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HomeMy WebLinkAboutG60-22 Ordinance No. G60-22 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A DRINKING PLACE (ALCOHOLIC BEVERAGES) IN THE PNB PLANNED NEIGHBORHOOD BUSINESS DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (818 South McLean Boulevard) WHEREAS, written application has been made requesting conditional use approval to establish a drinking place (alcoholic beverages)at 818 South McLean Boulevard; and WHEREAS,the zoning lot with the building containing the premises at 818 South McLean Boulevard is legally described herein (the "Subject Property"); and WHEREAS, the Subject Property is located within the PNB Planned Neighborhood Business District established by Ordinance No. G21-98, as amended by Ordinance No. G35-13, and ARC Arterial Road Corridor Overlay District, and a drinking place (alcoholic beverages) is listed as conditional uses within the PNB Planned Neighborhood Business District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on September 12, 2022, 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 PNB Planned Neighborhood Business District established by Ordinance G21-98, as amended by Ordinance No. G35-13,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 12,2022, and the recommendations made by the Community Development 1 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 drinking place (alcoholic beverages) is hereby granted for the property commonly known as 818 South McLean Boulevard, which is part of the property commonly identified by Kane County Property Index Number 06-27-101-013, and legally described as follows: THAT PART OF THE NORTHWEST QUARTER OF SECTION 27, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF LOT 1 IN COLLEGE GREEN UNIT 1, RECORDED AUGUST 12, 1988 AS DOCUMENT NO. 1926238; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF COLLEGE GREEN DRIVE AS DEDICATED BY DOCUMENT NO 1926240 ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 986.0 FEET AN ARC DISTANCE OF 341.74 TO A POINT OF TANGENCY,THENCE SOUTH 84 DEGREES 05 MINUTES 13 SECONDS EAST CONTINUING ALONG SAID SOUTHERLY LINE 119.08 FEET TO THE WESTERLY LINE OF MCLEAN BLVD. AS DEDICATED BY DOCUMENT NO. 1926240, THENCE SOUTHERLY ALONG SAID WESTERLY LINE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 34427.50 FEET AN ARC DISTANCE OF503.01 FEET TO THE NORTHERLY LINE OF PINES DRIVE AS DEDICATED BY DOCUMENT NO. 1926240; THENCE NORTH 85 DEGREES 01 MINUTES 54 SECONDS WEST ALONG SAID NORTHERLY LINE 330.14 FEET TO THE SOUTHEAST CORNER OF LOT 6 OF COLLEGE GREEN UNIT I AFORESAID, THENCE NORTH 4 DEGREES 58 MINUTES 47 SECONDS EAST ALONG THE EASTERLY LINE OF SAID COLLEGE GREEN UNIT 1, 108.73 FEET; THENCE NORTH 13 DEGREES 04 MINUTES 35 SECONDS WEST CONTINUING ALONG SAID EASTERLY LINE 360.87 FEET TO THE POINT OF BEGINNING, (EXCEPT THAT PART OF THE NORTHWEST QUARTER OF SECTION 27, TOWNSHIP 41 NORTH,RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTHERLY RIGHT-OF-WAY LINE OF COLLEGE GREEN DRIVE WITH THE WESTERLY RIGHT-OF-WAY LINE OF MCLEAN BOULEVARD, ACCORDING TO THE PLAT OF DEDICATION RECORDED AS DOCUMENT NO. 1926240; THENCE SOUTHERLY 20.00 FEET ALONG SAID WESTERLY RIGHT OF WAY LINE OF MCLEAN BOULEVARD, BEING ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 34,427.50 FEET AND AN ASSUMED CHORD BEARING SOUTH 00 DEGREES 00 MINUTES 38 SECONDS EAST, 20.00 FEET; THENCE NORTH 45 DEGREES 04 MINUTES 52 SECONDS WEST, 28.25 FEET TO THE WESTERLY RIGHT-OF-WAY LINE OF COLLEGE LINE OF COLLEGE GREEN DRIVE; THENCE NORTH 89 DEGREES 50 MINUTES 55 SECONDS EAST ALONG THE SOUTHERLY RIGHT-OF-WAY LINE OF COLLEGE GREEN DRIVE, 20.00 FEET TO THE POINT OF BEGINNING IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS (Commonly known as 800-826 South McLean Boulevard) 2 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 Josefina Rivera/Emily Mexican Grill #2 Inc, as applicant, and Spartan-Elgin, LLC, as property owner, received July 22, 2022, and supporting documents including: a. Undated Statement of Purpose and Conformance for Emily's Mexican Grill 818 S McLean Blvd Elgin, IL 60123, received August 16, 2022; b. Plat of Survey, prepared by Gerald Sopha, dated October 31, 2005; and c. Undated floor plan for restaurant expansion, dated received August 1, 2022; 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. Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. David J. Kap , May6r Presented: October 26, 2022 Passed: October 26, 2022 Omnibus Vote: Yeas: 9 Nays: 0 s;,t Recorded: October 26, 2022 Published: October 26, 2022 �''` QJA st: x Kimberly Dewis, C lerk 3 EXHIBIT A September 12,2022 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 39-22, an application by Josefina Rivera/Emily Mexican Grill #2 Inc, as applicant, and Spartan-Elgin, LLC, as property owner,requesting a conditional use to permit a drinking place(alcoholic beverages)as part of the existing restaurant at the property commonly referred to as 818 S. McLean Boulevard. GENERAL INFORMATION Petition Number: 39-22 Property Location: 818 S. McLean Boulevard Requested Action: Drinking Place(alcoholic beverages) Current Zoning: PNB Planned Neighborhood Business District Ordinance No. G21- 98 as amended by Ordinance No. G35-13 and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change.PNB Planned Neighborhood Business District and ARC Arterial Road Corridor Overlay District Existing Use: Eating place(restaurant) Proposed Use: Eating place(restaurant) and a Drinking place(alcoholic beverages) Applicant Josefina Rivera/Emily's Mexican Grill 42 Inc. Owner: Spartan-Elgin LLC Staff Coordinator: Damir Latinovic, Senior Planner Recommendation & Findings of Fact Petition 39-22 September 12, 2022 Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Josefina Rivera/Emily Mexican Grill #2 Inc, as applicant, and Spartan-Elgin, LLC, as property owner, are requesting a conditional use to permit a drinking place(alcoholic beverages) as part of the existing restaurant at the property commonly referred to as 818 S. McLean Boulevard. The subject property is a 1,367-square foot commercial tenant space part of 4.5-acre McLean Plaza shopping center. The shopping center consists of one 46,145-square foot multi-tenant building located on the west side of S. McLean Boulevard between College Green Drive on the north and Torrey Pines Drive on the south.The subject tenant space is near the middle of building's frontage along S. McLean Boulevard. The building is surrounded by a surface parking lot with 167 parking spaces.The property has one right-in-right-out access driveway on S. McLean Boulevard and two full access driveways each on College Green Drive and Torrey Pines Drive. In addition to Emily's Mexican Grill restaurant, the existing building tenants include Bungee's Tire and Auto motor vehicle repair shop, Illinois spine and disc, a medical office, and Hyr-up solutions, an employment agency. Approximately 28,236-square feet of the building(61 per cent) are currently vacant. The property to the north across College Green Drive is zoned PNB Planned Neighborhood Business District and is improved with two multi-tenant one-story commercial buildings.Existing tenants include a restaurant,retail cleaners service, a martial arts school, and Fox Valley Shooting Range. -2 - Recommendation& Findings of Fact Petition 39-22 September 12, 2022 - The property to the south across Torrey Pines McLean Plaza Drive is zoned NB Sho in Center Neighborhood i Business District l and is improved - ' Proposed restaurant with a one-story { ; expansion commercial Existing Emily's building home to Mc- ,Grill Armanetti's Wine -`'` �-—. --- and Spirits liquor ` ••� r---- -i store, The Glass Market tobacco shop, and UR Boxing, a boxing -- - studio physical -�*=- fitness facility. The property to Figure 2:Site area map with zoning overlay the east across S. McLean Boulevard is zoned ORI Office Research Industrial District,but is improved with several mobile home dwellings. The properties adjacent to the west are zoned RC1 Residence Conservation District and are improved with single-family residences part of the College Green Subdivision. Proposal The owner of Emily's Mexican Grill restaurant is requesting approval to be able to serve alcoholic beverages at the restaurant. The applicant intends to serve Mexican beer and margaritas to its customers. The restaurant is in the process of expanding to the adjacent vacant commercial space (formerly 814 S.McLean Boulevard)that would expand the restaurant from 1,367 square feet to 3,892 square feet in floor area. The additional space is pursued to expand the dine-in area for customers with additional men's and women's restrooms in the back. The applicant would complete only minor interior renovation to provide a 10-foot-wide opening between the two tenant spaces.No exterior changes are proposed. -3 - Recommendation & Findings of Fact Petition 39-22 September 12,2022 ,..,�s, � a s a S'NWy9e o o YUom �' �� DiSW SINK 1C —k (� comer ............� �.,ortun v � ,Y� � IY rtooD�n{. � pyrcbYh O C O P '- �C' SINK � 1 'fn. IN C 1 ; 1 = I C. t3�ith %RAJ� P �fP -tithk I t�hye J Figure 3:Proposed floor plan for the expanded restaurant The applicant is not proposing to make any changes to the restaurant operations or the hours of operation. The restaurant is open from 11 a.m. to 10 p.m. Monday through Wednesday, from 11 a.m.to 11 p.m.Thursday through Saturday,and from 11 a.m. to 8 p.m.on Sundays. The applicant states existing customers have expressed interest in having an alcoholic beverage while dining in. The proposal would allow the applicant to meet existing customer needs and attract new customers. If the conditional use is approved, the applicant will have to apply for and receive a liquor license prior to the start of alcohol service. The restaurant is eligible for a liquor license F, which is typically issued to restaurants with dine-in service,and which allows the sale/service of beer,wine, and hard liquor, but for dine-in service only. Alcoholic beverages are not available for carry-out customers.The liquor license would regulate the hours for liquor sales. The hours of operation for liquor sales allowed by the liquor license F, are 6:00 am— 1:00 am(the following day) Monday- Thursday, 6:00 am—2:00 am (the following day) Friday-Saturday, and 9:00 am — 1:00 am (the following day) Sunday. The proposed drinking place (alcoholic beverages) use is listed as a conditional use in the PNB Planned Neighborhood Business District established by Ordinance No. G21-98, as amended by Ordinance No.G35-13,and it requires a recommendation by the Planning and Zoning Commission -4 - Recommendation & Findings of Fact Petition 39-22 September 12,2022 and approval by the City Council. The Community Development Department offers the following additional information: A. Property History.The subject property was annexed to the city in 1970.Upon annexation, the property was zoned B 1 Retail Business District. In 1992, it was rezoned to PNB Planned Neighborhood Business District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. In 1998, the property was reclassified into a new PNB Planned Neighborhood Business District by Ordinance No. G21-98 to allow for the construction of the existing building. Later in 1998, Ordinance No. 100-98 granted conditional use approval for the existing motor vehicle repair shop(Bungee's)at 826 S. McLean Boulevard. In 2000, Ordinance No.G71-00 granted approval for a package liquor sale establishment (liquor store) at 824 S. McLean Boulevard, and in 2013 Ordinance No. G35-13 amended PNB Ordinance No.G21-98 to allow for the construction of an above ground propane tank in the street yard for Bungee's Tire and Auto repair shop. In 2018, the City approved a conditional use for a self-defense training school by Ordinance No G44-18. B. Surrounding Land Use and Zoning. The property to the north across College Green Drive is zoned PNB Planned Neighborhood Business District and is improved with two multi-tenant one-story commercial buildings. Existing tenants include a restaurant, retail cleaners service, a martial arts school, and Fox Valley Shooting Range (currently under construction). The property to the south across Torrey Pines Drive is zoned NB Neighborhood Business District and is improved with a one-story commercial building home to Armanetti's Wine and Spirits liquor store, The Glass Market tobacco shop, and UR Boxing, a boxing studio physical fitness facility . The property to the east across S. McLean Boulevard is zoned ORI Office Research Industrial District, but is improved with several mobile home dwellings. The properties adjacent to the west are zoned RC 1 Residence Conservation District and are improved with single-family residences part of the College Green Subdivision. C. Comprehensive Plan. The subject property is designated as Neighborhood Commercial by the City's 2018 Comprehensive Plan. 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 - 5 - Recommendation & Findings of Fact Petition 39-22 September 12,2022 within neighborhood commercial areas. D. Zoning District. The purpose and intent of the PNB Planned Neighborhood Business District established by Ordinance No. G21-98 is to provide for a planned commercial area supplying daily convenience commodities and services to a neighborhood population. A PNB zoning district is most similar to, but departs from the standard requirements of the NB zoning district. E. Trend of Development. The subject property is located on the west side of S. McLean Boulevard south of US Highway 20 between College Green Drive on the north and Torrey Pines Drive on the south. The properties along this section of S. McLean Boulevard are generally developed with commercial uses serving the surrounding neighborhoods, and light industrial and warehousing uses serving the larger community. The subject property also serves as the buffer between the heavily-travelled arterial road (South McLean Boulevard)and the established single-family residential neighborhood to the west. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 39-22 on September 12,2022.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 September 12, 2022. 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. The subject restaurant occupies an existing 1,367-square foot commercial tenant space within the multi-tenant building known as McLean Plaza. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed conditional use.As part of the request to serve alcoholic beverages, the applicant is proposing to expand the restaurant into the adjacent vacant commercial space. The applicant would complete some -6- Recommendation & Findings of Fact Petition 39-22 September 12,2022 interior renovation to connect the two tenant spaces,but no exterior changes to the building or the site are proposed.While no other restaurant is located within McLean Plaza shopping center, Emily's Mexican Grill is similar to other quick-serve restaurants with dine-in service which offer alcoholic beverages. 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 and the subject commercial space are 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 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 4.5 acre property is improved with a 46,145-square foot, multi-tenant commercial building. The property includes two full access driveways to College Green Drive on the north end and two full access driveways to Torrey Pines Drive on the south end of the property. A restricted right-in-right-out only access driveway to S. McLean Boulevard is located near the middle of the property.With the proposed expansion of the restaurant from 1,367 to 3,892 square feet, the existing building would still be only 44 per cent occupied(20,434 square feet occupied of the 46,145-square foot building).The property currently maintains efficient on-site and off-site traffic circulation. The applicant is not proposing to make any changes to its hours of operation which are similar to other commercial uses along S. McLean Boulevard. The proposal will not have any negative effect on the existing traffic circulation in the area. Per the zoning ordinance,the restaurant is required to have one parking space per 60 square feet of floor area. The expanded 3,892-square foot restaurant is required to provide 65 parking spaces.While it's unlikely that 65 parking spaces are needed for the restaurant,the property has sufficient parking to meet the needs of the existing tenants and the expanded restaurant. With the proposed restaurant expansion and the existing mix of uses, the building is required to have a total of 119 parking spaces. With 167 parking spaces on site, the property will continue to meet the parking requirement. D. Location, Design, and Operation Standard. The suitability of the subject property for - 7 - Recommendation & Findings of Fact Petition 39-22 September 12,2022 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 to make any changes to restaurant operation or its hours of operation if the alcohol service is approved.The hours of operation are similar to that of other restaurants in the area. The restaurant is open from 11 a.m. to 10 p.m. Monday through Wednesday,from 11 a.m.to 11 p.m.Thursday through Saturday, and from 11 a.m. to 8 p.m. on Sundays. The restaurant deliveries occur on Mondays, Tuesdays, and/or Thursdays before noon and in the back of the building. The restaurant does not have any outdoor seating. No evidence has been submitted or found that the restaurant would operate in a manner that will exercise undue detrimental impact on surrounding properties. The proposed use would not have any negative effect on the surrounding uses and 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 39-22, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Josefina Rivera/Emily Mexican Grill #2 Inc, as applicant, and Spartan-Elgin, LLC, as property owner,received July 22,2022, and supporting documents including: a. Undated Statement of Purpose and Conformance for Emily's Mexican Grill 818 S McLean Blvd Elgin, IL 60123, received August 16,2022; b. Plat of Survey,prepared by Gerald Sopha, dated October 31,2005; and c. Undated floor plan for restaurant expansion, dated received August 1, 2022; 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 - 8 - Recommendation & Findings of Fact Petition 39-22 September 12,2022 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 five(5)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- r1 lot i.. mow �• 1 t I�j rl �t. �`� C „��M "t �% $ �_� ���r�t.� �. � CFI f��a'' •� r �� Subject Propertytl Petition 39-22 4 je . ry erOM 17 t, a �^ e r. •c Torrey Pines Dr f £ •`� � a m s c ' 'V ro ss awgr Ct EXHIBITA Aerial/Location Map ro{NA W F F S Map prepared by City of Elgin o so too moo soo aoFeet Department of Community Development Qa PCF PCF i Subject Property Petition 39-22 PNB CF CF ,, PORI I PRC o e9e ORI CF Legend QRC1 Residence Conservation 1 QRC2 Residence Conservation 2 O Or RC3 Residence Conservation 3 OPRC Planned Residence Conservation OSFR1 Single Family Residence 1 NB I I'S[' 2 PO Q PSFR1 Planned Single Family Residence 1 PO R I. Q SFR2 Single Family Residence 2 OPSFR2 Planned Single Family Residence 2 OTRF Two Family Residence RC1 t QPTRF Planned Two Family Residence $S O MFR Multiple Family Residence I MPMFR Planned Multiple Family Residence EMRB Residence Business MM�17-1 PRB Planned Residential Business W _ C NB Neighborhood Business OPNB Planned Neighborhood Business J -AB Area Business V -PAB Planned Area Business GI -CC Center City 1 -CC2 Center City 2 -PCC Planned Center City PRC ®ORI Office Research Industrial PORI Planned Office Research Industrial �` ORI Ez GI General Industrial Off, (TT�'� -PGI Planned General Industrial y�1� I I I I I I -Cl Commercial Industrial P -CF Community Facility �. -PCF Planned Community Facility NB -FRP Fox River Preservation i EXHIBIT Zoning Map " W+E S Map prepared by City of Elgin 0 100 200 400 600 80Feet Department of Community Development Subject Property 818 S. McLean Blvd. Petition 39-22 College Green Dr 0627101013 a 0 a m Torrey Pines Dr a� J EXHBIIT C Parcel Map N A City of Elgin 0 20 40 80 120 160 Department of Community Development Feet EXHIBIT D SITE LOCATION 818 S. McLean Blvd. Petition 39-22 ZAM McLean Plaza Sho ing Center Green o,v4e College Emily's Mexican Grill restaurant 1C — ,p Torrey Ines Drive Aft Bird's eye view looking north L.s -ilk mot" \ !rf - ,g (r.i "T♦' .. - fad. �-� .. —•�' - ,�•, StAndrevas Circle J. c � , cry 1i t j . T s ; i� — ♦ =e Au- ALk • °,3 Shoin Center McLean Plaza , North McLean)�ulevar a l Grlll r S Mexican North McLean Boulevard estauraiit }' C wcit°Ye°h7CdbG �� Bird's eye view looking west EXHIBIT D SITE LOCATION 818 S. McLean Blvd. Petition 39-22 ♦ .. M:, �.. a �. 11" f Front elevation of Emily's Mexican Grill restaurant EMU 3M •r Street view of the restaurant from S. McLean Blvd.