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HomeMy WebLinkAboutG23-26 Ordinance No. G23-26 AN ORDINANCE GRANTING A CONDITIONAL USE TO ESTABLISH AN AMUSEMENT AND RECREATIONAL SERVICE, NOT ELSEWHERE CLASSIFIED IN THE CC2 CENTER CITY DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (80 N. State Street) WHEREAS, written application has been made requesting conditional use approval to establish an amusement and recreational service, not elsewhere classified, more specifically a haunted house and escape room experience at 80 N. State Street; and WHEREAS,the zoning lot containing the premises at 80 N. State Street is legally described herein (the "Subject Property"); and WHEREAS, the Subject Property is located within the CC2 Center City District and the ARC Arterial Road Corridor Overlay District; and WHEREAS, an amusement and recreational service, not elsewhere classified, more specifically a haunted house and escape room experience, is listed as a conditional use within the CC2 Center City District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on June 1, 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 below; and WHEREAS, the City Council of the City of Elgin, Illinois. has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS,zoning. including,but not limited to,this ordinance granting a conditional use in the CC2 Center City District pertains to the government and affairs of the city. NOW, THEREFORE. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated July 6, 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 an amusement and recreational service not elsewhere classified, more specifically a haunted house and escape room experience is hereby granted for the property commonly known as 80 N. State Street,which is commonly identified by Kane County Property Index Numbers 06-14-259-010, 06-14-259-009, 06-14-259-008, 06-14- 259-007, and 06-14-259-006, and legally described as follows: Lots 9 and 10 in Block 27 in Original Town of Elgin on the West side of the Fox River, in Kane County, Illinois, and Lots 12 and 11 (except the following: Beginning at the Northwest corner of said Lot 11. thence Southerly along the Westerly line of said Lot, 65. 65 feet, thence Easterly, parallel with the North line of said Lot, 66. 7 feet,thence Northerly to a point in the Northerly line of said Lot that is 65.3 feet Easterly from the Northwest corner thereof, thence Westerly along said Northerly line to the point of beginning) in Block 27 of the original Town of Elgin, on the West side of the Fox River,in the City of Elgin, Kane County, Illinois; (commonly known as 80 N. State 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 Mike Fitzpatrick, as applicant, and Blossom Properties II LLC, as property owner, received May 12, 2026, and supporting documents including: a. Undated EI Haunted House Business Plan 2026 Operating Season, including Addendum A, dated received May 4, 2026; b. Addendum B Operational Plan: Parking, Traffic, and Crowd Management 2026 Operating Season Prepared for the City of Elgin, dated received July 1, 2026; c. Addendum C Supplemental Response to Police and Staff Comments EI Haunted House 80 N. State Street, Elgin, Illinois Prepared for the City of Elgin, dated received June 30, 2026; d. A letter dated May 29, 2026 from Call Berk Realty and Management LLC, RE: Development Application—Evil Intentions Haunted House(EI Haunted House) 80 N. State Street, Elgin,Illinois,Item-by-item Response to Staff Review Letter;dated May 29, 2026; e. Plat of Survey by Survey Systems of America, Inc., dated August 4. 1987; f. Plat of Survey, prepared by Schlaf-Sedig & Associates, Inc., dated February 4, 1999; g. Undated Full Site Map N.T.S., dated May 27, 2026, received May 28, 2026; with such further revisions as required by the Community Development Director; h. Undated Building Map N.T.S., dated May 27. 2026, received May 28, 2026, with such further revisions as required by the Community Development Director; and i. Architectural plan set titled Evil Intentions Elgin 80 North Mountain Avenue Elgin 2 IL.60123,prepared by Jakl Brandeis Architects Ltd,dated May 22,2026,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. The operations of the haunted house (which hereinafter includes other approved uses in the building such as the escape rooms)on the Subject Property may be catered, with food preparation and service provided either by the applicant or from an off-site establishment, subject to compliance with applicable health and sanitation codes, ordinances, rules, and regulations. Similarly, any event may include the incidental service of alcohol, with such service provided either by the applicant or from an off- site establishment, subject to compliance with applicable health, sanitation, and liquor codes, ordinances, rules and regulations. 3. The operations of the haunted house on the Subject Property may include the incidental playing of amplified live or recorded music, subject to compliance with applicable noise codes,ordinances, rules and regulations. The incidental playing of amplified live or recorded music is permitted on the interior and exterior premises of the Subject Property. The applicant must comply with Chapter 10.30 of the Elgin Municipal Code, as amended, entitled "Noise". 4. The conditional use is hereby authorized for only the indoor premises of the Subject Property described within the associated application for conditional use, except to the extent that the application clearly depicts elements of the operation occurring outside, including but not limited to customer queuing. However, an event 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. 5. The proposed haunted house shall position staff members surrounding the Subject Property as described in Section 8 of Addendum B to the application to direct pedestrians to the entrance for queuing and customer traffic to off-site parking lots. EI shall meet with the Community Development Director or his designee once every two weeks when the haunted house is in operation to discuss staffing and other operational parameters to ensure the attraction runs as smoothly as possible. Meetings can be electronically or phone,and the Community Development Director or his designee can cancel meetings if no matters need to be discussed. The Community Development Director or his designee may change the number of staff necessary to direct pedestrian and vehicular traffic,their location,duration and other like determinations if it has been documented that such changes are necessary to ameliorate traffic or safety problems created by the attraction. 3 6. Employees of the proposed facility are not permitted to park in any City parking lot on the west side of the Fox River. 7. The City reserves the right in its complete discretion to direct that the haunted house direct its customers and employees to park in other City parking facilities than those contemplated and described within Addendum B, including but not limited to the Fulton Street parking deck, the Spring Street parking deck, the surface lot at Prairie Street and Grove Avenue, the surface lot at Villa Street and Fulton Street, Wing Park, and/or the Highlands golf course. Prior to the start of every haunted house season, defined as before any tickets to the haunted house are pre-sold or September 1 of every year, whichever date is sooner, the operator of the haunted house shall meet with the Director of Community Development or his designee to determine where customers and employees will park for the upcoming season. In addition, as part of its review of the haunted house operational plan for parking the operator of the haunted house will endeavor to identify and evaluate parking options for the customers and employees of the haunted house at locations other than City parking facilities,including opportunities to secure parking on private property. Three (3) years after the effective date of this ordinance and prior to the start of the next ensuing haunted house season, the operator of the haunted house shall meet with the Director of Community Development or his designee to provide the operator's assessment of such other parking options and to determine the feasibility of utilizing such other parking options for the upcoming season. This arrangement shall not be construed by the haunted house as an on-going reservation,right,or any other such guarantee by the City to always or forever set aside parking spaces within any City facility. 8. The existing asphalt parking lot on the north side of the building shall be restriped as a formal parking lot with one or more accessible parking spaces if it is determined that such parking is required by the State of Illinois Accessibility Code or other controlling codes, rules, or regulations. The standard parking stalls must be minimum 9 feet wide by 18.5 feet long. A two-way access drive-aisle must be minimum 22 feet wide. 9. The applicant shall install a four-foot-high, black, ornamental fence along the east and north property lines of the Subject Property, and along the west side of the customer queuing area as depicted on the Building Map N.T.S., dated May 27, 2026, with such further revisions as required by the Community Development Director. Detailed specifications for the required fence shall be submitted at the time of building permit review. 10. The proposed business operation shall comply with all provisions of the Elgin Municipal Code including but not limited to the Property Maintenance Code. The exterior of the property shall be maintained in compliance with all applicable local property maintenance codes. 11. The historic "Heider Electric" signs painted on the building may remain as historic signs and are not otherwise required to be removed as obsolete copy as required in Section 19.50.120.T of the Elgin Municipal Code, but the applicant shall remove any existing "for sale" or "for lease" signs and the three "Able Furniture" box signs from 4 the State Street facade prior to the issuance of the Certificate of Occupancy or a Temporary Certificate of Occupancy for the proposed haunted house. All other permanent exterior street graphics must comply with the zoning ordinance requirements. 12. The Subject Property or a portion thereof may be used for an event contractually reserved for a group of persons to celebrate a special event, such as an anniversary, birthday, graduation, retirement, or wedding, or to participate in an educational, civic, social,or business-related event,such as,but not limited to,class,conference,meeting, seminar, or workshop, where the primary emphasis of the event is the event itself or its participants or beneficiaries and not any entertainment provided. 13. The applicant shall on annual basis prior to the start of seasonal operation of the proposed haunted house, submit to the City of Elgin Fire Department documentation demonstrating full compliance with the applicable fire code and life safety codes for the installation of temporary structures, including but not limited to tents, in the customer queuing area. Such required documentation shall be determined by the City of Elgin Fire Chief, or his designee, and shall include, but not be limited to documents demonstrating sufficient methods of installation for such temporary tent structures. 14. The hours of operation shall be limited so that the last ticket for entrance to the proposed haunted house shall be scanned no later than midnight. 15. The applicant shall construct a five-foot-wide, public sidewalk along the south side of Washington Street prior to the issuance of a Certificate of Occupancy or a Temporary Certificate of Occupancy for the proposed haunted house. As an alternative to such public sidewalk within the right-of-way, the Community Development Director may consider and approve alternate walkway(s) proposed to provide pedestrian access to the entrance of the queuing area for the proposed haunted house. 16. The Subject Property is hereby permitted to have a maximum of two temporary signs with a maximum sign surface area of thirty-two (32) square feet between September 1, and November 15 of each calendar year. The applicant shall obtain a temporary sign permit for the installation of such temporary signs, and such temporary signs shall otherwise be in conformance with all other regulations for temporary street graphics as outlined in the zoning ordinance. 17. 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. %, ayoI ii�CG -- David J. Ka stain, r 5 Presented: July 22, 2026 Passed: July 22, 2026 Vote: Yeas: 8 Nays: I Recorded: July 22, 2026 { ,. •. ,-� Published: July 22, 2026 .s :ate, ,rs Kimberly De s, • y Clerk • 6 EXHIBIT A July 6,2026 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 11-26, an application by Mike Fitzpatrick, as applicant, and Blossom Properties I1 LLC, as property owner, requesting approval of a planned development as a conditional use with any departures from the Elgin Municipal Code requirements as may be necessary or desirable,and a conditional use,all of which would allow for the establishment of an amusement and recreational service, not elsewhere classified,more specifically a haunted house,within the existing five-story building at the property commonly referred to as 80-102 N.State Street,202 Mountain Street,215 Washington Street,and 105-111 Ludeka Place. GENERAL INFORMATION Petition Number: 11-26 Property Location: 80-102 N.State Street,202 Mountain Street,215 Washington Street, and 105-111 Ludeka Place Requested Action: Conditional Use Current Zoning: CC 1 Center City District and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. CC1 Center City District and ARC Arterial Road Corridor Overlay District Existing Use: Vacant, 5-story commercial building Proposed Use: Amusement and recreational service not elsewhere classified,more specifically a haunted house Recommendation & Findings of Fact Petition 11-26 July 6,2026 Applicant: Mike Fitzpatrick Owner Blossom Properties II LLC Staff Coordinator: Damir Latinovic, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments G. Draft Ordinance BACKGROUND Mike Fitzpatrick, as applicant, and Blossom Properties II LLC,as property owner, are requesting approval of a planned development as a conditional use with any departures from the Elgin Municipal Code requirements as may be necessary or desirable,and a conditional use,all of which would allow for the establishment of an amusement and recreational service, not elsewhere classified,more specifically a haunted house,within the existing five-story building at the property commonly referred to as 80-102 N.State Street,202 Mountain Street,215 Washington Street,and 105-11 l Ludeka Place. -2 - Recommendation & Findings of Fact Petition 11-26 July 6,2026 The 0.7-acre property, zoned CC2 Center City District and ARC Arterial Road Corridor District is located on the west side of N. State Street (IL Route 31) between Mountain Street on the south and Washington Z12 11 Street on the north. V On the west side,the '• property is adjacent uc to Ludeka Place. ao The property is tiv F" 4 ` OD improved with a five-story, crrnzm'. +r ' approximately ' :,: 21,228-square-foot, -�V Q a,,,, 1 `4� ® vacant warehouse OWCR UM,I -�'a building with a ,J..M.UMT,5I U►PER • • CiD * ,4'2 • '' ^* c \ small 4 UNI,O* r•„ ),1UNI,: CO m o, \ approximately e - "'1..,C "'""''" -: '°' '». ♦ ` 3,400-square-foot aved vehicle use .", lir \ area north of and m.ma sourx E Je U 50 $ „ - ...ioiuwrts • oa¢�ma ,°ZUNR3 !' m ,� adjacent to the '°'UNIT ' building. The �.,�` �o1.y� a _ remainder of the - 5:UNIT. s • property 315 MT 4;2.• •,HS UM,)--• . hs {r .0% AID "irk, (approximately 0.4 Figure 1.Site area map with zoning overlay acres) north of the paved vehicle use area is vacant open space that was previously a surface parking lot. The property has a substantial topography with the western portion of the property along Ludeka Place being approximately 20 feet higher than the east portion of the property along N. State Street. The building has multiple access points. The ground floor, also known as the basement level, has two pedestrian entrance doors off the N. State Street sidewalk. On the south side of the building, there are two entrance doors for pedestrians off of Mountain Street and two overhead garage doors which serve as loading docks.On the north side of the building,there is a staircase with an entrance door that leads to the first floor of the building. The properties to the north,west,and south are all zoned CC2 Center City District. There are five residential buildings along Ludeka Place and Mountain Street east of the Union Pacific railroad tracks,one of which is owned by the owner of Heider Electric building(the single-family home at 105 Ludeka Place). 226 Mountain and 110 Ludeka are duplexes, and 108 and 114 Ludeka are single-family homes. All five residential buildings have active rental licenses.The property to the north across Washington Street is unimproved,vacant open space.The property to the south across Mountain Street is also vacant, unimproved open space. And the property to the east across N. State Street is part of the City-owned Foundry Park zoned PCC Planned Center City District. -3 - Recommendation & Findings of Fact Petition 11-26 July 6, 2026 Proposal The applicant is proposing to establish a haunted house within the existing five-story building at 80 N. State Street. Evil Intentions haunted house was previously located at 363 Bluff City Boulevard in Elgin from 2009 until 2023 but has since operated in Maple Park. The haunted house experience would be open only seasonally from mid-September through the first weekend in November.The hours of operation would be Thursdays and Sundays from 7 p.m. to 10 p.m. and Fridays and Saturdays from 7 p.m. to midnight. El would lease the building year- round because build-out and planning for a fresh experience each season can take up to one year. The facility would employ approximately 120 persons between actors, set designers, makeup artists, front-of-house staff, and management. The on-site staff would include private security personnel present during all hours of operation. When the facility would first open for the season, the applicant expects between 100 and 350 customers per night. However, on the Saturday before Halloween, the applicant expects up to approximately 2,500 customers per night. On all other nights, the applicant estimates that the number of customers would not exceed 1,400 per night. The main entrance to the haunted house would be on the north side of the building. Groups of 5-7 customers would be allowed to enter the facility at one time every 60 seconds. The entire experience takes about 30 minutes. The applicant would install a queueing area for customers waiting to enter on the grassy vacant open space north of the building. In addition,ten port-o-lets would be installed for customers waiting in line. The port-o-lets would be removed after the haunted house closes for the season. Playing music outside is permitted, but such music must comply with the City's noise ordinance, which generally allows sound levels with a maximum of 55 dBA during daytime hours and a maximum of 44 dBA during nighttime hours after 10 p.m. Any future lights or signs will also have to conform to the zoning ordinance requirements. The historic"Heider Electric"signs painted on the building will remain,but the applicant will remove any"for lease"signs and the three"Able Furniture"box signs from the State Street façade. The applicant is not proposing any exterior changes to the building. Interior improvements to the building would be completed to construct additional bathrooms in a number to comply with the State of Illinois Plumbing Code, staircases, and other life-safety improvements to accommodate the proposed use,which would have to conform to all building and life safety codes. The exterior changes to the site include the installation of a ramp to the front door on the north side of the building, and the installation of a four-foot-high, black, ornamental fence surrounding the customer queuing area on the north side of the building.The proposed site plan shows the fence that would contain waiting customers. -4 - Recommendation & Findings of Fact Petition 11-26 July 6, 2026 ` ' - In the future, the applicant is planning • 1, - •�• r to establish a horror themed 3 bar/lounge/speakeasy on the first floor • >7}i•• II II :' of the building. The applicant is also - • I M 3; i} I proposing to construct three escape . . S •_ •• room experiences. The escape rooms l " • would be open year-round, four nights t! _ — . . ,1 0 per week. t ,1;; i 's •r*� � i ,.I i Parking Consideration L ' 1 .+ 1 �• Because the property is located in the .-Q T - - o ._ - ... .:d_: ! . CC2 Center City District, no on-site _ _ parking is required. In addition, the 1 .. �i J - 1 , . State of Illinois' People Over Parking i Act prohibits local governments from • -` t 11 imposing minimum parking — Q -- ' ptl'- — ' ' requirements on most development projects within ''A mile or 2,640 feet of r.7. , '- • : ! rail transit stations effective June 1, ,� •� 2026. The property is only 900 feet J. from the Chicago Street Metra station. • However, the applicant has submitted d'~2"'-g°41'�i' w-�•- •`= • a parking demand study to demonstrate that City-owned downtown parking Figure 2.Typical floor plan layout within the proposed haunted house lots can continue to meet the needs of the area as well as the parking needs of the proposed haunted house. The applicant has submitted a robust parking plan based on the use of shuttle buses that would bring the customers to the facility from city-owned and private parking lots. Seven El staff members will be stationed along the streets leading to the building to direct pedestrians.The exact staffing plan is included within Addendum C of applicant's development application.For example, one person at Mountain and State will direct persons away from State Street, up Mountain Street, over to Ludeka Place, and down Washington Street to enter the queuing line from Washington Street. Other staff members will be at Mountain and Ludeka, Washington and Ludeka, and Mountain and Crystal. In addition, the facility will include extensive private security team on the interior and exterior of the building. The parking plan would be implemented with a ticketing system that directs customers to available parking lots with shuttles. The ticketing system ensures a window in which persons can enter the attraction,encouraging persons to pre-purchase their tickets.The applicant estimates that about 75 percent of guests will pre-purchase their tickets,which then requires those guests to park remotely. -5 - Recommendation & Findings of Fact Petition 11-26 July 6,2026 The tickets are scanned at the parking lot to ensure customers do not park on neighborhood streets. The parking plan also contemplates approximately 25 percent of customers arriving by other means, including walk-up traffic, ride-share, and public transit (Metra). As a condition of the approval, the applicant would be required to coordinate the operations and traffic management biweekly with the City. On the Saturday before Halloween, during the busiest hours, the facility is expected to generate the need for approximately 134 parking spaces based on conservative estimate of three customers per vehicle on average. At all other times, the parking demand is never estimated to exceed 94 vehicles per hour. The haunted house would have a high parking turnover as EI estimates that the entire experience should last about one hour, including waiting in line,and shuttle buses would be provided. The City has more than 2,200 free parking spaces within downtown public parking lots and the three parking garages.Two of the City-owned parking lots are located on the west side of the river and are less than 300 feet from the property.The parking lot at the northwest corner of W.Highland Avenue and N. State Street has 46 parking spaces,and the parking lot at 300 W.Highland Avenue has 60 parking spaces. EI would not route guests with pre-purchased tickets to these lots, instead leaving them for walk-ups. This approach also keeps parking in these lots available for other area businesses, such as Frida's Party Room. The next closest public parking lot is the parking lot south of City Hall at the northeast corner of N. Grove Avenue and W. Highland Avenue with 150 parking spaces. This lot in the heart of Downtown would be the first place guests would be routed remotely.The hope is that,when guests are done with the haunted house and returned to their cars, they may patronize Downtown bars and restaurants. If this lot fills,then persons are directed through their ticketing app to park at the old library parking lot at the southwest corner of N. Grove Avenue and Kimball Avenue, which has another 150 parking spaces. These four city parking lots together have 408 parking spaces which can adequately meet the parking needs of the proposed use. Still, the applicant has arranged for additional 360 parking spaces at 800-860 N. State Street(Habitat for Humanity's Restore Elgin property known as Heider Lot), which is owned by the same owners as the subject property. This lot would be the third lot in the rotation and used if/when the City Hall lot and the old library lot were full. The applicant will run shuttles between two lots on east side of the Fox River and the Heider Lot, and all employees would park in City lots on the east side of the river. The ticketing app will also allow persons who pre-purchase tickets to state whether they need accessibility accommodations, and shuttles with those provisions will be dispatched to pre-determined lot able to make those accommodations. Again,the applicant states that more than 75 percent of customers purchase tickets online through the ticketing app for a specific time slot to minimize waiting on site. Others that arrive without tickets are directed to purchase tickets online.The online ticket purchasing app directs customers -6- Recommendation & Findings of Fact Petition 11-26 July 6,2026 to a designated parking lot based on their time of arrival and parking availability in each parking lot. EI staff will be located in each parking lot to scan the tickets, monitor shuttle loading and unloading,and generally monitor the traffic flow.Shuttles will be available at the city parking lots on the east side of Fox River and the Heider Lot. Customers that did not pre-purchase tickets and are "walk-ups" can park in the City parking lots on the west side of the river. El staff will be located at strategic points along the path to direct customers to the lot at Highland Avenue and Crystal Street and the queuing line on the north side of the building. Because the tickets must be scanned in the designated parking lot,this will ensure minimal parking and traffic near the haunted house property. It is worth noting that all four City parking lots,particularly the ones west of Fox River,are largely underutilized in the late afternoon and evening hours when the proposed haunted house would be open. Still,the applicant has agreed to never direct guests with pre-purchased tickets to the lots on the east side of the river. This approach will assure these parking lots can also continue to serve other downtown businesses. El staff would be located in each City lot to scan the tickets and monitor the capacity of the lots. As the parking lots near the capacity, the ticket purchasing app would direct customers with tickets to the next available parking lot in real time where additional staff and shuttle would be waiting. Staff at the intersection of Mountain Street and Crystal Avenue will be allowed to direct "walk- up"guests to turn southbound on Crystal from Mountain or Washington. EI staff in the Highland and Crystal parking lot will direct vehicles leaving that they can only turn left and head north on Crystal because of the sight visibility problems that the railroad viaduct creates for any turning vehicle at Highland and Crystal. EI staff will place cones along Crystal to delineate the two-way traffic and remove those cones at night. El staff will also post signs at various locations along Crystal and to the west that say "No Event Parking." And EI staff will place cones at both ends of Ludeka and allow only vehicles for those persons who live along this block of Ludeka. EI staff will also be placed at both ends of Ludeka. This restriction enables persons to walk safely along Ludeka. Another realistic parking option is the Metra lot,about 800 feet to the south.This lot contains more than 150 parking spaces in which persons can park for just$2. It is also contemplated that persons from other communities would take the train or bus and walk to the haunted house. It was considered that,on the third weekend in October when Nightmare on Chicago Street is held in Downtown Elgin, most of public parking lots are fully occupied. However,the applicant notes and staff generally concurs, that the customers coming to Nightmare on Chicago Street are the same customers that would attend the haunted house.In other words,the applicant does not believe that the haunted house would generate any new customers — or any consequential additional parking demand—during Nightmare on Chicago Street.Customers who are coming to the haunted house or Nightmare on Chicago Street will park once and then walk between the haunted house and Nightmare on Chicago Street. -7- Recommendation & Findings of Fact Petition 11-26 July 6,2026 Zoning Considerations The proposed haunted house is classified as an amusement and recreation service, not elsewhere classified, which is listed as a conditional use in the CC2 District requiring the review by and recommendation of the Planning and Zoning Commission and final approval by City Council. The proposed haunted house would meet all requirements of the zoning ordinance. The facility would also meet all building and life safety codes. Environmental and Sustainability Considerations The applicant is proposing the adaptive reuse of the existing five-story office and warehouse building that was constructed around 1900, and which has been largely vacant and underutilized for many years. The American Institute of Architects and the National Trust for Historic Preservation estimate that building reuse avoids between 50 to 75 percent of the embodied carbon emissions that an identical new building would generate because renovations typically reuse the most carbon-intensive parts of the building—the foundation, structure, and building envelope.' (Embodied carbon emissions are the carbons emitted by the manufacture,transport,and assembly of materials.)Adaptive reuse also prevents construction and demolition debris from burdening area landfills. The proposed building renovation will comply with the most-recent State of Illinois energy code (specifically building systems such as electrical, mechanical,and lighting)and accessibility code. The proposal does not require any modifications to the existing water or sewer lines. The subject property is also located in downtown Elgin within walking distance of the Metra station and the Pace's downtown transportation center. The Metra train station provides regular commuter rail from Elgin to downtown Chicago.Pace's transportation center serves as the regional hub with eleven bus routes providing transit service to all neighborhoods within Elgin and to surrounding communities north and south of the City. The Community Development Department offers the following additional information: A. Property History. The subject property has been part of the City of Elgin since the City was incorporated in 1854. The existing five-story, approximately 21,228-square-foot building was constructed around 1900. The property was zoned G Industrial District by the City's first Zoning Ordinance in 1927. In 1962,the property was rezoned to B4 General Business District. In 1992, the property was rezoned to CC2 Center City District as part of the comprehensive amendment to the zoning ordinance. 1 American Institute of Architects and the National Trust for Historic Preservation `Budding Reuse A Proven Climate and Economic Strategy" https.//www.aia orWsites/default/filesl2024-12/A1A NTHP Building Reuse 42 0pdf Accessed October 22,2025 -8- Recommendation & Findings of Fact Petition 11-26 July 6, 2026 The existing building is largely vacant. B. Surrounding Land Use and Zoning. The properties to the north,west,and south are all zoned CC2 Center City District. There are five residential buildings along Ludeka Place and Mountain Street east of the Union Pacific railroad tracks, one of which is owned by the owner of Heider Electric building (the single-family home at 105 Ludeka Place). 226 Mountain and 110 Ludeka are duplexes,and 108 and 114 Ludeka are single-family homes. All five residential buildings have active rental licenses. The property to the north across Washington Street is unimproved, vacant open space. The property to the south across Mountain Street is also vacant,unimproved open space.And the property to the east across N. State Street is part of the City-owned Foundry Park zoned PCC Planned Center City District. C. Comprehensive Plan. The subject property is designated as Multi-Family by the City's 2018 Multi-family development consists of structures that have multiple dwelling units that are stacked vertically and feature common entrances,stairways,and amenities.Similar to single-family attached development, there are a variety of multi-family residential developments throughout the City including apartments, condominiums, and senior housing. The Housing Authority of Elgin also maintains several multi-family public housing communities. Multi-family development should be encouraged along major corridors where it can serve as a buffer between commercial areas and single-family neighborhoods. As with single-family attached development, properties in and around Downtown Elgin should also be targeted for multi-family development where residents are in proximity to numerous community amenities. Multi-family infill of appropriate scale and character should be encouraged while the conversion of single-family homes to multi- family structures should be discouraged. Densities should range from 8-140 du/ac. New development exceeding 60 dwelling units to the acre should be within or immediately adjacent to the Downtown Mixed-Use area identified on the Residential Areas Framework Plan and/or at rail stations. Notwithstanding this suggested range, existing multi-family development should proceed cautiously when considering increasing the existing density. Minimally, factors to consider when evaluating such a proposal include the context and character of the site and surrounding development pattern,availability of parking and mass transit, existing natural resources and open space, and appropriate accommodations for stormwater. D. Zoning District. The purpose of the CC2 Center City District is to facilitate the implementation of the official comprehensive plan for the center city, as focused on a distinctive subarea of the city with a common urban fabric. The CC2 zoning district provides for a concentration of finance, service, retail, civic, office, and cultural uses, in addition to complementary uses such as hotels, entertainment and housing. The development standards are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and -9- Recommendation & Findings of Fact Petition 11-26 July 6,2026 pedestrian-oriented character. The development standards are intended to promote a transition between the more intense development in the CC 1 zoning district and the residential neighborhoods surrounding the center city. E. Trend of Development. The subject property is located in downtown Elgin, more specifically on the west side of Fox River along State Street corridor. The property is part of the traditional downtown area that has historically been developed with a mix of land uses. Due to its proximity to the railroad, this part of the downtown originally included some light manufacturing uses.There has been no new construction in the immediate area of downtown west of the Fox River. Staff anticipates the area will continue to see a mix of land uses,and possibly some mid-rise multiple-family buildings in the future. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 11-26 on July 6, 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 July 6,2026. 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 0.7-acre property is improved with a five-story,approximately 21,228-square-foot, vacant office and warehouse building with a small approximately 3,400-square-foot paved vehicle use area north of and adjacent to the building. The remainder of the property(approximately 0.4 acres)north of the paved vehicle use area is vacant open space, that was previously a surface parking lot. The property is well suited for an immersive haunted house experience considering that it has been vacant for many years. The facility does not require any exterior changes to the building or the site. The applicant will complete mostly interior improvements to the building to accommodate the proposed use. - 10- Recommendation & Findings of Fact Petition 11-26 July 6, 2026 The property has a substantial topography with the western portion of the property along Ludeka Place being approximately 20 feet higher than the east portion of the property along N. State Street. The existing topography does not have any negative impact on the proposed use. The applicant is not proposing any changes to the site. The existing vegetation on the northern portion of the site would remain unchanged. 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. 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 ground floor, also known as the basement level, has two pedestrian entrance doors leading directly to N. State Street sidewalk. On the south side of the building, there are two entrance doors for pedestrians off of Mountain Street and two overhead garage doors which serve as loading docks. On the north side of the building, there is a staircase with an entrance door that leads to the first floor of the building from the existing vehicle use area. The vehicle use area has a full access driveway to N. State Street that would remain. Because the property is located in the CC2 Center City District, no on-site parking is required. The State of Illinois' People Over Parking Act also prohibits local governments from imposing minimum parking requirements on most development projects within '/2 mile or 2,640 feet of rail transit stations effective June 1, 2026. The property is only 900 feet from the Chicago Street Metra station. The applicant has submitted a robust parking plan based on the use of shuttle buses and parking demand study to demonstrate that City-owned downtown parking lots can continue to meet the needs of the area as well as the parking needs of the proposed haunted house. On the Saturday before Halloween, during the busiest hours, the facility is expected to - 11 - Recommendation & Findings of Fact Petition 11-26 July 6,2026 generate the need for approximately 134 parking spaces based on conservative estimate of three customers per vehicle on average. At all other times, the parking demand is never estimated to exceed 94 vehicles per hour. The haunted house would have a high parking turnover as EI estimates that the entire experience should last about one hour, including waiting in line. The City has more than 2,200 free parking spaces within downtown public parking lots and the three parking garages. Two of the City-owned parking lots are located on the west side of the river and are less than 300 feet from the property. The parking lot at the northwest corner of W. Highland Avenue and N. State Street has 46 parking spaces,and the parking lot at 300 W. Highland Avenue has 60 parking spaces. The next closest public parking lot is the parking lot south of City Hall at the northeast corner of N. Grove Avenue and W. Highland Avenue with 150 parking spaces. The old library parking lot at the southwest corner of N. Grove Avenue and Kimball Avenue has another 150 parking spaces. Those four parking lots together have 406 parking spaces which can adequately meet the parking needs of the proposed use. The applicant will also run a shuttle between two lots on east side of the Fox River, and all employees would park in City lots on the east side of the river. Still,the applicant has arranged for additional 360 parking spaces at 800-860 N.State Street (Habitat for Humanity's Restore Elgin property known as Heider Lot), which is owned by the same owners as the subject property.The applicant will run shuttles between the two lots on east side of the Fox River and the Heider Lot,and all employees would park in City lots on the east side of the river. It is worth noting that all of these four parking lots,particularly the ones west of Fox River, are largely underutilized in the late afternoon and evening hours when the proposed haunted house would be open.Another realistic parking option is the Metra lot,about 800 feet to the south.This lot contains more than 150 parking spaces in which persons can park for just $2. It is also contemplated that persons from other communities would take the train or bus and walk to the haunted house. It was considered that,on the third weekend in October when Nightmare on Chicago Street is held in Downtown Elgin, most of public parking lots are fully occupied. However, the applicant notes and staff generally concurs, that the customers coming to Nightmare on Chicago Street are the same customers that would attend the haunted house.In other words, the applicant does not believe that the haunted house would generate any new customers— or any consequential additional parking demand — during Nightmare on Chicago Street. Customers who are coming to the haunted house or Nightmare on Chicago Street will park once and then walk between the haunted house and Nightmare on Chicago Street. The applicant has also agreed to provide staff members stationed around site to prevent customers from parking on surrounding neighborhood streets and instead direct them to nearby public parking lots. - 12 - Recommendation & Findings of Fact Petition 11-26 July 6, 2026 As such,the proposed use will have a minimal impact on the surrounding area. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings. The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The applicant is proposing to occupy the entire five-story building with a year-round lease even though the facility would be open only from mid-September through the first weekend of November. The building is adjacent to three single-family homes and two duplexes located along Ludeka Place and Mountain Street. One of those is a rental property owned by the owner of the subject property. The other four residences also have active rental licenses. All activities associated with the haunted house would take place on the interior of the building. The exterior of the property would only be used for customer queuing on the vacant open space north of the building. While outdoor playing of music is allowed on any property, it will have to conform to the City's noise ordinance. Similarly, any proposed outdoor lights will have to conform to the zoning ordinance lighting standards. The applicant has submitted a parking demand study to demonstrate that the existing City- owned parking lots can continue to meet the needs of downtown uses and the needs of the proposed haunted house. In addition, the applicant will station staff members around the subject property to prevent customers from parking on neighborhood streets and instead direct them to the appropriate parking facility based on the ticket purchasing app. The proposed use will not operate in a manner that will exercise undue detrimental impact on surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and,features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. 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. That being said, as any modifications would take place to the inside of the building, no part of the proposed application will negatively impact the historical nature of the existing building built in 1900. - 13 - Recommendation & Findings of Fact Petition 11-26 July 6, 2026 RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 11-26, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Mike Fitzpatrick, as applicant, and Blossom Properties I1 LLC, as property owner, received May 12, 2026, and supporting documents including: a. Undated El Haunted House Business Plan 2026 Operating Season, including Addendum A, dated received May 4,2026; b. Addendum B Operational Plan: Parking, Traffic, and Crowd Management 2026 Operating Season Prepared for the City of Elgin,dated received July 1,2026; c. Addendum C Supplemental Response to Police and Staff Comments El Haunted House 80 N. State Street, Elgin, Illinois Prepared for the City of Elgin, dated received June 30,2026; d. A letter dated May 29, 2026 from Call Berk Realty and Management LLC, RE: Development Application—Evil Intentions Haunted House(El Haunted House)80 N.State Street,Elgin,Illinois,Item-by-item Response to Staff Review Letter;dated May 29,2026; e. Plat of Survey by Survey Systems of America, Inc.,dated August 4, 1987; f. Plat of Survey, prepared by Schlaf-Sedig & Associates, Inc., dated February 4, 1999; g. Undated Full Site Map N.T.S., dated May 27, 2026, received May 28, 2026; with such further revisions as required by the Community Development Director; h. Undated Building Map N.T.S., dated May 27, 2026, received May 28, 2026, with such further revisions as required by the Community Development Director; and i. Architectural plan set titled Evil Intentions Elgin 80 North Mountain Avenue Elgin IL.60123,prepared by Jakl Brandeis Architects Ltd,dated May 22,2026,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. The operations of the haunted house(which hereinafter includes other approved uses in the building such as the escape rooms) on the Subject Property may be catered, with food preparation and service provided either by the applicant or from an off-site establishment, subject to compliance with applicable health and sanitation codes, ordinances, rules, and regulations. Similarly, any event may include the incidental service of alcohol, with such service provided either by the applicant or from an off-site establishment, subject to compliance with applicable health, sanitation, and liquor codes, ordinances, rules and regulations. - 14- Recommendation & Findings of Fact Petition 11-26 July 6, 2026 3. The operations of the haunted house on the Subject Property may include the incidental playing of amplified live or recorded music, subject to compliance with applicable noise codes, ordinances, rules and regulations. The incidental playing of amplified live or recorded music is permitted on the interior and exterior premises of the Subject Property. The applicant must comply with Chapter 10.30"Noise"of the Elgin Municipal Code, 1976 as amended. 4. The conditional use is hereby authorized for only the indoor premises of the Subject Property described within the associated application for conditional use, except to the extent that the application clearly depicts elements of the operation occurring outside, including but not limited to customer queuing. However, an event 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. 5. The proposed haunted house shall position staff members surrounding the Subject Property as described in Section 8 of Addendum B to the application to direct pedestrians to the entrance for queuing and customer traffic to off-site parking lots. EI shall meet with the Community Development Director or his designee once every two weeks when the haunted house is in operation to discuss staffing and pther operational parameters to ensure the attraction runs as smoothly as possible. Meetings can be electronically or phone, and the Community Development Director or his designee can cancel meetings if no matters need to be discussed. The Community Development Director or his designee may change the number of staff necessary to direct pedestrian and vehicular traffic,their location,duration and other like determinations if it has been documented that such changes are necessary to ameliorate traffic or safety problems created by the attraction. 6. Employees of the proposed facility are not permitted to park in any City parking lot on the west side of the Fox River. 7. The existing asphalt parking lot on the north side of the building shall be restriped as a formal parking lot with one or more accessible parking spaces if it is determined that such parking is required by the State of Illinois Accessibility Code or other controlling codes, rules, or regulations. The standard parking stalls must be min. 9 ft wide by 18.5 ft long. A two-way access drive-aisle must be minimum 22 feet wide. 8. The applicant shall install a four-foot-high, black, ornamental fence along the east and north property lines of the Subject Property, and along the west side of the customer queuing area as depicted on the Building Map N.T.S., dated May 27, 2026, with such further revisions as required by the Community Development Director. Detailed - 15 - Recommendation & Findings of Fact Petition 11-26 July 6, 2026 specifications for the required fence shall be submitted at the time of building permit review. 9. The proposed business operation shall comply with the Municipal Code including but not limited to the Property Maintenance Code.The exterior of the property shall be maintained in compliance with all applicable local property maintenance codes. 10.The historic "Heider Electric" signs painted on the building may remain as historic signs and are not otherwise required to be removed as obsolete copy as required in Section 19.50.120.T.of the Elgin Municipal Code,but the applicant shall remove any existing"for sale" or "for lease" signs and the three "Able Furniture" box signs from the State Street façade prior to the issuance of the Certificate of Occupancy or a Temporary Certificate of Occupancy for the proposed haunted house. All other permanent exterior street graphics must comply with the zoning ordinance requirements. 11.The Subject Property or a portion thereof may be used for an event contractually reserved for a group of persons to celebrate a special event, such as an anniversary, birthday, graduation, retirement, or wedding, or to participate in an educational, civic, social, or business-related event, such as, but not limited to, class, conference, meeting, seminar or workshop,where the primary emphasis of the event is the event itself or its participants or beneficiaries and not any entertainment provided. 12.The applicant shall on annual basis prior to the start of seasonal operation of the proposed haunted house, submit to the City of Elgin Fire Department documentation demonstrating lull compliance with the applicable fire code and life safety codes for the installation of temporary structures,including but not limited to tents,in the customer queuing area. Such required documentation shall be determined by the City of Elgin Fire Chief, or his designee, and shall include, but not be limited to documents demonstrating sufficient methods of installation for such temporary tent structures. 13.The hours of operation shall be limited so that the last ticket for entrance to the proposed haunted house shall be scanned no later than midnight. 14.The applicant shall construct a five-foot-wide, public sidewalk along the south side of Washington Street prior to the issuance of a Certificate of Occupancy or a Temporary Certificate of Occupancy for the proposed haunted house. As an alternative to such public sidewalk within the right-of-way,the Community Development Director may consider and approve alternate walkway(s)proposed to provide pedestrian access to the entrance of the queuing area for the proposed haunted house. 15.The Subject Property is hereby permitted to have a maximum of two temporary signs with a maximum sign surface area of thirty-two (32) square feet between September 1, and November 15 of each calendar year.The applicant shall obtain a temporary sign permit for - 16- Recommendation & Findings of Fact Petition 11-26 July 6, 2026 the installation of such temporary signs, and such temporary signs shall otherwise be in conformance with all other regulations for temporary street graphics as outlined in the zoning ordinance. 16. 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 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 - 17 - �.-• \ , tatM, . . \ t , �L 3� o el *\ *t1 1* ' ‘ III.. . 1 4• • % \ )010r\ 1904..„ . 1p, +wt. iti .,, \ �► - \ - / .\ , Subject Property \ _ Petition #11-26 ,i‘l,,, • • ,-- lik, • ..., j• ‘1 ik • i 5t ' -"H ti. . 4,1111' ,,,,,..-01,t, EXHIBIT A Aerial / Location Map A /6 0 40 80 ELGIN ' Feet 0,0 A Zoning aRC1 -RESIDENCE CONSERVATION 1 RC2-RESIDENCE CONSERVATION 2 RC3-RESIDENCE CONSERVATION 3 IL 31 PRC-PLANNED RESIDENCE CONSERVATION <<, pee aSFR1 -SINGLE FAMILY RESIDENCE 1 a SFR2-SINGLE FAMILY RESIDENCE 2 0 PSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1 PSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 aTFR-TWO FAMILY RESIDENCE PTFR-PLANNED TWO FAMILY RESIDENCE MFR-MULTIPLE FAMILY RESIDENCE PMFR-PLANNED MULTIPLE FAMILY RESIDENCE RB-RESIDENCE BUSINESS PRB-PLANNED RESIDENCE BUSINESS PNB-PLANNED NEIGHBORHOOD BUSINESS . NB-NEIGHBORHOOD BUSINESS AB-AREA BUSINESS Subject Property . PAB-PLANNED AREA BUSINESS Petition#11-26 CC1 -CENTER CITY 1 CC2-CENTER CITY 2 S� PCC-PLANNED CENTER CITY v‘ PCC2-PLANNED CENTER CITY 2 ORI-OFFICE RESEARCH INDUSTRIAL ElPORI-PLANNED OFFICE RESEARCH INDUSTRIAL . GI-GENERAL INDUSTRIAL PGI-PLANNED GENERAL INDUSTRIAL RC3 . CI-COMMERCIAL INDUSTRIAL . CF-COMMUNITY FACILITY . PCF-PLANNED COMMUNITY FACILITY EXHIBIT B N Zoning Map A 0 75 150 ELGIN Feet on S� aS°�� IL 31 0614259006 A 0614259009 4 fd Subject Property 0614259010 Petition #11-26 pun EXHIBIT C N Parcel Map A 50 100 ELGIN I ' Feet EXHIBIT D SITE LOCATION 80 N. State Street Petitions 11-26 . .H,. -- 4*-, ,, ., . 4,14 t:\g'- ..'-', ,' i . ' 1.141. : . - ____'i w .‘ii.: 1 , ' 41 t. ' rue ,7, •_. r '� . fit.' ,,,m r T.In• itztt Bird's eye view looking north . 4' y1 0 •, va �� ( i �' Vie , , !! 11 jar- ="�_ ft_ III ICI '"[ .... f ,,, - , sJo . 11— 1 r .' —i r . ,♦ , 111011111111111111117 , ,. C=, • Street view from N. State Street EXHIBIT D SITE LOCATION 80 N. State Street Petitions 11-26 bk •4.. t♦ 'YJy` i 1 ",t jj t .f � i y.s' • I 1 ,y., . ti. ,, ..,� r �. , , .-. , , „.. kt, a " AQ. - ............. .11. ' 4 11011.1 Aa�41 -.„..7... . .A-Iii,--. . .. . .. . f ��. •i. IL '.- - - .. Iiir f, Street view from N. State St looking south i t _ �,.. M+ -z- -- lob Y k`� �. i r.. .. 1, 'N' •�•, •- `.a ti-1E'v.:•-.� � • • ^•• ',i'__ t s ti'. k 'rr1r1{v •Goo•Ie,Ma.,V,"• — View of the property from Washington Street looking south EXHIBIT D SITE LOCATION 80 N. State Street Petitions 11-26 A .--, . ,AI : _ 4 ,f, 14,,\: , -------_____________________________ , , .. ' . _.,.......f- . - • 4' . ' -,_., 1 l { lIN tires ?iFt: � 1 ' ` _ it i` si View of the property from Ludeka Place ..{ .., _ • _ t ',.` ^ t s - - 5 N- -. , 1 plill iii1441 ---------- 1... -- — i _. 0 .r . ' \ View of the property from Mountain Street