Loading...
HomeMy WebLinkAboutG1-25 Ordinance No. G 1-25 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A MANUFACTURER OF PREPARED FRESH OR FROZEN FISH AND SEAFOODS IN THE PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT ORDINANCE NO. G25-00 (2428 Bath Road) WHEREAS, written application has been made requesting conditional use approval to establish a manufacturer of food and kindred products,more specifically prepared fresh and frozen fish and seafoods at 2428 Bath Road; and WHEREAS, the zoning lot with the building containing the premises at 2428 Bath Road is legally described herein (the "Subject Property"); and WHEREAS, the Subject Property is located within the PORI Planned Office Research Industrial District established by Ordinance No. G25-00, and manufacturing of food and kindred products is listed as a conditional use within the PORI Planned Office Research Industrial District; and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on December 2, 2024, 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 PORI Planned 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 December 2, 2024, 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 for a manufacturer of food and kindred products, more specifically prepared fresh or frozen fish and seafoods, is hereby granted for the property commonly known as 2428 Bath Road, commonly identified by Kane County Property Index Number 03-31-402-004, and which is legally described as follows: LOT 9 IN SLOUGH BUSINESS CENTER II, BEING A SUBDIVISION OF PART OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. Commonly known as 2428 Bath 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 MTZ Elgin LLC,as applicant and property owner,received June 3,2024 and supporting documents including: a. Undated Statement of Purpose and Conformance letter from MTZ-Elgin, dated received September 20, 2024; b. Undated Description of Business letter from MTZ-Elgin,dated received September 19, 2024; c. ALTA/NSPS Land Title Survey, prepared by Alan J. Coulson Polena Engineering LLC, dated January 19, 2022; and d. Architectural plan set titled: Martinez Produce and Seafood 2428 Bath Rd Elgin. Illinois,prepared by Grid Studio,dated April 9,2024,last revised October 12,2024, with such further revision as required by the Community Development Director. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. All street graphics must comply with the zoning ordinance requirements. 3. No outdoor storage of any equipment or materials is permitted without a lawfully established commercial operations yard. 4. Any produce and seafood processing by-products disposed off and stored outside of the building shall be picked up and removed from the property daily by a refuse collection company. 2 5. The conditional use to operate manufacturing of food and kindred products, more specifically prepared fresh or frozen fish and seafoods is hereby only granted to MTZ-Elgin LLC, also known as Martinez Produce & Seafood Inc. 6. 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. Kap , M or Presented: January 8, 2025 Passed: January 8, 2025 Omnibus Vote: Yeas: 7 Nays: 0 Recorded: January 8, 2025 Published: January 8, 2025 -f Attest. ,ii � 3 ,, . .......„. .... . 7. ,. Kimberly Dewi Ci Clerk ;', y /_ , ,..,.., 1I ., ' 1 EXHIBIT A December 2,2024 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 11-24, an application by MTZ Elgin LLC, as applicant and property owner, is requesting conditional use approval to establish a food and kindred products manufacturing use, more specifically a prepared fresh or frozen fish and seafoods processing facility, at the property commonly referred to as 2428 Bath Road. GENERAL INFORMATION Petition Number: 11-24 Property Location: 2428 Bath Road Requested Action: Conditional Use Current Zoning: PORI Planned Office Research Industrial District Ordinance No. G25-00 Proposed Zoning: No change. PORI Planned Office Research Industrial District Existing Use: Vacant Proposed Use: Food and kindred products manufacturing,more specifically a Prepared fresh or frozen fish and seafoods processing facility (conditional use), and Wholesale trade of fresh fruits and vegetables(permitted use) Applicant: MTZ Elgin, LLC Owner MTZ Elgin, LLC Staff Coordinator: Damir Latinovic,AICP, Senior Planner Recommendation & Findings of Fact Petition 11-24 December 2, 2024 Exhibits Attached: A. AerialLocation Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND MTZ Elgin LLC, as applicant and property owner, is requesting conditional use approval to establish a food and kindred products manufacturing use, more specifically a prepared fresh or frozen fish and seafoods processing facility, at the property commonly referred to as 2428 Bath Road. The 3.86-acre property is located at the northwest corner of Bath Road and Capital Street. The property is zoned PORI Planned Office Research Industrial District by Ordinance No. G25-00 established in 2000. The property is improved with a 65,554-square-foot, one-story, light- industrial building completed in 2008. The property includes two parking lots with a total of 114 parking spaces located east and west of the building. The building has eight loading docks, all located on the north side of the building.The access to the building is from Bath Road via two full access driveways.The property is currently vacant. All surrounding properties are zoned ORI Office Research Industrial District or PORI Planned Office Research Industrial District. The property adjacent to the west is vacant and undeveloped. The property adjacent to the north is improved with an approximately 42,000-square-foot light- industrial warehouse home to Caldic USA Inc., a global distributor of specialty chemicals and ingredients for the food, nutrition, personal care, pharmaceutical, and industrial formulation markets. The properties to the east across Capital Street include a four-story multi-tenant office building,occupied primarily with medical offices,a 7-Eleven gas station with a convenience store, and the recently completed 49,000-square-foot medical office building for OrthoIllinois. The property to the south across Bath Road is improved with an approximately 325,000-square-foot light-industrial building home to Discount Tire distribution facility. -2 - Recommendation & Findings of Fact Petition 11-24 December 2,2024 11 ub-ct • oiler _ .:. .t. ae �s I ; NM , . , AN:.24..... , ,, ; PIS , tt c OCZ Q EGOo . 1 i - 1 `' • TI . _t _-_ _ - � Dam•• _.- _ , - n -.-r,t— _. -___. _..— _- _ 1. . .h.A'J SS0 F isu»:s Figure 1:Area map with zoning overlay Proposal Martinez Produce and Seafood, MTZ Elgin, LLC, is requesting approval of a conditional use to establish a seafood processing and fresh produce wholesale facility at 2428 Bath Road. The company's primary customers are sushi-bars and Japanese steak house restaurants. MTZ Elgin LLC has already purchased the building and is planning to occupy the whole building. -3 - Recommendation& Findings of Fact Petition 11-24 December 2, 2024 N- » d -.0 •,•-llt • MP. It _ ;„ 1„, Figure 2:Photo of the existing vacant warehouse building at 2428 Bath Rd(left)and the photo of the company's existing warehouse in Chicago(right) The proposed seafood processing facility includes washing,scaling,and cutting of fresh or frozen seafood based on customer orders. There would be no production of seafood products (cooking, gilding,etc.),only cutting and packaging(for shipping)of fresh or frozen seafood.Similarly,there would be no preparation, production or manufacturing of fresh produce. The facility stores and prepares fresh, frozen, and dry fruits and vegetables based on customer orders. The processing of seafood does not generate any fumes or emissions and special exhaust is not required.The seafood processing byproducts are disposed off and picked-up by refuse collection trucks daily.The facility has two exterior, enclosed refuse collection areas that would remain. The applicant is not proposing any new exterior changes to the building or the site. The applicant has completed minor interior buildout that primarily included the installation of new HVAC equipment for product coolers. The project plans submitted include a potential interior renovation that would create a 2nd floor for additional offices and a conference room in the southeast corner of the building. The proposal would result in two new windows on the east elevation that would match the existing windows on the first floor.The applicant,however, is not planning to complete the renovation at this time. The 2°d floor office addition may be completed in the future if necessary. The applicant has already completed minor exterior improvements to the property. On the west side of the building, the applicant has installed several condensers for the building's new HVAC system. The condensers are enclosed with an eight-foot-high, solid,wood, fence. The condensers and the fence have resulted in the loss of 12 existing parking spaces. However, the property still has 114 parking spaces which exceed the needs of the proposed facility.There would be no outdoor -4- Recommendation & Findings of Fact Petition 1 1-24 December 2, 2024 storage of materials or equipment of any kind. The facility would be open seven days per week from 5:00 AM to 2:00 AM (the next day), with approximately 95 employees across three shifts, with the morning and afternoon shifts having 35 employees each during peak times. The building includes eight loading docks with pick-up and deliveries anticipated by semi-trucks daily based on customer orders. •.,.% 4 • 4 O' - 14r7:;Ale- - z--.AIP.a 11100fr , ,, . ._ Figure 3. Interior pictures of the existing MTZ facility in Chicago The proposed facility is required one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees during the peak demand shift. With a 65,554-square-foot facility and 35 employees during the peak demand shift,the parking requirement is based on the building size. The 65,554-square-foot facility is required to have 66 parking spaces. With 114 parking spaces on site,the facility will meet its parking requirement. The manufacturing of food and kindred products is listed as a conditional use in the PORI Planned Office Research Industrial District established by Ordinance No. G25-0 and requires the review and recommendation by the Planning and Zoning Commission and approval by the City Council. The wholesale trade of fresh fruits and vegetables is listed as a permitted use. -5 - Recommendation & Findings of Fact Petition 11-24 December 2, 2024 The company headquarters is located in Chicago with two other similar seafood and produce processing facilities in Boston,MA and St. Michaels, MN. The Community Development Department offers the following additional information: A. Property History.The subject property was annexed to the city in 2000.Upon annexation, the property was zoned PORI Planned Office Research Industrial District by Ordinance No. G25-00. The property is part of Slough Business Center II subdivision approved in 2001. The existing 65,554-square-foot light-industrial building was completed in 2008. The property is currently vacant. B. Surrounding Land Use and Zoning. All surrounding properties are zoned ORI Office Research Industrial District or PORI Planned Office Research Industrial District. The property adjacent to the west is vacant and undeveloped.The property adjacent to the north is improved with an approximately 42,000-square-foot light-industrial warehouse home to Caldic USA Inc., a global distributor of specialty chemicals and ingredients for the food, nutrition,personal care,pharmaceutical,and industrial formulation markets.The properties to the east across Capital Street include a four-story multi-tenant office building,occupied primarily with medical offices, a 7-Eleven gas station with a convenience store, and the recently completed 49,000-square-foot medical office building for Ortholllinois. The property to the south across Bath Road is improved with an approximately 325,000-square- foot light-industrial building home to Discount Tire distribution facility. 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 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 a commercial district 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 and intent of the PORI Planned Office Research Industrial District established by Ordinance No. G25-00 is to provide a planned industrial environment that fosters a sense of place and destination within a coordinated campus or park setting, subject to the provisions of Chapter 19.60, Planned Developments. A PORI zoning district is most similar to hut departs from the standard requirements of the ORI zoning district. -6- Recommendation & Findings of Fact Petition 11-24 December 2,2024 E. Trend of Development. The subject property is located within the light-industrial area generally located south of I-90 Tollway and west of N. Randall Road. Over the years, and especially since 2000,majority of the properties within this area have been developed with office and warehousing or light-industrial buildings and uses. Several properties along N. Randall Road have been developed with office buildings and are occupied with medical offices due to their proximity to Sherman Hospital Campus.The exceptions are the Subaru motor vehicle dealership and 7-Eleven gas station and convenience store, which are also located along N. Randall Road. Staff anticipates other smaller commercial developments will be constructed along N. Randall Road in the future. The interior of the industrial park area will continue to be developed and occupied with light-industrial developments and uses, as indicated on the Future Land Use Plan. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 11-24 on December 2, 2024. 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 December 2, 2024. 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 seafood and produce processing facility would occupy an existing 65,554-square-foot light-industrial building. The applicant is not proposing to make any interior or exterior changes to the building or the site.The building has adequate parking and eight existing loading docks which can adequately serve the proposed use.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 -7- Recommendation& Findings of Fact Petition 11-24 December 2, 2024 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 existing building are currently served by municipal water, sanitary sewer,and storm water systems. The applicant is not proposing any changes to the existing water,sewer,and stormwater facilities.The existing water and sanitary sewer 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 proposed produce and seafood processing facility would occupy the entire building on site that was constructed in 2008. The property includes 114 parking spaces and the building includes eight loading docks, all of which can adequately serve the proposed use. The access to the property is via two full access driveways to Bath Road. The applicant is not proposing any changes to the existing site access and configuration. The proposed facility will not have any negative effect on the existing safe and efficient on-site vehicular circulation, and will not have any impact on the off-site traffic circulation. The proposed facility is required to have one parking space per 1,000 square feet of floor area,or one parking space per 1.5 employees during the peak shift demand. With a 65,554- square-foot facility and 35 employees during the peak demand shift, the parking requirement is based on the building size. The 65,554-square-foot facility is required to have 66 parking spaces. With 114 parking spaces on site, the facility will 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 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 of the building. With the proposed hours of operation Monday-Sunday from 5:00 AM to 2:00 PM (next day) the business operation is consistent with those of surrounding businesses. The applicant is not proposing to make any interior or exterior changes to the existing building. The proposed produce and seafood processing facility will not emit any fumes or odors. Seafood processing by-products are disposed of and picked-up by a refuse collection -8 - Recommendation & Findings of Fact Petition 11-24 December 2,2024 company daily. There would be no outdoor storage of any kind. 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 uses and 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 11-24,subject to the following conditions: 1. Substantial conformance to the Development Application submitted by MTZ Elgin LLC, as applicant and property owner, received June 3, 2024 and supporting documents including: a. Undated Statement of Purpose and Conformance letter from MTZ-Elgin, dated received September 20,2024; b. Undated Description of Business letter from MTZ-Elgin,dated received September 19,2024; c. ALTA/NSPS Land Title Survey,prepared by Alan J. Coulson Polena Engineering LLC, dated January 19,2022; and d. Architectural plan set titled: Martinez Produce and Seafood 2428 Bath Rd Elgin, Illinois,prepared by Grid Studio,dated April 9,2024,last revised October 12,2024, with such further revision as required by the Community Development Director. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. All street graphics must comply with the zoning ordinance requirements. 3. No outdoor storage of any equipment or materials is permitted without a lawfully established commercial operations yard. 4. Any produce and seafood processing by-products disposed off and stored outside of the -9- Recommendation & Findings of Fact Petition 11-24 December 2, 2024 building shall be picked up and removed from the property daily by a refuse collection company. 5. The conditional use to operate manufacturing of food and kindred products, more specifically prepared fresh or frozen fish and seafoods is hereby only granted to MTZ- Elgin LLC, also known as Martinez Produce& Seafood Inc. 6. 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 five(5)yes,zero(0)no, and zero(0)abstentions. Two members were absent. Respectfully Submitted, s/Jav Cox Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 10- I • M.'1.eN % I 4:. T"� I 1 IMN.:SI�P.'r:. . ,J.,',— I I ,,Ie!i rIr( t►,j,,,t , , P r IT I.I,.q oft r ! / NM.M. . PI� I .I II1NI,r f Ir. _ / - r ) f r t 4.• --= . Subject Property . Petition 11 -24 r l; 1 i - - ' . 1 - . 4! .' — Q. L.J rt:ti• Ilerl .. 1 r V- r Bath Rd _ Fox Ln 111 . r . . f tll►kiIIfilli10,-11l1r11111►111. pl , - lc I immik. . I rI ii I. " I 1 I - 1. I-- e :. 1I1II II` I '' . 5: 4 ; " owl lIll I ' u n I II I IIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIII lid Qom. 1111 , , gill EXHIBIT Aerial/Location Map N+I Map prepared by City of Elgin 0 as 170 340 510 sa0 Feet Department of Community Development V // , OKI 13 • I Subject Property i Petition 11 -24 CIII; . • Legend ZONING CrIZI ORCt-Residence Conservation 1 Fox Lit QRC2•Residence Conservation 2 -. QRC3-Residence Conservation 3 - • Q PRC-Planned Residence Conservation QSFR1-Single Family Residence 1 PORI QSFR2-Single Family Residence 2 QPSFR1-Planned Single Family Residence 1 rii rii.� OPSFR2•Planned Single Family Residence 2 OTFR-Two Family Residence OPTFR-Planned Two Family Residence , OMFR•Multiple Family Residence i®RI OPMFR-Planned Multiple Family Residence _ _ - .---Holmes Rd - ORB-Residence Business - OPRB-Planned Residence Business C III NB-Neighborhood Business _ QPR PNB-Planned Neighborhood Business PAB I -AB-Area Business -PAB-Planned Area Business -CC1-Center City t •PCF -CC2-Center City 2 -PCC-Planned Center City -PCC2-Planned Center City 2 -ORI-Office Research Industrial -PORI-Planned Office Research Industrial -GI-General Industrial -PGI-Planned General Industnal -CI-Commercial Industnal - -CF-Community Facility -PCF-Planned Communty Facility •-• - - ',AA'. EXHIBITB Zoning Map AN W+E 0 110 220 440 660 880 Map prepared by City of Elgin Feet Department of Community Development Subject Property 2428 Bath Rd. Petition 11 -24 y co w U 0331402004 Bath Rd 0 U EXHIBIT C Parcel Map City of Elgin o 25 50 100 150 200 Department of Community Development [to EXHIBIT D SITE LOCATION 2428 Bath Rd Petition 11-24 �b ..Xaaa =a-. r A4�.1^r r '. r .- , ? � `I r•I 1 i r...ram- • , ,r 1,-1 ,_, r / p i •• ' __->,_ya ! et/ea/ r _ —, i , .„ .. .. y C i1.-, ^ _ a1. rkit___„ ., _,. . Road / a .'' _'_. Fox lane wa Bird's eye view looking north t_ w • a r r 'lb . ' + # , ,1 Sub ect.ro i ert Y u + fl ,. :7,4. 46' t.'r--- wgi ., I '..#.7##•'•:'''#7.---.,,,;..4.,, 't74-7"..aad,•,-,4,,,i''-: ,. , .:..:14r, . g#4.4 : Bird's eye view looking south EXHIBIT D SITE LOCATION 2428 Bath Rd Petition 11-24 .R. iii .v; IT`S, ' X d t'k `♦• .. ..- *.-.2 II I I I : -t ,� 4 __t -r . The front of the existing building along Bath Rd •3 The rear, north elevation, of the existing building