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HomeMy WebLinkAboutG14-26 Ordinance No. G14-26 AN ORDINANCE GRANTING A CONDITIONAL USE TO ESTABLISH A CHURCH IN THE AB AREA BUSINESS DISTRICT (85 Market Street) WHEREAS, written application has been made requesting conditional use approval to establish a church within the existing building at 85 Market Street; and WHEREAS, the zoning lot with the building containing the premises at 85 Market Street is legally described herein (the "Subject Property"); and WHEREAS, the Subject Property is located within the AB Area Business District, and a church is listed as a conditional use within the AB Area Business District; and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on March 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 in their Findings of Fact; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS,zoning, including,but not limited to,this ordinance granting a conditional use in the AB Area Business District pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated March 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 a conditional use to establish a church within the existing building on the Subject Property is hereby granted for the property commonly known as 85 Market Street, which is commonly identified by Kane County Property Index Number 06-15-304-030,and legally described as follows: THAT PART OF LOT 1 OF ELGIN WEST,DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 1; THENCE SOUTHWESTERLY ALONG THE NORTHERLY LINE OF SAID LOT 1, A DISTANCE OF 145.0 FEET FOR THE POINT OF BEGINNING; THENCE SOUTHEASTERLY PARALLEL WITH THE EASTERLY LINE OF LOT 1,A DISTANCE OF 133.3 FEET TO THE SOUTHERLY LINE OF SAID LOT 1;THENCE SOUTHWESTERLY ALONG SAID SOUTHERLY LINE BEING ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 495.44 FEET, A DISTANCE OF 17.12 FEET; THENCE SOUTHWESTERLY ALONG SAID SOUTHERLY LINE BEING TANGENT TO THE LAST DESCRIBED CURVE, 127.49 FEET TO THE SOUTHWEST CORNER OF SAID LOT 1; THENCE NORTHWESTERLY ALONG THE WESTERLY LINE OF SAID LOT 1, BEING ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 810.54 FEET, A DISTANCE OF 139.17 FEET TO THE NORTHWEST CORNER OF SAID LOT 1; THENCE NORTHEASTERLY ALONG THE NORTHERLY LINE OF SAID LOT 1, A DISTANCE OF 185.0 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS; (commonly known as 85 Market Street). 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 International Church of Foursquare Gospel,as applicant,and B&K Building Partnership Declaration of Trust, as property owner, received January 16, 2026, and supporting documents including: a. Undated Statement of Purpose and Conformance, dated received February 18, 2026; b. ALTA/NSPS Survey,prepared by Carradus Land Survey,Inc.,dated December 10, 2025; and c. Eight-page architectural plan set for Elgin Community Foursquare Church, prepared by CoBu Architecture Studio,dated February 23, 2025,with such further revisions as required by the Community Development Director. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. All church activities and services shall be conducted on the interior of the existing two- story office building on the Subject Property. However, any church related activities and services may be established on the Subject Property outside the building as an authorized permitted use, provided the specific event is established and operates in compliance with the temporary use provisions of Section 19.90.015, and the applicant 2 is subject to all such provisions including but not limited to the number and duration and requirement for a separate permit for each outdoors event. 3. All exterior street graphics must comply with the zoning ordinance requirements. 4. A certificate of occupancy for the proposed church hereby authorized shall be obtained no later than three years from the approval of this ordinance. 5. 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. avid J. K Lain, ayor Presented: April 8, 2026 Passed: April 8, 2026 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: April 8, 2026 Published: April 8, 2026 Atts Kimberly Dewis ity Clerk 3 EXHIBIT A March 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 02-26, an application by International Church of Foursquare Gospel, as applicant, and B&K Building Partnership Declaration of Trust, as property owner, requesting a conditional use to establish a church within the existing building at the property commonly referred to as 85 Market Street. GENERAL INFORMATION Petition Number: 02-26 Property Location: 85 Market Street Requested Action: Conditional Use Current Zoning: AB Area Business District Proposed Zoning: No change. AB Area Business District Existing Use: Office Proposed Use: Church Applicant: International Church of Foursquare Gospel Owner B&K Building Partnership Declaration of Trust Staff Coordinator: Damir Latinovic, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map Recommendation & Findings of Fact Petition 02-26 March 2, 2026 C. Parcel Map D. Site Location E. Development Application and Attachments G. Draft Ordinance BACKGROUND International Church of Foursquare Gospel, as applicant, and B&K Building Partnership Declaration of Trust, as property owner, are requesting a conditional use to establish a church within the existing building at the property commonly referred to as 85 Market Street. The 21,604-square-foot property, zoned AB Area Business District, is located at the northeast corner of N. Lyle Avenue and Market Street. The property is improved with an approximately 6,128-square-foot,two-story office building and a parking lot with 23 parking spaces.The property has one full access driveway to N. Lyle Avenue and shares a full access driveway to Market Street with the property adjacent to the east (81 Market Street). The parking lots of the subject property and that of the property adjacent to the east are also connected. The building is home to Campton Law Group attorney's office. The properties to the north, zoned MFR Multiple Family Residence District, are improved with multiple-family residential buildings.The property adjacent to the east is zoned AB Area Business District and is improved with a one-story, multi-tenant office building. The properties to the west across N. Lyle Avenue are zoned RC 1 Residence Conservation District and are improved with single-family homes. And the property to the south across Market Street is zoned AB Area Business District and is home to Jewel-Osco grocery store with a pharmacy. -2- Recommendation & Findings of Fact Petition 02-26 March 2,2026 »s'- - _ . ems.'lE ii- - :* ' .• •, _ �u S �'ect rt e .� r,r� iik , . _ , A , . ..:. . ...... .. .... .„_ -„, _ , . _ i_ -, . %, ..., •‘, , ,,..._-- i . . .. , , _.... .. r i' -- . - ' , . f- �31r tir � Y j4P \ tk5: ,it .. 9f 046. Itat . . M. , " 1 14:4 1054-. ' : JO PI4 1 :VA.• 0b "i• * • ter. Figure 1.Site area map with zoning overlay Proposal The International Church of Foursquare Gospel, a Christian worship and fellowship entity, is proposing to relocate and establish its church and main Elgin office within the existing building at 85 Market Street. The church is currently located at 601 Hill Avenue. The church is proposing to renovate the existing building to accommodate a sanctuary space with 88 seats on the ground floor of the building. Other interior renovation would create three small classrooms and a multi-purpose room for various church functions and activities on the lower level. The existing offices on the upper-level portion of the building would remain. -3 - Recommendation & Findings of Fact Petition 02-26 March 2,2026 WV .P .! il ,.----i 1 a tlifi/ ..^ I!i! et. Y]I'11I.•.'eo San y I..Mil M./ dooddl A..wa.�..eeor.s, "• p..� :' Elec. r _ I ; $ l •i ,•�1 I l.. 1. — ` LAM CJas,Meeang I- ' .140 .. .� .. 1. seassese S•� r t sU.1.. -1 I.I v I„t. IM LI �.VII ClessiMeeong Class&Meeenp UUU l—LW, _ lrI 4-4--1. L of Nadir s iw riw.. >mwi.r. Utiiry I- • i::4 V - t_stiIs ,< 1. s cj TOM Her Qra/ 1 .J.! .'... I --1 .l tovtC Boom -- "mot web* , /oNow... 78gaa ....re •.,.. a. fiQNr� Ngw.. v,.. i OS fP e.• A-3-Mwmbly Use B-Busness Use rrs..•leer Teo.. ON l*odd �.�..tIli.t10.4 Om/...•re/no/W./Vd town Ct 4 Proposed Mid and Lower Level Floor Plans Figure 2.The ground floor and lower level of the proposed church at 85 market Street The exterior changes to the building are limited and include only the construction of a new glass vestibule at the building's main entrance, and two new exit doors on the west side of the building with a new sidewalk connection to the public sidewalk along N.Lyle Avenue.The applicant would also construct a new six-foot-high masonry enclosure for the refuse collection area. The church holds Sunday services between 9 a.m. and 11:30 a.m., with bible study held on Wednesday evenings from 7 p.m. to 8:30 p.m. Outside of those hours, the church would use the building as general office space Monday through Friday from 8 a.m. to 5 p.m. There is only one employee, the church pastor. Typical Sunday service attendance averages 45 persons. Once per year in October, the church holds its annual church anniversary celebration when approximately 80-90 persons attend.During this time the church would arrange for additional off-site parking most likely on,and in agreement with, the Jewel-Osco property immediately to the south. The church does not hold Christmas service at its Elgin location.The holiday services are held at its Chicago location. Zoning Consideration The proposed church is required to provide one parking space per four seats in the sanctuary plus one parking space per employee. With 88 seats and one employee,the church is required to have 23 parking spaces. With 23 parking spaces in the property's parking lot,the proposed church meets the parking requirement. -4- Recommendation & Findings of Fact Petition 02-26 March 2,2026 A church is listed as a conditional use in the AB Area Business District, requiring the review and recommendation by the Planning and Zoning Commission and approval by the City Council. 41"M Proposed North Elevation Sell.IM'.Pb O....11..M 7r- irvs s--- ' Proposed East Elevation - Proposed West Elevation Mr.tT.145 Opal So.lj'. 8•ll.1/r�t Proposed South Elevation M•• ly....Y.tod Moats,. Figure 3.Building elevations Environmental and Sustainability Considerations The applicant is proposing to establish a church within an existing two-story multi-tenant office building, that is only partially occupied. The church holds Sunday services from 9 a.m. to 11:30 a.m. Outside of those hours, the building will be used very sporadically for bible study on Wednesday evenings and during normal business hours Monday to Friday by the church pastor. The proposal represents an efficient adaptive re-use of the largely underutilized building with limited operations that will result in very similar impact on the surrounding properties when compared to the current office use. The proposed renovation will comply with all applicable building and life-safety codes including the most recent State of Illinois energy code. The proposal does not require any modifications to the existing water or sewer lines. The Community Development Department offers the following additional information: A. Property History. The subject property was annexed to the city in 1962.Upon annexation -5 - Recommendation & Findings of Fact Petition 02-26 March 2,2026 the property was classified in the R2 Single Family Residence District. By 1968, the property was classified in the B3 Service Business District. In 1992 the property was rezoned to AB Area Business District as part of the comprehensive amendment to the zoning ordinance The existing multi-tenant office building on the property was constructed in 1977. B. Surrounding Land Use and Zoning. The properties to the north, zoned MFR Multiple I wilily Residence District, are improved with multiple-family residential buildings. The property adjacent to the east is zoned AB Area Business District and is improved with a one-story, multi-tenant office building. The properties to the west across N. Lyle Avenue are zoned RC1 Residence Conservation District and are improved with single-family homes. And the property to the south across Market Street is zoned AB Area Business District and is home to Jewel-Osco grocery store with a pharmacy. C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses.Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian- friendly. D. Zoning District. The purpose of the AB Area Business District is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting population.AB zoning districts are limited by the applicable site design regulations to an intermediate scale of development relative to NB Neighborhood Business Districts and the CC 1 Center City District. E. Trend of Development. The subject property is generally located within the Larkin Avenue commercial corridor on the City's west side. More specifically, the property is located along Market Street in the back of the properties fronting Larkin Avenue. Historically, the properties along Market Street were developed with office uses to serve as transitional uses between the more intense auto-oriented uses along Larkin Avenue and the residential neighborhood to the north. Staff anticipates the properties along Market Street will continue to attract offices and other non-residential uses that do not rely on direct exposure to an arterial road like Larkin Avenue and generally operate with limited impact on the surrounding uses. -6- Recommendation & Findings of Fact Petition 02-26 March 2. 2026 FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 02-26 on March 2,2026.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 March 2,2026. 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, vegetation, and existing improvements. The subject property is improved with a two-story, approximately 6,100-square foot office building and a parking lot with 23 parking spaces. The applicant is proposing minor changes the site,which include the construction of a sidewalk from the building's west side to the public sidewalk along N.Lyle Avenue and a new masonry refuse collection area enclosure. All existing open space areas and vegetation would remain. The proposed church functions will be restricted to the interior of the existing building, which can adequately serve the proposed use. There are no significant features including topography, watercourses, or vegetation that will have a negative impact on the proposed use. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The property is currently served by municipal water, sanitary sewer, and storm water systems. The applicant is not proposing any changes to the existing sewer and water utilities. The existing facilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. -7- Recommendation & Findings of Fact Petition 02-26 March 2,2026 Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property includes a parking lot with 23 parking spaces. The parking lot has one full access driveway to N. Lyle Avenue and is connected to the parking lot on the property adjacent to the east. A second full access driveway to Market Street is shared between the subject property and the property adjacent to the east. The property functions with safe and efficient on-site circulation.The applicant is not proposing any changes to the vehicular access to the site nor the parking lot. The property will continue to function with minimal impact on the traffic configuration in the immediate area. The proposed church is required to provide one parking space per four seats in the sanctuary plus one parking space per employee. With 88 seats and one employee, the church is required to have 23 parking spaces. With 23 parking spaces in the property's parking lot,the proposed church meets the parking requirement. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as 10 promote the purpose and intent of this title and chapter. Findings.The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The proposed church would occupy the entirety of the two-story office building. The applicant is proposing only minor exterior changes to the building and the site. All church activities will be conducted on the interior of the building without any impact on the surrounding uses or properties. The church plans to offer Sunday services from 9 a.m.to 11:30 a.m.with a seating capacity of 88 persons. Still, the average attendance is approximately 45 people. Other church functions, such as bible study offered on Wednesday evenings would have smaller attendance. Once per year in October,the church holds its annual church anniversary celebration when approximately 80-90 persons attend. During this time the church would arrange for additional off-site parking most likely on,and in agreement with,the Jewel-Osco property immediately to the south.The church does not hold Christmas service at its Elgin location. The holiday services are held at its Chicago location. No evidence has been submitted or found that the proposed use will be located or operated in a manner that will exercise undue detrimental impact on surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional rise shall make -8- Recommendation & Findings of Fact Petition 02-26 March 2,2026 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 02-26, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by International Church of Foursquare Gospel, as applicant,and B&K Building Partnership Declaration of Trust,as property owner,received January 16,2026,and supporting documents including: a. Undated Statement of Purpose and Conformance, dated received February 18, 2026; b. ALTA/NSPS Survey,prepared by Carradus Land Survey,Inc.,dated December 10, 2025; and c. Eight-page architectural plan set for Elgin Community Foursquare Church, prepared by CoBu Architecture Studio,dated February 23, 2025,with such further revisions as required by the Community Development Director. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. All church activities and services shall be conducted on the interior of the existing two- story office building on the Subject Property. However, any church related activities and services may be established on the Subject Property outside the building as an authorized permitted use, provided the specific event is established and operates in compliance with the temporary use provisions of Section 19.90.015,and the applicant is subject to all such provisions including but not limited to the number and duration and requirement for a separate permit for each outdoors event. 3. All exterior street graphics must comply with the zoning ordinance requirements. 4. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to -9- Recommendation & Findings of Fact Petition 02-26 March 2, 2026 the conditions outlined by the Community Development Department, was seven (7)yes, zero (0) no,and zero(0)abstentions. All members were present. Respectfully Submitted, s/Jordan Wildermuth Jordan Wildermuth, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 10- 1 0 1 - , ,\ (42 ; r ,4,. y • \ s' ` - - I. Subject Property Petition #02-26 im V4,4,41114 . , ;--• �r ! r " TTte .. ..—. . •(.4 . �`� _ . 0,m . 94� �i * ~ r III olik ..._. __ ____ , . , . _ . _ . . . bi \fr; •,, ,....... . . , , l c , , \ , ,......„ .. _ . - ,, , • . _,_ .... . , , , ; _ . , _ . �; 1 Mark lit ‘, 1. - .- . ..10, .. . ....... . ,,...\ _ . . -• .�,, w Y A ... . . 0 . ,._ „.41„,,,... ... __ :,... >1 mkii.040.4 A .. . - ...,) , . , .. .. la_ -tiP _ .. _. . EXHIBIT A N Aerial / Location Map A A 0 50 100 ELGIN Feet THE CRY IN THE SUBURBS ihip, Maplet `1 Zoning ,o RC1 -RESIDENCE CONSERVATION 1 ` aRC2-RESIDENCE CONSERVATION 2 = RC3-RESIDENCE CONSERVATION 3 1 PRC-PLANNED RESIDENCE CONSERVATION ElSFR1 -SINGLE FAMILY RESIDENCE 1 . - IEISFR2-SINGLE FAMILY RESIDENCE 2 _._ --- ElPSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1 1 \, LIPSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 Subject Property ', .,„4110 ElTFR-TWO FAMILY RESIDENCE Petition #02-26 ElPTFR-PLANNED TWO FAMILY RESIDENCE4 ElMFR-MULTIPLE FAMILY RESIDENCE ElPMFR-PLANNED MULTIPLE FAMILY RESIDENCE71111. aRB-RESIDENCE BUSINESS ElPRB-PLANNED RESIDENCE BUSINESS ElPNB-PLANNED NEIGHBORHOOD BUSINESS ElNB-NEIGHBORHOOD BUSINESS ®AB-AREA BUSINESS © PAB-PLANNED AREA BUSINESS - CC1 -CENTER CITY 1 111 CC2-CENTER CITY 2 AB - PCC-PLANNED CENTER CITY , - PCC2-PLANNED CENTER CITY 2 ElORI-OFFICE RESEARCH INDUSTRIAL ® PORI-PLANNED OFFICE RESEARCH INDUSTRIAL \ - GI-GENERAL INDUSTRIAL 1.1 PGI-PLANNED GENERAL INDUSTRIAL ItCI-COMMERCIAL INDUSTRIAL CF-COMMUNITY FACILITY © PCF-PLANNED COMMUNITY FACILITY EXHIBIT B N Zoning Map A it, 0 50 100 ELGIN ` Feet ` THE CITY IN THE SUBURBS Maple Ln ety 4' PetitionSubj ectProp#02-2r6 y�e 111 0615304030 C"' Market St rse9 EXHIBIT C Parcel Map A 0 100 200 ELGIN i Feet THE CRY IN THE SUBURBS EXHIBIT D SITE LOCATION 85 Market Street Petition 02-26 lihr- N . . -------F „,„ , _ , . 4 . .. , . Sub ect Propert • • ... � M , v _ 11111110111k. It '. \ ; , ' 14411414;"11111111r.4,1 , .- ..' 1 _ - ' 4 - ' • , fir.fx \ i{ r , •r, . iiiiorie ' - - : .. . 5 n 1 - _._ }p„p,,Court • - Mvw" , _ -1 4 t • �, Bird's eye view looking north -1! x ...�orr'_ "1`7' ' „41464160 4 Eat 1,...........4 ,, s .,.._ IL • ,I .44,. :at, -=. ,s et . . 0 c,1/4",A4Vtl t.-tx Vb. -. :.lb'_. .ro..R ` ;`, .. �r , c '.z_ f litio: V t ! t St t `tt Ltt�ifti ` `O7 F GP t Rim,. =� F. Yam, pvern�e r iSMONIA01+ *! ih Lyle "'fit; ✓ . a c k .• 4 cY,rsg 4:i Bird's eye view looking east EXHIBIT D SITE LOCATION 85 Market Street Petition 02-26 ir . _ IN ' t-' .1 '....'-' tal SO , __ . jai Lie -4_, . •• -_______ Ar ,., ., , ,i Asb,liiiiitilb. , 11,e.allthrO,L. "I." ti. kr, ,,., 'lip ,___.i. . : pi verli 1 A - ...: ,, - ,, 4 ihmaMilliiIIIIIIIINV , '' l.:0:00401010111.1".. ---- - liali."immune- it ""r.1F>r —`t .- ,-�' ice'" .. Street view from N. Lyle Avenue .1' V\ - k "• . �F.4 41 %NW • ,� a tit` j ' f: 7.,i111:4:1. ..17„. .... Iit, 1'I I i 6 'OPA.14.741%; ' • • !IT ` � �� 4, I C a • r _ Street view from Market Street