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Home My WebLink AboutG38-25 Ordinance No. G38-25 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A CONDITIONAL MOBILE FOOD VENDOR IN THE CF COMMUNITY FACILITY DISTRICT (1012 Wing Street) WHEREAS, written application has been made requesting conditional use approval to establish a conditional mobile food vendor at 1012 Wing Street; and WHEREAS, the zoning lot with the building containing the premises at 1012 Wing Street is depicted upon the plat of survey attached hereto as Exhibit B (the "Subject Property"); and WHEREAS, the Subject Property is located within the CF Community Facility District, and a conditional mobile food vendor is listed as a conditional use within the CF Community Facility District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on July 7, 2025, 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 in their Findings of Fact; 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 CF Community 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 July 7, 2025, 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 conditional mobile food vendor is hereby granted for the property commonly known as 1012 Wing Street, which is part of the property commonly identified by the Kane County Property Index Numbers 06-11-151-001, 06-10-276- 010, 06-10-426-001,and 06-11-301-001, and depicted upon the plat of survey attached hereto and labeled Exhibit B (commonly known as 1000-1054 Wing 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 the City of Elgin Parks and Recreation Director, as applicant, and the City of Elgin as property owner, received June 4, 2025 and supporting documents including: a. Statement of Purpose and Conformance letter, prepared by the City of Elgin, dated July 7, 2025; b. Site Geometry Plan Sheet C2.0,prepared by Erickson Engineering Associates,Ltd., dated last revised May 16, 2025, with such further revisions as required by the Community Development Director; c. Architectural site plan, Sheet A0.1, prepared by FGMA Architects, dated June 2, 2025, with such further revisions as required by the Community Development Director; d. Design Alternate - Plans, Sheet A1.5, prepared by FGMA Architects, dated May 16, 2025, with such further revisions as required by the Community Development Director; e. Construction drawing set for Wing Park Golf Course New Clubhouse, prepared by FGMA Architects, dated April 18,2025, with such further revisions as required by the Community Development Director; f. Undated, four-page renderings, dated received May 30, 2025, with such further revisions as required by the Community Development Director; g. Seven-page engineering plans for Wing Park Golf Course New Clubhouse, prepared by Erickson Engineering Associates,Ltd.,dated April 18,2025,with such further revisions as required by the City Engineer; and h. Two-page landscape plans for Wing Park Golf Course New Clubhouse, prepared by Erickson Engineering Associates, Ltd., dated April 3, 2025, 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. 2 Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. G2(/`- G� David J. Kaptain, Ma r Presented: August 27, 2025 Passed: August 27, 2025 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: August 27, 2025 :.., Published: August 27, 2025 a'y" _ Tr r��` tt t: 0;i9 :., ,,9 :v ,,, LA Kimberly D wis, ty Clerk `_f^ �. .4a!� 3 EXHIBIT A July 7,2025 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 18-25, an application by City of Elgin Parks and Recreation Director,as applicant,and the City of Elgin as property owner, are requesting a conditional use to establish a mobile food vendor to be stationed near the new Wing Park clubhouse at the property commonly referred to as 1012 Wing Street. GENERAL INFORMATION Petition Number: 18-25 Property Location: 1012 Wing Street Requested Action: Conditional Use Current Zoning: CF Community Facility District Proposed Zoning: No change. CF Community Facility District Existing Use: Public park with a golf course Proposed Use: No chance (public park with a golf course) Applicant: City of Elgin Owner City of Elgin Staff Coordinator: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map Recommendation & Findings of Fact Petition 18-25 July 7,2025 B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND City of Elgin Parks and Recreation Director,as applicant,and the City of Elgin as property owner, are requesting a conditional use to establish a mobile food vendor to be stationed near the new Wing Park clubhouse at the property commonly referred to as 1012 Wing Street. The City of Elgin's Wing Park encompasses approximately 121 acres of land located on the north side of Wing Street generally between Garden Crescent Street on the west and Parkside Drive on the east. On the north side, the park is bounded by Union Pacific railroad. The park is zoned CF Community Facility District. The park includes a variety of recreational amenities, including a public pool, a band shell for outdoor performances, tennis courts, basketball courts, baseball and softball fields, playgrounds, and a public golf course. The nine-hole Wing Park golf course encompasses approximately 60 acres of the park with a 2,355-square-foot golf course clubhouse and its accessory parking lot located on the south end of the park immediately adjacent to Wing Street. -2- Recommendation & Findings of Fact Petition 18-25 July 7,2025 The properties adjacent to the west are zoned 'G� PRC Planned Residence Conservation District _ "r.1 �' and RC Residence - ,! ►'i* Conservation District and are improved with townhomes, multi- lis; ... ; family buildings, and ..+ -- io J. single-family homes. _ �` �`'i"`� F'`�'k '� •�'' F, _ .�Ya, ezia,A, The properties to the .y'j "'- south across Wing '"t� . "-it Street are zoned RC2 Residence , Conservation District _ and are improved with J/ single-family homes. `! r The properties adjacent Existing to the east are zoned p"a1°"se RC3 Residence i ,- v Z Conservation District 1 ' '4 I - and are improved withIrjrPhis St single-family homes. Ill And the properties to •., the north across thea. railroad tracks include lit vacant space zoned CF D.mmandSt - +�Community Facility a:"f'"0 District and light- Figure 1 Site area map with zoning overlay industrial properties zoned GI General Industrial and CI Commercial Industrial, including the multi-tenant building home to Habitat for Elgin resale store, and Fox Valley Flea Market. Proposal The City of Elgin is proposing to have one mobile food vendor stationed near the Wing Park golf course clubhouse. The proposal represents City's strategic initiative to modernize the guest experience at its municipal golf course facilities. -3 - Recommendation & Findings of Fact Petition 18-25 July 7,2025 % The City will soon • e\ �' ' commence the construction NI w . �� _ °0 of a new approximately 1 9,600-square-foot Wing ��►11 . _ 1, • 7/ Park golf course clubhouse. tOCA U>>N l>I • r , , ��i The new clubhouse will be PROPOMOBILE l located approximately 40 MOBILE FOOD �'" PP Y VENDOR : Sill. MO feet north of the existing • •' . , .f o L ' clubhouse, which will k, I 1 ` remain.The ground floor of FXHISiING -- h. t_ Q! S : the new clubhouse will "`- A UBFIOUSI 1 include a bar/restaurant,pro h.�--• • ( shop, indoor driving range, btk'-:F17:" 1-- __ and three golf simulators. Is. -- s, The lower level would be ` �° '►'�' 1 used for golf cart storage. _ ,. I I t - The area between the new I -f clubhouse and the existing t clubhouse would be x�n w,,,9 s.. L Sr- designed as a plaza with eer = ��` outdoor seating. The ---- �o proposed mobile food e�: ' '� vendor (food truck) is la laq.nre1.t t. �.," proposed to be located q.`_I --- within the outdoor plaza on the north side of the existing Figure 2 Propsed site plan clubhouse, and away from public view. The location of the mobile food vendor is an integral part of the new clubhouse design. The construction of the new clubhouse will include the installation of the necessary water, gas, and electrical connections for the proposed mobile food vendor. As such, the proposed mobile food vendor will function as an extension of the clubhouse bar/restaurant. A commercial-grade grease interceptor will be installed within the clubhouse's kitchen and will also process the waste generated by the mobile food vendor. The existing clubhouse already has two trash bins with additional bins located throughout the park.A new refuse collection area will be constructed west of and attached to the new clubhouse and will house the existing and any new trash dumpsters and bins. The refuse collection area will be enclosed with a six-foot high masonry wall matching the masonry of the new clubhouse building. The specific mobile food vendor would be selected at a later date to complement the food options offered at the new clubhouse. The mobile food vendor would be open year-round to complement the indoor golf simulators in the new clubhouse that will also operate year-round. -4- Recommendation & Findings of Fact Petition 18-25 July 7,2025 The proposed mobile food vendor is considered an accessory use to the new clubhouse and as such does not have its own parking requirement. A mobile food vendor is currently not listed as a permitted nor conditional use in the CF District. In fact, mobile food vendors are only allowed as a temporary use on private properties, and at various festivals throughout the year. City staff is currently processing an application for a text amendment to the zoning ordinance to establish the zoning regulations for mobile food vendors, including a proposal to allow such mobile food vendors on the CF Community Facility District- zoned properties,such as the Wing Park,as a conditional use.The applicant is therefore requesting the approval of a conditional use. A conditional use requires the review and recommendation by the Planning and Zoning Commission and approval by the City Council.A mobile food vendor must be licensed by the City of Elgin Health Department or by the Kane County Health Department to operate within the City. The Community Development Department offers the following additional information: A. Property History. Wing Park was established in 1902, when a William H. Wing, a prominent attorney at the time, donated 121.5 acres of his estate for the creation of the park,with 60 acres designated for the development of a golf course.The area has ever since been designated and zoned for a park. The original clubhouse, known as the DeBoer House, was located on the south side of Wing Street. As traffic along Wing Street increased a new clubhouse was constructed at the current clubhouse site.However,that structure was destroyed by fire around 1928. The existing clubhouse was completed in 1936. In addition to the nine-hole public golf course, Wing Park also includes a variety of recreational amenities, including a public pool, a band shell for outdoor performances, tennis courts,basketball courts,baseball and softball fields,and playgrounds. B. Surrounding Land Use and Zoning. The properties adjacent to the west are zoned PRC Planned Residence Conservation District and RC Residence Conservation District and are improved with townhomes, multi-family buildings, and single-family homes. The properties to the south across Wing Street are zoned RC2 Residence Conservation District and are improved with single-family homes. The properties adjacent to the east are zoned RC3 Residence Conservation District and are improved with single-family homes.And the properties to the north across the railroad tracks include vacant space zoned CF Community Facility District and light-industrial properties zoned GI General Industrial and CI Commercial Industrial,including the multi-tenant building home to Habitat for Elgin resale store,and Fox Valley Flea Market. -5 - Recommendation & Findings of Fact Petition 18-25 July 7, 2025 C. Comprehensive Plan.The land that comprises Wing Park is designated as Parks& Open Space by the City's 2018 Comprehensive Plan.The parks and open space land use includes parkland maintained by the Parks and Recreation Department and other entities, such as the Kane County Forest Preserve District. The Elgin Parks and Recreation Department operates and maintains 74 parks totaling 1,643 acres and 10 recreational facilities throughout the City,and the Forest Preserve Districts of Kane and Cook Counties support several natural preserves in and around Elgin. This land use also includes various areas of open space that contain natural areas and environmental features such as extensive woodlands,wetlands, floodplains,and detention ponds. D. Zoning District. The subject property is zoned CF Community Facility District. The purpose of the CF Community Facility District is to recognize a major land use category and pattern of development that exists within the city, and to provide standards for the location and requirements for site design of community facilities. E. Trend of Development. Wing Park will remain a community park offering a variety of recreational amenities on the west side of the city. The city is planning to upgrade existing recreational amenities following the construction of the new clubhouse. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 18-25 on July 7,2025. 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 July 7,2025. 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. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed conditional use. The area of the property where the new clubhouse is proposed is -6- Recommendation & Findings of Fact Petition 18-25 July 7,2025 relatively flat with no vegetation. The area between the existing and proposed clubhouse will be designed as a plaza with outdoor seating.The mobile food vendor would be located within the proposed plaza on the north side of the existing clubhouse and away from public view. 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. 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 is currently served by municipal water, sanitary sewer, and storm water systems. As part of the new clubhouse construction, a new 6-inch water service line and a new 6-inch sanitary sewer line would be constructed to service the new buildings. Upon completion, a water service would be available for the mobile food vendor on site. The property would also meet all stormwater ordinance requirements. 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. Wing Park includes three full access driveways,two to Wing Street, and one to McClure Avenue in the northeast portion of the site. The City is not proposing to make any changes to the existing access roadways. The park functions with safe and efficient on site circulation and has no negative effect on the traffic circulation in the immediate area. The proposed mobile food vendor is considered an accessory use to the new clubhouse, and as such does not have its own parking requirement. The existing parking spaces throughout the park adequately serve all recreational amenities. 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 proposed mobile food vendor would be located within the proposed plaza with outdoor seating between the existing and new clubhouses. The mobile food vendor will be hidden from public view and will not have any negative effect on the surrounding properties. No evidence has been submitted or found that the proposed use -7- Recommendation & Findings of Fact Petition 18-25 July 7,2025 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 18-25, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by the City of Elgin Parks and Recreation Director, as applicant, and the City of Elgin as property owner, received June 4,2025 and supporting documents including: a. Statement of Purpose and Conformance letter,prepared by the City of Elgin,dated July 7, 2025; b. Site Geometry Plan Sheet C2.0,prepared by Erickson Engineering Associates,Ltd., dated last revised May 16, 2025, with such further revisions as required by the Community Development Director; c. Architectural site plan, Sheet A0.1, prepared by FGMA Architects, dated June 2, 2025, with such further revisions as required by the Community Development Director; d. Design Alternate - Plans, Sheet A 1.5, prepared by FGMA Architects, dated May 16, 2025,with such further revisions as required by the Community Development Director; e. Construction drawing set for Wing Park Golf Course New Clubhouse,prepared by FGMA Architects,dated April 18,2025,with such further revisions as required by the Community Development Director; f. Undated, four-page renderings, dated received May 30, 2025, with such further revisions as required by the Community Development Director; g. Seven-page engineering plans for Wing Park Golf Course New Clubhouse, prepared by Erickson Engineering Associates,Ltd.,dated April 18,2025,with such further revisions as required by the City Engineer; and h. Two-page landscape plans for Wing Park Golf Course New Clubhouse, prepared by Erickson Engineering Associates, Ltd., dated April 3, 2025, with such further - 8 - Recommendation & Findings of Fact Petition 18-25 July 7, 2025 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, zero (0) 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 -9- NM _ E fir. • t'1:. Subject Property Petition #18-25 di, l 111 ,...,....„_,. /.:, ... • ----,.._------, .. ........... ..•...., -..„ • .. t Yy 4 I „it , ---- . . . • L. al -' - p. Abbo _�. Na tt Drive y fly/ •__/ %J.., ": ‘I I Waii6441 --ir-A1111111/, 11 .NN.. ./ . -1._ , ---;:- 4 •/ - . . - %MAL --_,.... ) ....- _ . - Ili , _ 4 1 1 (e1.(:1 r r. g CD et g ,- Goe he Street 4 III r1 f 'IT ;1/4" in ZGdrae. - fi A 1111 �A � 1E; _ . �, --+' ' Schiller Streeetle ® S , : IIi!.uiji 13 I11I1 Buckeye Street 11 iC''y �. !' 'liii . ifit as 0�lo®■a1��'4� a'o ' = I'4 t?ine,5t■■ S7, .• t I l .41 ii i MIMI EMI railEIPU I. glib i ji ®IrNl<��o��a■o lib , H 5. i MIEN Milz®4 MI �Z,�2�.-it...s �� IIIII Milli,c■■1. . ale" BSrree� gill° 1u EXHIBIT A Aerial / Location Map A , ELGIN 0 250± ' 500ft THE CITY IN THE SUBURBS Nv -rna w "I•� lo••— P M F R �. """ Meadow au l IIN o'TFR� [ ' l I il 1 IJ qui" > * PR P RC d - -�1>/, Hillcrest Road c w r f SFR1N .,v .�r ( \ • CO = mai TF.RI a ore Big Timber Road Timber Drive II a Subject Property Petition #18-25 i I 1 hilb,,.gi (44F‘I. . I i*,' '' Zoning 1 RC1-RESIDENCE CONSERVATION 1 = RC2-RESIDENCE CONSERVATION 2 � RC3-RESIDENCE CONSERVATION 3 Q PRC-PLANNED RESIDENCE CONSERVATION 11110 410 �0 CIRC3-RESIDENCE CONSERVATION DISTRICT (� QSFR1-SINGLE FAMILY RESIDENCE 1 ° li 4., SFR2-SINGLE FAMILY RESIDENCE 2 PSFR1-PLANNED SINGLE FAMILY RESIDENCE 1 t�I • QPSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 I all milko TFR-TWO FAMILY RESIDENCE Q PTFR-PLANNED TWO FAMILY RESIDENCE I Goethe Street QPMFR-PLANNED MULTIPLE FAMILY RESIDENCE ... . . Q MFR-MULTIPLE FAMILY RESIDENCE ii QRB-RESIDENCE BUSINESS PRB-PLANNED RESIDENCE BUSINESS Schiller.Street HuI mil al 1 1 Q c NB-NEIGHBORHOOD BUSINESS " PNB-PLANNED NEIGHBORHOOD BUSINESS III Buckeye Street AB-AREA BUSINESS 0 ` i ,, RC3 a - II OMPAB-PLANNED AREA BUSINESS - C - _Fir I = - CC1•CENTER CITY 1 r> winn —�c core > gStr — _Pine Street=� I. CC2-CENTER CITY 2 _ eet MI —F N a -_' IIzIIII] 'I i et PCC-PLANNED CENTER CITY E O E LS 11I -`mp' m~ _ii - PCC2•PLANNED CENTER CITY 2 -LQ S �� `� in _ A r► ORI-OFFICE RESEARCH INDUSTRIAL = D ■_ _ 1 t r '" 9T Demmond Street 0*%1111 L c IN 111. GIOGENERALED OFFICE NDUSTRIgLESEARCH INDUSTRIAL =� D WIC lC RC-2BM rt nu@ RB�1 _ ■ < ii - :d LIE rray Av c� 1)- PGI-PLANNED GENERAL INDUSTRIAL . A > MI! - CI-COMMERCIAL INDUSTRIAL :, mi r. == woo i�1,`1` -, 111 CF-COMMUNITY FACILITY :- d. in mi enVe • 3 ow - PCF-PLANNED COMMUNITY FACILITY ME - ' oaWeV tor m 1� A am CF �. �� -- -- .... -- i EXHIBIT B Zoning Map A 1, , E LG I N 0 500 1,000 ft THE CRY IN THE SUBURB,- I I 1 I I ememeimpono Subject Property Petition #18-25 Abbott Dave .0, I tea, 117 tea, �0�0 All 11 r 4 .00 gas 0610276010 0611151001 i� f r K 4 1 HA ili -- 11111 Goethe Street n IL 1 _ . . iii : 0610426001 i^' I [IL_ Schiller Street MR ® 0611301001 FINE Buckeye Street )-k- 1-1 — Z� T Z I--------------____ a ?_ 3 , , Pine Street E 0 1 I in c 0.02 `Io y a --It 3 0 A vWjp�S `3 !� '2 rc A t� � �Sreet� ' A fu c �]� m DemmondStreet Demmond Street me iIIIi I,— 11 - _. EXHIBIT C Parcel M a p A , ,, ELGIN 0 250 500ft THE cm IN THE SUBURBS I I I i I EXHIBIT D SITE LOCATION 1012 Wing Street Petition 18-25 acifi C NW ' y�,, • ^'• 411111. ,�~ • 40: :1 r .t1,', t iiiIZ I " " " )01 m ii...., - . mot t4 * 5. e ♦ 4,' -sue.. \ a I, MI' .110 v itili. ) .c • Wing Park �. � % et A • T11 ViNt' - Goethe St \ ' It I. . Existirig . _ i - - • --...r. - Schiller St S Clubhouse ''r - "Arm. 1.611 • - - Pill keya St t . lag .31 ii __\\ - of 1 y'r -�- : i , . o s m •s R g - "f lit A 'i, �: • —gym mug 0) la '�� .. Demmond St •* D "' '' 1 Wing Park site area map with zoning overlay EXHIBIT D SITE LOCATION 1012 Wing Street Petition 18-25 , L "e ,��a ,. - Bird's eye view looking north r F -)''. ..:. io r{ yLlivi:gaSIMas..,- 7".2".0.11..- 4 - ��- I V . ` - r —., 3., r M om. . • r - [ Street view of the existing clubhouse