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HomeMy WebLinkAboutG44-23 Ordinance No. G44-23 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A CHURCH (2 American Way) WHEREAS, written application has been made requesting conditional use approval to establish a church at 2 American Way; and WHEREAS, the zoning lot with the building containing the premises at 2 American Way is legally described herein(the "Subject Property"); and WHEREAS, the Subject Property is located within the AB Area Business District, and a church 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 October 2, 2023, 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 October 2, 2023, 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 church is hereby granted for the property commonly known as 2 American Way, and commonly identified by Kane County Property Index Numbers 06-07-302-067-0000, 06-07-302-068-0000, 06-07-302-069-0000, 06-07-302-070-0000, and 06-07-302-071-0000, and legally described as follows: LOTS 3, 4, 5, 6 AND 7 IN CAMPUS EAST, BEING A SUBDIVISION OF THAT PART OF THE SOUTH HALF OF SECTION 7, TOWNSHIP 41 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 25, 1988 AS DOCUMENT 88491978 IN COOK COUNTY, ILLINOIS. (commonly known as 2 American Way) 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 Apostolic Church NW Suburbs Schaumburg, as applicant, and Ecker Center for Behavioral Health, as property owner, received September 11, 2023, and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance, dated received September 1, 2023; b. Undated Conditional Use Questions to Answer, dated received September 22, 2023; c. Code Analysis The Apostolic Church Northwest 2 American Way Elgin,IL 60120, prepared by ACBI Architects,dated September 18,2023; d. Plat of Survey, prepared by Dale Floyd Land Surveying L.L.C., dated March 14, 2006; e. Site Plan, prepared by ACBI Architects, dated September 22, 2023, with such further revisions as required by the Community Development Director; f. Floor Plans, prepared by ACBI Architects, dated September 22, 2023, with such further revisions as required by the Community Development Director; and g. Exterior Elevations, prepared by ACBI Architects, dated August 30, 2023, 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 church activities and services, including but not limited to the food pantry, shall be conducted on the interior of the existing two-story office building on the Subject Property. However, any church related activities and services may be established on the Subject Property outside the building as an authorized permitted use, provided the specific event is established and operates in compliance with the temporary use provisions of Section 19.90.015, and the applicant is subject to all such provisions including but not limited to the number and duration and requirement for a separate permit for each outdoors event. 2 3. All exterior street graphics must comply with the zoning ordinance requirements. 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. ate David J. Kaptai , ay Presented: November 1, 2023 Passed: November 1, 2023 Omnibus Vote: Yeas: 8 Nays: 0 ,,. Recorded: November 1, 2023 , :r Published: November 1, 2023 ,� ta A est: f y. v' Kimberly Dewis, Calerk n '� -re: .M1w'h 3 EXHIBIT A October 2,2023 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 29-23, an application by Apostolic Church NW Suburbs Schaumburg,as applicant,and Ecker Center for Behavioral Health, as property owner,are requesting a conditional use to establish a church at the property commonly known as 2 American Way. GENERAL INFORMATION Petition Number: 29-23 Property Location: 2 American Way Requested Action: Conditional Use Current Zoning: AB Area Business District Proposed Zoning: No change. AB Area Business District Existing Use: Office Proposed Use: Church Applicant: Apostolic Church NW Suburbs Schaumburg Owner Ecker Center for Behavioral Health Staff Coordinator: Damir Latinovic, Senior Planner Exhibits Attached: A. Aerial/Location Map Recommendation & Findings of Fact Petition 29-23 October 2, 2023 B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments G. Draft Ordinance BACKGROUND Apostolic Church NW Suburbs Schaumburg,as applicant,and Ecker Center for Behavioral Health, as property owner,are requesting a conditional use to establish a church at the property commonly known as 2 American Way. The 2.4-acre property,zoned AB Area Business District is located on south side of Summit Street just west of Waverly Drive. The property is improved with a 8,732-square foot, two-story office building and two surface parking lots with a total of 34 parking spaces. The building is located in the rear of two other commercial buildings, a two-story office building (1 American Way) and a one-story restaurant building home to Mariscos El Amigo II restaurant.The access to the property is from a private drive known as American Way. The building is owned by Ecker Center for Behavioral Health and most recently served for various mental health counseling services provided by Ecker Center. The properties to the north, west and east of the subject property are all zoned AB Area Business District due to their frontages along Summit Street. The property to the north, beyond the two- story office building and the restaurant, is the vacant seven-acre site of the approved Bella Casa commercial and residential mixed-use development,which is currently in building permit review. The property adjacent to the west is a one-story commercial building currently occupied by a furniture store.The properties adjacent to the east include two single-family residences with access from Waverly Drive. And the properties adjacent to the south are zoned RC 1 Residence Conservation District and are improved with single-family residences. -2 - Recommendation & Findings of Fact Petition 29-23 October 2, 2023 eenF ( S,fj606 S• 5014 ` r , ti. IM 1�.` �- i� ~ 4500 SI'600 s e:. a , , a l r _ . r.r.r,, i, „. Subject Property • _ y e; • 1: a ... Arrow ita i .- . cm ' / ees I fa e -e�s ra = . p �l. v } 5 ■ _ ' a - at 1/ IF Nt,- 1 qx s ` ,� ' . ti • ' _ `'!� , A v.„i. r l I ; lk ' k, f .1 1 II 1 AJj A 4 ! 161 S., Figure 1.Site area map with zoning overlay Proposal The Apostolic Church NW Suburbs Schaumburg, a Christian worship and fellowship entity, is proposing to relocate and establish its church and main Illinois office at 2 American Way. The church was established in 2003 and is currently located at 742 Algona Avenue. The church provides Sunday services starting at 10 am with Sunday School,which is followed by worship service from 11 am to 1 pm. In addition to the Sunday service, the church plans to offer other non-liturgical services, including counseling services, a food pantry, and youth groups to guide younger generations.The counseling services are offered to church members by appointment only, while youth groups are held on Saturday mornings. The church also plans to provide childcare services in the future for members of the church during the Sunday service hours. The church is proposing to hold food pantry once per month outside of the church building. However,as a condition of the approval,staff is recommending that all food pantry events are held indoors.All non-liturgical services are considered accessory and customary to the church services. - 3 - Recommendation & Findings of Fact Petition 29-23 October 2, 2023 The applicant is proposing to _ F_i __ -!�. ,_i �� renovate the ground floor of the I 1 ,�N=C..1 vc.. i I two-story building to create a - — sanctuary space with capacity � + U1 �,�.ar a r _ for 128 people. The church is MAWSTOP aea-w .mu+xnot proposing to make any I77,--L.___, ■ro - a�« wered changes to the second floor of L the building or to the site. Pastor Io �., icvnnd .d H ti. Mt n I Aregbesola is the only employee F. . __ of the church, but additional I - rattle would provide - assistance for various services r on an as-needed basis. 0 PROPOSEDP 2ND FLOOR PLAN .C.I1 1/Y.1'- '"'" 2.0^°°• •--.! The church is required to have one parking space per four seats in the largest assembly area, - © plus one parking space per 11„ -'t EN rr -— - employee. With the maximum S IOAAGE iga YlY F AMM / II seating capacity for 128 persons A J ruT in the sanctuary and one gal i •• � � SANCNARY ti tj �:���% r n� :� employee,the church is required you i -d 1 Z•; Tm ..04 II to have 33 parking spaces. With .,,. �� ® IIV 34 parking spaces on site, the �I1111111111 , , :.�II property will continue to meet �,; the parking requirements. I. i- FOYR A church is listed as a - i, , conditional use in the AB Area 1.-kl Business District, requiring the 0 PROPOSED 1ST FLOOR PLAN BLOC iN3"or+u.nON �v., ,n., • .� R, - review and recommendation by Ail,m.swc i,w.a Pour.u+.urtcrto +"IC A^ 9 VRIWUP�"`� ' the Planning and Zoning Commission and approval by the City Council. Figure 2.Proposed Pt(bottom)and 2nd(top)floors of the church building The Community Development Department offers the following additional information: A. Property History.The subject property was annexed to the city in 1972.Upon annexation the property was classified in the R2 Single Family Residence District. In 1984, the property was rezoned to B3 Service Business District by Ordinance No. G58-84. In 1992 the property was rezoned to AB Area Business District as part of the comprehensive -4- Recommendation & Findings of Fact Petition 29-23 October 2, 2023 amendment to the zoning ordinance In 1988,the City approved a special use(currently known as conditional use)for a planned unit development by Ordinance No. G74-88, and also approved the subdivision of the property into six lots,known as Campus East Subdivision, for a development of five two- story office buildings (each 8,700 square feet) and one one-story commercial building. Each building was to sit on its own lot. To date only two of the office buildings were constructed (1 American Way and 2 American Way), and the one-story commercial building (home to Mariscos El Amigo II restaurant at 915 Summit Street). The buildings were completed shortly after the planned unit development was approved in 1988. B. Surrounding Land Use and Zoning. The properties to the north, west and east of the subject property are all zoned AB Area Business District due to their frontages along Summit Street. The property to the north, beyond the two-story office building and the restaurant, is the vacant seven-acre site of the approved Bella Casa commercial and residential mixed-use development, which is currently in building permit review. The property adjacent to the west is a one-story commercial building currently occupied by a furniture store. The properties adjacent to the east include two single-family residences with access from Waverly Drive. And the properties adjacent to the south are zoned RC1 Residence Conservation District and are improved with single-family residences. 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 CCI Center City District. E. Trend of Development. The subject property is located along Summit Street just west of Waverly Drive. Since the early 1980s,the Summit Street corridor between Hiawatha Drive on the west and Shady Oaks Drive on the east, where the property is located, 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 -5 - Recommendation & Findings of Fact Petition 29-23 October 2, 2023 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. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 29-23 on October 2, 2023. 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 and Zoning Commission dated September October 2,2023. The Community Development Department and the Planning and 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 subject property is improved with a two-story 8,732-square foot office building and two parking lots with 34 parking spaces. The building is one of five similar buildings approved by the City in 1988. Only two of the five buildings have been completed, including the subject building. The portion of the subject property where the three other office buildings were supposed to be constructed has over time been improved with a variety of open space and recreational amenities, including a one-half basketball court, a sand volleyball court, a recreational walking path and other general passive open space areas south of the subject building. The applicant is not proposing to make any exterior changes to the building or the site. All existing open space areas and vegetation would remain. The proposed church functions will be restricted to the interior of the existing building, which can adequately serve the proposed use. There are no significant features including topography, watercourses, or vegetation that will have a negative impact on the proposed 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 -6- Recommendation & Findings of Fact Petition 29-23 October 2, 2023 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. The applicant is not proposing any changes to the existing sewer and water utilities. The existing 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 is improved with one 8,732-square foot office building and two parking lots with 34 parking spaces. The access to the property is from a private drive known as American Way.The two properties immediate to the north,the two- story office building at 1 American Way and the one-story restaurant at 915 Summit Street also share the same private access drive with connection to Summit Street. The existing access drive, American Way, adequately serves the three properties with no on-site traffic congestion. The existing access was designed to serve three more two-story office buildings which have never been constructed. The applicant is not proposing to make any exterior changes to the site. The proposed church will not have any negative effect on the existing on-site and off-site traffic circulation. The church is required to have one parking space per four seats in the largest assembly area, plus one parking space per employee. With the maximum seating capacity for 128 persons in the sanctuary and one employee, the church is required to have 33 parking spaces. With 34 parking spaces on site, the property will continue to meet 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 proposed church would occupy the entirety of the two-story office building. The applicant is not proposing any exterior changes to the building or the site. All church activities will be conducted on the interior of the building without any impact on the surrounding uses or properties. The church plans to offer Sunday School at 10 a.m. and worship service from 11 am to 1 pm. on Sundays with a seating capacity of 128 persons. Still, the average attendance is approximately 75 people. Non-liturgical services such as counseling sessions would also be offered during the week and on Saturday,however,the attendance at those events would be far less than for the Sunday worship service. Based on its maximum capacity during the -7 - Recommendation & Findings of Fact Petition 29-23 October 2, 2023 worship service,the church is required to have 33 parking spaces. With 34 parking spaces on site, the property meets its parking requirement. Still, the property has a verbal agreement with the owner of the property at 1 American Way to use the additional 34 parking spaces located on that property should they be ever needed.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 and Zoning Commission recommend approval of Petition 29-23, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Apostolic Church NW Suburbs Schaumburg, as applicant, and Ecker Center for Behavioral Health, as property owner,received September 11, 2023, and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance, dated received September 1,2023; b. Undated Conditional Use Questions to Answer, dated received September 22, 2023; c. Code Analysis The Apostolic Church Northwest 2 American Way Elgin,IL 60120, prepared by ACBI Architects, dated September 18, 2023; d. Plat of Survey, prepared by Dale Floyd Land Surveying L.L.C., dated March 14, 2006; e. Site Plan, prepared by ACBI Architects, dated September 22, 2023, with such further revisions as required by the Community Development Director; f. Floor Plans, prepared by ACBI Architects, dated September 22, 2023, with such further revisions as required by the Community Development Director; and g. Exterior Elevations, prepared by ACBI Architects, dated August 30, 2023, 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 - 8 - Recommendation & Findings of Fact Petition 29-23 October 2, 2023 ordinances shall supersede and control. 2. All church activities and services, including but not limited to the food pantry, shall be conducted on the interior of the existing two-story office building on the Subject Property. However, any church related activities and services may be established on the Subject Property outside the building as an authorized permitted use,provided the specific event is established and operates in compliance with the temporary use provisions of Section 19.90.015, and the applicant is subject to all such provisions including but not limited to the number and duration and requirement for a separate permit for each outdoors event. 3. All exterior street graphics must comply with the zoning ordinance requirements. 4. Compliance with all applicable codes and ordinances. The vote of the Planning and Zoning Commission on the motion to recommend approval, subject to the conditions outlined above,was seven(7)yes,zero(0)no,zero(0)abstentions.All members were present. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission -9 - f t f JEFFERSON AVE 111.1.2111.111111111111111111111111.1.111111 , zAhllihia- '1:16 j s' A 3- •, ,rr'- 11 WW". . . 'c ... '''' 1.- 114,..;,,,,•: . : in .. F .. Subject Property Petition 29-23 .... %.-Ali -`114.1 7-A- / \ i , Q , . R , fewr. 11 I- pT 1 ,. ;i ~.� . - 411111141 i, W.' . iri r_.tr ,. . far_ ,.. . - - tn, . 3r .,, ,,....• ••, , . ,,__ . . , . ...•.. . . • _ - . •<, , If i . , Pe• __________ 44. GRAND AVE ,,i ioi. opply CAR AVE ~ ;;;•000' , ig-mil _ 10 '� 4 11,1" .... 44! 4,.. ,., .. IIIIIII4L'Tt . *14 , * . . .. .. . ., .., ., . ,_. ? a co � � SHI�OH CT 05 5. IOW � 444.—)37;::: ' ‘: : .- 4 • .. 11W AO IrOAMIIIIIIIII Illitike .. likr-4------ 4 ,..........„,, , ...4 , , it., .,,,, , . .. EXHIBITA Aerial/Location Map u E S Map prepared by City of Elgin 0 55 110 220 330 fl44eet Department of Community Development 01,0 oc , .......___ c� RC1 Igg �- 1.' l la Z W • / / N=c ALGONA AVE W =' a ��o: U o, � PRC o. AINIM SEW (.:::.)11 O TFR JEFFERSON AVE ii. IN MFR I •°DRILL CT t Subject Property - • I AB Petition 29-23 .TILLWATERRD ~ - 1 0 3 - AB 1- - b T h SFR1 ki @DI E43 r---1-" __ 0 0 • �iti ). .,E LegendIlik t JGIS.DBO.ParcelsKane_V3 .Q RC1 Residence Conservation 1 NM Eizt Millip 1,11 O RC2 Residence Conservation 2 li QRC3 Residence Conservation 3 CARL AVE ,�V . , Q PRC Planned Residence Conservation it �QVC.� IIII . Q SFR1 Single Family Residence 1 �,' IIIII . OPSFRSFR2 roaPlan ed ly dly Residence P,, '�4 ,, $51 U ,SFR2 Single Family Residence 2 'PSFR2 Planned Single Family Residence ' O TRF Two Family Residence RC1 OPTRF Planned Two Family Residence 111P , RC1 Q MFR Multiple Family Residence ' O PMFR Planned Multiple Family Residence rer*WILSHILOH LN ♦ , , ORB Residence Business 'Q- ,Q PRB Planned Residential Business , �.,l�oO NB Neighborhood Business , '05 ,' O PNB Planned Neighborhood Business 'Olt' ill' 116 QAB Area Business ,, ,,0 , ®PAB Planned Area Business / ' ��V ' -CC1 Center City 1 .., 'l,�pJ •, -CC2 Center City 2 , . -PCC Planned Center City i eT I i PRC I 1 MIORI Office Research Industrial . 111111 PORI Planned Office Research Industrial U. Ell -GI General Industrial i� I- PGI Planned General Industrial - , �, -Cl Commercial Industrial T ` p -CF Community Facility LVD , !r _ \ a g A -PCF Planned Community Facility B I / �� \ I `•, EXHIBITS Zoning Map N W --r-E S Map prepared by City of Elgin 0 100 200 400 600 800 Department of Community Development Feet SUMMIT ST Subject Property 2 American Way 4 Petition 29-23 z Q 000' 00 000 6'OO 0 00 0 0 00 0 �0 o r'o (51 00 00 00 0 06073020710000 EXHBIITC Parcel Map N City of Elgin Department of Community Development o 20 40 80 120 tso Feet EXHIBIT D SITE LOCATION 2 American Way Petition 29-23 ...T' -7. - '-. 704.• __ ..., .Lit_ . _ ,L4.. , . • . 0, t icl , _ ,i ,0 L , 40 1 , , , 1 ille, , „ _:__.irr:-•1 , 1.4,3.1 ���� to ri'- hied Property •�1' �. _ AP Evanston Elgin Road(IL 58) i, _ 4� 1 W 1L • �^ �-AMY/ }!' a. fir. o.,..�, 1 �; ., 'C , w`1 t ' 1 , 0yy1• . C t • �4 Ir \• Ii . .,. : . $ i q } vi.' I` "-e"\Lit y"h'1 , . , , , z Z i ..' ' t iiregt4lc* \I V+ -4r,i - t : 4 { . ` .. * R a 2 a r Bird's eye view looking north • hlect Property Ir..' S. ..i'.yam,_ L., , aM +r..r.. _ _ t_ `� -Apr- i r_ - ki' *a. • r „,_ .0 . .0, I. i ride. # -... • 1 11 4i. al;�, Ameniac WdY L- la • p i yi _ 4.14 -+F+« 41 ki. .." , a J fr. 1 f'-'= ..il, ---mkea Allit shloh 1 +1 'ti i. • �.4 .✓ mar l t;, .4 ;� " im. • #-l.1 • R ►4., ..,o''e`w' ..1 Bird's eye view looking west EXHIBIT D SITE LOCATION 2 American Way Petition 29-23 k>' rl 1. • t �: 4 11 41,f V�7Ir' f S lir 0 • .. ....y.g. ----1- -- , _ , _ . , 4 0 iiir - , it ' •- :1, 'I* -t*;*"-i•••f`. ,,*' t. -$4.sA:-; i . •.141P:1110Fatit4 , 4 Cii;ifiii:Umut — r: r • - . IL 9. .‘.. ammoi . �y ask ,,.: ...,,, r- 1. W ,. Front elevation of the subject building at 2 American Way -,;,..:it. } Y--", , ., 1 M ,. _ E. a T_ p -- --- .----- i ..I ;,, t ,. r ie` 'N111•111111111M.N'''' North elevation of the subject building at 2 American Way