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Home My WebLink AboutG34-24 Ordinance No. G34-24 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A CAR WASH IN THE AB AREA BUSINESS DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (865 Summit Street) WHEREAS, written application has been made requesting conditional use approval to construct a new car wash at 865 Summit Street; and WHEREAS, the zoning lot containing the premises at 865 Summit Street is legally described herein (the "Subject Property"); and WHEREAS,the Subject Property is located within the AB Area Business District and ARC Arterial Road Corridor Overlay District, and a car wash is listed as a conditional use within the AB Area Business District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on June 3, 2024 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 AB Area Business 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 June 3, 2024, 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 to establish a car wash is hereby granted for the property commonly known as 865 Summit Street, the property commonly identified by Cook County Property Index Number 06-07-302-014-0000 and legally described as follows: That part of the South Half of Section 7, Township 41 North, Range 9 East of the Third Principal Meridian described as follows: Commencing at the Northeast corner of Lord's Park, being also the Northwest corner of the East Half of the Northwest Quarter of Section 18, Township 41 North, Range 9 East of the Third Principal Meridian; thence South 88 degrees 38 minutes West 4.1 feet for the place of beginning; thence continuing South 88 degrees 38 minutes West 177.1 feet; thence North 2 degrees 25 minutes East 308.0 feet; thence North 88 degrees 38 minutes East 77.1 feet;thence North 2 degrees 25 minutes East 250.9 feet to the Southerly right of way of State Route No. 58; thence South 88 degrees 49 minutes East along said right of way line 100 feet; thence South 2 degrees 25 minutes West 556.2 feet to the place of the beginning, in Cook County, Illinois. (commonly known as 865 Summit Street) 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 Christ Starke, as applicant, and Betley Properties Inc., as property owner, received April 17, 2024, and supporting documents including: a. A letter RE: Extreme Clean Car Wash, prepared by Christopher M. Starke, WT Group, dated May 20, 2024; b. Undated plan set for Extreme Clean Express Carwash, prepared by WT Group, dated received May 20, 2024, with such further revisions as required by the Community Development Director; c. Landscape plan, Sheet LO1, prepared by ARC Design Resources Inc., dated May 14, 2024, with such further revisions as required by the Community Development Director; d. Six-page signage plans prepared for Extreme Clean Car Wash, prepared by Aurora Sign Co., dated March 8, 2024, last revised May 20, 2024, with such further revisions as required by the Community Development Director; e. Undated lighting specifications for Mirada Small Area(MRS) light fixture, by LSI Industries Inc., dated received 05/13/2024, with such further revisions as required by the Community Development Director; f. Undated lighting specifications for Advantage Downlights (ADL) light fixture, by LSI Industries Inc., dated received 05/20/2024, with such further revisions as required by the Community Development Director; g. Undated lighting specifications for Scottsdale Vertex (SCV) light fixture, by LSI Industries Inc., dated received 05/20/2024, with such further revisions as required by the Community Development Director; and h. Undated lighting specifications for Outdoor Wall Cylinder light fixture,by Votatec, dated received May 13, 2024, with such further revisions as required by the Community Development Director. 2 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. All street graphics must comply with the zoning ordinance requirements. 3. The applicant shall install a six-foot-high, privacy fence along the west property line adjacent to the property commonly known as 900 Grand Avenue. 4. 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. David J. Kaptai , M or Presented: July 24, 2024 Passed: July 24, 2024 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: July 24, 2024 Published: July 24, 2024 '• Att st: {ir:: �tr 3 Kimberly Dewis, ity lerk 1/4 t.4V 1' 2 3 EXHIBIT A June 3, 2024 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 07-24, an application by Chris Starke, as applicant, and Betley Properties Inc., as property owner, requesting approval of a conditional use to construct a new car wash facility at the property commonly known as 865 Summit Street. GENERAL INFORMATION Petition Number: 07-24 Property Location: 865 Summit Street Requested Action: Conditional Use Current Zoning: AB Area Business District and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. AB Area Business District and ARC Arterial Road Corridor Overlay District Existing Use: Furniture store Proposed Use: Car wash Applicant: Chris Starke, WT Group, and Dan Gunsteen Owner Betley Properties, Inc. Staff Coordinator: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map Recommendation & Findings of Fact Petition 07-24 June 3,2024 B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Chris Starke, as applicant, and Betley Properties Inc., as property owner, are requesting approval of a conditional use to construct a new car wash facility at the property commonly known as 865 Summit Street. The 1.8-acre subject property, zoned AB Area Business District and ARC Arterial Road Corridor Overlay District, is located on the south side of Summit Street approximately halfway between Waverly Drive on the east and Hiawatha Drive on the west.The property is improved with a one- story, approximately 10,292-square foot commercial building and a surface parking lot with 13 parking spaces. The building and the parking lot are located on the northern 1/3 of the property with the remainder of the property being vacant,unimproved green space.The building is currently occupied with Arte Casa furniture store. All surrounding properties along Summit Street are zoned AB Area Business District or PAB Planned Area Business District. The properties adjacent to the west include a one-story commercial building with frontage along Summit Street,which is home to The Learning Tree child day care center, and a one-story residential building with two dwelling units. The property across Summit Street is improved with a one-story commercial building home to O'Reilly Auto Parts store. The properties adjacent to the east include a two-story multi-tenant office building with frontage along Summit Street,and a two-story office building that is currently being renovated to accommodate Apostolic Church NW Suburbs. - 2 - Recommendation & Findings of Fact Petition 07-24 June 3, 2024 M� ,.-.. >Sub'ect • o•ert 100512,Oo I- _. 4..... r r.1" 1. ,►r "1 -7sg�_in GU "' c a 0 G t et'rrw! ...I; C.) L» '. r ® a ------ ---- lye, D ti - ♦ L g Figure 1:Site area map with zoning overlay Proposal The applicant is requesting conditional use approval to construct a new automatic car wash for Extreme Clean brand. The facility would include free vacuum services. The existing building and the accessory parking lot would be removed. The proposed 5,241-squyare foot building is situated on the north end of the site close to Summit Street, while the on-site parking lot is located on the south end of the site. Vehicles entering the site would proceed southbound next to the building then loop around the parking lot in three pay lanes that would merge to one car wash bay in the building. The three pay lanes allow for stacking of up to 45 vehicles before a car enters the car wash. The vehicles would exit the car wash tunnel on the north side of the building. The on-site parking lot would have 23 parking spaces, 20 of which would be covered with a partial canopy with vacuum services. - 3 - Recommendation & Findings of Fact Petition 07-24 June 3,2024 The proposed building is well designed and clad entirely in S va,.7 S^=—� s L--- brick and stone masonry. The windows include a ' ; • - `-,ar ' contemporary black canopy "hung" off the building. The 11 '• a 7 i'' `_•''_";%•! same type of canopy covers the parking spaces with , , : : , ; 5 '' ' �h~' 1 vacuum services. The columns of the vacuum canopy and �• ~' , ,l that of the pay lane canopy would feature a 3-foot-high il di '; ` stone base to match the building. The applicant has also 1; II ij i i • , : fi I ! agreed to install a 3-foot-high stone masonry wall that .__ • • 1 •;z I would match the stone on the building around the parking ' ' ' ' ' ' "`'' I i l lot to catch any litter blown by the wind. In addition, the 11 ; applicant would install a six-foot high solid, PVC, privacy el t i i „ - I + '� s, ., 1 fence along the south property line adjacent to Lordes Park. 1 : �, ri! ' b c .t I The proposed refuse collection area is located on the south !• a ' ' Nl it '`. . , 1: • I side of the parking lot and would be enclosed with an I '� - i , i approximately 7.5-foot-high brick and stone masonry wall. ' '` •• :!1 1 ,.`_ .- . `- The applicant would also remove the existing non- 1! ' . ,1 �� conforming pylon sign and install a code-compliant !ii i--- ..: ' - i.,': , , ,, ,' monument sign with masonry base matching the masonry 1� ‘-2 I.' 116.., :' i on the building. Ic, :N I .- ., v :i ; L; 11 '1'i o • /Ah,, ;G i I I.' , The proposal includes the removal of eight existing trees of i' ry• ,1 i ; , various sizes and conditions. The applicant has, however, �s _' 1 - tl designed the site so that an existing 28-inch caliper Maple • l ! 1 j 'x, s =. iI }'t tree in good condition is preserved immediately south of the 1:•;• " i ;x proposed building. The proposal also includes the 4,A;,., !lit s! installation of 34 new shade, evergreen, and ornamental !!, W^ i . , 1- ' 4 trees, including two new shade trees along the property 's 4',:' _ •-hie— ^!� I .i ' 100-foot-wide Summit Street frontage. All proposed •-•—, ,, ;,, .-• F' 'o l; 14 t landscaping meets and exceeds the tree replacement and 1 ',,• • - "; • 1•.t ! I N other landscaping requirements. ;t . ''/1:• • Ill The topography of the existing property is such that the i' i 1-:1.;►,9. :� s;;T;;�; 't iS•t northern portion of the property closest to Summit Street is " a: =: !,: i_::.__-.-: "c!"''�- ,. '•::.. approximately six feet higher than the lowest point on the _ southern portion of the property.In fact,the low topography ";-••. t" '' of the southern portion of the property extends across several other adjacent properties and creates a low lying Figure 2: Proposed landscape plan depressional area where stormwater typically collects during large storm events. This low-lying area is not a designated wetland or a floodplain. Still, the proposed development maintains this low lying depressional area for stormwater management south of the proposed parking lot. In addition, the proposed development would have an underground stormwater detention facility. The proposed development would meet all requirements of the stormwater ordinance. -4- Recommendation& Findings of Fact Petition 07-24 June 3,2024 The proposed car wash is required to provide one parking space per 250 square feet of floor area. With a 5,241-square foot building, the property is required to have 21 parking spaces. With 23 parking spaces within the proposed parking lot,the proposed car wash would exceed the parking requirement. isAir tomb M l� ►ti o-... "IPIP! ..... .�......01' � � PT oto 11111,,r 1 � .,. CAKtriMg— cosweinsemmaLuzat Figure 3:Proposed elevations The proposed car wash is listed as a conditional use in the AB Area Business District and requires 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 annexed to the City in 1966.Upon annexation the property was classified in the B3 Service Business District. The existing one-story, approximately 10,292-square foot building was constructed in 1971 as a mixed-use building with a residential unit in the rear portion of the building and a commercial portion -5- Recommendation & Findings of Fact Petition 07-24 June 3,2024 closer to Summit Street. In 1992, the property was rezoned to AB Area Business District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. The building is currently occupied with Arte Casa furniture store. B. Surrounding Land Use and Zoning. All surrounding properties along Summit Street are zoned AB Area Business District or PAB Planned Area Business District. The properties adjacent to the west include a one-story commercial building with frontage along Summit Street, which is home to The Learning Tree child day care center, and a one-story residential building with two dwelling units. The property across Summit Street is improved with a one-story commercial building home to O'Reilly Auto Parts store. The properties adjacent to the east include a two-story multi-tenant office building with frontage along Summit Street, and a two-story office building that is currently being renovated to accommodate Apostolic Church NW Suburbs. C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses.Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian- friendly. D. Zoning District.The purpose of the AB Area Business District is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting population.AB zoning districts are limited by the applicable site design regulations to an intermediate scale of development relative to NB Neighborhood Business Districts and the CC 1 Center City District. E. Trend of Development. The subject property is located along Summit Street approximately halfway between Waverly Drive on the east and Hiawatha Drive on the west. Since the early 1980s, the Summit Street corridor between Hiawatha Drive on the west and Shady Oaks Drive on the east has developed into the main commercial area on the east side of Elgin. Anchored by two large food stores (Elgin Fresh Market and Jewel Osco),the corridor includes a variety of office,retail,and service uses, including fast food restaurants, motor vehicle repair shops, banks, and various retail goods stores. Most properties are developed with one-story commercial buildings with accessory surface parking lots. The City anticipates the corridor will continue to function as the primary commercial area on the east side of Elgin providing commercial goods and services to the surrounding neighborhoods and in some instances the larger community-wide population. -6- Recommendation & Findings of Fact Petition 07-24 June 3,2024 FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 07-24 on June 3,2024.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 June 3, 2024. 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, vegetation, and existing improvements. The 1.8-acre property is improved with an approximately 10,292- square foot commercial building and accessory parking lot both situated on the northern approximately one third of the property. The remainder of the property is vacant, undeveloped green space. The vacant area in the back is approximately six feet lower than the front portion of the property and is part of a larger depressional area that covers several adjacent properties. The applicant is proposing to construct the new building on the northern,higher portion of the property closer to Summit Street,and preserve an area south of the proposed car wash pay lanes for depressional stormwater storage. In addition, the proposed development includes an underground stormwater detention to serve the facility. The proposed development would meet all stormwater ordinance requirements. The proposal includes the removal of eight existing trees of various sizes and conditions. But the applicant would install 34 new shade, evergreen, and ornamental trees, including two new street trees along Summit Street, all of which meet and exceed the tree replacement and landscaping requirements.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 -7- Recommendation & Findings of Fact Petition 07-24 June 3,2024 storm water control facilities. 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 existing building are currently served by municipal water, sanitary sewer, and storm water systems. The applicant is proposing to demolish the existing building and remove the existing services. The new building would have new water and sanitary sewer connections to the existing public utilities in Summit Street. The existing water and sanitary sewer facilities can adequately serve the proposed use. The applicant is proposing to modify and maintain a surface depressional storage stormwater facility on the south end of the property. In addition,the proposed development would have an underground stormwater detention facility. The proposed development would meet all requirements of the stormwater ordinance. 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 applicant would remove the existing access driveway to Summit Street and install a new full access driveway approximately 35 feet to the west of the existing one.The proposed site layout with the building situated on the north end of the site and the three pay lanes wrapping around the parking lot with vacuum spaces allows for an efficient traffic circulation that provides up to 45 stacking spaces across the three pay lanes.The vehicles would enter the car wash building from the rear(south end)of the building and exit at the north end of the building. The proposed use will not have any negative effect on the existing off-site traffic circulation along Summit Street. The proposed 5,241-square foot car wash building is required to have 21 parking spaces based on the parking requirement for one parking space per 250 square feet of floor area. With 23 parking spaces proposed, the proposed development exceeds the parking requirements. 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 proposing to demolish the existing building and construct a new modern - 8 - Recommendation & Findings of Fact Petition 07-24 June 3, 2024 automatic car wash building with self-serve vacuums.The proposed site layout is efficient and allows for up to 45 cars stacked across three pay lanes before a vehicle enters the building. The entrance to the car wash building is on the south end of the building, while the exit is located closer to Summit Street on the north end of the building.As such,the car wash dryer would be located away from Lordes Park and single-family homes located southeast of the site. The proposed development would also maintain the existing depressional storage on the south end of the property. In addition, the proposed facility would have an underground stormwater detention facility and will meet all requirements of the stormwater ordinance. The hours of operation from 7 am to 9 pm seven days a week are similar to those of other surrounding business.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. 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. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 07-24, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Christ Starke, as applicant, and Betley Properties Inc., as property owner, received April 17, 2024, and supporting documents including: a. A letter RE: Extreme Clean Car Wash, prepared by Christopher M. Starke, WT Group, dated May 20,2024; b. Undated plan set for Extreme Clean Express Carwash, prepared by WT Group, dated received May 20, 2024, with such further revisions as required by the Community Development Director; c. Landscape plan, Sheet LO1, prepared by ARC Design Resources Inc., dated May 14, 2024,with such further revisions as required by the Community Development Director; -9- Recommendation & Findings of Fact Petition 07-24 June 3, 2024 d. Six-page signage plans prepared for Extreme Clean Car Wash,prepared by Aurora Sign Co., dated March 8, 2024, last revised May 20, 2024, with such further revisions as required by the Community Development Director; e. Undated lighting specifications for Mirada Small Area(MRS)light fixture,by LSI Industries Inc., dated received 05/13/2024, with such further revisions as required by the Community Development Director; f. Undated lighting specifications for Advantage Downlights(ADL) light fixture, by LSI Industries Inc., dated received 05/20/2024, with such further revisions as required by the Community Development Director; g. Undated lighting specifications for Scottsdale Vertex (SCV) light fixture, by LSI Industries Inc., dated received 05/20/2024, with such further revisions as required by the Community Development Director; and h. Undated lighting specifications for Outdoor Wall Cylinder light fixture,by Votatec, dated received May 13, 2024, 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. All street graphics must comply with the zoning ordinance requirements. 3. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to the conditions outlined by the Community Development Department,was four(4)yes,one(1)no, and zero(0)abstentions.Two members were absent. Respectfully Submitted, s/Jay Cox Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 10- .. , c\ 'a.RT �1F`' ter., r 7 B • rr 1 rlit t 0 • �_ r,a . fir rre .---irl ‘i , r ` 1 T • r e 7 in . _Pt ,..... .*$) 16 e. �'�'II. . Subject Property - I Petition 07-24 - a T - r E6 1) — - ,NO 1?4 1 Win' ii. I a .... , , . . _ 1 -' -7- .'"Ii.it' t r-- _._..11111A1 T k, • it rid �`� tea0 .4 IV. .'ir. . 6 00004. : . . iiiiii, : ior GRAND AVE ,, t CARL AVE / III ,t. _GRAND gLVD : •''Ilk . • fAiib.sh...... s IR. ,4, SHILOH CT — f .....- EXHIBITA Aerial/Location Map N'+I C 0 40 80 160 240 320 Map prepared by City of Elgin Feet Department of Community Development ' I PAB • Subject Property Petition 07-24 Legend - AB ZONE_ QRC1-Residence Conservation 1 RC2-Residence Conservation 2 QRC3-Residence Conservation 3 QPRC-Planned Residence Conservation Q SFR1-Single Family Residence 1 SFR2-Single Family Residence 2 - O PSFR1-Planned Single Family Residence 1 .41111111.11 PSFR2-Planned Single Family Residence 2 OTFR-Two Family Residence Q PTFR-Planned Two Family Residence O MFR-Multiple Family Residence O PMFR-Planned Multiple Family Residence CARL AVE ORB-Residence Business OPRB-Planned Residence Business ONB-Neighborhood Business mop QPNB-Planned Neighborhood Business . -AB-Area Business ,1 ::Ac ::5=Bu5i0 B ess RC1 -CC2-Center City 2 PCC-Planned Center City SHILON CT -PCC2-Planned Center City 2 N ORI-Office Research Industrial -PORI-Planned Office Research Industrial y -GI-General Industrial <y PGI-Planned General Industrial CI-Commercial Industrial CF-Community Facility A ILV PCF-Planned Community Facility EXHIBIT B Zoning Map E S Map prepared by City of Elgin 0 50 100 200 300 400 Feet Department of Community Development SUMMIT ST >- ' Subject Property 865 Summit St. Petition 07-24 06073020140000 EXHIBIT C Parcel Map N City of Elgin 0 15 30 60 90 120 Department of Community Development Feet EXHIBIT D SITE LOCATION 865 Summit Street Petition 07-24 *� _� o . i ,.x. .rr • + ."-. ," Y: a .' w. � � .'s�•• rr t- _'2 .., .. - 4 !f ti.1 t h-+}yam e _ S !} ;rt tail aikAa. .. . , •- -7...,:4• -4- is - — - - , : - ; - 4 Fvaruton_El9ln Road(IL =`. . _ -- _ t {„ - • j. . I : rIt .4' /41.•_, ... „,.,. . • . .. r.-440.— r -4 iv.11im-,- , 'I ' ' , vy Sub ect Property `,-.,,, '''.- ''')..--.7 V ,.." 4 Aglit . •4 . Bird's eye view looking north ��i! - .ac rri ! i ▪fir. ! 1 Zr + • , • $• _,: let f. P •fall' '' f :"..:fi,',.. ,X _ >ws �[ 1 X -.ii y ..,IMF • , • - 1 • r , �� joi O, �'tr. `` N 1 L'I Jrnt - W �. J +-� t. -,. r .,` ♦. ,1 . .,r ,r.�,. s4'1'. .w n,Way JfJ t.<ro J, '�rr .. -, `1y`on. — _ -i, , i 4 i i 464 i 1 Y . ..,_ ... . - 111:14 4'4 ' :iiibt- Ai ~+` 'tali Ea, rew eeh olo- ri el:i,r Bird's eye view looking west EXHIBIT D SITE LOCATION 865 Summit Street Petition 07-24 - ,.y ..s .,.. r ., 4-.i.4f• ? - ._ '. '. , . --- {I' } _i, i~_ ice+ rr1�l,=.1F� • l tf _ `f 4 - r•�� i j Front elevation of the existing building on the property 44..,. . 6. . r'�► .. .. - - ta,..,t.,:.,..., ,,, .,, ..4 ..• ,,,t v , 4 . :4 { -___ 1�_ - .. . ME - 4111. • 1 t = r •. .ice zw ... • ...as. G f . ti Rear portion of the existing building on the property