confirm that Council members Ed Schock and John Walters, along with Director of Planning Roger and me, will participate in the September 12 meeting with some E.C.C. Board members, Dr. Flores, and you. We look forward to making progress on the critical issue of Randall Road access for Elgin Community College. Sincerely, Richard B. Helwig City Manager amp c: Mayor and Members of the City Council Loni Mecum Roger.Dahlstrom • ® . 0 on',cycled o.p.r • ELGIN COMM U TY COLLEGE August 19, 1994 Mr. Richard Helwig Elgin City Manager 150 Dexter Court Elgin, Illinois 60120 Dear Rick: I am sharing a copy of Warren Kammerer's letter, to municipal representatives which briefly outline the procedures to be followed in giving input into the Year 2020 Comprehensive Transportation Plan for Kane County. I would assume that Roger Dahlstrom will be the point person assigned to identify issues of concern and gather support materials for the consultant firm of Bucher, Willis, and Ratliff. In that regard, I would hope that we could work with your office and the City Council to prepare a unified position for Elgin Community's College request to have an access point to Randall Road. I would appreciate hearing from you immediately on this matter as the hearing dates are scheduled next week -and we will need to work with Charles Burnidge to prepare the back-up materials in support of our request. As you know, Dr. Roy Flores has assumed his duties as President of Elgin Community College and I will give him an update on Friday, August 19, 1994. Either Roy or I, or both of us will be available to meet with you and/or the City Council along with Charles Burnidge, Dr. Michael Shirley, plus a member of our Beard of Trustees, most likely Mr. Peter Akemann, Chairman of our building and long range planning committee. Mr. Kammerer's correspondence did not provide much lead time, but if the hearings are informal I am sure that we can give an adequate presentation. The important issue is that the City of Elgin be in agreement with our long range needs and support our request. Several Council members have already given their individual support and Mayor Van De Voorde has, on several occasions, expressed concern for the long range traffic issues, so I am confident he will support our position. What I don't know is how much needs to be shared with the City Council? Also, you will have to let us know if you want us to participate in a discussion with the Council. Our Board of Trustees has been kept fully appraised and they are anxious to reach closure on this matter. Community Colege District 509 1700 Spartan Drive,Bgin,Minis 60123-7193 Phone:(706)697-1000 ECC is corrrn t$.d to equal access/equal capectu+dty and arf nr th*action. Letter to Richard Helwig Page 2 August 19, 1994 Please know that we appreciate your personal interest and concern in this matter. Sincerely, ZAL- Paul R. Heath mjk c Elgin Community College Board of Trustees Dr. Roy Flores Dr. Mike Shirley Mr. Charles Burnidge Cnounfg u f ?Kant. • OFFICE OF COUNTY BOARD Kane County Government Center Telephone: WARREN RER,JR. 719 Batavia Avenue 708-232-5930 Geneva, Illinois 6)134 Fax: 708-232-9188 • Date: August 11, 1994 To: Kane County Municipal Representatives Subject: Kane- County Transportation Plan Dear Municipal Representative: The County of Kane through the Division of Transportation is beginning work on the preparation of a Year 2020 Comprehensive Transportation Plan for Kane County. The County has engaged the services of the planning and engineering firm of Bucher, Willis, and Ratliff to assist us in this endeavor. We are looking forward to receiving your input during this planning process. As a first step in this process, we are asking to meet with you and/or your staff to begin to identify issues of concern to your municipality. In addition, we are requesting that you provide our consultant with copies of your current Comprehensive Plan, and any other supporting information or documents which you feel to be relevant to the preparation of the plan. We are contemplating holding these meetings the week of August 22-26 of 1994 . We will contact you to arrange these meetings. Thank you for your cooperation, and we look forward to working with your municipality in the formation of this plan. If you have any questions, please call Mr. Terry Heffron at (708) 584-1170. Sincerely, l) Warren L. Kammerer, Jr. County Board Chairman J . 5 rri iovi. 0: ew sik ( KIA� i C # ENTBUC E J SI SM �• iC —I_~1 tee 0� KI�9EBLY i 1 ehIt liP2.4.-P14 1iir 6LE G : pr Sh PP 0 i i o `� 111 ` �� ALLEY�c r- uND0gc CREEK ' r ',MOUTH IP Will i op I '.MBA LL di r ST UR AI A �1 z BR, trnms&cum t •, , S . r , MIDDLE i r T hDr4►Ef K `F ATES --, N I SP' NG CD N KDid y o ii LS N ST Jj +,E OR ALI°ARS 0• _ m ' x �� ?. W u. 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H m z .5 I ST tuatrulY� f0UL AN a DP E� O4 10AK IS m 5--'���. BOUT I f r � zz ,,,7 �O 4.3 4L , ;J. — . i , - -- I6LE , c HARV�AR— '_ 1 CT s `;� c o ,,A•-T ar E o< LN 9p ,.,4 o c, IMORGAN aItl4S„ �. - Zo` CT 'RD Off. �41.4, . �,= a P' ADAMS cj_ i' ..). it r B. iNTis '• � � O ��1�. � 21 f1� `°' L, ----{ - ��P k <L 1 d'!- p s W 22 ,,o '' . -10 A ..0 tt FLEETWOOD / _fld � ; I SOFTBALL 3 } 0+t/PLEX I ; TTE CREE f ae ISCTIO a I 3 �' S w 1 L35W-10 L. - i.,-1- — 0 t rOODBRIDG . ,aAV r ( '' . ,' tca ,. rtN _ / LGI ITS E NORTH{ V\ ,er .•�••��� 7, 1' couesE r ,'`!,,,*' s`4eV.);; ''A' "' ,<. ' OMPLEX I. COL 6E 13�r. 4 ARTAN .i j;i ," - We'` ` .•(, --.4 ."-<Ari!'i' t' `'MEADOWS {;OL COWRS i'_ 1 -- '�' I • ____ --- -, - —,..., --,- • -i:7- il ,,(..,- „,., 4,,, ,r, 1 It COLLEG �� i '` I 6REE _ oyO TOR:DR j PINES DR ig� ,� _�`- - - J— J000BRIDGE NORTH * - CDR W CT u•, "off -y,,, SION {,t11SPIN DR SPIN PUBLIC 0 a RD 1 APARTMENTS aSIOUT OR ��• : • ! z' �6�70, E - \'��• . ST. - OR GILPEN A --.. I 36 '- . 4t i lit W .r► -.----.1.T FLOA y • BOWES 2: ti � , = D �9�, ' 1 I tZORP� BEAD 3 9N ___Yio .- ,a„ �� ECA A !NB _ DO N 11D /011,k;NE7i: ELGIN JAIT ; : STEVES PAR!tr, r " tcly , o tc II�BD ' S.G� �\4BRE EtELD1 V ; v -LL CT : 1 1 s 6ERALI AV,- I ih co ; ANCHESTEA T., z c0 G sT .W,J' itt M i "' PO111 DT `,_, = "lj ' i l . �' NE S7 7 o El . ice �NN0 00 I I LANE I\ — 41* 8-C AARA vO// I � * _.l r � � � 3 . : m so 1 ,--,...., , . �I. ....__,. �.. CITY OF ELGIN PROPERTY M. ... WETLAND • EXISTING PARKING N I r..•. ..— . t. morma_!7"-7—!._---'—'•-•\. WETLAND 9` \` 11 ) / C •90 t PN //1 .POND. \`...J. \ / poOti ECC.- EXPANSION Nr.\\*: �� \ _ ( ! 59.1 AC. POND .�—' , ELGIN COMMUNITY COLLEGE ).,,,,,,.../...--..-.-.............„...---- ---. CD \ /./V(LTh -v 9y • 'WETLAND :POND.------ 'Cis` NORTH yF .� 1 R•0•W 7 .• 1 EXISTING PARKING 11E 1" = 200' -:) 1 1 1 3.8 AC. c �/ \ .... •• -\.; ..) .. ...--I _, /=("� R (POND7 : \ PONO %.N\_ MAINTENANCE �..- I / ,' PAR 27 GOLF COURSE \��-•-�_�,_ SPARTAN UHIVE hI' t k‘. 35.4 AC. 1. 1'OIL i J EXISTING 1; ! �� HOUSING EXPANSION I r 1 ,�^� PAIiKING 1- 3.5 AC. 22 H.U. I `J �Jl 1 2� CLUGHOUSE -'1� EXISTING PROJECT Ce----‘ 1 UNDER CONSTRUCTION r".`• PROPOSED DEVELOPMENT ECC ACCESS ROAD TO RANDALL ROAD ELGIN COMMUNITY COLLEGE — CITY OF ELGIN. ILLINOIS DURNIDGE CASSELL & ASSOCIATES B • LAND PLANNEHS 8 ARCHITECTS ELGIN,ILLINOIS _ompleled 12/17193 •:\\• 1 CITY OF ELGIN PROPERTY WETLAND ` 1 2 \• \ 9 �•�� •• EXISTING PARKING 9y °'� •• WETLAND } / / °y N �+' '' 5 t�,.........0 q0 ` ••..�1 OND 6YO5, ,,..1.1. • % . L!!.... 411110‘ \ . 7 .71:•• '. AR • /r. IPOND) 1P 27 GOLF COURSEJELGIN COMMUNITY COLLEGE \..... 49.9 AC. \-"W\71ETLAN.D.ED \\\ ` ECC - EXPANSION • ti 9 ^\ 19) 18.9 AC. )POND% / • C� NORTH I SCALE 1' = 200' 1BATTING )`CAGES PRANGEE 1 9� I EXISTING PARKING 1 —)CLUBHOUSE R.O.W . C PONO 1 , i \t•••••"." MINIATURE) �+, , 3.4 AC. ` I GOLF//PARKINN j��'•- '�� ``\ ) , v :::: r / 4 ~ 1 —, ECC - EXPANSION ` NORTH PROPERTY LINE I+ Y 1 / . I ••� ,�� SPARTAN DRIVE 28.4 AC. ,i-1— �' _ I .—77- -1., ' ' 'IJ' I I EXISTING JIj HOUSING EXPANSION i 2.6�AC. 12 H.U. -_ __, . _ -EXISTINEPRIVATE ROAD • `.cas•• -"'•.• WESTFIELD HOMES. CLUBHOUSE r--- `�� ' • EXISTING PROJECT UNDER CONSTRUCTION — -- PROPOSED DEVELOPMENT EXISTING 5 UNIT MODEL BUILDING ECC ACCESS ROAD TO RANDALL ROAD ELGIN COMMUNITY COLLEGE ' CITY OF ELGIN,ILLINOIS BURNIDGE CASSELL & ASSOCIATES C LAND PLANNERS a ASSOCIATES ELGIN,ILLINOIS Revised 2;01/94 NOTE: HOLE NO. 2 SHORTENED BY 40 YDS. • -- HOLE NO. ] SHORTENED BY 10 YDS. •_'��� HOLE NO 5 SHORTENEDGREEN Y YDS. -' ��. OPTIONAL GREEN ON CITY PROPERTY WITH NO YARDAGE CHANGE GOLF COURSE ROADWAY CROSSES DRAINAGE \ n I SWALE TWICE\• GOLF COURSE ROADWAY HAS TO CROSS THE WETLAND CART FUNNEL WILL BE DIFFICULT IN LOWER 1 `\\ PORTIONS OF 7HE GOLF COURSE ;, CITY OF ELGIN PROPERTY ....\ WETLAND . N \\ ! 5� ,, EXISTING PARKING i� \ �•• --•-••,-+�- ----- i— _ WETLAND 1 / • 11 fr! 90\ •---•••••„.. ,. ••••/—...e.".'...... .6.:;;;; :----i-::::.\\ • 1.7 AC. ... \ R.O.Wi �--� l, . \ // ' . POND \ (ON COLLEGE P IOPEHTY) � "` • EXISTING HOLES.,' � \ ! % I....��` -\• POt"\\... \ \ ^�.•� �H O W. 1 11' .� ELGIN COMMUNITY COLLEGE \ \.. \ (OFT GOLF COURSEP UPkHTY) \POND9•I- WETLAND • (i ORTH ECC -.EXPANSION �pON i . d!`v1 I 1' = 200' 1 29.7 AC. / . ! 11 1 I EXISTING PARKING R.O.W. ! I 1 POND !• 2.7AC. / I • (ON EXPANSION PROPERTY) / : t •� z . .......... y �� F MAINTENANCE ��'., •• �� 1 // P _ fs GOLF COUF�SE�• . ~ �;,.. ` SPAIIIAN DRIVE —(((.11 Np1 . ( �• ` • ` "EXISTING �_. • ` PARKING HOUSING EXPANSION I �� 4.2 AC. 15 H.U. 1 --N...- • ,i p F____ ,. _____, . EXISTING PROJECT v \•^.,_.••'"..,........--»----- + CLUBHOUSE UNDER CONSTRUCTION -- -- PROPOSED DEVELOPMENT ECC ACCESS ROAD TO RANDALL ROAD • ELGIN COMMUNITY COLLEGE CITY OF ELGIN.ILLINOIS BURNIDGE CASSELL & ASSOCIATES E LAND PLANNERS & ARCHITEC1 S ELGIN,ILLINOIS Completed 12/20,93 NOTE: HOLE NO. 2 SHORTENED BY 15 YDS. , HOLE NO. 3 NEW,310 7OS.-PAR 4 HOLE NO.4 NEW, 120 YDS.-PAR 3 HOLE NO. 5 NEW, 400 YDS.-PAR 4 ' (THIS HOLE USES THE EXISTING 5TH GREEN 8 APPROACH) • GOLF COURSE ROADWAY CROSSES DRAINAGE n SWALE TWICE GOLF COURSE ROADWAY HAS TO CROSS \--,-. \_. •. THE WETLAND ORIGINAL , WETLAND \........_:::___CIT: OF ELGIN PROPERTY PROPERTY LINES • — y ---- — EXISTING PARKING )) y'9 % �•. _ WETLAND X / 11 o i� 5 `° ECC - EXPANSION • CpbNO ` 35.3 AC. //7 (STING `• r / TENTION AREA —�-� 1 / POND \ • EXISTING GOLF / / ~'•~ , '•2 1 • ; \ ► I ELGIN COMMUNITY COLLEGE dt) COURSE PROPERTY- - ', 1..,\.‘ I. • POND OL' 9� WETLAND / 9Cen NORTH / d` I *- j LE 1' = 200' ' •POND •• 1 . <� 1 1 EXISTING PARKING 1 R.O.W. •• 3.7 AC. 1. l • POND // („r,„.., . ) _ 5 a NORTH PROPERTY LINE 1 �_`� MAINTENANCE • ``\ 1 ___ - _ _ 6 PAR 36 GOLF COURSE SPARTAN UHIVE .. (I) 61.8 AC. "'�- ....‹ rND IIi%/ \ EXISTING If/I .1; HOUSING EXPANSION I DRIVING RANGE PARKING l -J f I �l • 1.8 AC. 5 H.U. 1 • i i 7 —EXISTING PRIVATE ROAD O 1 1 i ��\ WESTFIELD HOMES I 6 �� O' EXISTING PROJECT __ __ CLUBHOUSE UNDER CONSTRUCTION PROPOSED DEVELOPMENT —EXISTING 5 UNIT MODEL BUILDING ECC ACCESS ROAD TO RANDALL ROAD ELGIN COMMUNITY COLLEGE CITY OF ELGIN,ILLINOIS BURNIDGE CASSELL & ASSOCIATES F . LAND PLANNERS 8 ARCHITECTS ELGIN,ILLINOIS )mpleled 1/.1/94 ---—+ 7. ,12.1z,A . CITY OF ELGIN PROPERTY WETLAND •. fl— . \ \ \*. EXISTING PARKING /I�0 1. . ••Ye (27.4AL) WETLAND 1 < 1 90 EXISTING -V DETENTION y C. :� PONO / \ J/ ECC -.EXPANSION Po"°) 61.7 AC. V _ __1+ ELGIN COMMUNITY COLLEGE • 13 %V WETLAND (1_1_1) 0°1.5Ac.) �/i 9 ' cF POND �, NORTH v 1 SCALE 1' = 200' / / �. <F I EXISTING PARKING c; TOND 3.5 AC. \ 4 NORTH PROPERTY LINE—• ll \-.NN4 :-. � 6-4rA ' 1 `�l+ I ECC - EXPANSION �SPARTAN DRIVE I / t 34.2 AC. I � _f_ 1 4. '_ '4R POND ',''�" J, I EXISTING U ' t. HOUSING EXPANSION I PARKING : s I )3.2 AC. 15 HU. I I I �.1 f S. •—EXISTtNG PRIVATE ROAD "-'l.' ��� . WESTFIELD HOMES CLUBHOUSE r I EXISTING PROJECT _ UNDER CONSTRUCTION __ ' PROPOSED DEVELOPMENT EXISTING 5 UNIT MODEL BUILDING ECC ACCESS ROAD TO RANDALL ROAD ELGIN COMMUNITY COLLEGE — CITY OF ELGIN,ILLINOIS BURNIDGE CASSELL & ASSOCIATES G LAND PLANNERS & ASSOCIATES ELGIN, ILLINOIS Completed 2/01/94 E!.7---on.4 Memorandum June 22, 1995 CONFIDENTIAL TO: Mayor and Members of the City Council FROM: Richard B. Helwig, City Manager SUBJECT: Timetable for Deciding Elgin Community College/Randall Road Access Issue Since last Fall, a City of Elgin working team comprised of Messrs . Walters , Schock, Bayor, Dahlstrom and Helwig have been meeting with a similar team from Elgin Community College (E.C.C. ) to reach a positive conclusion on the long-standing request of E.C .C . for Randall Road access . Other issues , e.g. , Spartan Meadows Golf Course, future land for E .C.C. development, Kane County agreement with Elgin regarding limit- ing future Randall Road access, and housing development along Randall, have been discussed. Based on some final work and analysis completed by Roger Dahlstrom and Charles Burnidge, and after I have spoken with Dr. Flores, it now appears we have the following timetable for reviewing and reaching a final agreement: Week of July 4 - City of Elgin team ( includes John Walters and Ed Schock) meets with E.C.C. team ( in- cludes two E.C.C. Board members) to reach final tentative agreement. July 12 - City Council discusses tentative agreement in Executive Session. July 25 - E.C.C. Board takes final action. July 26 - City Council takes final action. ii E.C.C. /Randall Road Access June 22, 1995 Page 2 I am in the process of briefing new City Council members on the history and content of these discussions . Please contact me or Roger Dahlstrom if you have any questions . Respectfully submitted, Richard B. Helwig amp c : Loni Mecum Robert Malm Monica Bates Roger Dahlstrom 64Lin 44 ;);li Memorandum September 19 , 1994 TO: Mayor and Members of the City Council FROM: Richard B. Helwig, City Manager SUBJECT: Elgin Community College - Land for Future Expansion and Randall Road Access (Executive Session Agenda Item September 28 , 1994 ) Over the past two years , members of city staff and representa- tives of Elgin Community College ( ECC) have been involved in conceptual discussions regarding future expansion of the college campus and the potential for a proposed access to Randall Road. These discussions have focused on ECC ' s possi- ble purchase of all or portions of the west nine holes of the Spartan Meadows Golf Course and the northern portion (apart- ment portion) of the Zale Group' s Woodbridge North multiple family residential areas ( see areas highlighted on attached map) . At present, ECC is located on approximately 104 acres of land. The Spartan Meadows west nine includes approximate- ly 66 acres and the Woodbridge North apartment area contains approximately 25 acres . Elgin Community College representa- tives have indicated that both pieces of adjoining property could be planned for future expansion of the college, if available . Obviously, there are a number of major issues to be resolved in order for ECC to plan for expansion utilizing a portion of Spartan Meadows and Woodbridge North lands . These issues include the following : 1 . The continued presence and future expansion of ECC at their existing location is of great importance to the City. The college represents a true community asset in both real and perceived terms . If the college becomes "landlocked" at their present location, they will have no choice other than to seek alternative, satellite sites to accommodate growth. There would be no assur- ance that these sites would be located in Elgin. An agreement to facilitate expansion of ECC through the sale of City land should include some commitments by the college to use the land exclusively for their expansion. Elgin Community College/Land for Future Expansion September 19 , 1994 Page 2 2 . The Woodbridge North apartment development was approved as a component of an annexation agreement executed in 1990 . As a result, any proposed development of the land that is in substantial conformance with the planned development plan referenced in the agreement can proceed without further City Council approval . The contract purchasers of the property are in the process of develop- ing such a plan. This development would proceed utiliz- ing the federal investment tax credit program at densi- ties unachievable under current zoning regulations . Dr. Flores has informed me that he has been authorized by the Board to enter into negotiations for acquisition of these 25 acres, coupled with a cooperative plan with the City of Elgin regarding the west nine holes of Spar- tan Meadows . 3 . Any sale of the Spartan Meadows west nine should be an "arms length" proposition. While it is unlikely that ECC would require the land for some time, local golfers will want some assurance that funding is available for replacement of the nine holes with at least an equiva- lent facility. It would be possible to link the Spartan Meadows east nine to the nine holes planned for the Sports Complex through a pedestrian underpass at South McLean Boulevard. This would restore the Spartan Mead- ows 18 holes . However, an alternative nine hole site would be required to compensate for the anticipated total of 27 holes . 4 . Although it would require substantial research, it may be possible for the City to use proceeds from the sale of the Spartan Meadows west nine to secure a new golf course site with long-term (20 or more years) potential for significant economic development. There are a num- ber of properties located in the Far West Area that would seem to have long-term potential for significant economic (tax base) development . However, many of these properties may be developed in a residential pattern simply due to the lower threshold of land absorption associated with residential development . It may be possible for the Cityto "land bank" one of these proper- ties for nonresidential development with no exposure to loss other than the continuation of the golf course facility. 5 . Elgin Community College representatives have retained Burnidge Cassell Associates (BCA) to develop several alternatives for ECC expansion and access to Randall Road through a connection to College Green Drive. Se- lected examples of those alternatives are attached. Recently, other alternatives have been discussed which would provide direct access to Randall Road located approximately mid-point between South Street and College • Elgin Community College/Land for Future Expansion September 19 , 1994 Page 3 Green Drive. This would be a new, unplanned point of access to Randall Road and would be inconsistent with the Intergovernmental Agreement between the City and Kane County regarding limitations on access to Randall Road. 6 . As referenced above, a new point of access to Randall Road would require an amendment to the Intergovernmental Agreement between the City and Kane County. Presently, the staff is in the process of "touring" the County, making presentations regarding the City' s proposed Far West Area Plan. It is likely that Kane County support will be required for the City to have any chance of success in securing the Facility Planning Area (FPA) amendment necessary to implement the Far West Area Plan. We request an executive session meeting with the City Council for September 28, 1994 to discuss acquisition/sale of real property. This memorandum is intended as background for that meeting. A subsequent meeting of the City Council and the ECC Board is desired in October for discussion of the col- lege ' s master plan for expansion. Respectfully submitted, Roger K. Dahlstrom Planning Director Greg Bayor Parks and Recreation Director 1C-t c _c 1� . Richard B. Helwig City Manager amp Attachments cc E L G I N C O M M UNITY COLLEGE September 8, 1994 Mr. Richard B. Helwig City Manager - City of Elgin 150 Dexter Court Elgin, IL 60120-5555 Dear Rick: Thank you for your follow-up note on the Randall Road meeting scheduled for September 12, 1994 at 4:30 p.m. in your conference room. We look forward to discussing the issues with your staff and members of the City Council. For your information, John Jilek, Chairman of the Board of Trustees, and Peter Akemann, Vice Chairman, will be in attendance along with Dr. Flores, Dr. Shirley, Charles Burnidge and myself. Regarding the agenda, I would suggest that ECC give a brief overview of the master campus plan pointing out the need for the access to Randall Road, as well as for additional acreage. We would also like your staff to give an update on the Zale development. The remaining time should be spent in discussing options and planning strategies. Please know that we appreciate your continued interest in this project. Very truly yours, Paul R. Heath ss c President Flores, John Jilek, Peter Akemann, Dr. Michael Shirley, Charles Burnidge Community College District 509 1700 Spartan Drive,9gin,Illinois 60123-7193 Phone: (708)697-1000 , Ei • TELEPHONE 708/931-6100 I12iiIi FAX 708/931-5610 FOR HEARING IMPAIRED TDD 708/931-5616 (:!!: 51111 CITY OF ELGIN 150 DEXTER COURT ELGIN, ILLINOIS 60120-5555 -A0'4,-- September 1, 1994 Dr. Paul R. Heath Elgin Community College 1700 Spartan Drive Elgin, IL 60123 Dear Paul : Thank you for stopping by the office last week and for writ- ing your letter of August 19 . I wish the entire Elgin Commu- nity College Board and Elgin City Council could have met this summer, but the press of events for everyone meant it could not happen. I am glad we can have a "partial" gathering September 12 . The purpose of this letter is to confirm that Council members Ed Schock and John Walters, along with Director of Planning Roger and me, will participate in the September 12 meeting with some E .C.C. Board members , Dr. Flores , and you . We look forward to making progress on the critical issue of Randall Road access for Elgin Community College. Sincerely, Richard B. Helwig City Manager amp c: Mayor and Members of the City Council Loni Mecum Roger Dahlstrom 'nnted on recycled paper ELGIN COMM UNITY COLLEGE August 19 , 1994 Mr. Richard Helwig Elgin City Manager 150 Dexter Court Elgin, Illinois 60120 Dear Rick: I am sharing a copy of Warren Kammerer's letter, to municipal representatives which briefly outline the procedures to be followed in giving input into the Year 2020 Comprehensive Transportation Plan for Kane County. I would assume that Roger Dahlstrom will be the point person assigned to identify issues of concern and gather support materials for the consultant firm of Bucher, Willis, and Ratliff. In that regard, I would hope that we could work with your office and the City Council to prepare a unified position for Elgin Community's College request to have an access point to Randall Road. I would appreciate hearing from you immediately on this matter as the hearing dates are scheduled next week 'and we will need to work with Charles Burnidge to prepare the back-up materials in support of our request. As you know, Dr. Roy Flores has assumed his duties as President of Elgin Community College and I will give him an update on Friday, August 19, 1994 . Either Roy or I, or both of us will be available to meet with you and/or the City Council along with Charles Burnidge, Dr. Michael Shirley, plus a member of our Board of Trustees, most likely Mr . Peter Akemann, Chairman of our building and long range planning committee. Mr. Kammerer's correspondence did not provide much lead time, but if the hearings are informal I am sure that we can give an adequate presentation. The important issue is that the City of Elgin be in agreement with our long range needs and support our request. Several Council members have already given their individual support and Mayor Van De Voorde has, on several occasions, expressed concern for the long range traffic issues, so I am confident he will support our position. What I don't know is how much needs to be shared with the City Council? Also, you will have to let us know if you want us to participate in a discussion with the Council. Our Board of Trustees has been kept fully appraised and they are anxious to reach closure on this matter. Community College District 509 1700 Spartan Drive,Elgin,Illinois 60123-7193 Phone:(708)697-1000 ECC is committed to equoi access/equal opportunity and affirmative ocnc>r:. Letter to Richard Helwig Page 2 August 19, 1994 Please know that we appreciate your personal interest and concern in this matter. Sincerely, Paul R. Heath mjk c Elgin Community College Board of Trustees Dr. Roy Flores Dr. Mike Shirley Mr. Charles Burnidge . . Count of iKattr OFFICE OF COUNTY BOARD Kane County Government Center Telephone: WARREN KA.M1'iIERER,7R, 719 Batavia Avenue 708-232-5930 Chairman Geneva, Illinois 6 )134 Fax: 708-232-9188 Date: August 11 , 1994 To: Kane County Municipal Representatives Subject: Kane- County Transportation Plan Dear Municipal Representative: The County of Kane through the Division of Transportation is beginning work on the preparation of a Year 2020 Comprehensive Transportation Plan for Kane County. The County has engaged the services of the planning and engineering firm of Bucher, Willis, and Ratliff to assist us in this endeavor. We are looking forward to receiving your input during this planning process. As a first step in this process , we are asking to meet with you and/or your staff to begin to identify issues of concern to your municipality. In addition, we are requesting that you provide our consultant with copies of your current Comprehensive Plan, and any other supporting information or documents which you feel to be relevant to the preparation of the plan. We are contemplating holding these meetings the week of August 22-26 of 1994 . We will arrangemeetings . contact you to these s .m g Thank you for your cooperation, and we look forward to working with your municipality in the formation of this plan. If you have any questions , please call Mr. Terry Heffron at (708) 584-1170 . Sincerely, /) Warren L. Kammerer, Jr. County Board Chairman �J a w n4enn�n,� ;�, ur r-••• J___I at ' NED" ' �� ,°V`r/ 4j� ' C stk �� KASKI"tie 1( HE ENT : . cl YE I C N. 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DAyTI1t0UTtI DR / W Q2_ J IR H f� e -I BERKLEY � �•�� l � �� = �j�j►� z s •`_ ---� P�pk�_ iLf`�� W FIEETW00D 22 ; - t COMPLEX I g 34 I\ Y11 °e v� o f' ; I 1 1 m ` / 017E CR EE 1ErDni Lr 5�/-10 1 t W r_� -7— ELGIN, _L.____— V4_,_f1�R1-AN o 3 1�/'o e''� E o SPORTS jWOODBRIDG .- "!`n� - L�LG►N SPOR sew �. COMMUNITY F NORTH, ' 1 �A,1��+1_ • COLLEGE7/ OIMPLEX t 'O�r��B"I G� �t� ®����® ( 1 1 jal _ col sE : F I , PARTAN - -i - a _1 \�` I l DR ,i 1 MEADOWS GOLF COURS - I� *-' COLLEG . n" E• DR lir•-•.:----., _ _ 1 os gGREEN' _ of TOR PIIIE$DR L. ___ —— __ - -. J-.. i =j \CI W WOODBRIDGE NORTH 1 c'u D a DJ, DR PUBLIC RD N r CRISPIN DR ISPIN APARTMENTS •S10 /44, ,,.. DR `fir I •• • 9QUT r-v \ 1�PV�� STOP, Oq etf �6�E L , _: 4N� GILPEN AV R BOWE36S 2�.y1� - EN oFID� Q �ORP 1 CHAMBER DR _ 34 -9N AD 3 I s a --� d -/Q_f BECKAV26 I 1 0 'SUNDOWN /1;.N,.3\ -' ' SIEVES FAR, E LG I N I dA T I BE LN ' E Q� t e= TEVENS N r EA ���I ARE= o g RD `S_C. / I z NSI .V H � ! ® _ I Q r '• ' ANCHESTER t2 i I GI 0 � W'°1 fMNT C s W W C 1:. S W G / yD i i SANE I. W 80 I I C ST ['�7 / y� W r- I ✓� W....� ��yr _4° ¶ 9"°°°1 s.c. = _ IIlyl[ oh S gal. • CITY OF ELGIN PROPERTY . _ WETLAND \ EXISTING PARKING y9 ` ` ---- �-�• •• WETLAND / ) 90 t POND.90\ . ...• / /// \s......... � A i.,� P ( I• ECC.- EXPANSION \ _ \\ 59.1 AC. POND =- , ELGIN COMMUNITY COLLEGE i NY' • WETLAND y ND '�'F/y7(Ci\-1?) -j- . ORTH \•v1 1" = 200' 7 F• , EXISTING PARKING I R ) ;I --�'r II 3 I 3 �.• \. ' � �� •n t 1 POND POND t -�'� -�� - 1 • MAINTENANCE •�. �\ �_r_ \` �_ PAR 27 GOLF COURSE �`;'- SPARTAN DRIVE / - \k3 35.4 AC. `• ' �f � EXISTING (POND 8 / , � � � ['AIMING ' HOUSING EXPANSION I II �C _ U - -.t 3.5 AC. 22 M.U. 1 0 �J -'� EXISTING PROJECT - (--{� CLUBHOUSE UNDER CONSTRUCTION PROPOSED DEVELOPMENT ECC ACCESS ROAD TO RANDALL ROAD ELGIN COMMUNITY COLLEGE — CITY OI ELGIN,ILLINOIS BURNIDGE CASSELL & ASSOCIATES B LAND PLANNERS & AIICHITECIS ELGIN.ILLINOIS Completed 1211T193 \ CITY OF ELGIN PROPERTY WETLAND . 3 \ -• . EXISTING PARKING yZ� PONO ` 5 WETLAND 1 / / CO-- . v 90 1 •• 'POND 6 0 • ,..•- 7 / / 7 \\\ C" � POND 1 C9 IT) PAR J -I - I ELGIN COMMUNITY COLLEGE PAR27 GOLF 1- I COURSE - 49.9 AC. _ :-... ---- I `/ yy WETLAND ECC - EXPANSION y �`\ 9 18.3 AC. \POND/ / C� NORTH `�pATTING I / '� \j I CALE 1, = 200' r1GAGES\ PRACTICE ' �'�� EXISTING PARKING f) RANGE r t� 1 �--,C CLUBHOUSE R.O.W. POND MINIATURE) —\I . 3.4 AC. \�I G�//PARS j/ -- `��i `\ V L r i ~ - ECC - EXPANSION o-.ORTH PROPERTY LINE Li y j/ j I �� 28.4 AC. ��� SPARTAN DRIVE I I POND• �/ 1 EXISTING i; •jHOUSING EXPANSION 1 Li i i I 2.6 AC. 12 H.U. 1 ; EXISTING PRIVATE ROAD `----- I I - -s� WESTFIELD HOMES CLUBHOUSE ' I `� \ EXISTING PROJECT UNDER CONSTRUCTION PROPOSED DEVELOPMENT EXISTING 5 UNIT MODEL BUILDING ECC ACCESS ROAD TO RANDALL ROAD ELGIN COMMUNITY COLLEGE CITY OF ELGIN, ILLINOIS DURNIDGE CASSELL & ASSOCIATES C LAND PLANNERS & ASSOCIATES ELGIN. ILLINOIS Revised 2,01/94 NOTE: HOLE NO.2 SHORTENED BY 40 YDS. HOLE NO. 3 SHORTENED BY 10 YDS. HOLE NO. 5 SHORTENED BY 40 YDS. -�`��-`` OPTIONAL GREEN ON CITY PROPERTY WITH NO YARDAGE CHANGE GOLF COURSE ROADWAY CROSSES DRAINAGE SWALE TWICE n I GOLF COURSE ROADWAY HAS TO CROSS THE WETLAND I / \_. CART FUNNEL WILL BE DIFFICULT IN LOWER i �` PUNTIONS OF THE GULF COURSE's, CITY OF ELGIN PROPERTY WETLAND / A:,/ EXISTING PARKING / ._.� k .. ^--^- J �__�......��� WETLAND 1 /� / O J `o \ ,---.. ..../,' ..,..-2<-- \ W. / /� \ R.O. / ." li• 1.7 AC. • ���„�' POND ` (ON COLLEGE 1'loni1TY) ,/ / �" EXISTING HOLES. '''� i(A\ 1` ...„. \ •-.., POND �. \. ^�1�r 1 . ; l 8 .�` �� ELGIN COMMUNITY COLLEGE \\-\ N.O.W. ► \ 1.4 ACS �•• ,.) O � -"- (ON-GOLF-COURSE P UPEHfY) • POND . çETLAWO F1TN ECC -.EXPANSION , / PON ( \':?('''\ I r = 200• 29,7 AC. // ' / � I EXISTING PARKING / ` ` } 1 1 \• yy , rr� I 1 R.O.W. I 1 '� POND I. 2.7 AC. I / i \ •�� 7 (ON EXPANSION PROPERTY) I • t f (/ /\ \.,\. -- _-- 1 1 '� lJ ! 1 MAINTENANCE ', �\�___ 1 /� i \ P - 36 GOLF COURSE 1,. _ sPARIAN uRlvt (1� 1 y/ ��• ._� \,�J 'EXISTING Ir0 �. PARKING 0)r-- HOUSING EXPANSION 1 4.2 AC. 15 H.U. I ' 0 ```s.,... 0 (&; --'---- -c'------------------------ CDJ �-.,EXISTING PROJECT .�^ ., ' -. •••- , CLUBHOUSE UNDER CONSTRUCTION -- PROPOSED DEVELOPMENT ECC ACCESS ROAD TO RANDALL ROAD 1 - ELGIN COMMUNITY COLLEGE CITY OF ELGIN. ILLINOIS F3URNIDGE CASSELL & ASSOCIATES E LAND PLANNERS & ARCHITECTS ELGIN,ILLINOIS Completed 12/20,93 NOW L: HOLE NO. 2 SHORTENED BY 15 YDS. HOLE NO. 3 NEW, 310 7DS. - PAR 4 HOLE NO. 4 NEW, 120 YDS.-PAR 3 HOLE NO. 5 NEW, 400 YDS. -PAR 4 /lTHIS HOLE USES THE EXISTING .• $TII GREEN & APPROACH) GOLF COURSE ROADWAY CROSSES DRAINAGE SWALE TWICE n GOLF COURSE ROADWAY HAS TO CROSS • N---__./ \_. .. THE WETLAND I ORIGINAL WETLAND \ CITY OF ELGIN PROPERTY PROPERTY LINES — — p EXISTING PARKING Z0 — — _y' � WETLAND / // / 1•0\ ..\\. / . 5 .,.) --T. ', / ECC EXPANSION • '• —POND \.T 's35.3 AC. :P // / TRIG . rITION AREA —�> I POND r l • • \ I ELGIN COMMUNITY COLLEGE \ EXISTING GOLF 1 / COURSE PROPERTY- - 2 ).—) \\::\:9 WETLANDI I POND••/JCS''H _ J 1 E 1" = 200' , POND •• I I EXISTING PARKING R.O.W.\ / 7`.---\ t 7.7 AC. POND , \----..., - -Q..) 3' ) . N. MAINTENANCE >7ORTH PROPERTY LINE 1 //(6-----------..3 PAR 36 GOLF COURSE sPnNrnN tlluvF J 6 s 1.e AC. 9 �.? ,l 1 - 11.) EXISTING rP0-ND l i "� CøfNGj "5 ' PARKING I/ HOUSING EXPANSION I DRIVIANGE-__— i�• iSTIGPRIVATE ROAD - -. —��\ WESTFIELD HOMES (Q -- -- CLUBHOUSE i I j . EXISTING PROJECT __- __ UNDER CONSTRUCTION PROPOSED DEVELOPMENT -EXISTING S UNIT MODEL BUILDING ECC ACCESS ROAD TO RANDALL ROAD ELGIN COMMUNITY COLLEGE CITY OF ELGIN, ILLINOIS BURNIDGE CASSELL & ASSOCIATES F LAND PLANNERS & ARCHITECTS ELGIN, ILLINOIS Completed I/71/74 I — 1. �� j 12.VA,.) �' •\ CITY OF ELGIN PROPERTY l WETLAND \1 --------. ) EXISTING PARKING / , yy / 0\` •• (2�at�G) WETLAND ) 9c .. q� EXISTING y DETENTION h O ••� �ON� / ECC -.EXPANSION11: PONDI N (11ELGIN COMMUNITY COLLEGE .. \ . % 61.7 AC. (i., --- •9, WETLAND (I�'LSAG) ��i .. '9C 1 .13OND �� NORTH v. I t" I EXISTING PARKING SCALE i" = 200' I X �/ . 11 1 R.O.W. POND X NORTH PROPERTY LINE— - IY 6- 1 .. \\\.\\\:,........... -C 1 ECC - EXPANSION SPARTAN DRIVE I �� f� 34.2 AC. •1 ; ,' I 1) \ ; POND ' EXISTING ' 1 PARKING 1, HOUSING EXPANSION I 1 1 i : 1 '3.2 AC. 15 H.U. I 1 '. "i i `'I —EXISTING PRIVATE ROAD _ `--- '�`\ WESTFIELD HOMES CLUBHOUSE ii-- i I EXISTING PROJECT _ _ UNDER CONSTRUCTION - -- PROPOSED DEVELOPMENT EXISTING 5 UNIT MODEL BUILDING ECC ACCESS ROAD TO RANDALL ROAD ELGIN COMMUNITY COLLEGE — CITY OF ELGIN,ILLINOIS ©URNIDGE CASSELL & ASSOCIATES G LAND PLANNERS 8 ASSOCIATES ELGIN,ILLINOIS Completed 2/01/94