Representative Sandra Pihos

COD Expansion Zoning Board of Appeals Hearing - May 10, 2012

(posted 5/8/2012) - On Thursday, 6PM, May 10th, a board of appeals hearing will be held at the County Board Complex - first floor auditorium at 421 North County Farm Rd, in Wheaton, IL

Many constituents have contacted my office with questions about a massive expansion planned by the College of DuPage which will need approval by the DuPage County Zoning Board of Appeals (ZBA). While some neighbors were notified by the County, the gravity of the proposals is just beginning to surface. This email is simply meant to be informational for those of you with the desire to be better informed about future land developments at the college. The information I have comes directly from constituents and what is on file at DuPage County Department of Economic Development and Planning as public record.

Although I directly represent the College, the College has not contacted me concerning their development plans. However, I am a strong believer in transparency and I want to ensure that all of my constituents are fully informed if they wish to have a voice on this issue.

The College of DuPage is proposing a number of zoning changes and requesting a number of variances in order to accommodate their expansion. The immediate concern for many is the inclusion of buildings and development on the land parcel immediately adjacent to the subdivision of Raintree and Saint James Church and School on Fawell Drive, along with proposed future projects and potential developments directly on the campus. In order to reach as many of you as possible I will share with you the limited information and inquiries that I have received to date.

PUBLIC COMMUNITY COLLEGE ACT

The Public Community College Act 110-ILC5 805 in Article I which governs community colleges states: “(c) "Community Colleges": Public community colleges existing in community college districts organized under this Act, or public community colleges which prior to October 1, 1973, were organized as public junior colleges under this Act, or public community colleges existing in districts accepted as community college districts under this Act which districts have a population of not less than 30,000 inhabitants or consist of at least 3 counties or that portion of 3 counties not included in a community college district and an assessed valuation of not less than $75,000,000 and which districts levy a tax for community college purposes.

(d) "Community College Districts": Districts authorized to maintain community colleges under this Act, including community college districts which prior to October 1, 1973, were established under this Act as public junior college districts.

(e) "Comprehensive community college program": A program offered by a community college which includes (1) courses in liberal arts and sciences and general education; (2) adult education courses; and (3) courses in occupational, semi-technical or technical fields leading directly to employment. At least 15% of all courses taught must be in fields leading directly to employment, one-half of which courses to be in fields other than business education."

The question that constituents are asking: Is the College of DuPage's expansion within the scope of the law and the intended mission for community colleges?

CONSTITUENT QUESTIONS

Please know that the majority of concerns and questions that I have received were related to the following:

1. Zoning violations for development in 2008-2012 which were not reviewed or approved by the Village of Glen Ellyn may be grandfathered in if the ZBA approves their conditional variance for the college master plan, a planned unit development which does not meet R-1 zoning requirements.

2. A building, parking lot and large sign at a dangerous curve in Fawell Blvd.

3. The development of approximately 750,000 square feet of additional buildings (the purpose of which is yet to be identified) and several added acres of paved parking. There is speculation that this is being reserved for future dormatories.

4. A 120' water tower immediately adjacent to condos at Briarcliff.

5. Three large buildings with parking at the west side in a location away from the class rooms without identification of their intended usage.

6. Extensive increases to impermeable areas which can only aggravate flooding, increase storm runoff and the burden on local impaired streams.

7. Extensive added burden to traffic and noise on all adjacent streets.

8. Over 25 large signs, some with electronic messaging, to mar the view and distract drivers.

9. Is the COD proceeding with excavation on the SW portion of its property without obtaining appropriate variances?

10. Although trustees of the College claim that there is no money currently for the large proposed development plan, then it would seem premature to be bringing any of these issues before the ZBA at this time.

WHAT THE ZONING BOARD OF APPEALS MUST DECIDE

The College of DuPage is requesting the Zoning Board of Appeals to approve the following conditional uses:

1) a planned unit development (PUD) in an R-1 zone;

2) radio and TV towers and antennae in an R-1 zone;

3) college or university within R-1 zone; and

4) electronic message signs.

37-1413.5: - STANDARDS FOR CONDITIONAL USES

The Zoning Board of Appeals shall make findings as to each conditional use petitioner. The findings shall be based upon the evidence presented to it in each specific case demonstrating consideration with respect to the following:

A.That the granting of any conditional use is in harmony with the general purpose and intent of this chapter, and will not be injurious to the neighborhood, detrimental to the public welfare, or in conflict with the County's Comprehensive Plan for development; and specifically that the granting of the conditional use will not:

1.Impair an adequate supply of light and air to adjacent property;

2.Increase the hazard from fire or other dangers to said property;

3.Diminish the value of land and buildings in the vicinity of the proposed conditional use;

4.Unduly increase traffic congestion in the public streets and highways;

5.Increase the potential for flood damages to adjacent property;

6.Incur additional public expense for fire protection, rescue or relief; or

7.Otherwise impair the public health, safety, comfort, morals or general welfare of the inhabitants of DuPage County, nor will it otherwise create a nuisance.

COMMUNITY INPUT IS IMPORTANT

This is the community’s only chance to influence the County decision-makers. Once zoning variances are approved, only simple building permits are needed. Some of these variances were those disputed and not approved by Glen Ellyn. Still more variances from code were not approved by Glen Ellyn and could be grandfathered by the County. Ultimately, concerned citizens need to address issues relevant to one or more of these criteria. Although I am happy always to take the opportunity to be educated to your concerns it is imperative that you go to the decision-makers to express them.

Once the College of DuPage makes its technical presentation to the ZBA, additional questions and issues may arise which you can address in person at subsequent hearings, or by sending a letter to the ZBA. If you are in the audience you should be given an opportunity to speak and ask questions of the zoning board and the College of DuPage during the public comment portion of the agenda. Ultimately, citizen comments need to address the issues related to the standards for conditional use as listed above. Please keep your presentation under 3 minutes and I strongly recommend that you put your comments in writing and include your name and address on them so they can become part of the record. Personal observations, experience and photographs are useful.

YOU NEED NOT TESTIFY OR PROVIDE PUBLIC OR WRITTEN COMMENTS BUT IF YOU HAVE A CONCERN OR WISH TO BE BETTER INFORMED, GO TO HEAR THE PRESENTATION AND BE COUNTED AS A REGISTERED ATTENDEE.

Your comments may be emailed to: Paul.Hoss@dupageco.org or faxed to 630-407-6702

Your Voice Counts

As always, feel free to contact my district office with any issues or concerns that affect you as an Illinois resident and taxpayer.