HomeMy WebLinkAboutG42-25 Ordinance No. G42-25
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PHYSICAL FITNESS FACILITY IN THE RB
RESIDENCE BUSINESS DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY
DISTRICT
(633 E. Chicago Street)
WHEREAS, written application has been made requesting conditional use approval to
establish a physical fitness facility at 633 E. Chicago Street; and
WHEREAS, the zoning lot with the building containing the premises at 633 E. Chicago
Street Road is legally described herein (the "Subject Property"); and
WHEREAS,the Subject Property is located within the RB Residence Business District and
ARC Arterial Road Corridor Overlay District, and a physical fitness facility is listed as a
conditional use within the RB Residence Business District; and
WHEREAS,the Planning and Zoning Commission conducted a pubiic hearing concerning
said application on August 4, 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 RB Residence Business District pertains to the government and affairs of the-city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CFTY OF
ELGIN, ILLINOIS:
Section l. That the City Counci: of the City of Elgin hereby adopts the Findings of
Fact, dated August 4, 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 to establish a physical fitness facility is hereby
granted for the property commonly known as 633 E. Chicago Street, which is commonly identified
by Kane County Property Index Number 06-13-426-011, and legally described as follows:
Lots 7 and 8 in Block 1 of Eastview Addition to Elgin, in the City of Elgin, Kane County,
Illinois, being a subdivision in the Southeast '/ of section 13, Township 41 North, Range
8, East of the Third Principal Meridian, in Kane County, Illinois.
(commonly known as 633 E. Chicago 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 Gerardo Pina,
as applicant,and Shucri Monier Jibawi,as property owner,received June 13,2025,and
supporting documents including:
a. Undated letter titled Proposed Business Operation: Physical Fitness Facility, dated
received June 13, 2025;
b. Land Title Survey, prepared by Land Divisions. Inc., dated April 1, 2002; and
c. Proposed site plan, prepared by John W. Roberson, dated July 28, 2025. with such
further revisions as required by the Community Development Director; and
d. Two-page architectural plans, consisting of sheets A2, and A3, prepared by John
W. Roberson, dated June 10. 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. The starting time of training/camp sessions shall be staggered by one hour. More
specifically, each training/camp session shall start no earlier than one hour after the
previous training/camp session has ended.
3. A maximum of one training session/camp shall be heid at any one time at the proposed
physical fitness facility. The maximum number of participants per session shall.be
twenty-five (25).
4. The hours of operation of the proposed physical fitness facility on the Subject Property
shall be as follows:
a. 3 p.m.—8.p.m. Monday through Friday during the time U-46 schools are in session.
b. 8 a.m. 8 p.m. Monday through Friday during the time U-46 schools are not in
session.
c. 8 a.m. —2 p.m. on Saturdays regardless of if U-46 schools are in session or not.
d. All Sundays closed. .
2
5. All street graphics must comply with the zoning ordinance requirements. Wall signs
shall not be box signs. Wall signs must be channel letters.
6. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law.
David J. Kapt n. M or
Presented: September 24, 2025 •
Passed: September 24, 2025
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: September 24, 2025 •
Published: September 24, 2025 •
.22W)24 \k•
Kimberly Dewis ity Clerk ;-'y:
3
EXHIBIT A
August 4, 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 21-25, an application by
Gerardo Pina,as applicant,and Shucri Monier Jibawi,as property owner,requesting a conditional
use to establish a physical fitness facility, more specifically a wrestling and boxing gym, within
the existing one-story commercial building on the property commonly referred to as 633 E.
Chicago Street.
GENERAL INFORMATION
Petition Number: 21-25
Property Location: 633 E. Chicago Street
Requested Action: Conditional Use
Current Zoning: RB Residence Business District and ARC Arterial Road Corridor
Overlay District
Proposed Zoning: No change. RB Residence Business District
Existing Use: Vacant commercial building
Proposed Use: Physical Fitness Facility
Applicant: Gerardo Tina
Owner Shucri Monier Jibawi
Staff Coordinator: Damir Latinovic,AICP, Senior Planner
Recommendation & Findings of Fact
Petition 21-25
August 4,2025
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Gerardo Pina, as applicant, and Shucri Monier Jibawi, as property owner, are requesting a
conditional use to establish a physical fitness facility, more specifically a wrestling and boxing
gym,within the existing one-story commercial building on the property commonly referred to as
633 E. Chicago Street.
The 15,027-square foot property,zoned RB Residence Business District,is located on the east side
of Elgin at the southwest corner of E. Chicago Street and S. Preston Avenue. The property is
improved with a one-story 2,400-square foot commercial building and a surface parking lot with
16 parking spaces.There are two access driveways to the property,one full access driveway to E.
Chicago Street, and a second full access driveway to S. Preston Street. The existing building is
currently vacant but was most recently occupied by a fitness facility offering group and personal
exercise and dance classes.
The previous physical fitness facility for group and personal exercise and dance classes(Atrevete
Fitness) received the conditional use zoning approval by Ordinance No. G44-20 in October of
2020. The facility, however, closed in June 2023. Per the zoning ordinance, if another physical
fitness facility is not re-established within one year, the conditional use expires. As such, a new
conditional use approval is necessary for the proposed wrestling and boxing gym.
The properties to the west,north and east,all with frontage along E.Chicago Street,are also zoned
RB Residence Business District but are improved with single-family homes. The properties
adjacent to the south are zoned RC2 Residence Conservation District and are also improved with
single-family homes.
-2 -
Recommendation & Findings of Fact
Petition 21-25
August 4, 2025
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Figure 1.Site area map
Proposal
The applicant is proposing to establish a wresting and boxing gym within the existing building.
The applicant is proposing to offer wresting and boxing camps for children and adults ranging
from 3-day to 3-month camps. Wrestling camps are offered for children as young as 5 years old
and older,while boxing camps start for 8 years old and older. During the school year, camps will
be held from 3 p.m. to 8 p.m., while during the summer months the camps will be offered
throughout the day from 8 a.m. to 8 p.m. The facility would not have a boxing ring, and no
tournaments or competitions would be held on site. The applicant will serve as the club's sole
owner and operator.
- 3 -
Recommendation & Findings of Fact
Petition 21-25
August 4,2025
60' EXIST
The proposed facility will be
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Figure 2 Floor plan
regional,and national competitions.The membership also includes secondary health insurance for
its members.
The 2,400-square foot building offers an open floor plan well suited for exercise and physical
fitness training. The interior will be set up with mostly training mats for wrestling, and boxing
bags. A small area next to the front door will include seating benches and portable lockers for
members. The applicant is proposing minor interior renovation to accommodate code-required
ADA accessible restrooms, and minor exterior changes including the installation of a sidewalk
connection from the building to the public sidewalk along S. Preston Avenue. Other exterior
changes include the removal of the excess asphalt east of the building and installation of new
landscaping. The applicant will also install two new landscape islands with two new shade trees
near S. Preston Avenue. The proposed site changes would not impact the 16 existing parking
spaces on site,which would remain.
The proposed wrestling and boxing gym is required to have one parking space per four students in
class/camp, plus one parking space per employees. With one employee and up to 25 participants
per class/camp, the facility is required to have seven parking spaces. With 16 parking spaces on
site,the facility will exceed its parking requirement.
The proposed physical fitness facility is listed as a conditional use in the RB Residence Business
District. Conditional uses require the review and recommendation by the Planning and Zoning
Commission and approval by the City Council.
-4 -
Recommendation & Findings of Fact
Petition 21-25
August 4,2025
The Community Development Department offers the following additional information:
A. Property History.The property was classified as B Residential District by the first zoning
ordinance in 1927. By 1950, the property was classified in the D Commercial zoning
district. In 1962, the property was reclassified to B3 Service Business District. In 1992,
the property was classified within the RB Residence Business District as part of a
comprehensive amendment to the zoning ordinance. In 2001, the property became part of
the ARC Arterial Road Corridor Overlay District.
The existing 2,400-square foot one-story commercial building with the surrounding
parking lot was constructed in 1970. The building was originally occupied by a
convenience store(7Eleven).In 2002,a furniture store opened in the building and operated
until 2017. After that,a beauty salon operated on site from 2017 until December of 2019.
In 2020,the City granted a conditional use approval for a physical fitness facility(Atrevete
Fitness) offering group and personal exercise classes by Ordinance No. G44-20. That
fitness facility closed in June 2023.The property has been vacant since.
B. Surrounding Land Use and Zoning. The properties to the west, north and east, all with
frontage along E. Chicago Street, are also zoned RB Residence Business District but are
improved with single-family homes. The properties adjacent to the south are zoned RC2
Residence Conservation District and are also improved with single-family homes.
C. Comprehensive Plan. The subject property is designated as Neighborhood Commercial
by the City's 2018 Comprehensive Plan and Design Guidelines. The neighborhood
commercial land uses provide goods and services to local residents and serve day-to-day
needs.Uses may include grocery stores,professional offices,retail shops,and local service
providers.Development within neighborhood commercial areas should be compatible with
and reflect the scale and character of the surrounding neighborhood. Mixed-use
development should be encouraged within neighborhood commercial areas.
D. Zoning District. The purpose of the RB Residence Business District is to conserve the
residential character of certain properties located within transportation corridors as
designated by the Official Comprehensive Plan by providing various use alternatives, but
with site design regulations in keeping with a residential environment.
E. Trend of Development. The subject property is located on the east side of Elgin along E.
Chicago Street corridor west of Bode Road. The E. Chicago Street corridor west of Bode
Road has developed with small scale commercial uses and developments in-between
single-family homes. Most single-family homes are still occupied by residential uses, but
the trend of development has been the conversion of single-family homes into small
commercial offices and retail services such as small insurance agencies and beauty salons.
Staff anticipates the immediate area surrounding the subject property along E. Chicago
- 5 -
Recommendation & Findings of Fact
Petition 21-25
August 4, 2025
Street corridor will continue to be occupied with uses serving the immediate neighborhood
or possibly medium density multiple family residential developments.
The commercial development east of Bode Road is more intense in character and will
remain to be occupied with auto oriented commercial uses,motor vehicle dealers and repair
shops.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 21-25 on August 4, 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 August 4,2025.
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, vegetation, and
existing improvements.The 15,027-square foot property is improved with an existing one-
story 2,400-square foot building and the accessory parking lot which cover almost the
entire property. The applicant is proposing to occupy the existing building with minor
interior changes to accommodate ADA accessible restrooms.The exterior changes include
the installation of a sidewalk connection from the building to the public sidewalk along S.
Preston Avenue, and installation of new landscaping, include two new parking lot islands
with two new shade trees. 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.
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.
-6-
Recommendation & Findings of Fact
Petition 21-25
August 4, 2025
The property is 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 property has frontage along E.Chicago Street on the north
and S. Preston Avenue on the east. The on-site parking lot includes two full access
driveways,one to E. Chicago Street and the second to S. Preston Avenue,which allow for
efficient access to and from the property. The applicant is not proposing to make any
changes to the existing access driveways. The two driveways can adequately serve the
proposed use, which is expected to generate minimal traffic. The proposed wrestling and
boxing gym will not have any negative effect on the existing traffic pattern in the
neighborhood,which functions with safe and efficient traffic circulation.
The proposed wrestling and boxing gym is required to have one parking space per four
students in class/camp, plus one parking space per employees. With one employee and up
to 25 participants per class/camp,the facility is required to have seven parking spaces.With
16 parking spaces on site,the facility will meet its parking requirement.
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. All business activities will be conducted on the interior. The applicant
is proposing only minor interior renovation to accommodate ADA accessible restrooms.
The open floor plan of the existing building is well suited to accommodate the proposed
wrestling and boxing gym.The space can easily accommodate one class/camp at the time
that would have a maximum of 25 participants per class. The hours of operation are
consistent with those of surrounding businesses.
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
-7-
Recommendation & Findings of Fact
Petition 21-25
August 4,2025
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 21-25,subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Gerardo Pina, as
applicant, and Shucri Monier Jibawi, as property owner, received June 13, 2025, and
supporting documents including:
a. Undated letter titled Proposed Business Operation: Physical Fitness Facility,dated
received June 13,2025;
b. Land Title Survey,prepared by Land Divisions, Inc.,dated April 1, 2002;and
c. Proposed site plan, prepared by John W. Roberson,dated July 28,2025,with such
further revisions as required by the Community Development Director;and
d. Two-page architectural plans, consisting of sheets A2, and A3, prepared by John
W. Roberson, dated June 10, 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. Wall signs shall
not be box signs. Wall signs must be channel letters.
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 five(5)yes,zero(0)no,
and zero(0)abstentions. All member were present.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
- 8 -
Recommendation & Findings of Fact
Petition 21-25
August 4,2025
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
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EXHIBIT A
Aerial / Location MapAN
IN
tit
ELGIN 0 So l°° ft
UHF OP(IN THE SUHUPBS
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l RC2
Division Street
. Subject Property
Petition #21-25
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Zoning
QRC1-RESIDENCE CONSERVATION 1 East C
RC2-RESIDENCE CONSERVATION 2 _ RB
h� go.c-
RC3-RESIDENCE CONSERVATION 3 O Qt
QPRC-PLANNED RESIDENCE CONSERVATION
RC3-RESIDENCE CONSERVATION DISTRICT
SFR1-SINGLE FAMILY RESIDENCE 1 d
SFR2-SINGLE FAMILY RESIDENCE 2 •
PSFR1-PLANNED SINGLE FAMILY RESIDENCE 1
QPSFR2-PLANNED SINGLE FAMILY RESIDENCE 2
QTFR-TWO FAMILY RESIDENCE
QPTFR-PLANNED TWO FAMILY RESIDENCE f
QPMFR-PLANNED MULTIPLE FAMILY RESIDENCE
QMFR-MULTIPLE FAMILY RESIDENCE
Q RB-RESIDENCE BUSINESS Eastview Street
QPRB-PLANNED RESIDENCE BUSINESS
® NB-NEIGHBORHOOD BUSINESS
PNB-PLANNED NEIGHBORHOOD BUSINESS
- AB-AREA BUSINESS RC2
PAB-PLANNED AREA BUSINESS Illl..
CC1-CENTER CITY 1
CC2-CENTER CITY 2
- PCC-PLANNED CENTER CITY
PCC2-PLANNED CENTER CITY 2
ORI-OFFICE RESEARCH INDUSTRIAL
NMPORI-PLANNED OFFICE RESEARCH INDUSTRIAL
GI-GENERAL INDUSTRIAL PRC
- PGI-PLANNED GENERAL INDUSTRIAL
CI-COMMERCIAL INDUSTRIAL
CF-COMMUNITY FACILITY
PCF-PLANNED COMMUNITY FACILITY
•
EXHIBIT B
Zoning Map A
ELGIN a 150 300ft
THE CITY IN THE SUBURBS
Subject Property
Petition #21-25
East Chicago Street
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EXHIBIT C Parcel Map
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ELGIN 0 50 100ft
THE CITY IN THE SUBURBS I I I I I
EXHIBIT D
SITE LOCATION
633 E. Chicago Street
Petition 21-25
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Site Area Map
EXHIBIT D
SITE LOCATION
633 E. Chicago Street
Petition 21-25
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EXHIBIT D
SITE LOCATION
633 E. Chicago Street
Petition 21-25
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