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HomeMy WebLinkAboutG5-26 Ordinance No. G5-26 AN ORDINANCE RECLASSIFYING TERRITORY IN THE PGI PLANNED GENERAL INDUSTRIAL DISTRICT TO A PCF PLANNED COMMUNITY FACILITY DISTRICT (850 N. Grove Avenue) WHEREAS, the territory herein described has been classified in the PGI Planned General Industrial District, and is subject to the requirements of Ordinance No. G51-99; and WHEREAS,written application has been made to reclassify certain property located at 850 N.Grove Avenue from PGI Planned General Industrial District established by Ordinance No. G51- 99 to PCF Planned Community Facility District to construct a new public elementary school; and WHEREAS, the zoning lot containing the premises at 850 N. Grove Avenue is legally described herein(the "Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on February 2, 2026, 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 planned development as a map amendment from PGI Planned General Industrial District to a PCF Planned 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 February 2, 2026, 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 the City of Elgin Official Zoning District Map, as provided in Chapter 19.07 Zoning District, Section 19.07.600 entitled "Official Zoning District Map" of the Elgin Municipal Code, as amended, be and the same is hereby further amended as follows: The location and boundaries of the zoning districts established in the "Official Zoning District Map", as amended, be and are hereby altered by including in the PCF Planned Community Facility District the following described property: PARCEL 1: BLOCK 1 OF DAVID C. COOK'S ADDITION TO ELGIN, BEING A SUBDIVISION OF PART OF THE NORTHEAST FRACTIONAL QUARTER AND PART OF THE SOUTHEAST FRACTIONAL QUARTER OF SECTION 11, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. PARCEL 2: THAT PART OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF SECTION 11, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN BOUNDED AS FOLLOWS: ON THE SOUTHEAST BY A LINE PARALLEL WITH AND DISTANT 50.00 FEET SOUTHEASTERLY, MEASURED RADIALLY, FROM THE CENTERLINE OF THE MAIN TRACK OF THE CHICAGO AND NORTH WESTERN RAILWAY COMPANY (NOW THE CHICAGO AND NORTH WESTERN TRANSPORTATION COMPANY), AS SAID MAIN TRACK CENTERLINE WAS ORIGINALLY LOCATED AND ESTABLISHED OVER AND ACROSS SAID SECTION 11, ON THE NORTHWEST BY A LINE PARALLEL WITH AND DISTANT 20.00 FEET SOUTHEASTERLY, MEASURED RADIALLY, FROM THE CENTERLINE OF SAID MAIN TRACK AS NOW LOCATED, ON THE SOUTHWEST BY THE NORTH LINE OF LINCOLN AVENUE, AND ON THE NORTHEAST BY THE SOUTH LINE OF SLADE AVENUE, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS (commonly known as 850 N. Grove Avenue) Section 3. That the City Council of the City of Elgin hereby grants the rezoning from PGI Planned General Industrial District to PCF Planned Community Facility District at 850 N. Grove Avenue, which shall be designed, developed, and operated subject to the following provisions: A. Purpose and Intent. The purpose of the PCF Planned Community Facility District is to provide a planned environment for various types of community facilities, subject to the provisions of Chapter 19.60 "Planned Developments" of the Elgin Municipal Code, as amended. In general, community facilities provide governmental,recreational,educational,health,social,religious,and transportation services to the community on a for-profit or on a not-for-profit basis. B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol "[SR]", shall be subject to the definitions and the additional interpretive - 2 - requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin Municipal Code,as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PCF Planned Community Facility District,the use and development of land and structures shall be subject to the provisions of Chapter 19.05 "General Provisions", of the Elgin Municipal Code, as amended. D. Zoning Districts; Generally. In this PCF Planned Community Facility District, the use and development of land and structures shall be subject to the provisions of Chapter 19.07 "Zoning Districts",of the Elgin Municipal Code, as amended. E. Location and Size of District. PCF Planned Community Facility Districts should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate PCF Planned Community Facility District exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two (2)acres. No departure from the required minimum size of a planned community facility district shall be granted by the City Council. F. Land Use. In this PCF Planned Community Facility District, the use and development of land and structures shall be subject to the provisions of Chapter 19.10 "Land Use", of the Elgin Municipal Code, as amended. The following enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted use" [SR] or as a "conditional use" [SR] in this PCF Planned Community Facility District: 1. Permitted Uses. Those land uses enumerated as permitted uses within the CF Community Facility District, Section 19.30.130 A., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 2. Conditional Uses. Those land uses enumerated as conditional uses within the CF Community Facility District, Section 19.30.130 B., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. G. Site Design. In this PCF Planned Community Facility District, the use and development of land and structures shall be subject to the provisions of Section 19.12, "Site Design", of the Elgin Municipal Code, as amended, and Section 19.30.135 "Site Design" for CF Community Facility District, of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following documents: - 3 - 1. Substantial conformance to the Development Application submitted by School District U-46, as applicant and property owner, received September 24, 2025, and supporting documents including: a. Undated Statement of Purpose and Conformance, prepared by School District U-46, dated received December 19, 2025; b. ALTA/NSPS Land Title Survey, prepared by Millman Surveying, Inc., dated last revised October 1, 2024; c. New Elgin Elementary School color site plan,prepared by DLA Architects, dated November 21, 2025, with such further revisions as required by the Community Development Director; d. Overall site plan, Sheet CO.0,prepared by DLA Architects,dated December 19, 2025, with such further revisions as required by the Community Development Director; e. Five-page landscape plans, including sheets L1.0, L1.1, L1.2, L1.3, and L 1.4, prepared by DLA Architects, dated January 15, 2026, with such further revisions as required by the Community Development Director; f. New Elgin Elementary School color floor plan, prepared by DLA Architects, dated November 21, 2025, with such further revisions as required by the Community Development Director; g. New Elgin Elementary School elevations plan, prepared by DLA Architects, dated November 21, 2025, with such further revisions as required by the Community Development Director; h. New Elgin Elementary School monument sign plan, prepared by DLA Architects, dated November 21, 2025, with such further revisions as required by the Community Development Director; i. Site Lighting Photometrics plan, Sheet ES2.0, prepared by DLA Architects, dated December 18, 2024, with such further revisions as required by the Community Development Director; j. Site engineering plans titled: School District U-46 New Elgin Elementary School 850 North Grove Avenue Elgin, IL 60120, prepared by DLA Architects, dated December 19, 2025, 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. A departure is hereby granted to allow the construction of the vehicle use area on the Subject Property with the minimum setback of two (2) feet from the south property line, and the minimum setback of five feet from the north property line. - 4 - 3. A departure is hereby granted to allow the construction of a five-foot-high black, ornamental, open design fence along the south, west, and north property lines of the Subject Property in substantial conformance to the Overall Site Plan, Sheet CO.0, prepared by DLA Architects, dated December 19, 2025, with such further revisions as required by the Community Development Director. Said five-foot-high fence along the south and west property lines is hereby permitted to have 15-foot-high netting on top of the fence. 4. Compliance with all applicable codes and ordinances. H. Off Street Parking. In this PCF Planned Community Facility District, off-street parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking", of the Elgin Municipal Code, as amended. Off Street Loading. In this PCF Planned Community Facility District, off-street loading shall be subject to the provisions of Chapter 19.47"Off Street Loading",of the Elgin Municipal Code, as amended. J. Signs. In this PCF Planned Community Facility District, signs shall be subject to the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following: 1. A departure is hereby granted to allow the installation of one monument graphic on the Subject Property with the maximum sign surface area of 99 square feet. 2. A departure is hereby granted to allow the installation of an electronic message center with a maximum area of 25 square feet within the proposed monument graphic on the Subject Property. K. Nonconforming Uses and Structures. In this PCF Planned Community Facility District, nonconforming uses and structures shall be subject to the provisions of Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code, as amended. L. Amendments. In this PCF Planned Community Facility District, text and map amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of the Elgin Municipal Code, as amended M. Planned Developments. In this PCF Planned Community Facility District,the use and development of the land and structures shall be subject to the provisions of Chapter 19.60"Planned Developments"of the Elgin Municipal Code,as amended. A conditional use for a planned development may be requested by the property owner without requiring an amendment to this PCF zoning district. - 5 - N. Conditional Uses. In this PCF Planned Community Facility District, conditional uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the Elgin Municipal Code, as amended. A conditional use may be requested by the property owner without requiring an amendment to this PCF zoning district. O. Variations. In this PCF Planned Community Facility District, variations shall be subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations", Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70 "Variations", of the Elgin Municipal Code, as amended. A variation may be requested by the property owner without requiring an amendment to this PCF zoning district. P. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed subject to the provisions of Chapter 19.75 "Appeals",of the Elgin Municipal Code, as amended. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David J. Kapt ' , M or Presented: March 11, 2026 Passed: March 11, 2026 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: March 11, 2026 Published: March 11, 2026 Att Kimberly De Cit Clerk - 6 - EXHIBIT A February 2, 2026 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 32-25 an application by School District U-46, as applicant and property owner, requesting approval of a planned development as a map amendment from PGI Planned General Industrial District established by Ordinance No. G51-99 to PCF Planned Community Facility District with departures from the Elgin Municipal Code requirements for the vehicle use area street yard setback,type and height of a fence within the required building setback,maximum sign surface area for the monument sign, and any other departures as may be necessary or desirable,to demolish the existing light-industrial building and construct a new approximately 88,500-square-foot building with accessory parking and outdoor open space areas for a new School District U-46 elementary school,all at the property commonly known as 850 N. Grove Avenue. GENERAL INFORMATION Petition Number: 32-25 Property Location: 850 N. Grove Avenue Requested Action: Planned Development as a Map Amendment Current Zoning: PGI Planned General Industrial District Ordinance No. G51-99 Proposed Zoning: PCF Planned Community Facility District Existing Use: Vacant manufacturing plant Proposed Use: Public elementary school Recommendation & Findings of Fact Petition 32-25 February 2, 2026 Applicant: School District U-46 Owner School District U-46 Staff Coordinator: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinances BACKGROUND School District U-46, as applicant and property owner, is requesting approval of a planned development as a map amendment from PGI Planned General Industrial District established by Ordinance No. G51-99 to PCF Planned Community Facility District with departures from the Elgin Municipal Code requirements for the vehicle use area street yard setback,type and height of a fence within the required building setback, maximum sign surface area for the monument sign, and any other departures as may be necessary or desirable,to demolish the existing light-industrial building and construct a new approximately 88,500-square-foot building with accessory parking and outdoor open space areas for a new School District U-46 elementary school,all at the property commonly known as 850 N.Grove Avenue. The 9.18-acre property,zoned PGI Planned General Industrial District by Ordinance No.G51-99, is located in the northeast portion of the City on the west side of Grove Avenue between Slade Avenue on the north and Lincoln Avenue on the south. The property is improved with an approximately 145,000-square-foot printing and manufacturing building, which was previously home to the D.C. Cook Publishing House, which produced non-denominational Sunday School literature. The property includes a parking lot with 18 parking spaces north of the building with access from Grove Avenue, and a small, detached garage with seven parking spaces and an additional paved area with access to the five loading docks on the south side of the building directly from Lincoln Avenue.The property previously also included an approximately 30,000 square foot two-story office building along Grove Avenue which was demolished in 2021. School District U- 46(U-46)acquired the property in 2024. -2- Recommendation & Findings of Fact Petition 32-25 February 2, 2026 ems' '`'�� The property is . m �---=--. - surrounded by " if- 1�- ,� j , single-family • r ' - ic homes on all sides. ifil i The properties to r`F .- -=• the north, east, and . 4, .--•; —r f _ south are zoned ' RC2 or RC3 Single-Family — -- Residence District. Sub ect Pro 1 ert a Ci ' The properties to .t` d the west are all • ' 4 �/" zoned CF El /.i . Community n ItibNsA4g wL Facility District and include the ! Fox River Bike Trail, additional open space owned by Kane County Forest Preserve - ' -- I 'l" ' - and several single- - family homes. The d'; ' rfi- one property directly to the south across Figure 1.Site area map with zoning overlay Lincoln Avenue includes the private Elgin Riverside Club restaurant and bar. Recommendation & Findings of Fact Petition 32-25 February 2, 2026 Proposal U-46 is proposing to demolish the existing building on the property and construct a new elementary school on the site with accessory parking lots and outdoor play areas. it'rM = .-...... � n rfl GYIOCON t �--� 0 [irk ' ' I C i E I NEW ELEMENTARY ecr+oa I; JI - e ir 0 I,-1 4 , \ !, , L.,.i.L L 1 " . , 1 ___ f . 1 ®SDP Figure 2 Proposed site plan for the new elementary school at 850 N.Grove Avenue The new two-story, 88,000-square-foot elementary school is designed to accommodate up to 680 students in pre-K through 5th grade, although U-46 expects approximately 450 students when the school opens. The new elementary school would replace the existing McKinley Elementary School, located four blocks to the east at 258 Lovel Street, which has current enrollment of 324 students. McKinley Elementary School was built in 1887 and is one of the oldest and least accessible buildings within U-46 school district. The school start time and dismissal times will remain unchanged at 8:20 a.m.and 2:40 p.m.respectively. If approved,the new school is expected to open in August of 2028. The two-story building features a modern design with primarily brick masonry exterior, some architectural panels, and generous amount of glass for natural light. The roof of the building -4 - Recommendation & Findings of Fact Petition 32-25 February 2, 2026 features a saw-tooth design inspired by the existing building on site that will also provide maximum orientation for roof-mounted solar panels. The main entrance is in the northeast corner of the building. The main parking lot for the school would be located north of the building with 67 parking spaces. The main vehicular access to the property and for the north parking lot is located on Grove Avenue directly opposite and as the extension of Slade Avenue. The perimeter of the north parking lot includes a parent drop-off/pick-up lane with stacking for 35 vehicles. A second in-bound only access on Grove will serve as the entrance for school bus drop-off and pick-up lane with stacking for eight school buses and an exit-only driveway to Lincoln Avenue. This area southeast of the building includes the secondary parking lot with 26 parking spaces. In total,the school would have 101 parking spaces for the anticipated 50 employees and visitors. JNJ O • s«:.."'..T MAT! M.EOUME 1OOTAGlb i �rrr�m---"'JJJ . ti MASOMY 7),OSf `A) { •v,E ING vA141 In 6ri Sf l GLAZING 1 Allltl II111 -- 44 644 .: 1111 I v1111f11I1 :1:1111f1:.. �111111E1115101 , 1 III II11111 ! 911111 I 11 • ! : • ':: ' ':: : .. . •2 i - 1! 1 — 1 ! . !I: • :: ! !:: ■ -.-9:; • MATERIAL SWAM FOOTAGEO —__._.. ll! r u M4•MASONRY:. O S) ��S •OLA2NO 530 Sr - / �• wti 1• ! ! !11 ■ ! 111 ■11 ! III ! 1■ 11— ■ _ ■ ■ owl heft.m'. Figure 3.Proposed elevations for the new elementary school at 850 N.Grove Avenue The outdoor areas for students are separated from vehicular traffic and are located west and southwest of the building. The outdoor areas include two playgrounds, a small outdoor classroom area, and one outdoor play/soccer field in the southwest corner of the property. The property has - 5 - Recommendation & Findings of Fact Petition 32-25 February 2,2026 a substantial grade change and drops off approximately 34 feet from the east property line along Grove Avenue to the west property line adjacent to the Fox River Bike Trail. The applicant will install retaining walls along the south, west and north property lines to level the grade for the proposed development. The applicant will install a five-foot high ornamental fence on top of the retaining wall. The fence surrounding the outdoor play field along the south and west property lines will include 15-foot-high netting on top of the fence.The required stormwater detention will be provided underground in the southwest corner of the property. The proposed plan will preserve four existing mature oak trees located east of the existing building. The trees range in size from 30 to 44 inches in diameter. In addition, the applicant will install extensive landscaping throughout the site with 81 new trees,including 29 new parkway shade trees along Slade,Grove, and Lincoln Avenues. Parking and Traffic Considerations The proposed school is required to have one parking spaces per 10 seats in the largest assembly area of the school, plus one parking space per employee. With 454 occupants in the largest assembly area and 50 employees, the school is required to have 95 parking spaces. With 101 parking spaces proposed,the school will meet its parking requirement. U-46 commissioned and submitted a traffic and parking study for the proposed project.The traffic study includes the analysis of the traffic counts on adjacent roadways and parking and traffic observations at McKinly Elementary School during drop-off and pick-up times. The study concludes that the proposed parking supply will exceed the needs of the school,and that on-site vehicle storage capacity can adequately accommodate the anticipated drop-off/pick-up vehicle queues and school bus stacking. Based on the observations during the drop-off and pick- up times, McKinley Elementary School currently experiences up to 39 vehicles during its peak pick-up time between vehicles waiting in pick-up queue and those parked and waiting for students. Based on the per student projections, if the proposed school reaches its full capacity with 680 students, this would result in up to 66 vehicles combined between vehicles waiting in pick-up queue and those parked waiting for students.The proposed vehicle drop-off/pick-up lane provides stacking for up to 35 vehicles. The on-site parking lot is expected to have a surplus of at least 12 parking spaces for parents/guardians waiting to pick-up.An additional 22 vehicles can be queued within the parking lot should the need ever arise. This represents a total of 69 vehicles combined between those in queue and parked vehicles on site.As such,there is adequate on-site capacity to accommodate all drop-off and pick-up vehicles, and the school's drop-off and pick-up traffic will not spill over onto Grove Avenue causing any traffic back-ups. Similarly, the school bus drop-off and pick-up lane, which is designed to be separate from the vehicular drop-off/pick-up lane can accommodate up to 8 school buses, which the school anticipates would be needed at the most. In addition,U-46 will install four-way stop signs and high-visibility crosswalks at the intersection -6- Recommendation & Findings of Fact Petition 32-25 February 2, 2026 of Grove and Lincoln Avenues, and Grove Avenue and north parking lot/Slade Avenue intersection.A crosswalk would also be striped over the west leg of Slade Avenue at Grove Avenue intersection north of the school property. The school will also implement a traffic management plan during student drop-off and pick-up times with crossing guards on Grove Avenue intersections, and additional staff stationed in the north parking lot to facilitate drop-off and pick- up operations by managing the car line progression, minimizing the spacing in between vehicles and crossings of pedestrians within the parking lot. Zoning Consideration The proposed development requires several departures from the standard zoning ordinance requirements.The requested departures are summarized in Table 1 below and are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1: Proposed Departures for 850 N. Grove Avenue New Elementary School Permitted/Required Proposed 2.8 ft. from south property Vehicle use area street yard 13 ft line and setback Aprox. 5 ft. from north property line Height and style of a fence Max. 4 ft. high and open design 5 ft. high fence with 15 ft. in street yard fence netting on top 10 ft.high 7.5 ft. high Height, area and type of a 99 sq. ft. in total sign area 40 sq. ft in total sign area monument sign No Electronic Message Center Future 25-sq. ft. Electronic Message Center The applicant is proposing to establish a PCF Planned Community Facility District to accommodate the proposed development with the departures from the zoning ordinance as listed above. Environmental and Sustainability Considerations The new elementary school will be designed to the latest energy efficient and sustainability design features including: • One-pipe geothermal heating/cooling system • High-efficiency lighting • Automatic lighting controls • Thermally-efficient glazing(low-E coatings) • Thermally-efficient exterior envelope with continuous insulation,and • Low-VOC and renewable finishes. The school will be served by a highly efficient geothermal system that will drastically reduce - 7 - Recommendation & Findings of Fact Petition 32-25 February 2,2026 energy costs and carbon emissions. The expected annual building energy cost will be 20 percent lower than a traditional HVAC system. Energy-efficient LED lighting will be used for all light fixtures. And rooms will be equipped with occupancy sensors to reduce lighting when rooms are not in use.The building will be designed in full compliance with the latest State of Illinois Energy Code. The Community Development Department offers the following additional information: A. Property History. The David C. Cook Publishing House was constructed on the subject property east of the Fox River in Elgin's Northeast Neighborhood in 1901 and quickly became one of the city's most significant industries.Founded in Chicago in 1875 by David Caleb Cook, the company produced non-denominational Sunday School literature, filling a major gap in religious education. Rapid growth led the firm to relocate to Elgin in 1882. The company was initially housed in a former woolen mill near the Chicago Street Bridge, and by the end of its first year in Elgin, became the city's second-largest industrial employer with 350 workers. Continued growth prompted the purchase of land north of downtown in Elgin's northeast neighborhood. The original publishing house development on the eight-acre complex included a large Main Building with north and south wings and a rear factory building. Across from the plant,Cook developed a five-acre residential subdivision along Esmeralda Place,constructing cottages for employees.These homes now form a significant portion of the D.C.Cook—Lovell Area Historic District and contribute to its historic character. The publishing house's former 30,000-square-foot main building was designed by noted Elgin architect David E.Postle in the Classical Revival style and was the city's only known turn-of-the-century industrial example of this style. i WNWite • • Figure 4 Former D.C.Cook main publishing house building along Grove Avenue - 8 - Recommendation & Findings of Fact Petition 32-25 February 2, 2026 By 1950, David C. Cook Publishing House had become the world's largest publisher of Sunday school literature and church supplies. The company operated at 850 N. Grove Avenue until 1994,when it reorganized as Cook Communication Ministries and relocated its headquarters to Colorado Springs, Colorado. The main office building was ultimately demolished in 2021 while the rear industrial factory building with its functional saw-tooth roof, reflecting the efficient industrial design of the time,remains on the property. • #. .v ,+ -i .ace -.tea _ .tiiN sS....1'i. _mmAkialLJJJJlkYua4. 14 Figure 5.The existing industrial building on the subject property at 850 N Grove Avenue The property was zoned F Industrial with the City's first zoning ordinance in 1927.In 1962, the property was rezoned to M1 Limited Manufacturing District.In 1992,the property was rezoned to PGI Planned General Industrial District.This zoning classification assured that any changes to the property will have to go through the public hearing zoning review process since residential neighborhoods have been established over the years completely surrounding the property. Placing the property within the planned development district allows for customized site design regulations that will strike a balance between the needs of the industrial user while minimizing its impact on the residential character of the surrounding neighborhood. In 1999, the City approved Ordinance No. G51-99, which established the existing PGI Planned General Industrial District and allowed the construction of a 45,000-square-foot building addition on the south side of the industrial building. B. Surrounding Land Use and Zoning. The property is surrounded by single-family homes on all sides. The properties to the north, east, and south are zoned RC2 or RC3 Single- Family Residence District.The properties to the west are all zoned CF Community Facility District and include the Fox River Bike Trail,additional open space owned by Kane County Forest Preserve and several single-family homes. The one property directly to the south across Lincoln Avenue includes the private Elgin Riverside Club restaurant and bar. C. Comprehensive Plan.Due to the former printing and manufacturing use on the property, the subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light industrial uses and business parks consisting of a range -9- Recommendation & Findings of Fact Petition 32-25 February 2, 2026 of uses, such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to commercial districts or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances.Generally speaking,light industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. D. Zoning District. U-46 is proposing to establish a PCF Planned Community Facility District to construct a new elementary school.The purpose of the PCF Planned Community Facility District is to provide a planned environment for various types of community facilities, subject to the provisions of Chapter 1960 "Planned Developments" of the Elgin Municipal Code, as amended. In general, community facilities provide governmental, recreational, educational health, social, religious, and transportation services to the community on a for-profit or on a not-for-profit basis. E. Trend of Development.The subject property is surrounded by residential neighborhoods with primarily single-family homes. Other than the last addition to the printing and manufacturing building on site, which was completed around 2000, there has been no notable development in this area. The area will remain a single-family residential neighborhood into the foreseeable future.Any new development in the area is expected to be renovations and/or additions to the existing single-family homes. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 32-25 on February 2, 2026. Testimony was presented at the public hearing in support of and against the application.The Community Development Department submitted a Development Application Review and Written Findings and Recommendation to the Planning and Zoning Commission dated February 2,2026. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined in § 19.55.030,and standards for planned developments outlined in § 19.60.040. STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development 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 planned development with - 10- Recommendation & Findings of Fact Petition 32-25 February 2,2026 respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 9.18-acre property is improved with an approximately 145,000-square-foot industrial building. The applicant is proposing to demolish the existing building and construct a new 88,000-square-foot, two-story elementary school with two parking areas and a total of 101 parking spaces. The property has a substantial grade change and drops off approximately 34 feet from the east property line along Grove Avenue to the west property line adjacent to the Fox River Bike Trail. The applicant will install retaining walls along the south, west and north property lines to level the grade for the proposed development.The applicant will install a five-foot high ornamental fence on top of the retaining wall. The fence surrounding the outdoor play field along the south and west property lines will include 15-foot-high netting on top of the fence. The required stormwater detention will be provided underground in the southwest corner of the property. The proposed plan will preserve four existing mature oak trees located east of the existing building.The trees range in size from 30 to 44 inches in diameter.In addition,the applicant will install extensive landscaping throughout the site with 81 new trees, including 29 new parkway shade trees along Slade,Grove,and Lincoln Avenues. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. All necessary water and sewer utilities exist in the vicinity of the site and can adequately serve the proposed development. The proposed improvements include the construction of new water and sewer service lines with connections to the existing water and sewer utilities in Lincoln Avenue. The proposal also includes the construction of a new underground stormwater detention facility under the proposed outdoor play field in the southwest corner of the property. The proposed stormwater infrastructure will meet all requirements of the stormwater ordinance. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. 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 - 11 - Recommendation & Findings of Fact Petition 32-25 February 2,2026 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. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The proposed school will include two parking areas, one north of the school building and one southeast of the building. The main vehicular access to the property will be the access to the north parking lot which is located on Grove Avenue directly opposite Slade Avenue east of the site. The second ingress-only access driveway on Grove Avenue would provide access to school bus only drop-off and pick-up lane and to the southeast parking lot.The school bus lane and the southeast parking lot would share an exit-only driveway to Lincoln Avenue.The north parking lot includes a parent/guardian drop-off and pick-up lane in counterclockwise direction around the north parking lot. The site layout is designed so that vehicular traffic of staff and visitors, including parent/guardian drop-off and pick-up is separated from the school bus traffic. In addition, by integrating the parent/guardian drop-off/pick-up lane surrounding the north parking lot, it allows for any excess parking in the parking lot to be used by parents/guardians who wish to park and escort their child to school. In addition, U-46 will install four-way stop signs and high-visibility crosswalks at the intersection of Grove and Lincoln Avenues,and Grove Avenue and north parking lot/Slade Avenue intersection.A crosswalk would also be striped over the west leg of Slade Avenue at Grove Avenue intersection north of the school property.The school will also implement a traffic management plan during student drop-off and pick-up times with crossing guards on Grove Avenue intersections, and additional staff stationed in the north parking lot to facilitate drop-off and pick-up operations by managing the car line progression,minimizing the spacing in between vehicles and crossings of pedestrians within the parking lot. With all proposed improvements, the proposed school will have a minimal impact on the exiting traffic in the neighborhood during the drop-off and pick-up times at school start and dismissal times,which can be absorbed by the surrounding street network. The proposed school is required to have one parking space per 10 seats in the largest assembly area of the school, plus one parking space per employee. With 454 occupants in the largest assembly area and 50 employees, the school is required to have 95 parking spaces. With 101 parking spaces proposed,the school will meet its parking requirement. - 12- Recommendation & Findings of Fact Petition 32-25 February 2,2026 D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district.The David C.Cook Publishing House was constructed on the subject property east of the Fox River in Elgin's Northeast Neighborhood in 1901 and quickly became one of the city's most significant industries.The company operated at 850 N.Grove Avenue until 1994, when it reorganized as Cook Communication Ministries and relocated its headquarters to Colorado Springs, Colorado. The main office building was ultimately demolished in 2021 while the rear industrial factory building with its functional saw-tooth roof,reflecting the efficient industrial design of the time,remains on the property.Founded in Chicago in 1875 by David Caleb Cook, the company produced non-denominational Sunday School literature, filling a major gap in religious education. The property was zoned F Industrial with the City's first zoning ordinance in 1927. In 1962,the property was rezoned to M 1 Limited Manufacturing District. In 1992, the property was rezoned to PGI Planned General Industrial District. This zoning classification assured that any changes to the property will have to go through the public hearing zoning review process since residential neighborhoods have been established over the years completely surrounding the property. Placing the property within the planned development district allows for customized site design regulations that will strike a balance between the needs of the industrial user while minimizing its impact on the residential character of the surrounding neighborhood. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. The property is surrounded by single-family homes on all sides.The properties to the north,east,and south are zoned RC2 or RC3 Single-Family Residence District. The properties to the west are all zoned CF Community Facility District and include the Fox River Bike Trail, additional open space owned by Kane County Forest Preserve and several single-family homes. The one property directly to the south across Lincoln Avenue includes the private Elgin Riverside Club restaurant and bar. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. - 13 - Recommendation & Findings of Fact Petition 32-25 February 2,2026 Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is surrounded by residential neighborhoods with primarily single-family homes. Other than the last addition to the printing and manufacturing building on site, which was completed around 2000, there has been no notable development in this area. The area will remain a single-family residential neighborhood into the foreseeable future. Any new development in the area is expected to be renovations and/or additions to the existing single-family homes. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings.The subject property is suited for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. U-46 is proposing to establish a PCF Planned Community Facility District to construct a new elementary school.The purpose of the PCF Planned Community Facility District is to provide a planned environment for various types of community facilities, subject to the provisions of Chapter 1960"Planned Developments"of the Elgin Municipal Code, as amended. In general, community facilities provide governmental, recreational, educational health, social, religious, and transportation services to the community on a for-profit or on a not-for-profit basis. H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. Due to the former printing and manufacturing use on the property, the subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light industrial uses and business parks consisting of a range of uses,such as research and development, light distribution and warehousing, light manufacturing,and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area.When adjacent to commercial districts or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. - 14- Recommendation & Findings of Fact Petition 32-25 February 2, 2026 ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. The property has a substantial grade change and drops off approximately 34 feet from the east property line along Grove Avenue to the west property line adjacent to the Fox River Bike Trail.The applicant will install retaining walls along the south, west and north property lines to level the grade for the proposed development. The required stormwater detention will be provided underground in the southwest corner of the property. The applicant will preserve four existing mature oak trees located east of the existing building.The trees range in size from 30 to 44 inches in diameter.In addition.the applicant will install extensive landscaping throughout the site with 81 new trees, including 29 new parkway shade trees along Slade, Grove,and Lincoln Avenues. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The applicant has designed the site to minimize the impact on the surrounding neighborhood.The proposal includes installation of four-way stop signs and high-visibility crosswalks at the intersection of Grove and Lincoln Avenues,and Grove Avenue and north parking lot/Slade Avenue intersection.A crosswalk would also be striped over the west leg of Slade Avenue at Grove Avenue intersection north of the school property. The school - 15 - Recommendation & Findings of Fact Petition 32-25 February 2, 2026 will also implement a traffic management plan during student drop-off and pick-up times with crossing guards on Grove Avenue intersections, and additional staff stationed in the north parking lot to facilitate drop-off and pick-up operations by managing the car line progression, minimizing the spacing in between vehicles and crossings of pedestrians within the parking lot. The proposed outdoor play areas are located west of the building and away from the nearby residents. The proposed facility will have a minimal effect on the surrounding properties during the school start and dismissal times. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the approval of the following departures from the requirements of the zoning ordinance: 1. Section 19.30.135, "Site Design". The minimum required vehicle use area street yard setback on the subject property is 13 feet. The applicant is proposing to construct the parking lots and vehicle use areas on the property with the 2.8-foot setback from the south property line and an approximately five-foot setback from the north property line. 2. Section 19.90.015, "Definitions and Regulations". Within the street yards, an open- design fence with a maximum height of four feet is permitted. The applicant is proposing to construct a five-foot-high open-design,ornamental fence along the south,west and north property lines. In addition,the fence along the south and west property lines is proposed to have a 15-foot-high netting on top of the fence. 3. Section 19.50.070,"Monument graphics". The subject property is permitted to have one monument graphic with maximum height of ten feet and maximum sign surface area of 40 square feet. The property is not permitted an electronic message center. The applicant is proposing to construct a 7.5-foot-high monument sign with the total sign surface area of 99 square feet, including a 25-square-foot electronic message center that may be installed in the future. Staff finds the proposed departures are appropriate and necessary for a desirable infill development that will result in elimination of an industrial use that is no longer compatible with its surrounding uses. In addition, the proposed school would create a new state-of-the art facility while replacing an outdated an inaccessible facility. The site layout is designed to provide the maximum number of parking spaces on site,separate the school bus traffic from the vehicular traffic, and to provide on-site stacking and parking for parent/guardians during drop-off and pick-up times. To accommodate this, the proposed vehicle - 16- Recommendation & Findings of Fact Petition 32-25 February 2, 2026 use areas do not meet the required street yard setbacks. However,those vehicle use areas are still across the street from the closest residential properties. And the applicant plans to install all required landscaping surrounding the proposed parking and vehicle use areas, and install new street trees that will further buffer the school site from nearby neighbors. Due to the site topography, the applicant will install retaining walls along the south, west, north sides of the property to level the site for construction. As such, a five-foot high ornamental fence is proposed and is necessary to be installed on top of the retaining wall for safety. With the proposed outdoor play field located in the southwest corner of the property,the proposed fence in this area will include 15-foot-high netting for additional safety and functionality. All such fences are necessary and desirable to maintain a safe environment for students. The proposed monument sign to be installed is larger than typically permitted to complement the new development and match other new monument signs to be installed by U-46 at other area elementary and middle schools. The proposed monument sign will match the size and design of the monument signs recently approved for the Hilltop Elementary School,new middles school on Rohrssen Road, and Kimball Elementary School. While the proposed sign does not include an electronic message center, if approved, the planned development ordinance would allow for the installation of an electronic message center in the future, which will, again, match that at other school. RECOMMENDATION The Community Development Department and the Planning& Zoning Commission recommend approval of Petition 32-25, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by School District U- 46, as applicant and property owner, received September 24, 2025, and supporting documents including: a. Undated Statement of Purpose and Conformance, prepared by School District U-46, dated received December 19,2025; b. ALTA/NSPS Land Title Survey, prepared by Millman Surveying, Inc., dated last revised October 1,2024; c. New Elgin Elementary School color site plan, prepared by DLA Architects, dated November 21, 2025, with such further revisions as required by the Community Development Director; d. Overall site plan, Sheet CO.0,prepared by DLA Architects, dated December 19, 2025, with such further revisions as required by the Community Development Director; e. Five-page landscape plans, including sheets L1.0,L1.1,L1.2,L1.3,and L1.4,prepared by DLA Architects,dated January 15,2026, with such further revisions as required by the Community Development Director; f. New Elgin Elementary School color floor plan, prepared by DLA Architects, dated - 17- Recommendation & Findings of Fact Petition 32-25 February 2, 2026 November 21, 2025, with such further revisions as required by the Community Development Director; g. New Elgin Elementary School elevations plan, prepared by DLA Architects, dated November 21, 2025, with such further revisions as required by the Community Development Director; h. New Elgin Elementary School monument sign plan,prepared by DLA Architects,dated November 21, 2025, with such further revisions as required by the Community Development Director; i. Site Lighting Photometrics plan, Sheet ES2.0, prepared by DLA Architects, dated December 18, 2024, with such further revisions as required by the Community Development Director; j. Site engineering plans titled: School District U-46 New Elgin Elementary School 850 North Grove Avenue Elgin, IL 60120, prepared by DLA Architects, dated December 19,2025,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. A departure is hereby granted to allow the construction of the vehicle use area on the Subject Property with the minimum setback of two (2) feet from the south property line, and the minimum setback of five feet from the north property line. 3. A departure is hereby granted to allow the construction of a five-foot-high black, ornamental,open design fence along the south,west,and north property lines of the Subject Property in substantial conformance to the Overall site plan,Sheet CO.0,prepared by DLA Architects, dated December 19, 2025, with such further revisions as required by the Community Development Director. Said five-foot-high fence along the south and west property lines is hereby permitted to have 15-foot-high netting on top of the fence. 4. A departure is hereby granted to allow the installation of one monument graphic on the Subject Property with the maximum sign surface area of 99 square feet. 5. A departure is hereby granted to allow the installation of an electronic message center with a maximum area of 25 square feet within the proposed monument graphic on the Subject Property. 6. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition 32-25 subject to the conditions outlined above, was five (5) yes, zero (0) no, and zero (0) abstentions. Two members were absent. - 18- Recommendation & Findings of Fact Petition 32-25 February 2,2026 Respectfully Submitted, s/Nancy Abuali Nancy Abuali,Chairman Pro-Tem Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 19- I .:'' '''''' -. ,/ - 1 F off' Subject Property i Petition #32-25 _ -Inlik, 1r Slade Ave - - g 4, .. \ ' ..11-k-v I. Ar t Slade Ave s `, I 1 I e. - - \--P--i . — Lalda Cgl r t d W A I r11 -4‘ r 'Publishing House II t vs r 0 $1 _� ' J _ ,_ ___ , AL - - 1111, , , 4ir IN 4 .',4., ' .'' x :_ ji t Lincoln Ave , . . .,,... ,. . . ,.. ,, L_ _ ii i ii........„. .,._. ._ . EXHIBIT A N Aerial / Location Map A III 0 100 200 ELGIN I ' I ' Feet THE CITY IN THE SUBURBS Ill 0. RC1 <q,\0441 Gene, ree41.14 I kliP 411/1111 Zoning MINIM El RC1 -RESIDENCE CONSERVATION 1 - All Subject Property ElRC2-RESIDENCE CONSERVATION 2 Petition #32-25Al ElRC3 RESIDENCE CONSERVATION 3 al = Slade,Ave PRC-PLANNED RESIDENCE CONSERVATION ElSFR1 -SINGLE FAMILY RESIDENCE 1 aSFR2-SINGLE FAMILY RESIDENCE 2 1111 PSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1 Slade Ave ElPSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 RC2 Imo; al ElTFR-TWO FAMILY RESIDENCE i d; 111 EJPTFR-PLANNED TWO FAMILY RESIDENCE H 2,. ElMFR-MULTIPLE FAMILY RESIDENCE Esme.. = PMFR-PLANNED MULTIPLE FAMILY RESIDENCE PGI y • :-. aRB-RESIDENCE BUSINESS aPRB-PLANNED RESIDENCE BUSINESS - 10 NB-NEIGHBORHOOD BUSINESS - - Q ICI El PNB-PLANNED NEIGHBORHOOD BUSINESS II R, ElAB-AREA BUSINESS o L; EJ PAB-PLANNED AREA BUSINESS Z E. W ® co -CENTER CITY 1 Lincoln Ave - CC2-CENTER CITY 2 ■. Ill - PCC-PLANNED CENTER CITY - PCC2-PLANNED CENTER CITY 2 -- EDORI-OFFICE RESEARCH INDUSTRIALla = PORI-PLANNED OFFICE RESEARCH INDUSTRIAL - EJGI-GENERAL INDUSTRIAL EDPGI-PLANNED GENERAL INDUSTRIAL UI ED CI-COMMERCIAL INDUSTRIAL Lovell St El CF-COMMUNITY FACILITY ••••UU Rilil PCF-PLANNED COMMUNITY FACILITY EXHIBIT B N Zoning Map A A0 200 400 ELGIN I i THE CITY IN THE SUBURBS Feet t A • • e -t F °+ x — a. Slade Ave / Subject Property Petition#32-25 iho AVSlade Ave B." - la Is no L d E a W > jalda PI a E > VI ILI 0611256002 2 w z Publishing House PI I I Lincoln Ave I in C, c V 2 / — EXHIBIT C N Parcel Map A ��; 0 100 200 ELGIN I • I Feet THE CITY IN THE SUBURBS EXHIBIT D SITE LOCATION 850 N. Grove Avenue Petition 32-25 0. -77 j,...,, rt......, -, .. ,.., V Subject Property .''�+', JrI H.! _I ... .. , _ ' 7 ...iiT�:.:At r a tea c 1, • Bird's eye view looking north , -,: „ . Sus ect Pro.e 4.19r 104 a }* lam 4 ,"'R r - Mc Bride Street ' ' hP,p� ` 4 ., r" , 'I. • k }t `*� fin 4, i r, 'It .4." -':. - -1477111Ftli pit' - :qt° P;f1".".' 4 --471Wi - - -— ' iiii, At. a ; j rrIP 1 1 ; - x n �.: Tj A .py Fimgrel la bface 1 3$ .v+ o^ 49/ - '.4,. !� -4Y n Y ��r.� Tsmereld:Place b ..Y , '.+ „,- t,... ./A0 �. •e I a E s .... &ook Streei f` 'I s' 91e 1 a __L -,11'- -- - - r -- F.a In 11 s-r Mvh-m!•0raf v:r..r..,. r,, r....r Y.:: Bird's eye view looking west EXHIBIT D SITE LOCATION 850 N. Grove Avenue Petition 32-25 aormirr. l - I. • i- V L _ �T'I .•• , , _ _Yl(1LU4JJJ.Nllraa•• 11,1 Existing industrial building on site as seen from Grove Avenue L . �. . _ .. .` P - 1 _ _ ,moo. ...•.: : a -,.tg.l_I111 1 1:_ _ I The view of the original D.C. Cook Publishing House main building as seen from Grove Avenue. This building was demolished in 2021 EXHIBIT D SITE LOCATION 850 N. Grove Avenue Petition 32-25 •-4 • • ' - •. $ fedx• —"4.41Feno-- —".:••••• • limmumm P View of the existing building and detached garage on the property as seen from Lincoln Avenue on the south * . 111110.•. _ 10011.9111r- Pie 'I • .1,*•;*- . • *. N! - •• - •.-1; ' - • - . _ tile!d -61 ' ••-• s- •,‘ • .- r' • - • 410C4:4„. " 4 It',4.*•1. " s •, r , , , „ . ,,;•tiLy,•• sn %.* 4/N,' Existing retaining wall along the north property line as seen from Slade Avenue