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HomeMy WebLinkAboutG55-21 Ordinance No. G55-21 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A CHURCH (115 South Grove Avenue, Suite 210-211) WHEREAS, written application has been made requesting conditional use approval to establish a church at 115 South Grove Avenue, Suite 210-211; and WHEREAS, the zoning lot with the building containing the premises at 115 South Grove Avenue, Suite 210-211, is legally described herein(the"Subject Property"); and WHEREAS, the Subject Property is located within the CC1 Center City District, and a church is listed as a conditional use within the CC1 Center City District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on September 13, 2021, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS,zoning,including,but not limited to,this ordinance granting a conditional use in the CC 1 Center City District pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact,dated September 13,2021,and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a conditional use for a church is hereby granted for the property commonly known as 115 South Grove Avenue, Suite 210-211, which is part of the property commonlyidentified byKane CountyProperty Index Number 06-13-309-002, and legally P Y g Y described as follows: Lots 7, 8 and 19 in Block 13 of the Original Town of Elgin, on the East side of the Fox River, (excepting therefrom that part of said Lots 8 and 190. Described as follows: Commencing at the intersection of the East line of Spring Street with the South Line of Fulton Street to a point in the Southerly line of Fulton Street which is 36 feet Westerly from the Northeast corner of said Lot 8; thence Southernly parallel with the Easternly line of said Lot 8 a distance of 44.86 feet; thence Westerly parallel with the South line of Fulton Street to the Easterly line of Spring Street; thence Northerly along said Easterly line to the point of beginning), in the City of Elgin, Kane County, Illinois (commonly known as 115 South Grove Avenue) Section 3. That the conditional use for the Subject Property as authorized by this ordinance shall be subject to the following additional conditions: 1. Substantial conformance to the Development Application submitted by Outreach Fellowship Christian Center as applicant,and LaSalle Trust, Trust: TR#A7712481503, as property owner, received August 11, 2021, and supporting documents including: a. Undated Statement of Purpose and Conformance, dated received July 6, 2021; b. Plat of Survey, prepared by Alan J. Coulson, P.C., dated January 15, 1999; c. Second Floor Plan, prepared by DBH & Associates, Architects, dated October 20, 2020, with such further revisions as required by the Community Development Director; and d. Undated partial floor plan, prepared by DBH & Associates, Architects, dated October 20, 2020, dated received August 24, 2021, with such further revisions as required by the Community Development Director. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. This grant of conditional use is limited to Suite 210-211 as depicted upon the Undated partial floor plan,prepared by DBH &Associates, Architects, dated October 20, 2020, dated received August 24, 2021, with such further revisions as required by the Community Development Director. 3. All exterior street graphics must comply with the zoning ordinance requirements. 4. That the 100-foot restriction set forth in section 6-11 of the Illinois Liquor Control Act, 235 ILCS 5/1-1 et seq. (the"Act), shall not apply with respect to the church and future retail liquor licenses, such that future liquor license establishments shall not be prohibited by the Act from locating within 100 feet of any church or church affiliated school located at 115 S. Grove Avenue, Suite 210-211. 2 5. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be full force and effect upon its passage in the manner provided by law. David J. Ka or Presented: October 27, 2021 Passed: October 27, 2021 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: October 27, 2021 Published: October 28, 2021 Attest: Kimberly Dewis, Cit erk 3 EXHIBIT A September 13, 2021 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 35-21, an application by Outreach Fellowship Christian Center as applicant, and LaSalle Trust, Trust: TR#A7712481503, as property owner, are requesting a conditional use to establish a church at the property commonly referred to as 115 S. Grove Avenue, Suite 210-211. GENERAL INFORMATION Petition Number: 35-21 Property Location: 115 S. Grove Avenue, Suite 210-211 Requested Action: Conditional Use Current Zoning: CC1 Center City District Proposed Zoning: No change. CC1 Center City District Existing Use: Multiple-tenant office building Proposed Use: Church Applicant: Outreach Fellowship Christian Center Owner LaSalle Trust,Trust: TR#A7712481503 Staff Coordinator: Damir Latinovic, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map Recommendation &Findings of Fact Petition 35-21 September 13, 2021 C. Parcel Map D. Site Location E. Development Application and Attachments G. Draft Ordinances BACKGROUND Outreach Fellowship Christian Center as applicant, and LaSalle Trust, Trust: TR#A7712481503, as property owner,are requesting a conditional use to establish a church at the property commonly referred to as 115 S. Grove Avenue, Suite 210-211. The subject tenant space is located within a 39,352-square foot, two-story building located in downtown Elgin and zoned CC1 Center City District.The building covers the entire 20,877-square foot lot, which fronts along S. Grove Avenue on the west, and along Fulton Street on the north. The main building entrance with a small lobby is located along S. Grove Avenue. The secondary pedestrian access is located along Fulton Street. There is no vehicular access to the property. The two-story brick building, characteristic for the 2nd floor round windows, is home to various other tenants including the Kane County Court Services Department, In the Door Marketing consulting service, and Our Lady of the Holy Rosary Chapel, a religious institution which occupies an approximately 1,100-square foot suite on the ground floor of the building. All surrounding properties are also zoned CC1 Center City District. The property to the west, across S. Grove Avenue is the City-owned surface parking lot with 76 parking spaces for public parking. The property located to the north is a two-story office building built in the Art Deco style, which is home to Senior Services Associates Inc. offices, a non-profit organization. Further to the north across Fulton Street is the three-story Art-Space loft residential building. The Fulton Street parking garage is located to the east. To the south, the property is adjacent to the one-story multi- tenant building located along S. Grove Avenue, and the Discovery Church property with frontage along both S. Grove Avenue and Prairie Avenue where the City recently granted approval for the establishment of the Imago event space within the Discovery church building. -2 - Recommendation & Findings of Fact Petition 35-21 September 13, 2021 h1 rt - - • rzzi. •. • r. . i `R, ski, t �" _ i5 � , ra- d I ie1/44110: • Figure 1. Site area map with zoning overlay The applicant, Pastor Angela J. Holmes, is proposing to establish the Outreach Fellowship Christian Center(OFCC) church at 115 S. Grove Avenue, Suite 210-211. She is the founder and Senior Pastor of the church,which was founded in 2004 in the Housing Authority of Elgin building at 120 S. State Street. As its membership grew, the church moved to East Dundee and eventually to Schaumburg. The church is now looking to move back to Elgin where it was founded. The 3,000-square foot tenant space,Suite 210-211,is located on the 2nd floor of the office building. The suite contains a small conference room,five offices,and a 1,200-square foot room for church's worship services. The suite also has its own restrooms. This tenant space is well suited for the church, and the church is not proposing any immediate interior or exterior modifications. In the future, the applicant may undertake interior renovations to expand the maximum permitted occupancy of the space, which currently allows up to 49 people at any one time. - 3 - Recommendation & Findings of Fact Petition 35-21 September 13,2021 .. r.. r_. -. r s 11111••y \K..v ;•, x ,J,. church. s e 2 Figure 2. Building's 2nd floor plan with the location of the proposed church in Suite The church plans to offer Sunday School at 9:30 a.m. and worship service at 11:00 a.m. on Sundays.Non-liturgical services such as classes, seminars, and conferences are conducted at least once or twice per month and usually take place on weekday evenings with average attendance of 30-40 people. Pastor Holmes is the only employee, however, additional volunteers provide as needed assistance for various church events. All uses in the CC 1 district are not required to provide any parking spaces. As such, there is no regulatory parking requirement for the proposed church.All church visitors will have access to all downtown city-owned parking facilities,including the 76 surface parking stalls in the City-owned lot across the street and 456 parking spaces within Fulton Street parking deck. On this block of S. Grove Avenue on-street parking is available on the east side of the street with a 2-hr parking restriction from 8:00 a.m. to 5:00 p.m. Monday-Friday. Sale of Alcohol in Proximity to the Church Per the zoning ordinance Section 19.90.015 "Definitions and Regulations", a packaged liquor sale establishment(liquor store)shall not be located less than one hundred feet from any church;school, other than an institution of higher learning; hospital; home for aged person, indigent persons, or veterans;or any military or naval station. Similarly,the Illinois Liquor Control Act,235 ILCS 5/1- 1 et seq. (the"Act")generally provides, in pertinent part,that"[n]o license shall be issued for the -4- Recommendation &Findings of Fact Petition 35-21 September 13,2021 sale at retail of any alcoholic liquor within 100 feet of any church." However, the Act specifically addresses situations in which a church seeks to locate within 100 feet of a property having a preexisting liquor license: Nothing in this Section shall prohibit a church or church affiliated school located in a home rule municipality or in a municipality with 75,000 or more inhabitants from locating within 100 feet of a property for which there is a preexisting license to sell alcoholic liquor at retail. In these instances, the local zoning authority may, by ordinance adopted simultaneously with the granting of an initial special use zoning permit for the church or church affiliated school,provide that the 100 foot restriction in this Section shall not apply to that church or church affiliated school and future retail liquor license. 235 ILCS 5/6-11 (f) (emphasis added). Therefore, staff has included the following additional condition in the draft ordinance granting approval of the conditional use for the proposed church: 1. That the 100-foot restriction set forth in section 6-11 of the Illinois Liquor Control Act, 235 ILCS 5/1-1 et seq. (the "Act), shall not apply with respect to the church and future retail liquor licenses, such that future liquor license establishments shall not be prohibited by the Act from locating within 100 feet of any church or church affiliated school located at 115 S. Grove Avenue, Suite 210-211. A companion ordinance to the conditional use ordinance has been prepared(and is included in the packet) that would exclude The Outreach Fellowship Christian Center from the 100-distance requirement from any existing establishment with a liquor license and any future establishments seeking approval of a liquor license within 100 feet of church. The same type of companion ordinance was adopted when the Discovery Church was approved in its existing location at 200 Prairie Street. The proposed church is listed as a conditional use in the CC1 Center City District, requiring the review and recommendation by the Planning and Zoning Commission and approval by the City Council. The Community Development Department offers the following additional information: A. Property History. The subject property has been part of the City of Elgin since its incorporation. The property was originally classified as E Commercial District by the first zoning ordinance in 1927. In 1962, the property was rezoned to B3 Service Business District. In 1992, the property was rezoned to CC1 Center City District as part of the comprehensive amendment to the zoning ordinance.The existing building was constructed in 1925. - 5 - Recommendation & Findings of Fact Petition 35-21 September 13,2021 Over the years, the City granted conditional use approval for several other businesses to establish within the building. In 2000, the City granted approval for the establishment of an adult day care facility by Ordinance No. G10-00. In 2011,the City granted approval for the expansion of the adult day care facility by Ordinance No. G29-11. And in 2012, the City granted approval for the establishment of Our Lady of the Holy Rosary Chapel church within the building, by Ordinance No. G33-12, which is still in operation at 205 Fulton Street. B. Surrounding Land Use and Zoning. All surrounding properties are also zoned CC 1 Center City District. The property to the west, across S. Grove Avenue is the City-owned surface parking lot with 76 parking spaces for public parking. The property located to the north is a two-story office building built in the Art Deco style, which is home to Senior Services Associates Inc. offices, a non-profit organization. Further to the north across Fulton Street is the three-story Art-Space loft residential building. The Fulton Street parking garage is located to the east. To the south,the property is adjacent to the one-story multi-tenant building located along S. Grove Avenue, and the Discovery Church property with frontage along both S. Grove Avenue and Prairie Avenue where the City recently granted approval for the establishment of the Imago event space within the Discovery church building. C. Comprehensive Plan. The property is designated Downtown Mixed-Use by the City's 2018 Comprehensive Plan. Elgin's historic downtown contains mixed-use structures featuring retail, restaurant, service uses, office and residential uses. Mixed-use structures contribute to an active street life and help foster a unique sense of place. A variety of uses should be encouraged throughout Downtown and should be located at or near the sidewalk with parking in the rear. D. Zoning District. The purpose and intent of the CC 1 Center City District is to facilitate the implementation of the official comprehensive plan for the city center, as focused on a distinctive subarea of the city with a common urban fabric. The CC1 zoning district provides for a concentration of finance, service, retail, civic, office, and cultural uses in addition to complementary uses such as hotels, entertainment and housing. The development standards are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian-oriented character. E. Trend of Development. T The subject property is located on the south end of Elgin's traditional downtown area that has historically been developed with a mix of commercial, retail, service, restaurants, residential, and institutional uses. Most recent new developments and businesses in the downtown area have established near the Festival Park and Riverside Drive Promenade, such as several restaurants along S. Grove Avenue and the Elgin Art Space Lofts building at 51 S. Spring Street. The City encourages downtown - 6- Recommendation & Findings of Fact Petition 35-21 September 13, 2021 development that will foster a vibrant, walkable, mixed-use center for the community, as well as a regional center with an urban fabric unique to the Chicago metropolitan region. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 35-21 on September 13,2021. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings&Recommendation to the Planning and Zoning Commission dated September 13, 2021. 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 approximately 20,877 square feet in size and is improved with a two-story building that encompasses almost the entire lot. The applicant is not proposing to make any exterior changes to the building or the site. 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 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 - 7- Recommendation &Findings of Fact Petition 35-21 September 13, 2021 vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The existing 39,352-square foot, two-story building covers almost the entire property with no on-site parking or vehicular access. Pedestrian access is provided directly from S. Grove Avenue. A secondary pedestrian entrance and exit is provided from Fulton Street. The subject property is located in downtown Elgin, which functions with safe and efficient vehicular circulation. The proposed use will not have any negative effect on the existing traffic configuration in the downtown area. All uses in the CC 1 district are not required to provide any parking spaces. As such, there is no regulatory parking requirement for the proposed church. All church visitors will have access to all downtown city-owned parking facilities, including the 76 surface parking stalls in the City-owned lot across the street and 456 parking spaces within Fulton Street parking deck. On this block of S. Grove Avenue on-street parking is available on the east side of the street with a 2-hr parking restriction from 8:00 a.m. to 5:00 p.m. Monday- Friday. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings.The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The applicant is not proposing any exterior changes to the building. All 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 9:30 a.m. and worship service at 11:00 a.m.on Sundays.Non-liturgical services such as classes, seminars, and conferences are conducted at least once or twice per month and usually take place on weekday evenings with average attendance of 30-40 people. 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. - 8 - I Recommendation &Findings of Fact Petition 35-21 September 13,2021 Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. The applicant is not proposing any changes to the exterior of the building. RECOMMENDATION The Community Development Department and the Planning and Zoning Commission recommend approval of Petition 35-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Outreach Fellowship Christian Center as applicant, and LaSalle Trust, Trust: TR#A7712481503, as property owner, received August 11, 2021, and supporting documents including: a. Undated Statement of Purpose and Conformance, dated received July 6,2021; b. Plat of Survey,prepared by Alan J. Coulson, P.C.,dated January 15, 1999; c. Second Floor Plan,prepared by DBH &Associates, Architects, dated October 20, 2020, with such further revisions as required by the Community Development Director; and d. Undated partial floor plan, prepared by DBH & Associates, Architects, dated October 20, 2020, dated received August 24, 2021, with such further revisions as required by the Community Development Director. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. This grant of conditional use is limited to Suite 210-211 as depicted upon the Undated partial floor plan,prepared by DBH &Associates,Architects, dated October 20,2020, dated received August 24, 2021,with such further revisions as required by the Community Development Director. 3. All exterior street graphics must comply with the zoning ordinance requirements. 4. That the 100-foot restriction set forth in section 6-11 of the Illinois Liquor Control Act, 235 ILCS 5/1-1 et seq. (the "Act), shall not apply with respect to the church and future retail liquor licenses, such that future liquor license establishments shall not be prohibited by the Act from locating within 100 feet of any church or church affiliated school located at 115 S. Grove Avenue, Suite 210-211. 5. Compliance with all applicable codes and ordinances. -9- Recommendation & Findings of Fact Petition 35-21 September 13, 2021 The vote of the Planning and Zoning Commission on the motion to recommend approval, subject to the conditions outlined above, was six (6) yes, zero (0) no, zero (0) abstentions. One member was absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 10- , , , t;-il . ii.,- rrr 1 4 - , ,i, . i rr . \ . „i ilkF t t\ . .... ,„„ \\Iiks\ 1.4,0 ... k... ` �.,rye > .,t 4 1- 7 *tif: r f., ; �+ F - ' �? DuPage Ct', , a. ,. ., ,., _it DuPage St ill 40 Subject Property = - -. _ Petition 35-21 ~o•7. 0 Wg • O Fulton St e C.',\ 4, ti — — — �O r # \ i i "lit 4'*‘:* ?{,rif1;1' .4'24 ' r ,,, } I tl"N �e 4 1 p. T , J 'milli 1 .e Y 1 1(•fe�i , r t K , - „ /) ,.. ilopoti 4 - as f ' Q © •4 , 0NCO 40Aip:.- -' Iv,,1,1t• 0 V t• 4411-4 it 1.k. / 1,. 4 1 IS , et), # 44 # 4 AL N 1 ,.,, N D., .. 4., . . _ IlbrZ:,(< EXHIBITA Aerial/Location Map N W -��-E S Map prepared by City of Elgin 0 35 70 140 210 280 Feet Department of Community Development I _ II Tag Dupage Ct Dupage St er Subject Property Petition 35-21 i - � / / -� \ �(1e., Fulton ell Legend . ' ORC2 Residence Conservation 2 „------\ I ORC3 Residence Conservation 3 PRC Planned Residence Conservation •'. O SFR1 Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 O PSFR2 Planned Single Family Residence 2 OTRF Two Family Residence OPTRF Planned Two Family Residence O MFR Multiple Family Residence O PMFR Planned Multiple Family Residence QRB Residence Business O PRB Planned Residential Business Prairie St Q NB Neighborhood Business OPNB Planned Neighborhood Business AB Area Business 1111 PAB Planned Area Business MI Center City 1 ((``JLT� -CC2 Center City 2 -PCC Planned Center City MIORI Office Research Industrial Ng , * ` ► -PORI Planned Office Research Industrial nsA MIGI General Industrial O� i -PGI Planned General Industrial L Oj lik -CI Commercial Industrial 0- 76 CF Community Facility `i 0 .4' -PCF Planned Community Facility \ >� . ._ `. EXHIBIT Zoning Map S Map prepared by City of Elgin 0 30 60 120 180 240 Fee! Department of Community Development w • Subject Property 115 S. Grove Ave. Petition 35-21 Fulton St 0613309002 N G>� \ O� co / II EXHIBIT C Parcel Map A City of Elgin o 10 20 40 60 80 Department of Community Development Feet EXHIBIT D SITE LOCATION 115 S. Grove Avenue Petition 35-21 � �''�C1 zu �� ,�•'++�-.'� __ ! 1'.4.11rt*Ted..-r . Dupage Street , .�...�.t ..- as " -ir I te _� �' ub ec bit ld n9 ' r '� 6if 1" ., . -4.11111111141/4' ... •.• -.1.71.-,-2:-.1_Tr•::. . . • *P ' "^.1.6-- Fulton Street 1 Ill • l ALP\ f• J- n �.�I t�r w "", t :;. 4_., '•P',r<,.Yl. I .. :_ '. • a Praiu 41 k"+s ��� r '' ., ' ilk:\S .;Itk►"' , ;a& 1 >•, •'"� All Pidtometry: Bird's eye view looking north itoor- Yw • r ' 41 '-, r� 1 _._' ; y :; Jr . ' '4- N / 11 j 4• ' ;' • ri �' p. r0� �Y ) y ; t ,� R, �+ t, ., 4. • ig } ��+ ma`s i � , '; Zits" . 0 ". S • 5ubiect bulldin yi Ie�f 4),-t, ..... 5,00'C''' '-,,,.4....., Jo, tt V - • ): ( v 4. 'tf _ - _ nllPic[ometFy Bird's eye view looking east r EXHIBIT D SITE LOCATION 115 S. Grove Avenue Petition 35-21 .71r- yas It:16.-. -.. - -- --...„. -...4 -.c,4 •' '4 .4' ..-.1iF-J•t. Lia :•Hit ••• , _ .4'.'k';'-j,,, - ' '7 - ., .. , . . • ii,....14,;;: i • 0- ' -1 - • i ._ 1' ' • - - ' •:- - ' * tt, 4„P , 41.,.• 17 — ..- - • *ts, t 4 , - ' , it •.*r.4" .“' ',74%;• . - Ed, . ..., . 1.1: - ....0 • Moir Services Associates.Inc . Z. t • 1. ,. .. Ile i .." --.:. Ili !i !t44 1 -- -- ___________ •sompir.r._,.. . West elevation of the building along S. Grove Avenue E 'Nor, ........, .....--- ..... 51 , .....- ... 1 --...-....... , ...,...„„ ,... , . ....., s .... _ ,,_,.. .1., 1, r•ci,:;-; i 1 • .-,--- ,- ,..... .., , . ... , . ril Wall .. =-,•: ' 0 ... , -,,4---- -..... :-.....„---- - %4**4‘.4, 0--34."' mgo. .• tr• .. - -- •... „.: --.,,..,• .. -,-,.. .0.-..,•-e.--4.1..-.,. ..., - ......_ ,--. w..,, 7.f„, ;-.--.4:,.;1-06. -.• ,,; .. .-,.'...7- 7',::'`. '-e._ 4-''''41#1/er- - /. 40 ..... „..... „. ..,,r, , . . 0 t•,-.:,6 - - Google , • , -•,. . • ,s North elevation of the building along Fulton Street