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HomeMy WebLinkAboutG3-18 Ordinance No. G3-18 AN ORDINANCE GRANTING A CONDITIONAL USE TO ESTABLISH A COMMERCIAL FOOD HALL AND TAPROOM INVOLVING VARIOUS ASSEMBLIES OF PEOPLE IN THE CC1 CENTER CITY DISTRICT (51 South Grove Avenue) WHEREAS, written application has been made requesting conditional use approval to establish a commercial food hall and taproom for various activities pertaining to the assembly of people at 51 S. Grove Avenue; and WHEREAS, the zoning lot with the building containing the premises at 51 S. Grove Avenue is legally described herein (the "Subject Property"); and WHEREAS, the Subject Property is located within the CC1 Center City District and a commercial food hall and taproom for various activities pertaining to the assembly of people is listed as a conditional use within the CC Center City District; and WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning said application on December 4, 2017 following due notice by publication; and WHEREAS, the Community Development Department and the Planning & Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning & Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning & 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 CC 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 December 4, 2017, and the recommendations made by the Community Development Department and the Planning&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 for a commercial food hall and taproom for various activities pertaining to the assembly of people is hereby granted for the property commonly known as 51 S. Grove Avenue and commonly identified by Kane County Property Identification Number (PIN) 06-14-435-001, and legally described as follows: The North 75 Feet of Lot 2 in Block 14 of J.T. Gifford Plat of East Elgin, in the City of Elgin, Kane County, Illinois. (commonly known as 51 S. Grove Avenue). 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 Dream Hall, as applicant, and LV Management, as property owner, received October 13, 2017 and supporting documents including: a. Dream Hall at 51 S. Grove Elgin, IL — Conditional Use Statement of Purpose and Conformance, prepared by PKE Enterprises Inc D.B.A Dream Hub, dated October 12, 2017; b. Undated UA Taproom + Bottleshop Executive Summary, received October 14, 2017; and c. Two-page floor plans, prepared by Hrivnak Associates, Ltd., dated September 29, 2017. 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. Assembly uses permitted by this grant of conditional use shall include: a. Business Dinners, Breakout Session, and/or Round-Table Discussions; b. Banquets (General); c. Baby Showers and/or Bridal Showers; d. Baptisms and/or Christenings; e. Celebrations, Soirees, and Private Parties, such as Anniversaries, Birthdays, and/or Bar Mitzvahs and Bat Mitzvahs, provided: i. Said event is not advertised, ii. Said event is by private invitation only, and iii. No gate charge, cover charge, or other entrance fee or donation is required or encouraged; f. Conferences, Conventions, and/or Seminars; g. Colloquiums; h. Consumer Shows, Trade Shows, Trunk Shows, and Fashion Shows; i. Cooking and Baking Classes; j. Cooking Competitions; k. Corporate and/or Non-profit Events; 2 1. Design and Creative Workshops, such as Calligraphy, Art, Pottery, and/or Painting Classes; m. Exhibitions, including but not limited to Art Shows; n. Expositions; o. Fairs and/or Festivals; p. Farm-to-table Meal Events; q. Food Market; r. Fundraisers; s. Galas; t. Gallery Displays, including but not limited to works of art, either temporary or permanent; u. Live Performances, such as readings and/or plays but expressly excluding as a principal use: music concerts, karaoke, ballrooms, dance halls, discotheques, nightclub operations, events hosted by bands or deejays, or other like music- or dance-oriented events; v. Meetings, including but not limited to Board, Business, Public and/or Shareholders Meetings; w. Mind and Body Classes and Sessions, including but not limited to Mediation and/or Yoga; x. Plenary or General Sessions; y. Political Events; z. Press Conferences; aa. Product Launch Events; bb. Receptions, provided no gate charge, cover charge, or other entrance fee or donation is required or encouraged; cc. Retreats and Team Buildings Events; dd. Symposiums; ee. Wedding Ceremonies & Receptions, including but not limited to traditional weddings, elopements, and/or civil unions; and ff. Wine and/or Food Tastings. 3. Incidental entertainment as an accessory use to a permitted principal use is permissible, in so long as said entertainment complies with all city codes and ordinances, including but not limited to the restrictions upon "uses, accessory" as articulated within Section 19.90.015, "Definitions and Regulations" of the Elgin Municipal Code, 1976 as amended, and as said section may be amended from time to time. 4. Any event of an above assembly use 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 of an above assembly use 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. 5. Any event of an above assembly use may include the incidental playing of amplified 3 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 only permitted on the interior of the commercial event space. The applicant must comply with Chapter 10.30 "Noise" of the Elgin Municipal Code, 1976 as amended. 6. The above assembly uses are authorized for only the indoor tenant space at 51 S. Grove Avenue as described within the associated application for conditional use. 7. All exterior street graphics must comply with the zoning ordinance requirements. 8. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be full force and effect upon its passage in the manner provided by law. David J. Ka in, yor Presented: January 10, 2018 Passed: January 10, 2018 Vote: Yeas: 8 Nays: 0 Abstain: 1 Recorded: January 10, 2018 , N . Published: January 12, 2018 �:.:.. .: ., Attest: Kimberly Dewis, Cit erk 4 EXHIBIT A December 4, 2017 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 26-17, an application by Dream Hall, as applicant, and LV Management, as property owner, requesting a conditional use to establish a food hall for various activities pertaining to the assembly of people at the property commonly referred to as 51 S. Grove Avenue. The property is zoned CC Center City District. GENERAL INFORMATION Petition Number: 26-17 Requested Action: Approval of a Conditional Use Current Zoning: CC l Center City District Existing Use: Vacant two-story commercial building Proposed Use: Food hall for various activities pertaining to the assembly of people Property Location: 51 S Grove Avenue Applicant: Dream Hall Owner: LV Management Staff Coordinator: Damir Latinovic, AICP, Senior Planner Recommendation & Findings of Fact Petition 26-17 December 4, 2017 LIST OF EXHIBITS ATTACHED A. Aerial/Location Map B. Zoning Map ' C. Parcel Map' D. Site Location F. Development Application and Attachments G. Draft Conditional Use Ordinance BACKGROUND_- - _ — - The applicant,Dream Hall, is proposing to establish a food hall establishment for various activities pertaining to the assembly of people at the property commonly known as 51 S. Grove Avenue. The subject property, zoned CC Center City District and located near the center of the traditional downtown, is approximately 5,900 square feet in area. The property is improved with an approximately 22,000-square foot, two-story brick building with a full basement and a mezzanine level between the first and second floors. The basement, first floor and the mezzanine level were most recently occupied by Smooth Fox bar and restaurant. The second floor is currently vacant office space. A food hall is the latest concept in the restaurant industry. In its simplest form, a food hall is most similar to a food court in a traditional enclosed mall. A food hall consists of a large, cafeteria-style eating area surrounded by several food vendors/restaurants. The proposed food hall (Dream Hall) would build on this concept with initially three different food vendors serving different types of food daily on a rotating basis. The food vendors would come from the Shared Dream Kitchen, a commercial shared kitchen located at 1544 Fleetwood Drive owned and operated by PKE Enterprises d.b.a. Dream Hub, which would also own Dream Hall. The proposed food hall would allow start-up restauranteurs originating from Shared Dream Kitchen their entry into the market place and their own pop-up restaurant without the need for upfront costs associated with starting up a restaurant. The proposed hours of operation for the food hall are from 10 am to 10 pm seven days a week. The proposed Dream Hall would also include a taproom. Operated by UA Beverage Company,the UAtaproom + Bottleshop taproom would be run separately from the food hall and would occupy the existing bar area within the commercial space. The customers of the food hall, however, will have direct access to the taproom. The proposed hours of operation for the taproom are currently Thursday— Sunday from 8 am to 11 pm subject to liquor license restrictions. The taproom would offer a wide variety of alcoholic and non-alcoholic beverages, but would specialize in craft beer, wine, spirits and non-alcoholic artesian beverages. The proposed taproom would function as a tasting room allowing visitors to sample their products,order and consume on site, or purchase the products for takeout. The company would also partner with an on-line beverage delivery company (Drizzly.com) to provide a delivery option for its customers, subject to any liquor license - 2 - Recommendation & Findings of Fact Petition 26-17 December 4, 2017 restrictions. The applicant has already applied for a liquor license. The City will process the liquor license application if the City Council grants the approval for the proposed conditional use. The second floor of the commercial space would be renovated to accommodate two separate approximately 2,500-square foot office suites. PKE Enterprises d.b.a. Dream Hub is expected to move its business offices and occupy one of the two office suites for on-site management services. The second office suite would be made available for another office tenant. The Dream Hall would also be used for other various events, including but not limited to farm-to- table meal events. a "Dream Market' food store for Shared Dream Kitchen users to sell their prepared and packaged food products, and cooking classes. When not hosting its own events, the Dream Hall would be available for rent for private events as a banquet facility. The Conditional Use Statement of Purpose & Conformance states that, "[t]here are no plans to use the venue as a concert space or as a nightclub." It is these types of uses that lead to issues with the last tenant, and for that reason, staff is recommending an express condition that prohibits that use. The applicant is not proposing any exterior changes, except for future signage. All street graphics will have to meet the zoning ordinance requirements. Since the previous tenant of the commercial space was a restaurant, no major changes are needed on the interior of the space except for installation of new flooring, painting and decorating. The proposed food hall for various activities pertaining to the assembly of people requires conditional use review and recommendation by the Planning and Zoning Commission, and approval by the City Council. The Community Development Department offers the following additional information: A. Property History.The subject property was originally classified as E Commercial District in the city's first zoning ordinance in 1927. In 1962,the property was rezoned to B2 Central Business District. In 1992, the property was rezoned to CC Center City District as part of the comprehensive amendment to the zoning ordinance. The existing two-story brick building was constructed in 1937. Over the years,the building has been used for a variety of general retail uses and restaurants. Most recently,the property was home to Smooth Fox bar and restaurant. B. Surrounding Land Use and Zoning. The subject property is located near the center of the traditional downtown. All surrounding properties to the north, south, east and west are also zoned CC 1 Center City District. The surrounding properties are a mix of two-to eight- story mixed use buildings with ground floor commercial uses and upper floor office and residential uses. - 3 - Recommendation & Findings of Fact Petition 26-17 December 4, 2017 C. Comprehensive Plan. The subject property is designated as "Community Mixed-Use Center" by the City's 2005 Comprehensive Plan and Design Guidelines. Community Mixed-Use Centers provide focus, identity, and convenient goods and services, as well as some employment, for a number of surrounding neighborhoods, in a larger trade area. The ideal community mixed-use center should be between 30-100 acres of commercial, office entertainment, medium density residential, and institutional uses accessed by arterial streets and transit service. The center would have parcels and buildings scaled to pedestrians, small enough to encourage parking once and walking to more than one destination. Off-street parking is hard and on-street parking helps to contribute to the intimate scale of well-functioning pedestrian environments. Parking located between and behind buildings permits people to walk more safely and comfortably between uses that front sidewalks rather than large parking lots. Seating and shade along pedestrian routes promotes walking and informal gathering. Downtown Elgin functions as a unique community mixed-use center within the planning area. It is the historic and traditional heart of the community. Recommended land uses include a compatible mix of residential (30 + du/ac), employment, educational, civic, and office uses, combined with a cultural and entertainment center focus that extends activities throughout the day. Pedestrian, bicycle, transit and vehicular circulation systems are coordinated and efficient. Streets and places are designed to encourage pedestrian activity. Buildings and structures of historic or architectural value are maintained in active service, where feasible. D. Zoning District. The purpose and intent of the CC 1 Center City District is to facilitate the implementation of the official comprehensive plan for the city center, as focused on a distinctive subarea of the city with a common urban fabric. The CC 1 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 pedestrian-oriented character. E. Trend of Development. The subject property is located within the traditional downtown area that has historically been developed with a mix of commercial, retail, service, restaurants, and residential uses. The most recent new construction in the area was the completion of the first phase of the Fountain Square development building in 2007. The businesses that have recently opened in the area include Elgin Books bookstore and Dog's Paw and Jimmy John's restaurants. -4 - Recommendation & Findings of Fact Petition 26-17 December 4, 2017 FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 26-17 on December 4, 2017. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Conditional Use and Written Findings & Recommendation to the Planning & Zoning Commission dated December 4, 2017. 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,and vegetation,and existing improvements. The proposed use will occupy an existing 22,000-suare foot vacant commercial mixed-use building in downtown Elgin.The applicant is not proposing to make exterior changes to the building except for new wall graphics which will meet the zoning ordinance requirements. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed conditional 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 and the subject commercial space are 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 sewer and water 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. - 5 - Recommendation & Findings of Fact Petition 26-17 December 4, 2017 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 has frontage on S. Grove Avenue and DuPage Court with pedestrian access provided to both streets. In the 1970s, DuPage Court was transformed into a pedestrian only plaza/mall. The property does not have direct vehicular access or an on-site parking lot. The zoning ordinance does not require off-street parking to be provided by any land use within the CC district. Several free public parking lots and garages are available in close proximity of the subject property. The closest free public parking lots are located across the street and behind the Fountain Square condominium building and north of this building but below grade (these below-grade, approximately 80 spaces are available to the public after 5 p.m. Monday through Friday and at all times on weekends). The city has another free parking lot approximately 350 feet south of the property at the northwest corner of S. Grove Avenue and Prairie Street intersection. Finally, free on-street parking is also available directly in front of the subject property along S. Grove Avenue. Scheduled deliveries for the proposed use will take place during the morning hours and utilize on- street parking for loading and unloading activities. The proposed use will not have any negative effect on the existing on-site and off-site traffic circulation. 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. All business activities will be conducted on the interior. The hours of operation are consistent with those of other downtown businesses. The applicant is not proposing to make any exterior changes to the building except for new wall graphics which will meet zoning ordinance-requirements. 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. The proposal represents a desirable use of the existing mixed-use building that will contribute to the diversity of uses and vibrancy of the downtown area. 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. - 6 - Recommendation & Findings of Fact Petition 26-17 December 4, 2017 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. The property is, however, part of the recently established Downtown Elgin Commercial National Register Historic District. While no City or State regulations are associated with this designation,the applicant does not propose any changes to the exterior of the building. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 26-17, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Dream Hall, as applicant, and LV Management, as property owner, received October 13, 2017 and supporting documents including: a. Dream Hall at 51 S. Grove Elgin, IL—Conditional Use Statement of Purpose and Conformance, prepared by PKE Enterprises Inc D.B.A Dream Hub,dated October 12, 2017; b. Undated UA Taproom + Bottleshop Executive Summary, received October 14, 2017; and c. Two-page floor plans, prepared by Hrivnak Associates, Ltd., dated September 29, 2017. 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. Assembly uses permitted by this grant of conditional use shall include: a. Business Dinners, Breakout Session, and/or Round-Table Discussions; b. Banquets (General); c. Baby Showers and/or Bridal Showers; d. Baptisms and/or Christenings; e. Celebrations, Soirees, and Private Parties, such as Anniversaries, Birthdays, and/or Bar Mitzvahs and Bat Mitzvahs, provided: i. Said event is not advertised, ii. Said event is by private invitation only, and iii. No gate charge, cover charge, or other entrance fee or donation is required or encouraged; f. Conferences, Conventions, and/or Seminars; . g. Colloquiums; h. Consumer Shows, Trade Shows, Trunk Shows, and Fashion Shows; - 7 - Recommendation &•Findings of Fact Petition 26-17 December 4, 2017 i. Cooking and Baking Classes; j. Cooking Competitions; k. Corporate and/or Non-profit Events; 1. Design and Creative Workshops, such as Calligraphy,Art, Pottery, and/or Painting Classes; m. Exhibitions, including but not limited to Art Shows; n. Expositions; o. Fairs and/or Festivals; p. Farm-to-table Meal Events; q. Food Market; r. Fundraisers; s. Galas; t. Gallery Displays, including but not limited to works of art, either temporary or permanent; u. Live Performances, such as readings and/or plays but expressly excluding as a principal use: music concerts, karaoke, ballrooms, dance halls, discotheques, nightclub operations, events hosted by bands or deejays, or other like music- or dance-oriented events; v. Meetings, including but not limited to Board, Business, Public and/or Shareholders Meetings; w. Mind and Body Classes and Sessions,including but not limited to Mediation and/or Yoga; x. Plenary or General Sessions; y. Political Events; z. Press Conferences; aa. Product Launch Events; bb. Receptions, provided no gate charge, cover charge, or other entrance fee or donation is required or encouraged; cc. Retreats and Team Buildings Events; dd. Symposiums; ee. Wedding Ceremonies & Receptions, including but not limited to traditional weddings, elopements, and/or civil unions; and ff. Wine and/or Food Tastings. 3. Incidental entertainment as an accessory use to a permitted principal use is permissible, in so long as said entertainment complies with all city codes and ordinances, including but not limited to the restrictions upon "uses, accessory' as articulated within Section 19.90.015, "Definitions and Regulations" of the Elgin Municipal Code, 1976 as amended, and as said section may be amended from time to time. 4. Any event of an above assembly use 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, - 8 - Recommendation & Findings of Fact Petition 26-17 December 4, 2017 any event of an above assembly use 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. 5. Any event of an above assembly use 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 only permitted on the interior of the commercial event space. The applicant must comply with Chapter 10.30 "Noise" of the Elgin Municipal Code, 1976 as amended.' 6. The above assembly uses are authorized for only the indoor tenant space at 51 S. Grove Avenue as described within the associated application for conditional use. 7. All exterior street graphics must comply with the zoning ordinance requirements. 8. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition 26-17 for a conditional use, subject to the conditions outlined by the Community Development Department, was five(5) yes, zero (0) no, and zero (0) abstentions. Two members were absent. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning & Zoning Commission - 9 - CT71L1 — — r _�(� • ,—°:� I+ L Chicago St (, Id Win 42 t � !' iCSr{E Subject Pro pert ,�� T� }77 Y tt. Petition 26-17 uLb IV DuPage Ct j f JUPage St _ dO 06 o t--' V� NV. . v �Jl� 3 .• 4 � '� `--+—`J $�, ��f , `j � o`'��}}te•a ,a� � p ° J' MOW Fe /Y '� > rr�� L�+a ell •-� O ° ,�� t Fulton;St 2�4 T / �{7.i}<� _�: r , s It-.tom{��/rf' F �` •`t ,1, , S. s.; ���,�,, EXHIBIT Aerial/Location Map W E S Map prepared by City of Elgin o 20 ao ao 120 16Feet Department of Community Development i F, 1 Q - CF t0 Division St CF -- Highland Ave �o N' � Chico o St • � CC1 E Subject Property Petition 26-17 a Legend M Page Ct DuPage St ®RC1 Residence Conservation 1 ®RC2 Residence Conservation 24 t f ®RC3 Residence Conservation 3 ®PRC Planned Residence Conservation1, ®SFR1 Single Family Residence 1R4 y ®PSFR1 Planned Single Family Residence 1 ®SFR2 Single Family Residence 2 ®PSFR2 Planned Single Family Residence 2 TRF Two Family Residence ,. Fulton St ®PTRF Planned Two Family Residence ®MFR Multiple Family Residencey ®PMFR Planned Multiple Family Residence t a. ®RB Residence Business ®PRB Planned Residential Business ®NB Neighborhood Business ®PNB Planned Neighborhood Business AB Area Business 'Pfal/le$t PAB Planned Area Business` CC1 Center City 1 CC2 Center City 2 CF j�CCN - - ©PCC Planned Center City " ®ORI Office Research Industrial 'L �A ®PORI Planned Office Research Industrial ®GI General Industrial ®PGI Planned General Industrial ®CI Commercial Industrial A ®CF Community Facility ®PCF Planned Community Facility F EXHIBIT B ZOo n1 n g Man w N E uVU S Map prepared by City of Elgin 0 55 110 220 330 440 Department of Community Development - 1 Feet Subject Property 51 S. Grove Ave. Petition 26-17 DuPage Ct 0614435001 G� 04 0 co EXHBIIT C Parcel Map N City of Elgin o s io 20 so 4 Department of Community Development Feet EXHIBIT D SITE LOCATION Grove Venue 515 26-17 petition --- sow sAect proper nx } r ` :ors \ ":* � { �� �_y-r �J%f � /.� .sy ,'• ,� "��s Wks'_{-" �} .;�90� . '�'L� ���ye6c' 'S�-,. 4: ' ' ' ✓��y.- fi c'. ' -_:- r-� "ta'_' � facet "V a�G•••,�' -a i I ti Looking North Birds Eye view n o �F 3 tea• _ . � ,�.�: �.�, , i � 1 ,� `�,.,,� po dap{-}' • _ -' r, el q'` 7°' •._.� ,/ property J t 1 c. Fa7, �y ,{ + Looking So t d,s Eye View gir EXHIBIT D SITE LOCATION Grove Petition 26-17 TT -L- West t r ' a. r.. f � i Elevation • • S. Grove Ave E%G;IOT D Sff E L®CATON 51 S. Grove Avenue Petition 26-17 p 1 _ North Elevation along DuPage Ct Jj^^tea—TA ' .—.-f -- ---- Ilk I 1 i r �� �y1 \ \.� jam,_ k }rte �• .+' p l. A� _ 4 �� gyp'Fit �7=�.• �_ j��E _ i � I S, i - 0 DuPage Ct. Looking West I EXHIBIT D SITE LOCATION Grove Petition 26-17 s 9_f d � ��e �xi�' .�C.r���a . it F �•�- R�� ���''� .+i �i,„� � - .�� 3 0 L Grove Building • • • Southwest