95-219Resolution 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 providing for an exchange of land and the
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
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 $2,0611307.50 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 followings
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).
5. ECC parcel of 40 acres to be reclassified Office,
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
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Mr. Walter J. Magdziarz
Buraidge 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 SERVICE INDUSTRIES, INC.
Matthew E. Ribordy
Elgin Branch Manager
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666 To pate Hoed, Ltd W • F7ph, L 90123 • F xx : 708/831 -7110 • Fax : 708/8011.7125
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PROFESSIONAL SERVICE INDUSTRIES, INC.
NUMBER I PSI PROJECT 042-551-1,11
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r - -matt °n proposed ECC L
This report presents the results of a soils exploration for the
Development conducted for Burnidge Cassell Associates.
The work for this project was performed in accordance with our Prop 1VN° : the
001 dated January 1995. Authorization to perform this exploration and analysis
form of a letter agreement, dated 1995 fr om Burnidge Cassell Associates to Professional
Service Industries, Inc.
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loration and analysis was to identify
The purpose of this preliminary subsurface exp
the various soil and/or rock profile componems, test the engineering characteristics of the
materials encountered, provide information to the Des Architects which
Design Engineers and Archi
preliminary design criteria, and to aid in the development of a
could be used to formulate 8 and
more comprehensive program for obtaining final design information. Additional field
eering analysis of the data will be required prior to
laboratory testing and an engin final
design of the foundation system.
voce
The scope of the exploration and analysis included a reconnaissance of the immediate sis and
site, the subsurface exploration, field and laboratory testing, and an engineering analy
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
on the this
groundwater, or air, on or below or around this site, Ay star ms oriconditions are strictly
boring logs regarding odors, colors or unusual orsuspicious or development of this site, am
for the information of the client. Prior to purchase
environmental assessment is advisable.
oral
trio findings, recommendations,
The Geotechnical Engineer warrants that £ter being,
specifications, or professional advice contained herein. have been presented
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This preliminary report has been prepared for the exclusive use of Burmidge Cassell
Associates for the specific application to the proposed ECC Development,
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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.
t 3 MID **444 991 • •
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 Bumidge 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 backfrlled 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.)
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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 wen advanced
for
a of the soil profile and frequely a minimum rotation to avoid soil samples were obtained from the material retained
sampling and lodging. Representative
on the spiral flights of the auger.
Field Tes`c and Measure n4f
Pe.d.rltt'on Tests - During the sampling pr°ccdure' standard penetration tests (SPT)
were performed at predetermined 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 gadding
the second and third incremental numbers. The results of the standard penetration
indicate the relative density of cohesionless soils and comparative y of cohesive
soils, and thereby provide a basis for estimating the relative strength comp
the soil profile components.
``dater Av.el Measurements - Water level depths were obtained during the test
boring operations. They are noted on the test boring logs presented in the Append liable
relatively pervious soils, such as sandy soils, the indicated depths are usually
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,
influence theldepths proxhmity to
groundwater Volume of watery will largely conditions
epend 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.
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 D43181
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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 C®NDMONS
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' - !': 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.
V - 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
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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 groundwatu
ipprOximately 5 feet below the existing ground surface;
Borings B-6 through B -1I 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 &7: -
In the area of boring &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 &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
stiff, silty clays. The groundwater depth was also very erratic as it ranged from 1 foot in
boring &13 to greater than 10 feet in boring 1314.
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 we114
graded sands, were encountered during drilling. It should be noted, however, that except
for SB-4, the soils encountered dad 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.
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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.
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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
significantly within small distances throughout the site. Therefore, a thorough investigation
is necessary to accurately define the existing soil conditions used in the design process.
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