The URL can be used to link to this page

Home My WebLink AboutG27-26 Ordinance No. G27-26 AN ORDINANCE GRANTING A CONDITIONAL USE TO ESTABLISH A MANUFACTURER OF CORRUGATED AND SOLID FIBER BOXES IN THE ORI OFFICE RESEARCH INDUSTRIAL DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (1450-1460 Bowes Road) WHEREAS, written application has been made requesting conditional use approval to establish a manufacturer of corrugated and solid fiber boxes within the existing building at 1450- 1460 Bowes Road; and WHEREAS,the zoning lot with the building containing the premises at 1450-1460 Bowes Road is legally described herein(the"Subject Property"); and WHEREAS, the Subject Property is located within the ORI Office Research Industrial District, and the ARC Arterial Road Corridor Overlay District; and WHEREAS, a manufacturer of corrugated and solid fiber boxes is listed as a conditional use within the ORI Office Research Industrial District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on August 3,2026, 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 ORI Office Research Industrial District pertains to the government and affairs of the city. NOW,THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated August 3, 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 manufacturer of corrugated and solid boxes is hereby granted for the property commonly known as 1450-1460 Bowes Road, which is commonly identified by Kane County Property Index Number 06-27-178-009 and legally described as follows: A parcel of land being part of Lot 43 as designated upon Fox Bluff Corporate Center being a subdivision of part of Section 27,Township 41 North,Range 8 East of the Third Principal Meridian, the plat of which subdivision was recorded August 19, 1992 in Plat Envelope No.703 A,B, 704-A,as Document No. 92K59007 in the Recorder's office of Kane County, Illinois,described as follows: Beginning at the Southeast corner of said Lot 43; thence South 88 degrees 24 minutes 44 seconds West along the Southerly line of said Lot 43, a distance of 376.56 feet to an angle point in said Southerly line; thence North 85 degrees 53 minutes 20 seconds West along the Southerly line of said Lot 43, a distance of 100.56 feet to an angle point in said Southerly line; thence South 88 degrees 24 minutes 44 seconds West along the Southerly line of said Lot 43, a distance of 209.53 feet to the Southeast corner of the premises conveyed by LaSalle Bank National Association to the City of Elgin by Trustee's Deed recorded November 15, 2004 as Document No. 2004K147726 in said Recorder's Office; thence North 57 degrees 33 minutes 04 seconds West along the Northerly line of said premises so conveyed, a distance of 107.38 feet to the Northwest corner thereof, said point lying in the Westerly line of said Lot 43;thence Northerly along the Westerly line of said Lot 43 along a circular curve to the left whose radius is 49,160.70 feet and whose center lies to the West,the long chord of which curve bears North 3 degrees 14 minutes 23 seconds East,a chord distance of 460.47 feet;thence North 88 degrees 24 minutes 44 seconds East, a distance of 736.28 feet to a point in the Easterly line of said Lot 43;thence South 1 degree 35 minutes 56 seconds East along the Easterly line of said Lot 43,a distance of 528.93 feet to the Point of Beginning,all being situated in the County of Kane and the State of Illinois; (commonly known as 1450-1460 Bowes Road). 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 Forest Packaging Corporation, as applicant, and Watch City Properties LLC, as property owner, received.June 26, 2026, and supporting documents including: a. Conditional Use — Statement of Purpose and Conformance letter for 1450-1460 Bowes Rd Elgin,IL 60123 Forest Packaging Corporation(1450& 1460),prepared by Cobu Architecture Studio, dated July 16, 2026; b. ALTA/NSPS Land Title Survey, prepared by ArcDesign Resources Inc., dated April 24, 2026; 2 c. Five-page architectural plan set for Forest Packaging Industrial Build-out,prepared by Cobu Architecture Studio, dated July 16, 2026, with such further revisions as required by the Community Development Director; d. Preliminary Landscape Plan, sheet LS1.0,prepared by J. Davito Design, Inc.,dated July 27, 2026, with such further revisions as required by the Community Development Director; and e. Tree Survey and Preservation Plan,sheet LS2.0,prepared by J. Davito Design, Inc., dated July 27, 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. No outdoor storage of any equipment, materials, or trailers is permitted on the Subject Property without the approval of a conditional use for a commercial operations yard. 3. No refuse collection containers or dumpsters shall be located at existing or new trash compactors without an approved refuse collection area enclosure. 4. 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. tain ayor Presented: September 9, 2026 Passed: September 9, 2026 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: September 9, 2026 Published: September 9, 2026 A s t imberly D is, y Clerk -; 3 EXHIBIT A August 3,2026 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 16-26, an application by Forest Packaging Corporation, as applicant, and Watch City Properties LLC, as property owner, requesting a conditional use to permit a manufacturer of corrugated and solid fiber boxes within the existing building at the property commonly referred to as 1450 Bowes Road. GENERAL INFORMATION Petition Number: 16-26 Property Location: 1450 Bowes Rd Requested Action: Conditional Use Current Zoning: ORI Office Research and Industrial District and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. ORI Office Research and Industrial District and ARC Arterial Road Corridor Overlay District Existing Use: Vacant Proposed Use: Manufacturer of corrugated and solid fiber boxes(SIC 26331 Applicant: Forest Packaging Corporation Owner Watch City Properties LLC Staff Coordinator: Damir Latinovic,AICP, Senior Planner Recommendation & Findings of Fact Petition 16-25 August 3,2026 Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Forest Packaging Corporation, as applicant, and Watch City Properties LLC, as property owner, requesting a conditional use to permit a manufacturer of corrugated and solid fiber boxes within the existing building at the property commonly referred to as 1450 Bowes Road. The subject property, zoned ORI Office Research Industrial District, is approximately 9.06 acres in size and is located at the northeast corner of Bowes Road and S. McLean Boulevard. The property is improved with a 113,464-squre-foot building and accessory parking lot with 186 parking spaces.The access to the property is from Bowes Road via two full access driveways.The building includes 14 loading docks on the south and east sides of the building. The building consists of two separate tenant spaces (1460 and 1450 Bowes Rd) both of which are vacant. The building was formerly occupied by TH Foods Inc.,a nuts manufacturing company. The property adjacent to the north is an 8.6-acre vacant, undeveloped property that is also zoned ORI Office Research Industrial District. The property adjacent to the east, zoned GI General Industrial District, is improved with an approximately 105,000-square-foot light industrial building home to Harting Americas, an electronics manufacturer. The properties to south across Bowes Road are located in the Village of South Elgin and are improved with single-family homes. The property to the west across S.McLean Boulevard,zoned NB Neighborhood Business District, is improved with Prairie Center,a multi-tenant shopping center building with current tenants that include a 7Eleven convenience store, Mecca grocery store, Sunshine's Cupcakery restaurant, and Prairie Community Bank among others. -2- Recommendation & Findings of Fact Petition 16-25 August 3,2026 I �„ 'l,. 1:4011111lir,,' F - ,,, Crispin Dr, It. 11. frit , , . r il, I / 11 * s i Nialn f , 1 iii r, Subject Property 1 ip, q Di t r j / , t_ Figure 1:Area map with zoning overlay Proposal The applicant is proposing to establish a corrugated box manufacturing facility within the existing building at 1450 Bowes Road. Forest Packaging Corporation, which is currently located in Elk Grove Village, is looking to relocate and expand on subject property. Forest Packaging Corporation specializes in manufacturing of corrugated products and displays. The corrugated material is not manufactured on site.Rather,the facility would receive corrugated products as flat stock on pallets. The material is then used to assemble corrugated products like boxes through various processes including printing, cutting, folding,and gluing. The company is looking to occupy the entire 113,464-square-foot building, both tenant spaces 1450 and 1460 Bowes Road,and operate two shifts from 5 a.m.to 1 p.m.and from 5 p.m.to 1 a.m. The company would have between 44 and 60 employees. -3 - Recommendation & Findings of Fact Petition 16-25 August 3,2026 i IT. r - 1 - I i i 1 i -- I I I ! IIswig =A 101773 el locv re ti,i 1 i of4*, 0 0 _ ..,h�• 'mil I 41. -,. � rz _ ."i gv r". --- ----=--_----- ' _ - BONS AM I — - Figure 2:Proposed site plan The applicant is proposing substantial interior renovation to the existing building to accommodate the proposed use.However,there would be no exterior changes to the building,and changes to the site would be very minor. The applicant would only install a new refuse collection area on the north side of the existing building accessible from the east parking area.The refuse collection area would be enclosed with a six-foot-high split-face masonry wall that would match the building.The applicant would also install a new approximately 1,860-sqaure-foot concrete pad in front of the refuse collection area for access.New landscaping would be installed on the north side of the east parking area.No other changes to the site are proposed. Zoning consideration A manufacturer of corrugated and solid fiber boxes is listed as a conditional use in the ORI Office Research Industrial District and requires the review and recommendation by the Planning and Zoning Commission and approval by the City Council. The proposal will meet all other zoning requirements, including signage and parking. Any future exterior signs will meet the zoning -4- Recommendation & Findings of Fact Petition 16-25 August 3,2026 ordinance requirements. The 113,464-square-foot manufacturing facility is required to have 113 parking spaces based on the requirement for one parking space per 1,000 square feet of floor area. With 186 parking spaces on site,the proposed use will conform to the parking requirement of the zoning ordinance. The applicant is not proposing any outdoor storage of any materials, equipment, or products. If any outdoor storage is proposed in the future, the applicant will first need to obtain a separate condition use approval for a commercial operations yard for such outdoor storage. Environmental and Sustainability Considerations The applicant is proposing adaptive reuse of an existing multi-tenant light-industrial building for a manufacturer of corrugated boxes. The proposal represents an efficient adaptive re-use of a vacant building with clean manufacturing operations conducted entirely on the interior of the building. The proposal is similar to other light-industrial operators on the surrounding properties. 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 1969. Upon annexation,the property was zoned M1 Limited Manufacturing. In 1992,the property was rezoned to ORI Office Research Industrial District as part of the comprehensive amendment to the zoning ordinance.In 2001,the property became part of the ARC Arterial Road Corridor Overlay District. The property is part of Fox Bluff Corporate Center Subdivision that was approved in 1992. The existing 113,464-square-foot light-industrial building was constructed in 1998. B. Surrounding Land Use and Zoning. The property adjacent to the north is an 8.6-acre vacant, undeveloped property that is also zoned ORI Office Research Industrial District. The property adjacent to the east, zoned GI General Industrial District, is improved with an approximately 105,000-square-foot, light-industrial building home to Harting Americas, an electronics manufacturer. The properties to south across Bowes Road are located in the Village of South Elgin and are improved with single-family homes. The property to the west across S. McLean Boulevard, zoned NB Neighborhood Business District, is improved with Prairie Center, a multi-tenant shopping center building with current tenants that include a 7Eleven convenience store, Mecca grocery store, Sunshine's Cupcakery restaurant,and Prairie Community Bank among others. C. Comprehensive Plan.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 -5 - Recommendation & Findings of Fact Petition 16-25 August 3,2026 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. D. Zoning District. The purpose of the ORI Office Research Industrial District is to provide an industrial environment that fosters a sense of place and destination within a coordinated campus or park setting through the applicable site design regulations. E. Trend of Development. The subject property is part of an established industrial park known as Fox Bluff Corporate Center on the City's southwest side.The property is located on the east side of S. McLean Boulevard, south of US Route 20. The properties along this section of S.McLean Boulevard are generally developed with commercial uses serving the surrounding neighborhoods, and light industrial and warehousing uses serving the larger community. While the west side of S. McLean Boulevard has developed with commercial uses providing services to the nearby residential neighborhoods, the east side of the road has developed with primarily light-industrial and warehousing uses. Staff expects this stretch of S. McLean Boulevard and the Fox Bluff Corporate Center to continue to attract light-industrial uses due to the close proximity to the US Route 20 and S. McLean Boulevard interchange. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 16-26 on August 3, 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 August 3,2026. 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. -6- Recommendation & Findings of Fact Petition 16-25 August 3, 2026 Findings. The subject property is suitable for the intended conditional use with respect to its size,shape,significant features including topography,watercourses,and vegetation,and existing improvements.The subject property is improved with a 113,464-square-foot light- industrial building with 186 parking spaces. The applicant will complete mostly interior changes to the building to accommodate the proposed use. Exterior changes to the site are minor and include only the construction of a refuse collection area northeast of the building and a concrete pad for access. All existing open space areas and vegetation would remain. 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. 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 is improved with a 113,464-square-foot light- industrial building with 186 accessory parking spaces. The property has two full-access driveways to Bowes Road.There is no vehicular connection to S.McLean Boulevard.The property functions with safe and efficient traffic circulation with minimal impact on the surrounding traffic pattern. The manufacturing facility is required to provide one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees based on the peak demand shift. As such, the 113,464-square-foot facility with up to 60 employees is required to have 113 parking spaces. With 186 parking spaces on site, the property will continue to meet its 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 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 - 7 - Recommendation & Findings of Fact Petition 16-25 August 3, 2026 it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The proposed box manufacturing facility would occupy the entirety of the existing building. The manufacturing process is clean and consists of only processing corrugated products received as flat stock on pallets. The processing is essentially assembling of corrugated products through printing, cutting, folding, and gluing. All manufacturing would be conducted entirely on the interior of the building. The applicant is not proposing any outdoor storage of equipment or materials. The hours of operation Monday to Friday in two shifts is similar to that of other surrounding light-industrial facilities. The facility is expected to have up to 60 employees. With 186 parking spaces on site,the property can meet the expected parking demand. 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 use shall make possible an efficient contemporary use of or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 16-26, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Forest Packaging Corporation, as applicant, and Watch City Properties LLC, as property owner, received June 26,2026,and supporting documents including: a. Conditional Use — Statement of Purpose and Conformance letter for 1450-1460 Bowes Rd Elgin, IL 60123 Forest Packaging Corporation(1450& 1460),prepared by Cobu Architecture Studio,dated July 16, 2026; b. ALTA/NSPS Land Title Survey, prepared by ArcDesign Resources Inc., dated April 24, 2026; c. Five-page architectural plan set for Forest Packaging Industrial Build-out,prepared by Cobu Architecture Studio, dated July 16, 2026, with such further revisions as required by the Community Development Director; d. Preliminary Landscape Plan,sheet LS1.0,prepared by J.Davito Design,Inc.,dated July 27, 2026, with such further revisions as required by the Community -8- Recommendation & Findings of Fact Petition 16-25 August 3, 2026 Development Director;and e. Tree Survey and Preservation Plan,sheet LS2.0,prepared by J.Davito Design,Inc., dated July 27, 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. No outdoor storage of any equipment, materials, or trailers is permitted on the Subject Property without the approval of a conditional use for a commercial operations yard. 3. No refuse collection containers or dumpsters shall be located at existing or new trash compactors without an approved refuse collection area enclosure. 4. 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 -9- L I .y ► affill .-. . F F I Subject Property - 7(Hi Petition #16-26 R �. � ._ emmi 1.-"M Arbor Ln :1 , Pit3 ! 41//811/4, . , Dijii : .....__ ., H1 r R I f t rr r OrmiliThr 4 f s L4h! r. pr. I, , , i 47-1'r ,' I. I F t iy • i CIP, .— s .: .. 41/411-111V"j* •› .... .. r, —,. . rr r T • '� ; ' Bowes Rd rY .:a>. .. . - Vl _ ,- '...7.:72,1 . , 111 , ., . _, lb ' 4._ iik. 0411114# 4111P440,11, ailihrs r *I . ,..., . i_ k_-_ EXHIBIT A N Aerial / Location Map A J 0 100 200 ELGIN I f I ' 1 I I, C:''"IN T,,. `,o 111,,, , Feet VAPI met* Sawgrass Ct 1 PORI St Andrews car It 1IIII$t$ RC Zoning 0 RC1 -RESIDENCE CONSERVATION 1 -- Crispin CI3 ElRC2-RESIDENCE CONSERVATION 2 -— RC3-RESIDENCE CONSERVATION 3 11 PRC-PLANNED RESIDENCE CONSERVATION El SFR1 -SINGLE FAMILY RESIDENCE 1 CO C RI El SFR2-SINGLE FAMILY RESIDENCE 2 d Subject Property PSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1 PRC' Petition#16-26 z El rA PSFR2-PLANNED SINGLE FAMILY RESIDENCE 2Li 0 TFR-TWO FAMILY RESIDENCE 1111 PTFR-PLANNED TWO FAMILY RESIDENCE r Ln ® MFR-MULTIPLE FAMILY RESIDENCE TM ® PMFR-PLANNED MULTIPLE FAMILY RESIDENCE RB-RESIDENCE BUSINESS ElPRB-PLANNED RESIDENCE BUSINESS ORI ElPNB-PLANNED NEIGHBORHOOD BUSINESS ® NB-NEIGHBORHOOD BUSINESS NB -AB-AREA BUSINESS - PAB-PLANNED AREA BUSINESS - CC1 -CENTER CITY 1 - Bowes 123 63 -CC2-CENTER CITY 2 c ea EllPCC-PLANNED CENTER CITY Z. 2 wilmlopra - PCC2-PLANNED CENTER CITY 2 vs -ORI-OFFICE RESEARCH INDUSTRIAL - PORI-PLANNED OFFICE RESEARCH INDUSTRIAL - GI-GENERAL INDUSTRIAL - PGI-PLANNED GENERAL INDUSTRIAL IM CI-COMMERCIAL INDUSTRIAL 1.1 CF-COMMUNITYFACILITYPCFPLANNEDCOMMUNITY FACILITY ill .14t4'.11M11 ill � � EXHIBIT B N Zoning Map A J ► 0 200 400 ELGIN ' ' THECITY IN THE SUBURBS Feet Crispin Dr ME1 Subject Property Petition#16-26 a, v Arbor Ln 0627178009 Bowes Rd co \ u H EXHIBIT C r Parcel Map A 16 0 150 300 ELGIN --4 • Feet THE CRY IN THE SUBURBS EXHIBIT D SITE LOCATION 1450 Bowes Rd Petition 16-26 11.N. N. *-1:.- 14 171. .;,N Suh;r^I I'rc�•c'rty I .. �i- Aiii, n, �� • ,\ r • .w "tea . .. "~� , . �r Z . .‘ •14..., '"-iiiii..,•'0017.7 • C, '• \ -_ter.. . 0.' \. -'''cr• - •,ro-1.- •`"y*-------- p•••''''.r. Bird's eye view looking north _4 ' ' '`T a rth M ,!,H ::: v �; ,: "IfOrth • • ' an 8oulev y Lire dr. I!! Subject -'1'' •4,1t I. Pro•ert • v II Ii 111 men CO Ok 401 • I'r' ,., ILL Bird's eye view looking west EXHIBIT D SITE LOCATION 1450 Bowes Rd Petition 16-26 ..., ■ ■ ■ ■ 011 0 ■ ain -- - - - --- -.z Photo 1 of the existing building at 1450 Bowes Road f _ • Photo 2 of the existing building at 1450 Bowes Road