HomeMy WebLinkAboutG20-21 Ordinance No. G20-21
AN ORDINANCE GRANTING
A CONDITIONAL USE TO ESTABLISH A COMMERCIAL EVENT SPACE INVOLVING
VARIOUS ASSEMBLIES OF PEOPLE IN THE CC CENTER CITY DISTRICT
(77 Riverside Drive, Unit 1)
WHEREAS, written application has been made requesting conditional use approval to
establish a commercial event space for activities pertaining to assembly of people at 77 Riverside
Drive, Unit 1; and
WHEREAS,the zoning lot with the building containing the premises at 77 Riverside Drive,
Unit 1 is legally described herein (the "Subject Property"); and
WHEREAS, the Subject Property is located within the CC1 Center City District, and a
commercial event space for activities pertaining to assembly of people is listed as a conditional
use within the CC 1 Center City District; and
WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning
said application on March 1, 2021 following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS,zoning,including,but not limited to,this ordinance granting a conditional use
in the CC 1 Center City District pertains to the government and affairs of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated March 1, 2021, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That a conditional use for a commercial event space for activities pertaining
to assembly of people is hereby granted for the property commonly known as 77 Riverside Drive,
Unit 1,which is part of the property commonly identified by Kane County Property Index Number
06-14-433-030, and legally described as follows:
Lot 12 (except the northerly 4 feet thereof and except that part lying westerly of the easterly line
of Riverside Avenue) in Block 21 of the original town of Elgin on the east side of the Fox River,
in the City of Elgin, Kane County, Illinois.
(commonly known as 77 Riverside Drive and 76 S. Grove Avenue)
Section 3. That the conditional use for the Subject Property as authorized by this
ordinance shall be subject to the following additional conditions:
1. Substantial conformance to the Development Application submitted by Vern's Tavern
(Jamie Berry), as applicants, and Cuming Holdings LLC, as property owner, received
January 11, 2021 and supporting documents including:
a. Statement of Purpose,received October 16, 2020;
b. Plat of Survey, prepared by Exacta Illinois Surveyors, dated April 19, 2018;
c. Combined Main Floor Plan, Sheet AE-1, prepared by Cobu Architecture Studio,
dated February 22,2021,with such further revisions as required by the Community
Development Director; and
d. 77 Riverside Main Floor Plan, Sheet AE-2,prepared by Cobu Architecture Studio,
dated February 22,2021,with such further revisions as required by the Community
Development Director.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. Assembly uses permitted by this grant of conditional use shall include:
a. Business Dinners,Breakout Session,Round-Table Discussions,and/or Workshops;
b. Banquets (General);
c. Baby Showers and/or Bridal Showers;
d. Baptisms and/or Christenings;
e. Beer, Wine, Liquor, and/or Food Tastings;
f. Celebrations, Soirees, Private Parties, such as Anniversaries, Birthdays, and/or Bar
and Bat Mitzvahs;
g. Conferences, Conventions, and/or Seminars;
h. Colloquiums;
i. Consumer Shows, Trade Shows, Trunk Shows, and Fashion Shows;
j. Corporate and/or Non-profit Events;
k. Couples Night Out Events;
1. Dance Classes, including but not limited to Zumba;
m. Design and Creative Workshops, such as Calligraphy,Art, Pottery, and/or Painting
Classes:
n. Exhibitions, including but not limited to Art Shows;
o. Expositions;
p. Fairs and/or Festivals;
q. Fundraisers;
r. Funeral Services;
s. Galas;
t. Gallery Displays, including but not limited to works of art, either temporary or
permanent;
u. Holiday Parties;
v. Live Performances, such as readings and/or plays but expressly excluding as a
principal use: music concerts, karaoke, ballrooms, dance halls, discotheques,
nightclub operations, events hosted by bands or deejays, or other like music- or
dance-oriented events;
w. Meetings, including but not limited to Board, Business, Public and/or Shareholders
Meetings;
x. Mind and Body Classes and Sessions,including but not limited to Mediation and/or
Yoga;
y. Networking Events;
z. Plenary or General Sessions;
aa. Political Events;
bb. Press Conferences;
cc. Product Launch Events;
dd. Receptions;
ee. Retreats and Team Buildings Events;
ff. Sip and Paint Nights;
gg. Social Events;
hh. Symposiums;
I Themed Events;
J. Vendor Fairs (Small Local Vendors);
kk. Wedding Ceremonies & Receptions, including but not limited to traditional
weddings, elopements, and/or civil unions; and
11. Other like assemblies of people.
3. Any event of an above assembly use may be catered,with food preparation and service
provided either by the applicant or from an off-site establishment, subject to
compliance with applicable health and sanitation codes, ordinances, rules, and
regulations. Similarly, any event of an above assembly use may include the incidental
service of alcohol, with such service provided either by the applicant or from an off-
site establishment, subject to compliance with applicable health, sanitation, and liquor
codes, ordinances, rules and regulations.
4. Any event of an above assembly use may include the incidental playing of amplified
live or recorded music, subject to compliance with applicable noise codes, ordinances,
rules and regulations. The incidental playing of amplified live or recorded music is only
permitted on the interior of the commercial event space. The applicant must comply
with Chapter 10.30 "Noise"of the Elgin Municipal Code, 1976 as amended.
5. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be full force and effect upon its passage in the
manner provided by law.
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David J. Ka in, Aayor
Presented: April 14, 2021
Passed: April 14, 2021
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: April 14, 2021
Published: April 15, 2021
Attest:
i 1 imberlY Dewis C e rk
March 1, 2021
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 31-20, an application by
Vein's Tavern (Jamie Berry), as applicant, and Cuming Holdings LLC, as property owner, are
requesting a conditional use to establish a commercial event space for activities pertaining to
assembly of people with any departures as may be necessary or desirable at the property commonly
referred to as 77 Riverside Drive. The property is located in downtown Elgin and is zoned CC1
Center City District.
GENERAL INFORMATION
Petition Number: 31-20
Property Location: 77 Riverside Drive, Unit 1
Requested Action: Conditional Use
Current Zoning: CC 1 Center City District
Proposed Zoning: No change. CC 1 Center City District
Existing Use: Vacant commercial space
Proposed Use: Commercial event space
Applicant: Vern's Tavern/Jamie Berry
Owner Cuming Holdings LLC
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
EXHIBIT A
Recommendation & Findings of Fact
Petition 31-20
March 1, 2021
C. Parcel Man
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Vern's Tavern (Jamie Berry), as applicant, and Cuming Holdings LLC, as property owner, are
requesting a conditional use to establish a commercial event space for activities pertaining to
assembly of people with any departures as may be necessary or desirable at the property commonly
referred to as 77 Riverside Drive. The property is located in downtown Elgin and is zoned CC1
Center City District.
The 11,411-square foot property is located one half block north of Prairie Street and extends from
Riverside Drive on the west to S. Grove Avenue on the east. The property is improved with a
multi-tenant two-story commercial building (with a partial third floor) which covers majority of
the lot with one common entrance along S. Grove and one common entrance along Riverside
Drive. The subject tenant space, Unit 1, is 2,128 square feet in area and is located on the ground
floor of the building along Riverside Drive. The building includes two other tenant spaces
accessible from Riverside Drive entrance, one on the 2nd floor which is currently vacant, and one
on the 3rd floor,which is currently home to Escapade,an escape room amusement and recreational
service.On the Grove Avenue side,two tenant spaces are located on the ground floor,one of which
is currently under construction, Vern's Tavern. The other ground floor space and the second floor
space are currently vacant.
The properties adjacent to the north and across Grove Avenue to the east are also zoned CC1
Center City District,while the Riverside Drive Promenade,zoned CF Community Facility District,
is located to the west.The property adjacent to the south is zoned PCC Planned Center City District
and is currently vacant. All developed properties in the area include a mix of residential, office,
commercial, and retail uses.
-2 -
Recommendation & Findings of Fact
Petition 31-20
March 1, 2021
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Figure 1:Site area map with zoning overlay
Proposal
The applicant, the owner of Vern's Tavern, is proposing to establish a commercial event space
within the Unit 1 at 77 Riverside Drive. The 2,128-square foot space is connected to the future
Vern's Tavern currently under construction at 76 S. Grove Avenue Unit B. The space consists of
one main 999-square foot room, and two smaller rooms 200-square feet and 280-square feet in
area respectively. The tenant space also features two unisex bathrooms and a small kitchenette.
The applicant is proposing to host commercial events primarily in support of and connected to
Vern's Tavern, but will also make the space available for rent for small private events and special
occasions. The main room is well suited for, and the applicant plans to offer, a variety of dance
and group fitness classes. Other type of events to be offered include,but are not limited to,ticketed
and non-ticketed fundraisers, sip and paint nights, Yoga and beer nights,and business workshops.
The space would be available for rent daily from 9 AM to 1 AM for private events like birthday
parties and other special occasion rentals. And while accessory music for events would be
permitted,the space would not be permitted to be used as a music or concert venue. The maximum
occupancy of the event space is 162 persons, but most events are expected to have no more than
30-40 persons.
Since the space is connected to Vern's Tavern, the applicant anticipates having events that offer
food and alcohol. Any alcohol offered as part of the events would most likely be from the Vern's
Tavern menu. The applicant has already obtained the necessary liquor license for Vern's Tavern.
-3 -
Recommendation & Findings of Fact
Petition 31-20
March 1, 2021
A separate liquor license would have to be obtained for the event space prior to any service of
alcohol at any events. Certain events may include caterers binging in ready to serve food. No food
would be cooked and prepared on site.
The applicant is not proposing any interior or exterior changes to the existing tenant space. This
commercial tenant space does not have a fire sprinkler system and the applicant is not required to
install one. However, the applicant will have to install a fire alarm system including smoke
detection, emergency notification devices, and pull stations. Any exterior signs to be installed in
the future will have to meet the sign ordinance requirements.
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Figure 2: Building Ground Floor Plan
No parking exists on site, but the zoning ordinance does not require off-street parking for any land
use within the CC 1 District. On-street parking is provided on both sides of S. Grove Avenue and
on the east side of Riverside Drive. In addition, attendees of the events will have access to the
parking spaces within the Fulton Street parking garage located one half block to the east as well
as the city-owned surface parking lot at the northwest corner of S.Grove Avenue and Prairie Street.
The proposed commercial event space for activities pertaining to assembly of people is listed as a
conditional use in the CC 1 Center City District, requiring the review and recommendation by the
Planning and Zoning Commission and approval by the City Council.
The Community Development Department offers the following additional information:
A. Property History.The subject property was part of the original town of Elgin subdivision
since the City's incorporation in 1835. The property was originally zoned E Commercial
District in 1927. In 1962, the property was rezoned to B-2 Central Business District, and
-4 -
Recommendation & Findings of Fact
Petition 31-20
March 1, 2021
in 1992,the property was rezoned to CC 1 Center City District as part of the comprehensive
amendment to the zoning ordinance.
The existing building on the property was built for the Aurora,Elgin and Chicago Railway
Company, which was a merger of three electric railroad lines in 1901. Prior to the A. E.
and C. Railway, Elgin was served by steam engines. The A. E. and C. boasted that they
were the"finest electric railroad in the world."Service to Elgin began in 1903 and by 1910,
the railroad had added several other branches. This building was built in 1908 and as most
interurban railroads the trains used trolley poles to pick up power from overhead wire. The
rail line was nicknamed as the "Roarin' Elgin" or the "Great Third Rail" and operated
passenger and freight service from Chicago, Aurora, Batavia, Geneva, St. Charles and
Elgin.
In more recent history,the property has always been occupied with a variety of commercial
and office uses. Previous tenants include offices of the Kane County Health Department
and a staffing agency, among others. There is only one tenant space in the building, on the
third floor accessible from Riverside Drive,which is currently home to Escapade,an escape
room amusement and recreational service.
B. Surrounding Land Use and Zoning. The properties adjacent to the north and across
Grove Avenue to the east are also zoned CC 1 Center City District, while the Riverwalk
property directly across Riverside Drive is zoned CF Community Facility District and is
part of the Riverside Drive Promenade. The property adjacent to the south is zoned PCC
Planned Center City District and is currently vacant. All developed properties in the area
include a mix of residential, office, commercial, and retail uses.
C. Comprehensive Plan.The subject property is designated as Downtown Mixed-Use by the
City's 2018 Comprehensive Plan and Design Guidelines. Elgin's historic downtown
contains mixed-use structures featuring retail, restaurant, service uses, office and
residential uses. Mixed-use structures contribute to an active street life and help foster a
unique sense of place within Elgin. A variety of uses should be encouraged throughout the
Downtown and should be located at or near the sidewalk with parking in the rear.
D. Zoning District. The purpose and intent of the CC 1 Center City District is to facilitate the
implementation of the official comprehensive plan for the city center, as focused on a
distinctive subarea of the city with a common urban fabric. The CC 1 zoning district
provides for a concentration of finance, service, retail, civic, office, and cultural uses in
addition to complementary uses such as hotels, entertainment and housing. The
development standards are intended to encourage a mix of activity in the area while
providing for quality development that maintains a sense of history, human scale and
pedestrian-oriented character.
-5 -
Recommendation & Findings of Fact
Petition 31-20
March 1,2021
E. Trend of Development. The subject property is located within the traditional downtown
area that has historically been developed with a mix of commercial, retail, service,
restaurants, residential, and institutional uses. The City encourages downtown
development that will foster a vibrant, walkable, mixed-use center for the community, as
well as a regional center with an urban fabric unique to the Chicago metropolitan region.
The most recent new construction in the area was the completion of the first phase of the
Fountain Square development building in 2007. The businesses that have recently opened
in the area include Billy Bricks Wood Fired Pizza Cafe, Kubo Sushi and Sake Lounge,
Jimmy John's, and several establishments in Dream Hall.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 31-20 on March 1,2021.Testimony was presented at the public
hearing in support of the application. The Community Development Department submitted a
Development Application Review and Written Findings & Recommendation to the Planning &
Zoning Commission dated March 1, 2021.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for conditional uses outlined
within § 19.65.030:
STANDARDS FOR CONDITIONAL USE
A. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use with respect to its size, shape, significant features including topography,
watercourses, vegetation, and existing improvements.
Findings. The subject property is suitable for the intended conditional use with respect to
its size,shape,significant features including topography,watercourses,and vegetation,and
existing improvements. The proposed commercial event space will occupy the vacant
ground-floor commercial space accessible via a common lobby from Riverside Drive. The
existing building was constructed up to the front property lines along Grove Avenue and
Riverside Drive as well as to the side property lines. A 14-foot side yard setback exists
along the south property line of the western portion of the building. The applicant is not
proposing to make any exterior changes to the existing building. No existing site features
including topography, watercourses, vegetation, and property improvements exist that
would have a negative impact on the proposed conditional use.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate water, sanitary treatment, and
storm water control facilities.
- 6 -
Recommendation & Findings of Fact
Petition 31-20
March 1, 2021
Findings. The subject property is suitable for the intended conditional use with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The property and the subject commercial space are currently served by municipal water,
sanitary sewer, and storm water systems.The applicant is not proposing any changes to the
existing sewer and water utilities. The existing sewer and water facilities can adequately
serve the proposed use.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
conditional use with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended conditional use with respect to
the provision of safe and efficient on-site and off-site vehicular circulation designed to
minimize traffic congestion. The existing building covers the entire property with no on-
site parking or vehicular access. Pedestrian access is provided from both Riverside Drive
on the west and S. Grove Avenue on the east side of the building. The subject property is
located in downtown Elgin which functions with safe and efficient vehicular circulation.
The proposed use will not have any negative effect on the existing on-site and off-site
traffic circulation.
The zoning ordinance does not require off-street parking be provided by any land use
within the CC 1 district. On-street parking is provided on both sides of S. Grove Avenue
and on the east side of Riverside Drive. In addition,attendees of the events will have access
to the parking spaces within the Fulton Street parking garage located one half block to the
east as well as the city-owned surface parking lot at the northwest corner of S. Grove
Avenue and Prairie Street.
D. Location, Design, and Operation Standard. The suitability of the subject property for
the intended conditional use with respect to it being located, designed, and operated so as
to promote the purpose and intent of this title and chapter.
Findings. The subject property is suitable for the intended conditional use with respect to
it being located, designed, and operated so as to promote the purpose and intent of the
zoning ordinance.
The applicant is not proposing any exterior changes to the building. All commercial event
activities will be conducted on the interior of the building without any impact on the
surrounding properties.
No evidence has been submitted or found that the proposed use will be located or operated
in a manner that will exercise undue detrimental impact on surrounding properties. While
accessory music for events would be permitted, the space would not be permitted to be
used as a music or concert venue. The applicant must comply with Chapter 1 "
p to 0.30 Noise
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-7 -
Recommendation & Findings of Fact
Petition 31-20
March 1, 2021
of the Elgin Municipal Code, 1976 as amended. The event space will be available for rent
daily from 9 AM to 1 AM the following day,which is similar to the hours of operations of
other downtown businesses, including Imago, The Highland Loft, and the Height
commercial event spaces located downtown.
E. Historic Preservation Standard. Where applicable, the conditional use shall make
possible an efficient contemporary use of, or a compatible improvement to a designated
landmark or property located in a designated historic district while preserving those
portions and features of the property which are significant to its historic, architectural,
and cultural values to an historic preservation plan.
Findings. This standard is not applicable. The subject property is neither designated as a
local historic landmark nor is it located within a locally designated historic district. The
property is, however,part of the Downtown Elgin Commercial National Register Historic
District. However, due to extensive exterior renovations in the 1960s and 1990s, the
building is considered non-contributing to the Downtown Historic District. Still, while no
City or State regulations are associated with this designation, the applicant does not
propose any changes to the exterior of the building.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 31-20, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Vern's Tavern
(Jamie Berry), as applicants, and Cuming Holdings LLC, as property owner, received
January 11, 2021 and supporting documents including:
a. Statement of Purpose, received October 16, 2020;
b. Plat of Survey,prepared by Exacta Illinois Surveyors, dated April 19, 2018;
c. Combined Main Floor Plan, Sheet AE-1, prepared by Cobu Architecture Studio,
dated January 20, 2021, with such further revisions as required by the Community
Development Director; and
d. 77 Riverside Main Floor Plan, Sheet AE-2,prepared by Cobu Architecture Studio,
dated January 20, 2021, with such further revisions as required by the Community
Development Director.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. Assembly uses permitted by this grant of conditional use shall include:
- 8 -
Recommendation & Findings of Fact
Petition 31-20
March 1, 2021
a. Business Dinners, Breakout Session,Round-Table Discussions, and/or Workshops;
b. Banquets (General);
c. Baby Showers and/or Bridal Showers;
d. Baptisms and/or Christenings;
e. Beer, Wine, Liquor, and/or Food Tastings;
f. Celebrations, Soirees,Private Parties, such as Anniversaries,Birthdays, and/or Bar and
Bat Mitzvahs;
g. Conferences, Conventions, and/or Seminars;
h. Colloquiums;
i. Consumer Shows, Trade Shows, Trunk Shows, and Fashion Shows;
j. Corporate and/or Non-profit Events;
k. Couples Night Out Events;
1. Dance Classes, including but not limited to Zumba;
in. Design and Creative Workshops, such as Calligraphy, Art, Pottery, and/or Painting
Classes:
n. Exhibitions, including but not limited to Art Shows;
o. Expositions;
p. Fairs and/or Festivals;
q. Fundraisers;
r. Funeral Services;
s. Galas;
t. Gallery Displays, including but not limited to works of art, either temporary or
permanent;
u. Holiday Parties;
v. Live Performances,such as readings and/or plays but expressly excluding as a principal
use: music concerts, karaoke, ballrooms, dance halls, discotheques, nightclub
operations, events hosted by bands or deejays, or other like music- or dance-oriented
events;
w. Meetings, including but not limited to Board, Business, Public and/or Shareholders
Meetings;
x. Mind and Body Classes and Sessions, including but not limited to Mediation and/or
Yoga;
y. Networking Events;
z. Plenary or General Sessions;
aa. Political Events;
bb. Press Conferences;
cc. Product Launch Events;
dd. Receptions;
ee. Retreats and Team Buildings Events;
ff. Sip and Paint Nights;
gg. Social Events;
hh. Symposiums;
ii. Themed Events;
9 -
Recommendation & Findings of Fact
Petition 31-20
March 1, 2021
J. Vendor Fairs(Small Local Vendors);
U. Wedding Ceremonies &Receptions, including but not limited to traditional weddings,
elopements, and/or civil unions; and
11. Other like assemblies of people.
3. Any event of an above assembly use may be catered, with food preparation and service
provided either by the applicant or from an off-site establishment, subject to compliance
with applicable health and sanitation codes, ordinances, rules, and regulations. Similarly,
any event of an above assembly use may include the incidental service of alcohol, with
such service provided either by the applicant or from an off-site establishment, subject to
compliance with applicable health, sanitation, and liquor codes, ordinances, rules and
regulations.
lati s.
4. Any event of an above assembly use may include the incidental playing of amplified live
or recorded music, subject to compliance with applicable noise codes, ordinances, rules
and regulations. The incidental playing of amplified live or recorded music is only
permitted on the interior of the commercial event space. The applicant must comply with
Chapter 10.30 "Noise"of the Elgin Municipal Code, 1976 as amended.
5. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to l
the conditions outlined by the Community Development Department, was seven (7) yes, zero (0)
no, and zero (0) abstentions. All members were present.
Respectfully Submitted,
s/Jav Cox
Jay Cox, Chairman
Planning &Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
- 10 -
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QRC1 Residence Conservation 1
QRC2 Residence Conservation 2
ORC3 Residence Conservation 3
OPRC Planned Residence Conservation P &
O SFR1 Single Family Residence 1
O PSFR1 Planned Single Family Residence 1
Q SFR2 Single Family Residence 2
O PSFR2 Planned Single Family Residence 2
OTRF Two Family Residence Prelrle St
OPTRF Planned Two Family Residence
Q MFR Multiple Family Residence
O PMFR Planned Multiple Family Residence
ORB Residence Business CF+
O PRB Planned Residential Business
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AB Area Business
-PAB Planned Area Business
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-CC2 Center City 2
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-GI General Industrial
-PGI Planned General Industrial
-Cl Commercial Industrial
-CF Community Facility
-PCF Planned Community Facility
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EXHIBIT D
SITE LOCATION
77 Riverside Drive
Petition 31-20
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SITE LOCATION
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Petition 31-20
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