HomeMy WebLinkAboutG57-19 Ordinance No. G57-19
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
CF COMMUNITY FACILITY DISTRICT
(2600 Hopps Road)
WHEREAS, the territory herein described has been annexed to the City of Elgin: and
WHEREAS, written application has been made to classify said territory in the CF
Community Facility District; and
WHEREAS,the zoning lot with the building containing the premises at 2600 Hopps Road
is legally described herein(the "Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on August 5, 2019, following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their written Findings of Fact and 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 classifying certain
territory in the CF Community Facility 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 August 5, 2019, 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 Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official
Zoning District Map"of the Elgin Municipal Code,as amended,be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are
hereby altered by including in the CF Community Facility District the following described
property:
THAT PART OF THE NORTHEAST QUARTER OF SECTION 32, TOWNSHIP 41
NORTH,RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF SAID SECTION
32, THAT IS THE NORTHWEST CORNER OF THE TRACT OF LAND CONVEYED
TO WILLIAM P. HILL, BY DEED DATED MAY 2, 1873 AND RECORDED MAY 5,
1873 AS DOCUMENT 1475 IN BOOK 143,PAGE 439;THENCE WESTERLY ALONG
THE NORTH LINE OF SAID SECTION 32, 152.40 FEET; THENCE SOUTHERLY
PARALLEL WITH THE WEST LINE OF SAID LANDS CONVEYED TO WILLIAM
P. HILL, 1430.21 FEET TO A POINT ON THE CENTER LINE OF A PUBLIC ROAD
AS OCCUPIED ON DECEMBER 17, 1929 THAT IS 152.42 FEET WESTERLY OF THE
SOUTHWEST CORNER OF SAID LANDS CONVEYED TO WILLIAM P. HILL;
THENCE EASTERLY ALONG THE CENTER LINE OF SAID PUBLIC ROAD, 152.42
FEET TO THE SOUTHWEST CORNER OF SAID LANDS CONVEYED TO WILLIAM
P.HILL;THENCE NORTH ALONG THE WEST LINE OF SAID LANDS CONVEYED
TO WILLIAM P. HILL, 1429.50 FEET TO THE POINT OF BEGINNING, IN THE
TOWNSHIP OF ELGIN, IN KANE COUNTY, ILLINOIS.
(commonly known as 2600 Hopps Road).
Section 3. That the subject property classified in the CF Community Facility District by
this ordinance, shall be designed, developed, and operated subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Iglesia
Apostolica de la Fe in Cristo Jesus in the United States Inc., as applicant and property
owner, received June 10, 2019, and supporting documents including:
a. Undated Development Application Statement of Purpose, received June 10, 2019,
revised July 15, 2019;
b. City of Elgin Petition for Annexation, dated June 8, 2019;
c. Plat of Survey, prepared by Alan J. Coulson, P. C. Professional Land Surveyors,
dated May 9, 2019;
d. Map of Territory annexed to the City of Elgin, Kane County, Illinois, prepared by
Alan J. Coulson, P. C. Professional Land Surveyors, dated June 10, 2019, last
revised July 24, 2019, with such further revisions as required by the City Engineer;
and
e. Plat of Dedication to the City of Elgin, prepared by Alan J. Coulson, P. C.
Professional Land Surveyors, dated June 10, 2019, last revised July 23, 2019, with
such further revisions as required by the City Engineer.
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 -
2. In the event the septic system is found to require any repairs or expansion in the future,
the applicant shall connect to the City's sanitary sewer system.
3. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
i -
, moi
/
avid J. Kap,.f* .yor
Presented: October 23, 2019
Passed: October 23, 2019
Omnibus Vote: Yeas: 9 Nays: 0 Or Ft
Recorded: October 23, 2019 aG�
Published: October 25, 2019 _ . Z
' i b
Attest: .fir .4f��///'
IT n,f t.
Kimberly Dewi , 'ity erk
-
EXHIBIT A
August 5,2019
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 Petitions 25-19 and 26-19, an
application by Iglesia Apostolica de la Fe in Cristo Jesus in the United States Inc.,as applicant and
property owner, requesting annexation with a map amendment to establish a CF Community
Facility District at the property commonly referred to as 37W080 Hopps Road(2600 Hopps Road
will be the future city address).
GENERAL INFORMATION
Petition Number: 25-19 and 26-19
Property Location: 37W080 Hopps Road(2600 Hopps Road—future City of Elgin
address)
Requested Action: Annexation and Map Amendment to CF Community Facility
District
Current Zoning: F - Farming(unincorporated Kane County)
Proposed Zoning: CF Community Facility District
Existing Use: Church
Proposed Use: No change (Church)
Applicant: Iglesia Apostolica de la Fe in Cristo Jesus in the United States Inc.
Owner Iglesia Apostolica de la Fe in Cristo Jesus in the United States Inc.
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
Recommendation & Findings of Fact
Petitions 25-19 and 26-19
August 5, 2019
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application, Annexation Agreement, and
Attachments
F. Draft Ordinances
BACKGROUND
Iglesia Apostolica de la Fe in Cristo Jesus in the United States Inc., as applicant and property
owner, is requesting annexation with a map amendment to establish a CF Community Facility
District at the property commonly referred to as 37W080 Hopps Road(2600 Hopps Road will be
the future city address).
The 5-acre property, in unincorporated Kane County and zoned F Farming, is located on the north
side of Hopps Road approximately 1,000 feet west of Randall Road. The property is improved
with a one-story approximately 15,500-square foot building formerly home to Da Vinci Academy
K-8 grade private school.The school closed at the end of the 2016-2017 school year.The applicant
acquired the property in July 2017 and established a church within the existing building.
The properties to the east, west, and south are also unincorporated and zoned F Farming in Kane
County. The properties to the east and west are improved with single-family homes, while the
property to the south across Hopps Road is vacant and is used for agricultural purposes.
The property is contiguous to the City of Elgin on the north side where it is adjacent to the open
green space which is part of The Reserve residential subdivision. That property is zoned PCF
Planned Community Facility District.
- 2 -
Recommendation & Findings of Fact
Petitions 25-19 and 26-19
August 5, 2019
BOWES RD i ccBowes Rd
o
.. % . . ,...; ,I. sow - v .
/ I . le .,
. - . -
. •
p' (Incorporated City
-; b "of EI in I 'oeRa
r ' Cove C 9
L il t
. ` Unincorporated a Ln11111
/ litiliM . , l ,'
1 i �
i . Subject Property dtand Dr ..
IR
• 1 pro
`u d •nw°°lOr Birch Ln
ill �, .. -. , *; c - Spring St
-' ---- Hopps Rd ------‘, A---- -
01
4 E
c. AmberLn.�',, �'• v .�
n
Figure 1.Site aerial map with city boundary.
The applicant is requesting to annex to connect to city's water for the installation of a fire
protection sprinlder system within the existing building. The fire sprinkler system is required
because of the change of building occupancy from a school to a church. The existing building is
serviced by a private water well and septic system. The sprinkler system cannot be fed from a well
system and must be connected to the municipal water system. Once connected,the building would
no longer utilize the well and would utilize the city's water services for all its water needs.
The applicant would not connect to the city's sanitary sewer as the existing septic system can
adequately service the property and is permitted to remain. In the event the septic system is found
to require any repairs or expansion, the applicant would be required to connect to the City's
sanitary sewer.No other changes to the building or the site are proposed.
The applicant is required and would dedicate the southern 50 feet of its property for Hopps Road
right-of-way.Currently,the south property line is also the centerline of Hopps Road.The dedicated
50 feet would serve as the northern half of the 100-foot wide right-of-way for Hopps Road. When
the property to the south is annexed, it will also be required to dedicate 50 feet for the southern
half of the 100-foot wide right-of-way. Similarly, all adjacent properties will be required to
dedicate land for Hopps Road right-of-way at the time of annexation.
Iglesia Apostolica de la Fe in Cristo Jesus in the United States Inc. offers two Sunday services at
- 3 -
Recommendation & Findings of Fact
Petitions 25-19 and 26-19
August 5, 2019
9:00 AM and 12:00 PM. The attendance for the two services ranges from 110 to 135 people with
a total of 200 seats in the main congregation space. The church is required to provide a total of 51
parking spaces based on the parking requirement for one parking space per four seats plus one
parking space per employee during peak time. With a total of 61 parking spaces on site, the
property meets the zoning requirement for parking.
The Community Development Department offers the following additional information:
A. Property History. The subject property is located in unincorporated Kane County and is
zoned F Farming District. The property is improved with an approximately 15,500-square
foot one-story building that was previously occupied by Da Vinci Academy, a private K-8
school. The school closed in 2017. The existing church started occupying the property in
July 2017.
B. Surrounding Land Use and Zoning. The properties to the east, west, and south are also
unincorporated and zoned F Farming in Kane County. The properties to the east and west
are improved with single family homes,while the property to the south across Hopps Road
is vacant and is used for agricultural purposes.
The property is contiguous to the City of Elgin on the north side where it is adjacent to
open green space part of the Reserve residential subdivision. That property is zoned PCF
Planned Community Facility District.
C. Comprehensive Plan. The subject property is designated as Single-family Detached by
the City's 2018 Comprehensive Plan. Single-family neighborhoods primarily comprising
owner-occupied,detached homes should continue to be the predominant land use in Elgin.
This land use includes smaller lot single-family typical of eastern and central portions of
the City as well as larger estates in more rural portions of the City's western Growth Area.
Within Elgin's historic core, isolated single-family attached and small scale multi-family
development may occur as a complement to single-family development,but should respect
the scale, intensity,and character of the surrounding neighborhood. Densities should range
from 1.5 to 6.5 du/ac. However, more specifically, densities within the Residential Core
area identified on the Residential Areas Framework Plan (page 49) should range from 4.0
to 6.5 du/ac; densities within the Single-Family Neighborhood area should range from 2.5
to 3.0 du/ac; and densities within the Growth Area Residential area should range from 1.5
to 2.5 du/ac.
D. Zoning District. The purpose of the proposed CF Community Facility District is to
recognize a major land use category and pattern of development that exists within the City,
and to provide standards for the location and requirements for site design of community
facilities.
-4 -
Recommendation & Findings of Fact
Petitions 25-19 and 26-19
August 5, 2019
E. Trend of Development. The subject property is located on the north side of Hopps Road
approximately 1,000 feet west of Randall Road. While the trend of development along
Randall Road has been commercial in nature, the properties west of and without frontage
along Randall Road have been developing with primarily residential subdivisions with
open green space for recreational amenities. The 40-acre property at the northwest corner
of Randall Road and Hopps Road is currently vacant and marketed for development. Staff
anticipates that property will develop with a commercial use similar to the Walmart and
Sam's Club shopping center adjacent to the north. Other properties to the west, are not
suited for commercial development and are therefore expected to develop with residential
uses over time.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 25-19 and 26-19 on August 5, 2019.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 5, 2019.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding the application against the standards for map amendments
outlined in § 19.55.030:
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The five-acre property is improved with an approximately 15,500
square foot one-story building and surface parking lot with 61 parking spaces. Majority of
the site, however, south and north of the building is open green space with mature trees
along the east and west property lines and generally flat topography. The property is also
adjacent to open green space part of the Reserve residential subdivision to the north. The
applicant is not proposing any new development or changes to the site.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate Municipal water, wastewater treatment
and stormwater control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to
- 5 -
Recommendation & Findings of Fact
Petitions 25-19 and 26-19
August 5, 2019
the availability of adequate water, sanitary treatment, and storm water control facilities.
Municipal water, stormwater, and sanitary sewer facilities are available in Hopps Road. A
12 inch water main also runs north-south along the east side of the property. The property
is currently serviced by a private water well and septic system. The applicant is requesting
to annex to the City of Elgin to connect to city's water to install the required sprinkler
system. The applicant would not make any changes to the City's existing water
infrastructure,but would install its new water service line connecting the building with one
of the two existing water mains adjacent to the property. Once connected, the property
would get all its water needs from the city's water service.
The applicant would not connect to the city's sanitary sewer as the existing septic system
can adequately service building and is permitted to remain.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
I. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
The subject property is suitable for the intended zoning district with respect to the provision
of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic
congestion.
The existing church was established in 2017 and offers two Sunday services at 9:00 AM
and 12:00 PM. With minimal use of the property limited to Sundays when surrounding
roadways experience the lowest traffic volume, the existing church will continue to have a
minimal impact on the existing traffic conditions in the immediate vicinity.
The existing church is required to provide a total of 51 parking spaces based on the parking
requirement for one parking space per four seats plus one parking space per employee
during the peak time. With a total of 61 parking spaces on site, the property meets the
zoning requirement for parking.
-6 -
Recommendation & Findings of Fact
Petitions 25-19 and 26-19
August 5, 2019
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district. The subject property is located in unincorporated Kane County and is zoned F
Farming District. The property is improved with an approximately 15,500-square foot one-
story building that was previously occupied by Da Vinci Academy, a private K-8 school.
The school closed in 2017.The existing church started occupying the property in July 2017.
The subject property is located approximately 1,000 feet west of Randall Road. Without
any frontage along Randall Road the property is not suited for commercial development.
The proposed CF Community Facility District and the existing church is appropriate and
compatible with existing and future single family residential developments in the
immediate area.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land uses and zoning.The properties to the
east, west, and south are also unincorporated and zoned F Farming in Kane County. The
properties to the east and west are improved with single family estate homes, while the
property to the south across Hopps Road is vacant and is used for agricultural purposes.
The property is contiguous to the City of Elgin on the north side where it is adjacent to
open green space part of the Reserve residential subdivision. That property is zoned PCF
Planned Community Facility District.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suited for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend of development
in the area. The subject property is located on the north side of Hopps Road approximately
1,000 feet west of Randall Road. While the trend of development along Randall Road has
been commercial in nature,the properties west of and without frontage along Randall Road
- 7 -
Recommendation & Findings of Fact
Petitions 25-19 and 26-19
August 5, 2019
have been developing with primarily residential subdivisions with open green space for
recreational amenities. The 40-acre property at the northwest corner of Randall Road and
Hopps Road is currently vacant and marketed for commercial development. Staff
anticipates that property will develop with a commercial use similar to the Walmart and
Sam's Club shopping center adjacent to the north. Other properties to the west are not
suited for commercial development and are therefore expected to develop with residential
uses over time. The existing church and the proposed CF Community Facility District are
compatible with existing and future residential development.
G. Zoning District Standard: The suitability of the subject property for the intended zoning
district with respect to conformance to the provisions for the purpose and intent, and the
location and size of a zoning district.
Findings. The property is suitable for the intended zoning district with respect to
conformance to the provisions for the purpose and intent and the location and size of the
zoning district. The purpose of the proposed CF Community Facility District is to
recognize a major land use category and pattern of development that exists within the City,
and to provide standards for the location and requirements for site design of community
facilities.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The
subject property is designated as Single-family Detached by the City's 2018
Comprehensive Plan. Single-family neighborhoods primarily comprising owner-occupied,
detached homes should continue to be the predominant land use in Elgin. This land use
includes smaller lot single-family typical of eastern and central portions of the City as well
as larger estates in more rural portions of the City's western Growth Area. Within Elgin's
historic core, isolated single-family attached and small scale multi-family development
may occur as a complement to single-family development, but should respect the scale,
intensity, and character of the surrounding neighborhood. Densities should range from 1.5
to 6.5 du/ac. However, more specifically, densities within the Residential Core area
identified on the Residential Areas Framework Plan(page 49)should range from 4.0 to 6.5
du/ac; densities within the Single-Family Neighborhood area should range from 2.5 to 3.0
du/ac; and densities within the Growth Area Residential area should range from 1.5 to 2.5
du/ac.
The subject property was developed as a nonresidential use and was initially occupied by
DaVinci Academy private school. The existing church is a similar community facility use
to the previous school. Community facilities, such as churches and schools, are common
- 8 -
Recommendation & Findings of Fact
Petitions 25-19 and 26-19
August 5, 2019
non-residential uses within residential neighborhoods serving the needs of the immediate
neighborhood as well as the residents from a larger area. Community facilities are an
integral and necessary part of residential neighborhoods, which preserve open space,
stabilize neighborhoods, and provide essential services to the neighborhood residents.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 25-19 and 26-19, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Iglesia Apostolica
de la Fe in Cristo Jesus in the United States Inc., as applicant and property owner,received
June 10, 2019, and supporting documents including:
a. Undated Development Application Statement of Purpose, received June 10, 2019,
revised July 15, 2019;
b. City of Elgin Petition for Annexation, dated June 8, 2019;
c. Plat of Survey, prepared by Alan J. Coulson, P. C. Professional Land Surveyors,dated
May 9, 2019;
d. Map of Territory annexed to the City of Elgin, Kane County, Illinois,prepared by Alan
J. Coulson, P. C. Professional Land Surveyors, dated June 10, 2019, last revised July
24,2019, with such further revisions as required by the City Engineer; and
e. Plat of Dedication to the City of Elgin,prepared by Alan J. Coulson,P.C. Professional
Land Surveyors, dated June 10, 2019, last revised July 23, 2019, with such further
revisions as required by the City Engineer.
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. In the event the septic system is found to require any repairs or expansion in the future,the
applicant shall connect to the City's sanitary sewer system.
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 present.
-9 -
Recommendation & Findings of Fact
Petitions 25-19 and 26-19
August 5, 2019
Respectfully Submitted,
s/Jav Cox
Jay Cox, Chairman
Planning &Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
- 10 -
1111011 IIlll - I
11 ' G
Emily Ln
—fir-
pt. = 111
et
- t. I Subject Property
Petition 25-19&26-19
,
IL •
O
t
r7
- •
NNW .1111111111111
Hopps Rd `' r, :;. 11
41111111L.
EXHIBITA Aerial/Location Map
W+F
��VS
Map prepared by City of Elgin 0 50 100 200 300 a00
Feet
Department of Community Development
v, '� i �I�I�L11t1 I� PC
0F TTTI Ll �� IIIT.all1ID PCF
-1 ■f ITTITII 111L11 - pm,
;
PMFR MITT] :
�� Emily Ln
= 1-0-
_ ._
Subject Property
2600 Hopps Rd.
Petition 25-19&26-19
0632200007
Hopps Rd
EXHIBIT C Parcel Map N
City of Elgin
0 40 80 160 240 320
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
2600 Hopps Road
Petitions 25-19 and 26-19
..
` l ' , Spartan Dr
Sandpiper Way _ , -
' Tuscan View Dr'•.
I .•'.. ' ` Muirheld Cir
`�,....,,u..: - :1 •�O/i • 9Cr • O }
I,�Iii:,,ii ' ; • r" 1 E : •k w Mission Hills Dr.
n j�. Di �( m A
Harvest ValleY14• : i v , �' •____
isp .nnu, _ - 1:
BOWES RD 1 if= 1
Bowes Rd
.z..4,"'
Q� ^�.
•
..Meci• r Incorporated City F
„:',7,-,4:-.:,........, .T �y�' IL , b Cove,of Elgin . . Ra .
Anna Way ti
Unincorporated
i'y • -- Emily Ln
IL. vow.
a/ .1 I r , Subject Property
E 7 Bland Dr
-
co
• .� .nd'oodpr • Birch Ln
- --2-1--' '' M Hopps Rd ' I J Spring S't
�0io E axe
>K
4AmberLn ~'vim o
'e .. ,_ ifili
IS I MIN
•
ro 111 i!o -` - \ *-1k— j ,---•�- Seaton Ln - ..3. • .
1.3U
Rosehall Ln 1
A'1. o_ I .. Montclair Dr
O Ian -.� 1
a -_ Holt L r ! o. -
v1�171 - - North Lancaster Rd
RIO0III . icV . Ili 4.411 O
;Li.
U •c
III t
D ECL •c ■ .= —
/11 .c 111 __ - Shanahan Dr it
,_
McDonald Rd __ ,��m -,
��I Oak Ln ,� r 1
• 111 S --Louise Dr
oN
��aa o/�.,\,Thornwooy{d�DJ�r d�s� MI
Area map 1
EXHIBIT D
SITE LOCATION
2600 Hopps Road
Petitions 25-19 and 26-19
'
iI
RandallRd
. .
.1, " I 1 1 (r.+w
I'S L1i _IS 3 t . , , \
+7{ ` 1
4,sii. , \ ... ,
..,
...
M
+ 1.1 ! k ` i , ,
t .
i_ .
i
' ').its,00,,,,:pli , Af ...
4. • M.
..•# * ,yl
A .•
SUBJECT 1 t • .
PROPERTY V • t Hoe Rd L'`w
7
Bird's eye view looking north
Z.
. a A•
-,- .', 2 .'` .fir` -• .,r
'"!:' V
. ' ..;...rift:-;11',..7 iii•
: I
11111111111111111.—:
_ iiiiiiiiirli -74k ,z
Building front elevation -
EXHIBIT D
SITE LOCATION
2600 Hopps Road
Petitions 25-19 and 26-19
v
y
R► --
Existing parking lot west of the building
L,r •
Existing parking lot in rear (north) of the building