HomeMy WebLinkAboutG34-11 i
Ordinance No. G34-11
AN ORDINANCE GRANTING A CONDITIONAL USE
TO PERMIT THE PROCESSING AND PACKAGING OF
MEAT PRODUCTS IN THE PGI PLANNED
GENERAL INDUSTRIAL DISTRICT
(500 Bird Street)
WHEREAS, written application has been made granting a conditional use to permit the
processing and packaging of meat products in the PGI Planned General Industrial District at 500 Bird
Street; and
WHEREAS,the Zoning and Subdivision Hearing Board conducted a public hearing after due
notice by publication and has submitted its Findings of Fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Zoning and Subdivision Hearing Board.
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, 2011, made by the Zoning and Subdivision Hearing Board, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That a conditional use to permit the processing and packaging of meat products in
the PGI Planned General Industrial District at 500 Bird Street and legally described as follows:
That Part of Lots 20 and 30 in Sears Addition to Elgin Described as Follows:
Commencing at the Southwest Corner of Lot 29 in Said Sears Addition; Thence
Southeasterly Along the South Line of Lots 29 and 30,Being also the Northerly Line
of Wing Street, 135.0 Feet for the Point of Beginning;Thence Northerly Parallel with
the East Line of North Crystal Avenue 215.76 Feet to the North Line of Said Lot 30;
Thence Easterly Along the North Line of Said Lots 30 and 20 89.29 Feet to the East
Line of Said Lot 20; Thence Southerly Along Said East Line 233.91 Feet to Said
Northerly Line of Wing Street; Thence Northwesterly Along Said Northerly Line
92.0 Feet to the Point of Beginning, in the City of Elgin, Kane County, Illinois
(Property commonly known as 500 Bird Street).
be and is hereby granted subject to the following conditions:
1. Substantial conformance to the Petitioner's Application and Statement of
Purpose and Conformance, submitted by Lonnie A. Peterson, dated received
July 5, 2011, and dated July 11, 2011. In the event of any conflict between
•
• such Application and Statement of Purpose and Conformance and applicable
city ordinances, the applicable city ordinances shall supersede and control.
2. Substantial conformance to the Petitioner's Floor Plan,submitted by Lonnie A.
Peterson, dated received July 5, 2011.
3. The parking lot stalls on site shall be striped according to the parking lot
striping plan dated received July 5, 2011.
4. Existing vehicle use area shrubs at the entrance to the subject property must be
trimmed to meet line of sight control area standards (EMC 19.12.600).
5. Shrubs shall be planted in front of the chain link fence ajacent to Wing Street.
6. Compliance with all applicable codes and ordinances.
Section 3. That the conditional use granted herein shall expire if not established within one
year from the date of passage of this ordinance.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
• l5avid J- tain, ayor
Presented: September 14, 2011
Passed: September 14, 2011
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: September 14, 2011
Published: September 16, 2011
Attest: u
Kimberly Dewis, City Clerk
•
August 3, 2011
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 17-11 Requesting a Conditional Use in the PGI Planned General
Industrial District, to Permit the Processing and Packaging of Meat Products; Property Located at
500 Bird Street; by Allonco Inc., as Applicant, and Joe Marchewka, as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: PGI Planned General Industrial District
Existing Use: Industrial Building
Property Location: 500 Bird Street
Applicant: Allonco Inc.
Owner: Joe Marchewka
Staff Coordinator: Lydia Treganza. Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Environmental Photo (see attached)
F. Site Photos (see attached)
G. Application, Statement of Purpose and Floor Plan (see attached)
Exhibit A
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
H. Draft Conditional Use Ordinance (see attached)
BACKGROUND
An application has been filed by Allonco Inc., requesting a conditional use in the PGI Planned
General Industrial District, to permit the processing and packaging of meat products. The
subject property is located at 500 Bird Street (reference Exhibits A, B, C, D, E and F).
The applicant is proposing to establish a meat processing and packaging facility within a 6,187
square foot building on the subject property. This same land use previously existed on the site
until 1998 when the previous owner's business outgrew the building and the land use was
discontinued. Because this land use was a conditional use, it could not be reestablished
subsequent to discontinuation of use for 365 consecutive days. For this land use to be
reestablished requires conditional use approval within the PGI District and requires a public
hearing and City Council approval.
The purpose and intent of the provisions for conditional use approval is to recognize that there
are certain uses which cannot be properly classified without individual review and consideration
(reference Exhibits G and H).
GENERAL FINDINGS AND INFORMATION
After-due notice-as required-by-lave,-the-Zoning and-Subdivision-H-eating-Board conducted-a
public hearing in consideration of Petition 17-11 on August 3, 2011. Testimony was presented at
the public hearing and documentary evidence in support of the application was presented. No
objectors were present. The Community Development Department submitted a Conditional Use
Review dated July 29, 2011.
The Zoning and Subdivision Hearing Board considered the following information regarding the
property:
A. Zoning History. The subject property was zoned as follows:
1927: G Industrial District
1950: G Industrial District
1960: G Industrial District
1962: M-1 Limited Manufacturing District
1992: M-1 Limited Manufacturing District
Present - GI General Industrial District
PGI Planned General Industrial District
The subject property was classified a G Industrial District in 1927. It was rezoned to a
M-1 Limited Manufacturing District in 1962 and to a GI General Industrial District in
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
1992 respectively, as part of comprehensive amendments to the zoning ordinance. The
property was part of a map amendment petition that reclassified the property to a PGI
Planned General Industrial District in 1995 (Petition 19-95). The PGI District was
amended in 2000 (Petition 35-00) and in 2003 (Petition 49-03), and is currently regulated
by Ordinance No. G91-03.
An industrial building was built on the property in 1984 and an occupancy permit was
issued for the processing and wholesale distribution of beef products in 1985. Since 1998
the building has been occupied by a distributor of facilities maintenance and industrial
supplies.
B. Surrounding Land Use and Zoning. The area located north of the subject property is
zoned RC3 Residential Conservation District and is developed with single family
residences.
The area located immediately west of the subject property is zoned PGI Planned General
Industrial District and is developed with an ambulance transport service. The area further
west is zoned RC3 Residence Conservation District and developed with single family
residences.
The area located east of the subject property is zoned PGI Planned General Industrial
District and is developed with single family residences, social and welfare services,
health services, child care services, school services, a research manufacturing service,
and business services.
The area located south of the subject property is zoned RC3 Residence Conservation
District and is developed with single family residences.
The proposed meat processing and packaging facility is in keeping with the land uses and
zoning designation that exists in the area that surrounds it.
C. Trend of Development. The subject property is located in a mature neighborhood which
developed with social, welfare, and health services, child care and school services, and
manufacturing and business services.
D. Zoning District. The purpose and intent of the PGI Planned General Industrial District
is to provide an alternate planned industrial environment for those industrial uses that do
not require the location or environment of an ORI Office, Research, Industrial District. A
PGI Planned General Industrial District is most similar to, but departs from, the standard
requirements of the GI General Industrial District. The PGI Planned Industrial District is
subject to the provisions of 19.40.700 Planned Industrial Districts and Chapter 19.60,
Planned Developments.
In _general, the purpose and intent of the provision for Planned Developments is to
accommodate .unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in
better design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,
watercourses, wetlands, and vegetation.
The proposed conditional use will meet the purpose and intent of the PGI Planned
General Industrial District. It will reestablish the same land use within a building
originally built for this use. It brings a viable industry back into Elgin that will create up
to five employment opportunities for people in Elgin at this time, including three jobs for
people within walking distance of the business.
The business receives refrigerated box beef, processes the beef, packages it, and ships it.
The business does not own its own truck. A delivery truck drops off the raw product in
the morning and picks up the finished product for shipment at the end of the day. The
hours of operation are Monday through Friday from 6:00 am to 2:00 pm.
Shrubs are proposed to be installed in front of the chain link fence that adjoins the
building and runs adjacent to and parallel with the street yard along Wing Street. The
shrubs are intended to reduce the impact of the chain link fence as seen from Wing Street.
Security needs prevent the applicant from completely removing the fence.
STANDARDS FOR CONDITIONAL USES
The Zoning and Subdivision Hearing Board has made the following findings concerning the
conditional use standards:
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
the site characteristics standard.
The subject property is a regular shaped parcel containing approximately 20,326 square
feet of lot area. The property is improved with a one-story brick industrial building, a
paved vehicle use area, a chain link fence and retaining wall, and landscaping.
There are no significant natural features located on the site.
4
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate municipal water, wastewater
treatment, and storm water control facilities.
Findings. The subject property is suitable for the intended conditional use with respect to
the sewer and water standard.
The subject property is served by municipal water, sanitary sewer and storm water
control services.
C. Traffic and Parking Standard. The availability 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 traffic and parking standard.
The subject property is located at the northwest corner of Bird Street and Wing Street,
west of State Street. Access to the property is provided from Bird Street.
Bird Street is a local street serving the immediate subdivision. Wing Street is a collector
street and State Street Route 31 is an aterial street. Both serve the west side of the city.
Offrstreet-parking-will-b-e-provided-in-conformance-with-the-off-street-parkiug-oidinance ---
D. Comprehensive Plan Standard. The suitability of the subject property for the intended
conditional use with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended conditional use with respect
to the Comprehensive Plan Standard.
The subject property is designated as "Urban/Traditional Residential (2.1-8.7 dwelling
units/acre)" by the City's Comprehensive Plan and Design Guidelines dated 2005. The
Urban/Traditional Residential designation is suitable for any area where urban density
land use, including detached and attached single family homes, and higher density
multiple family dwellings exist or is desired. These areas generally include that part of
the community that developed between the 1850's and early 1960's, but are also
recommended around the mixed use centers and along the transportation corridors.
Appropriate locations offer neighborhood access to local, collector and arterial roads,
access to water and sanitary sewer systems, and proximity to public safety services.
Other uses allowed in this category may include neighborhhood commercial centers,
churches, and schools in locations deemed appropriate by the City.
5
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
E. 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.
No evidence has been submitted or found that the proposed conditional use will be
located, designed, or operated in a manner that will exercise undue detrimental influence
on itself or surrounding property.
The parking lot and number of available parking spaces have been taken into
consideration when formulating the business plan for the proposed meat processing and
packaging facility.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES
The Zoning and Subdivision Hearing Board has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
Positive Attributes: The proposed conditional use will meet the purpose and intent of the
PGI Planned General Industrial District. It will reestablish the same land use within a
building originally built for this use. It brings a viable industry back into Elgin that will
create up to five employment opportunities for people in Elgin at this time, including
three jobs for people within walking distance of the business.
The property is located within the commercial part of the neighborhood and is in a
location that adjoins a collector road and is in close proximity to an arterial road.
The business receives refrigerated box beef, processes the beef, packages it, and ships it.
The business does not own its own truck. A delivery truck drops off the raw product in
the morning and picks up the finished product for shipment at the end of the day. The
hours of operation are Monday through Friday from 6:00 am to 2:00 pm.
The parking lot and number of available parking spaces have been taken into
consideration when formulating the business plan for the proposed meat processing and
packaging facility.
6
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
Shrubs are proposed to be installed in front of the chain link fence that adjoins the
building and runs adjacent to and parallel with the street yard along Wing Street. The
shrubs are intended to reduce the impact of the chain link fence as seen from Wing Street.
Security needs prevent the applicant from completely removing the fence.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval, a denial, or an approval with some combination of conditions,
there are no substantive alternatives.
DECISION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 17-11, subject
to the following conditions:
1. Substantial conformance with the Petitioner's Application and Statements of Purpose and
Conformance, submitted by Lonnie A. Peterson, dated received July 5, 2011, and dated
July 11, 2011.
2. Substantial conformance to the Petitioner's Floor Plan, submitted by Lonnie A. Peterson,
dated received July 5, 2011.
3. The parking lot stalls on site shall be striped according to the Parking Lot Striping Plan,
dated received July 5, 2011.
4. Existing vehicle use area shrubs at the entrance to the subject property must be trimmed
to meet line of sight control area standards (EMC19.12.600).
5. Shrubs shall be planted in front of the chain link fence ajacent to Wing Street.
6. Compliance with all applicable codes and ordinances.
•
7
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
s/ Robert Langlois
Robert Langlois, Chairman
Zoning and Subdivision Hearing Board
s/ Sarosh Saher
Sarosh Saher, Secretary
Zoning and Subdivision Hearing Board
8
, o
G fEi�, 0
V-- _ ` City Of Elgin
Agenda Item No.
.moo � ���•,�;
ORATEpFE's'.
August 17, 2011
TO: Mayor and Members of the City Council
FROM: Sean R. Stegall, City Manager tptiu
Lydia Treganza, Associate PI er
SUBJECT: Conditional Use Review (Petition 17-11)
500 Bird Street- Allonco Inc.
PURPOSE
Consideration of Petition 17-11 Requesting a Conditional Use in the PGI Planned General
Industrial District, to Permit the Processing and Packaging of Meat Products; Property Located at
500 Bird Street; by Allonco Inc., as Applicant, and Joe Marchewka, as Owner.
•
RECOMMENDATION
The Community Development Department recommends the approval of Petition 17-11, subject
to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance, submitted by
Lonnie A. Peterson, dated received July 5, 2011, and dated July 11, 2011.
2. Substantial conformance to the Petitioner's Floor Plan, submitted by Lonnie A. Peterson,
dated received July 5, 2011.
3. The parking lot stalls on site shall be striped according to the Parking Lot Striping Plan,
dated received July 5, 2011.
4. Existing vehicle use area shrubs at the entrance to the subject property must be trimmed
to meet line of sight control area standards (EMC19.12.600).
5. Shrubs shall be planted in front of the chain link fence ajacent to Wing Street.
6. Compliance with all applicable codes and ordinances.
•
Mayor and Members of City Council
August 17, 2011 •
Page 2
The Zoning and Subdivision Hearing Board concurred with the Community Development
Department and recommended the approval of Petition 17-11. On a motion to recommend
approval, subject to the conditions outlined by the Community Development Department, the
vote was four(4) yes, and zero (0) no.
Therefore, the motion to recommend approval of Petition 17-11 was adopted (reference the
attached Findings of Fact and Transcripts, dated August 3, 2011).
BACKGROUND
An application has been filed by Allonco Inc., requesting a conditional use in the PGI Planned
General Industrial District, to permit the processing and packaging of meat products. The
subject property is located at 500 Bird Street.
The applicant is proposing to establish a meat processing and packaging facility within a 6,187
square foot building on the subject property. This same land use previously existed on the site
until 1998 when the previous owner's business outgrew the building and the land use was
discontinued. Because this land use was a conditional use, it could not be reestablished •
subsequent to discontinuation of use for 365 consecutive days. For this land use to be
reestablished requires conditional use approval within the PGI District and requires a public
hearing and City Council approval.
The purpose and intent of the provisions for conditional use approval is to recognize that. there
•
are certain uses which cannot be properly classified without individual review and consideration.
COMPREHENSIVE PLAN
The subject property is designated as "Urban/Traditional Residential (2.1-8.7 dwelling
units/acre)" by the City's Comprehensive Plan and Design Guidelines dated 2005. The
Urban/Traditional Residential designation is suitable for any area where urban density land use,
including detached and attached single family homes, and higher density multiple family
dwellings exist or is desired. These areas generally include that part of the community that
developed between the 1850's and early 1960's, but are also recommended around the mixed use
centers and along the transportation corridors. Appropriate locations offer neighborhood access
-to local, collector and arterial roads, access to water and sanitary sewer systems, and proximity to
public safety services. Other uses allowed in this category may include neighborhhood
commercial centers, churches, and schools in locations deemed appropriate by the City.
•
Mayor and Members of City Council
August 17, 2011
Page 3
SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES
A. Summary of Findings.
Positive Attributes: The proposed conditional use will meet the purpose and intent of the
PGI Planned General Industrial District. It will reestablish the same land use within a
building originally built for this use. It brings a viable industry back into Elgin that will
create up to five employment opportunities for people in Elgin at this time, including
three jobs for people within walking distance of the business.
The property is located within the commercial part of the neighborhood and is in a
location that adjoins a collector road and is in close proximity to an arterial road.
The business receives refrigerated box beef, processes the beef, packages it, and ships it.
The business does not own its own truck. A delivery truck drops off the raw product in
the morning and picks up the finished product for shipment at the end of the day. The
hours of operation are Monday through Friday from 6:00 am to 2:00 pm.
• The parking lot and number of available parking spaces have been taken into
consideration when formulating the business plan for the proposed meat processing and
packaging facility.
Shrubs are proposed to be installed in front of the chain link fence that adjoins the
building and runs adjacent to and parallel with the street yard along Wing Street. The
shrubs are intended to'reduce the impact of the chain link fence as seen from Wing Street.
Security needs prevent the applicant from completely removing the fence.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval, a denial, or an approval with some combination of conditions,
there are no substantive alternatives.
•
•
PETITION 17-11
500 Bird Street
FINDINGS OF FACT
s
•
August 3, 2011
• FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 17-11 Requesting a Conditional Use in the PGI Planned General
Industrial District, to Permit the Processing and Packaging of Meat Products; Property Located at
500 Bird Street; by Allonco Inc., as Applicant, and Joe Marchewka, as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: PGI Planned General Industrial District
Existing Use: Industrial Building
Property Location: 500 Bird Street
• Applicant: Allonco Inc.
Owner: Joe Marchewka
Staff Coordinator: Lydia Treganza. Associate Planner
LIST OF EXHIBITS
A. Location Map - (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Environmental Photo (see attached)
F. Site Photos (see attached)
41,
G. Application, Statement of Purpose and Floor Plan (see attached)
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
H. Draft Conditional Use Ordinance (see attached)
BACKGROUND
An application has been filed by Allonco Inc., requesting a conditional use in the PGI Planned
General Industrial District, to permit the processing and packaging of meat products. The
subject property is located at 500 Bird Street (reference Exhibits A, B, C, D, E and F).
The applicant is proposing to establish a meat processing and packaging facility within a 6,187
square foot building on the subject property. This same land use previously existed on the site
until 1998 when the previous owner's business outgrew the building and the land use was
discontinued. Because this land use was a conditional use, it could not be reestablished
subsequent to discontinuation of use for 365 consecutive days. For this land use to be
reestablished requires conditional use approval within the PGI District and requires a public
hearing and City Council approval.
The purpose and intent of the provisions for conditional use approval is to recognize that there
are certain uses which cannot be properly classified without individual review and consideration
(reference Exhibits G and H).
GENERAL FINDINGS AND INFORMATION
After due notice, as required by law, the Zoning and Subdivision Hearing Board conducted a
public hearing in consideration of Petition 17-11 on August 3, 2011. Testimony was presented at
the public hearing and documentary evidence, in support of the application was presented. No
objectors were present. The Community Development Department submitted a Conditional Use
Review dated July 29, 2011.
The Zoning and Subdivision Hearing Board considered the following information regarding the
property:
A. Zoning History. The subject property was zoned as follows:
1927: G Industrial District
1950: G Industrial District
1960: G Industrial District
1962: M-1 Limited Manufacturing District
1992: M-1 Limited Manufacturing District
Present - GI General Industrial District
PGI Planned General Industrial District
The subject property was classified a G Industrial District in 1927. It was rezoned to a
M-1 Limited Manufacturing District in 1962 and to a GI General Industrial District in
2
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
• 1992 respectively, as part of comprehensive amendments to the zoning ordinance. The
property was part of a map amendment petition that reclassified the property to a PGI
Planned General Industrial District in 1995 (Petition 19-95). The PGI District was
amended in 2000 (Petition 35-00) and in 2003 (Petition 49-03), and is currently regulated
by Ordinance No. G91-03.
An industrial building was built on the property in 1984 and an occupancy permit was
issued for the processing and wholesale distribution of beef products in 1985. Since 1998
the building has been occupied by a distributor of facilities maintenance and industrial
supplies.
B. Surrounding Land Use and Zoning. The area located north of the subject property is
zoned RC3 Residential Conservation District and is developed with single family
residences.
The area located immediately west of the subject property is zoned PGI Planned General
Industrial District and is developed with an ambulance transport service. The area further
west is zoned RC3 Residence Conservation District and developed with single family
residences.
The area located east of the subject property is zoned PGI Planned General Industrial
District and is developed with single family residences, social and welfare services,
• health services, child care services, school services, a research manufacturing service,
and business services.
The area located south of the subject property is zoned RC3 Residence Conservation
District and is developed with single family residences.
The proposed meat processing and packaging facility is in keeping with the land uses and
zoning designation that exists in the area that surrounds it.
C. Trend of Development. The subject property is located in a mature neighborhood which
developed with social, welfare, and health services, child care and school services, and
manufacturing and business services.
D. Zoning District. The purpose and intent of the PGI Planned General Industrial District
is to provide an alternate planned industrial environment for those industrial uses that do
not require the location or environment of an ORI Office, Research, Industrial District. A
PGI Planned General Industrial District is most similar to, but departs from, the standard
requirements of the GI General Industrial District. The PGI Planned Industrial District is
subject to the provisions of 19.40.700 Planned Industrial Districts and Chapter 19.60,
Planned Developments.
In general, the purpose and intent of the provision for Planned Developments is to
• accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
3
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in
better design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,
watercourses, wetlands, and vegetation.
The proposed conditional use will meet the purpose and intent of the PGI Planned
General Industrial District. It will reestablish the same land use within a building
originally built for this use. It brings a viable industry back into Elgin that will create up
to five employment opportunities for people in Elgin at this time, including three jobs for
people within walking distance of the business.
The business receives refrigerated box beef, processes the beef, packages it, and ships it.
The business does not own its own truck. A delivery truck drops off the raw product in
the morning and picks up the finished product for shipment at the end of the day. The
hours of operation are Monday through Friday from 6:00 am to 2:00 pm.
Shrubs are proposed to be installed in front of the chain link fence that adjoins the
building and runs adjacent to and parallel with the street yard along Wing Street. The
shrubs are intended to reduce the impact of the chain link fence as seen from Wing Street. ff zl;.
Security needs prevent the applicant from completely removing the fence. i
STANDARDS FOR CONDITIONAL USES
The Zoning and Subdivision Hearing Board has made the following findings concerning the
conditional use standards:
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
the site characteristics standard.
The subject property is a regular shaped parcel containing approximately 20,326 square
feet of lot area. The property is improved with a one-story brick industrial building, a
paved vehicle use area, a chain link fence and retaining wall, and landscaping.
There are no significant natural features located on the site.
4
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate municipal water, wastewater
treatment, and storm water control facilities.
Findings. The subject property is suitable for the intended conditional use with respect to
the sewer and water standard.
The subject property is served by municipal water, sanitary sewer and storm water
control services.
C. Traffic and Parking Standard. The availability 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 traffic and parking standard.
The subject property is located at the northwest corner of Bird Street and Wing Street,
west of State Street. Access to the property is provided from Bird Street.
Bird Street is a local street serving the immediate subdivision. Wing Street is a collector
• street and State Street Route 31 is an aterial street. Both serve the west side of the city.
Off street parking will be provided in conformance with the off street parking ordinance.
D. Comprehensive Plan Standard. The suitability of the subject property for the intended
conditional use with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended conditional use with respect
to the Comprehensive Plan Standard.
The subject property is designated as "Urban/Traditional Residential (2.1-8.7 dwelling
units/acre)" by the City's Comprehensive Plan and Design Guidelines dated 2005. The
Urban/Traditional Residential designation is suitable for any area where urban density
land use, including detached and attached single family homes, and higher density
multiple family dwellings exist or is desired. These areas generally include that part of
the community that developed between the 1850's and early 1960's, but are also
recommended around the mixed use centers and along the transportation corridors.
Appropriate locations offer neighborhood access to local, collector and arterial roads,
access to water and sanitary sewer systems, and proximity to public safety services.
Other uses allowed in this category may include neighborhhood commercial centers,
churches, and schools in locations deemed appropriate by the City.
•
5
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
E. 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.
No evidence has been submitted or found that the proposed conditional use will be
located, designed, or operated in a manner that will exercise undue detrimental influence
on itself or surrounding property.
The parking lot and number of available parking spaces have been taken into
consideration when formulating the business plan for the proposed meat processing and
packaging facility.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES
The Zoning and Subdivision Hearing Board has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings. I
Positive Attributes: The proposed conditional use will meet the purpose and intent of the
PGI Planned General Industrial District. It will reestablish the same land use within a
building originally built for this use. It brings a viable industry back into Elgin that will
create up to five employment opportunities for people in Elgin at this time, including
three jobs for people within walking distance of the business.
The property is located within the commercial part of the neighborhood and is in a
location that adjoins a collector road and is in close proximity to an arterial road.
The business receives refrigerated box beef, processes the beef, packages it, and ships it.
The business does not own its own truck. A delivery truck drops off the raw product in
the morning and picks up the finished product for shipment at the end of the day. The
hours of operation are Monday through Friday from 6:00 am to 2:00.pm.
The parking lot and number of available parking spaces have been taken into
consideration when formulating the business plan for the proposed meat processing and
packaging facility.
6
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
• Shrubs are proposed to be installed in front of the chain link fence that adjoins the
building and runs adjacent to and parallel with the street yard along Wing Street. The
shrubs are intended to reduce the impact of the chain link fence as seen from Wing Street.
Security needs prevent the applicant from completely removing the fence.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval, a denial, or an approval with some combination of conditions,
there are no substantive alternatives.
DECISION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 17-11, subject
to the following conditions:
1. Substantial conformance with the Petitioner's Application and Statements of Purpose and
• Conformance, submitted by Lonnie A. Peterson, dated received July 5, 2011, and dated
July 11, 2011.
2. Substantial conformance to the Petitioner's Floor Plan, submitted by Lonnie A. Peterson,
dated received July 5, 2011.
3. The parking lot stalls on site shall be striped according to the Parking Lot Striping Plan,
dated received July 5, 2011.
4. Existing vehicle use area shrubs at the entrance to the subject property must be trimmed
to meet line of sight control area standards (EMC 19.12.600).
5. Shrubs shall be planted in front of the chain link fence ajacent to Wing Street.
6. Compliance with all applicable codes and ordinances.
•
7
Findings of Fact Zoning and Subdivision Hearing Board
Petition 17-11 August 3, 2011
s/ Robert Langlois
Robert Langlois, Chairman
Zoning and Subdivision Hearing Board
s/ Sarosh Saher
Sarosh Saher, Secretary
Zoning and Subdivision Hearing Board
41.1
•
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_ Ilivi 7 Petition 17-11 — -M
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0 Residence Conservation 2 ,`,' 1.
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BIT B Zoning Map A
N
City of Elgin 300 0 300 600 Feet
Department of Community Development ��
Subject Property
Petition 17-11
500 Bird St.
0611379018 a.
wing
eIBIT C Parcel Map
N
City of Elgin 800 0 800 1600 Feet
Department of Community Development
40
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Petition 17-11 . •
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City of Elgin 50 0 50 100 Feet
Department of Community Development
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- Subject Property
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-
Petition 17-11
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'BITE Environmental Map
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City of Elgin 100 Year Floodplain 200 0 200 400 Feet
Department of Community Development
SITE PHOTOS
500 Bird Street
PETITION 17-11
•
11121: 01111111111116 f, • •
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View of Site, Looking South View of Site. Looking North
•
•
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View of Site, Looking East View of Site, Looking West
• EXHIBIT F-1
SITE PHOTOS
0 500 Bird Street
PETITION 17-11
• •x -......_ ---- r
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,.......
4 View from Site, Looking South View from Site, Looking North
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•
View from Site. Looking East View from Site, Looking West
• EXHIBIT F-2
•
PETITION 17-11
STATEMENT OF PURPOSE AND CONFORMANCE
0
• EXHIBIT G
`4..--- F""-Eli-"-- Application Number /7 //
ges
:._.
: V. Annexation, Zoning, and Subdivision LT
` • -'----- _•�, tie, Development Application p L EId--
„p- 1 .`. Community Development Group JUL - 5 2011
°Rtifi5 a" City of Elgin -
By(nr.
Subject
Property Address _cc) 0 6 /WO ��
(Attach Legal Description)
Present Zoning POT. Property Size acres/sq ft
Applicant
Applicant Name A,2_ o Co �--1 C
Address A3 0 1 W - %iiiE ST (u i c JL— 6,c/(,;‘,7
c.6-22- 847- ^J3i- 43)
Primary Contact Jo,,,,, 63-v--,---,,,_____t Day Phone `iia-a y3-9g to
Fax 3i,2- `/01 -3333 E-mail 4 Fld 6 7 Q "i2 C0171
Owner
l' Owner Name pt n/A2c,hGlve.A Day Phone �O- .5-7 9-YYTy
Address 500 g/ ,p S EP/Fry 457 10/z3
Requested ❑ Annexation
Action(s) ❑ Annexation Agreement
❑ Variation (Specify Section)
❑ Map Amendment (Specify Requested Zoning)
,Conditional Use (Specify Use)
❑ Planned Development (Specify Requested Zoning)
❑ Master Concept Plan
❑ Text Amendment (Specify Section)
❑ Preliminary Plat of Subdivision
❑ Final Plat of Subdivision
❑ Conceptual Plan Review
❑ Appeal (Specify)
Equipment Please indicate if you intend to use the following during the Public Hearing:
iii/V
❑ Overhead projector
❑ PowerPoint presentation
(If applicable:Properties within a Historic District must give the Heritage Commission 30 Days notice prior to Public Hearing)
Application Fee Schedule
Annexation Preliminary Plat of Subdivision
o $3,660.00 Property Less Than 10 Acres o$ 6,885.00 Property Less Than 10 Acres
o $4,890.00 Property 10.99.99 Acres ❑ $ 9,495.00 Property 10-99.99 Acres
o $ 6,085.00 Property 100+Acres ,__❑ $ 9,745.00 Property 100+Acres • ,,
Annexation Agreement Review Fee Map Amendment
o $ 1,230.00 Property Less Than 10 Acres o$ 800.00 Property Less Than 10 Acres
o $ 6,085.00 Property 10-99.99 Acres ❑ $ 1,100.00 Property 10-99.99 Acres
o $ 12,170.00_Property"100+Acres • o$ 1,460.00 Property 100+Acres
Planned Developments Variation
o $ 1,035.00 As a Conditional Use ❑$250.00 Property Less Than 10,000 sq. ft.
o $ 1,715.00 As a Map Amendment o $ 800.00 Property Greater Than 10,000 sq. ft
Master Concept Plan Text Amendment
o $ 1,715.00 Property of any size • o$500.00 Text Amendment
Conditional Use Final Plat
-7(.$ 800.00 Property of any size 0$ 605.00
Appeal • Publishing Deposit
❑ $ 125.00 All Appeals )(,.$ 240.00
Deposit for Impact Assessment Hearing Sign Deposit 21°'
o $3,515.00 Vit($ 145.00 per Sign/2Total Number of Signs
Conceptual Plan Review* Transcript Deposit
o $300.00 Property Less Than 5 Acres X.$$ 240.00 Amendment,Conditional Use,MCP
o $615.00 Property 5-99.99 Acres o $ 125.00 Variation or Appeal
o$ 1,230.00 Property 100+Acres
*no conceptual review fee shall be required for residential variations
Escrow Account Fees
o Preliminary Engineering Review Fee(Based on 1.5%of Estimated Preliminary Engineering Costs)
o Stormwater Management Review Fee(Based on 2%of Stormwater Management Costs)
Office Use Only
Application Fee/PN010-0000-563-0000 SOO. OVDate Received �� II
Transcript Fee/ PNO 10-0000-237-040024®4 Received By cdtkiS4
Sign Deposit / PN010-0000-237-0400 RAego. .
Publishing Dep./PN010-0000-237-0400 6s1 0 ' VI
Impact Deposit/PN010-0000-237-0400 I ....,.� .
Total Fees 5 570
I hereby affirm that I have full legal capacity to authorize the filing of this application and that all information
and exhibits herewith submitted are true and correct to the best of my knowledge. I authorize employees of
the City Of Elg ...
, /,in to enter onto the property for the purposes of preparing the application review and taking
.„
site ph rap s.
,, , .,,,,,,,,_„ ,.,,,
, , „..., ; _ _....„,..,. e
Applicant/A,nt signature Owner signature
(If other than owner) C.
F:\Code Admin\DS Division\Fonns\Application Fonns\2011 -Development Application.docx Updated:January 3,2011
Ationo
-Q1210T1 -m-
• - JUL - 5 2011
By
The Building at 500 Bird Street was built in 1984. The original owners built the facility to
produce cooked sliced roast beef. In 1998, Bob's Better Beef outgrew the building and sold it to
March Industries, a distributor of industrial supplies. March has been using the building for a
distribution warehouse since 2000.
We wish to put the building back to the original state it was designed for.
Our operating hours would be Monday—Friday, 6:00 a.m.—2:00 p.m. One of the owners is
active in everyday operations. (Alan L. Allen)
Operating procedure:
• Receive refrigerated box beef
• Cook beef
• Chill beef
110 • Trim and slice beef
• Package and ship product
Alan L. Allen who ran production for Bob's Better Beef is now one of the owner's of Allonco
Meats. In the past Alan was able to hire his employees from the immediate neighborhood.
We are confident that 5 to 10 jobs will be created for the City of Elgin. There would be minimal
traffic on a normal day. We would receive 1 truck and ship 1 truck. There is ample parking on
site to hold all employee cars.
•
1301 W. Lake St. • Chicago IL 60607 • Phone 312-421-2333 • Fax 312-421-3333
www.AUoncomeats.com
i N1 eat5 Or
July 11, 2011
City of Elgin
150 Dexter Court
Elgin, IL 60120
Re: 500 Bird Street
To Whom It May Concern:
• Allonco, Inc. has been in business since 2008 processing Corned Beef in Chicago and cooking
Sliced Italian Style Roast Beef in Bedford Park. We prepare our product in cooking bags which
does not allow the aroma of a home cooked roast to escape.
• Allonco, Inc. does not own any trucks. The traffic we are predicting will be 1 truck per day to
IIdeliver the raw product and 1 truck per day to ship the finished product.
• Allonco, Inc. will be hiring 5 employees to work at 500 Bird Street. The parking lot will have 1
handicap parking space and 5 additional parking spaces. 2 of the 5 employees would be
carpooling with Alan Allen. Based on Alan Allen's prior working experience at said location, he
was able to hire employees within walking distance. There will still be 4 open parking spaces
should additional employees be needed.
• We will be utilizing a 2 yard rolling garbage dumpster which will be kept inside.
• The chain link fence was previously installed to protect the refrigeration equipment behind the
building. In reference to the enclosed property printout, our plans are to plant bushes to hide
the chain link fence along Wing Street.
Sincerely,
Lonnie A. Peterson
Allonco, Inc.
•
1301 W. Lake St. • Chicago IL 60607 • Phone 312-421-2333 • Fax 312-421-3333
www.Alloncomeats.com
Shrubs are Proposed in Front of the Chain Link Fence Facing Wing Street
•
`.` V'=*". ' ! ' •'' * fir'
•
500 Bird Street; South Side of Lot ;Northwest Corner of Wing Street and Bird Street
rgROTI2
JUL 4 5 2111 0 ------r
Shrubs are proposed to be installed in front
of the chain link fence that adjoins the
\ �U building and runs adjacent to and parallel
c11 with the street yard and Wing Street. The
\ ' shrubs are intended to lessen the view of
\ I �
`Q. the chain link fence from Wing Street.
.wso s»w�s July 11, 2011.
wiu� s
Alto 1111: .111.11111.1111r
-fedBee
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ALLONCO ITALIAN STYLE SLICED BEEF is prepared from the finest quality hand
trimmed USDA beef rounds.We then add Allonco's specially formulated blend of
seasonings.After slow roasting to perfection,it is now ready to be thinly sliced.
ALLONCO ITALIAN STYLE GRAVY is the real secret to making the perfect beef
l'', sandwich.More than 25 years of knowledge acquired from previous generations has
gone into the perfect blending of herbs and spices to create our gravy.
We are confident you will enjoy the ultimate taste of Allonco Style Sliced Beef.
PRODUCT SPECIFICATION
ITEM CODE DESCRIPTION NET WEIGHT
_. 1011 2-51bs.bags of sliced beef 181bs.
2-41bs.bags of gravy
TI/HI Case Dimension Cube Cases/Pallet
15x7 12x9x7 .47 105
alloncomeats.com 312-421-2333
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O'CONNELL'S CORNED BEEF was created using over 50 years of meat
industry experience.The O'Connell recipe for the finest corned beef was created
s after what seemed to be an endless quest to present you with the perfect corned
t'" beef.The O'Connell brand that countless corned beef lovers have come to
,,:; appreciate begins with using only USDA Choice or higher briskets.We then add
our pickling spices and hand trim each piece to the strict specifications set by
- 1 Mr. O'Connell.We recognize that corned beef lovers appreciate a well textured
corned beef with perfect flavor.We are proud to claim our corned beef has less
- .• c - than a 20% gain unlike others who pump their product as much as 40%.We are
f‘ t certain the time and effort that goes into producing O'Connell's Corned Beef will
t
satisfy the most sophisticated palate.
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; 1 PRODUCT SPECIFICATIONS
- i Item Code Net Weight Per Case Size Pack
' 1 50036 Approximate 35 lbs. 2.5-3.5 lbs 9-12 pcs.
. yI .
TI/HI Case Dimension Cube Tare/Case Cases/Pallet
9x5 17x 10x9 .89 1.81bs. 45
• f
_'' O'Connell's Corned Beef Produced byAllonco Meats-Allonco@att.net
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0
PETITION 17-11
DRAFT CONDITIONAL USE ORDINANCE
0
• EXHIBIT H
Draft LT—07/27/11 Ordinance No. Gxx-11
110
AN ORDINANCE GRANTING A CONDITIONAL USE
TO PERMIT THE PROCESSING AND PACKAGING OF
MEAT PRODUCTS IN THE PGI PLANNED
GENERAL INDUSTRIAL DISTRICT
(500 Bird Street)
WHEREAS, written application has been made granting a conditional use to permit the
processing and packaging of meat products in the PGI Planned General Industrial District at 500 Bird
Street; and
WHEREAS,the Zoning and Subdivision Hearing Board conducted a public hearing after due
notice by publication and has submitted its Findings of Fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Zoning and Subdivision Hearing Board.
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, 2011, made by the Zoning and Subdivision Hearing Board, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That a conditional use to permit the processing and packaging ofineat products in
the PGI Planned General Industrial District at 500 Bird Street and legally described as follows:
That Part of Lots 20 and 30 in Sears Addition to Elgin Described as Follows:
Commencing at the Southwest Corner of Lot 29 in Said Sears Addition; Thence
Southeasterly Along the South Line of Lots 29 and 30,Being also the Northerly Line
of Wing Street, 135.0 Feet for the Point of Beginning;Thence Northerly Parallel with
the East Line of North Crystal Avenue 215.76 Feet to the North Line of Said Lot 30;
Thence Easterly Along the North Line of Said Lots 30 and 20 89.29 Feet to the East
Line of Said Lot 20; Thence Southerly Along Said East Line 233.91 Feet to Said
Northerly Line of Wing Street; Thence Northwesterly Along Said Northerly Line
92.0 Feet to the Point of Beginning, in the City of Elgin, Kane County, Illinois
(Property commonly known as 500 Bird Street).
be and is hereby granted subject to the following conditions:
• 1. Substantial conformance to the Petitioner's Application and Statements of
Purpose and Conformance, submitted by Lonnie A. Peterson, dated received
July 5, 2011, and dated July 11, 2011.
2. Substantial conformance to the Petitioner's Floor Plan,submitted by Lonnie A.
Peterson, dated received July 5, 2011.
3. The parking lot stalls on site shall be striped according to the parking lot
striping plan dated received July 5, 2011.
4. Existing vehicle use area shrubs at the entrance to the subject property must be
trimmed to meet line of sight control area standards (EMC19.12.600).
5. Shrubs shall be planted in front of the chain link fence ajacent to Wing Street.
6. Compliance with all applicable codes and ordinances.
Section 3. That the conditional use granted herein shall expire if not established within one
year from the date of passage of this ordinance.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
s/
David Kaptain, Mayor
Presented:
Passed:
Omnibus Vote: Yeas Nays
Recorded:
Published:
Attest:
s/
Kim Dewis, City Clerk
"RT�3
•
PETITION 17-11
500 Bird Street
TRANSCRIPTS
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1 S60059B
2 STATE OF ILLINOIS ) •
SS.
3 COUNTY OF RAN E )
4
BEFORE THE ZONING AND SUBDIVISION HEARING BOARD
5 OF THE CITY OF ELGIN
6
7 In Re the Matter of: )
8 Allonco, Inc. , Requests a ) No. 17-11
Conditional Use in the PGI )
9 District to Permit Processing )
and Packaging of Meat )
• 10 Products; Property Located at )
500 Bird Street. )
11
12
13 REPORT OF PROCEEDINGS had at the hearing of
14 the above-entitled matter before the Zoning and
15 Subdivision Hearing Board of the City of Elgin in
16 the Elgin Municipal Building, Second Floor,
17 150 Dexter Court, Elgin, Illinois, on August 3,
18 2011, at the hour of 6:54 p.m.
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1 PRESENT:
2 MR. ROBERT LANGLOIS, Chairman;
3 MS. BETH A. KRUGER, Member;
4 MR. ANTHONY PEDOTE, Member; and
5 MR. JACK RODER, Member.
6 ALSO PRESENT:
7 MR. MARC MYLOTT, Community Development Director;
8 MR. SAROSH SABER, Planning Manager; and
9 MS. LYDIA TREGANZA, Associate Planner.
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REPORT OF PROCEEDINGS -- 08/03/2011
• ALLONCO, INC. , NO. 17-11
3
1 CHAIRMAN LANGLOIS: Okay. The next
2 one, Petition 17-11, could you introduce that,
3 please.
4 MS. TREGANZA: Yes, Chairman.
5 Consideration of Petition 17-11, requesting
6 a conditional use in the PGI, Planned General
7 Industrial District, to permit the processing and
8 packaging of meat products, property located at
9 500 Bird Street, by Allonco, Incorporated, as
10 Applicant, and Joe Marchewka as owner.
11 Here to present the petition tonight is
1111 12 Lonnie Peterson.
13 If you would stand -- yeah.
14 MR. PETERSON: Good evening. My name
15 is Lonnie Peterson. I 'm one of the owners of
16 Allonco. My other -- the other owner is
17 Al Allen, my partner.
18 We're looking to take the property at
19 500 Bird Street to produce roast beef -- cooked,
20 sliced roast beef -- in there and corned beef.
21 The. building had been used for that originally
22 when it was first put together, for making sliced
23 roast beef. They had outgrown that building,
24 - moving into a larger facility. It' s now
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REPORT OF PROCEEDINGS -- 08/03/2011
• ALLONCO, INC. , NO. 17-11
4
1 currently used as a distribution center for
2 janitorial supplies.
3 Al Allen had worked previously for the
4 original owners of that building, making roast
5 beef. He's very familiar with the location.
6 We anticipate having five or six employees
7 there. Three of them happen to commute with Al
8 as far as getting there, so as far as addressing
9 the parking issues, there should be plenty of
10 parking for the amount of employees we' re going
11 to have there.
12 CHAIRMAN LANGLOIS: Okay. Is this a
13 conditional use?
14 SECRETARY SAHER: Yes.
15 MR. PETERSON: Yes.
16 CHAIRMAN LANGLOIS: It is a
17 conditional use, so you understand that we're
18 only a recommendation to the City Council --
19 MR. PETERSON: Yes.
20 CHAIRMAN LANGLOIS: -- and they make
21 the final vote?
22 And I think the only critical thing is --
23 it doesn' t appear you brought a sample, so maybe
24 we can pass on that.
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REPORT OF PROCEEDINGS -- 08/03/2011
• ALLONCO, INC. , NO. 17-11
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1 MR. PETERSON: We had thought about
2 bringing samples, but we figured that -- just to
3 show you people but --
4 CHAIRMAN LANGLOIS: We can pass on
5 that tonight, I think. I'm sure the City Council
6 will be more interested than we are.
7 MEMBER PEDOTE: Speak for yourself.
8 CHAIRMAN LANGLOIS: And, again, I ask
9 this question to everybody.
10 The -- and I totally support your
11 application, but it's subject to six conditions
® 12 that are listed on page 7, and I just want to
13 make sure that you've read them and understand
14 them and agree to them because some of them are
15 pretty specific, like No. 5, where you're
16 • agreeing to plant some shrubs. And so a few of
17 those are pretty specific. So do you agree to
18 those? •
19 MR. PETERSON: Yes. Yes .
20 CHAIRMAN LANGLOIS: Okay.
21 MR. PETERSON: Well, we were -- it
22 was explained to us that it -- the City does not
23 like chain-link fences. Al had explained the
24 reason a chain-link fence was put there was the
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REPORT OF PROCEEDINGS -- 08/03/2011
ALLONCO, INC. , NO. 17-11 a '
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1 compressors for the refrigeration units sit
2 behind the building. It was for the safety of
3 the units, as• well as people were congregating
4 behind there, and they were constantly cleaning
5 up beer cans and beer bottles and things in the
6 evenings, and that's why the chain-link fence was
7 put there many years ago.
8 The neighborhood may have changed where
9 it's more secure that we don't need that fence
10 anymore, but at this point in time, we're not
11 sure of it, so we just elected to hide the fence
12 behind shrubs for right now if that' s okay.
13 CHAIRMAN LANGLOIS: No, that' s fine.
14 I just wanted to make sure --
15 MR. PETERSON: Right.
16 CHAIRMAN LANGLOIS: --' because some
17 people don't read them and are not aware that
18 there' s conditions attached, so we just try to
19 make sure.
20 MR. PETERSON: This is all new to us,
21 and we're kind of nervous and excited about it,
22 and the staff was very accommodating.
23 You know, currently we're running two other
24 places, one in Bedford Park making the roast
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REPORT OF PROCEEDINGS -- 08/03/2011
• ALLONCO, INC. , NO. 17-11
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1 beef, one in Chicago where we're making corned
2 beef. We're going to put it all under one roof.
3 Neither one of those places has been as
4 accommodating as the City of Elgin so far,
5 especially Chicago.
6 So we're excited to come out here. I mean,
7 it' s -- you know, we feel like we're welcomed out
8 here and you'd like to have us, where in the city
9 we're just an inconvenience to them.
10 CHAIRMAN LANGLOIS: Yeah. No, we're
11 happy to have you and I -- and we love -- we love
• 12 the staff.
13 Did you get that, Boss?
14 MR. MYLOTT: So noted.
•
15 CHAIRMAN LANGLOIS: Mr. Pedote, do
16 you have a question?
17 MEMBER PEDOTE: No. Actually, I
18 concur and I think you're going to find even the
19 health inspectors are really accommodating to
20 work with you.
21 I actually have no --
22 MR. PETERSON: We're under -- our
23 inspection is actually USDA, so we're dealing
24 with the Federal government as far as
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REPORT OF PROCEEDINGS -- 08/03/2011
ALLONCO, INC. , NO. 17-11
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1 inspections, as well.
2 MEMBER PEDOTE: Great. I look
3 forward to seeing you be my neighbor.
4 CHAIRMAN LANGLOIS: Did you have --
5 MEMBER KRUGER: I have no questions.
6 CHAIRMAN LANGLOIS: Okay.
7 With that, could we have the report from
8 staff?
9 Is there -- I should ask, is there anybody
10 in the audience that would like to comment on
11 this?
12 (No response. )
13 CHAIRMAN LANGLOIS: Okay. So, staff,
14 could you make your comments?
15 MS. TREGANZA: Okay. Just for the
16 record, the Community Development Department
17 recommends the approval of Petition 17-11 subject
18 to the six conditions in the conditional use
19 review report dated July 29th, 2011.
20 CHAIRMAN LANGLOIS: Okay. So with
21 that, could I have a motion for the approval of
22 Petition 17-11?
23 MEMBER PEDOTE: So moved.
24 MEMBER RODER: So moved.
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REPORT OF PROCEEDINGS -- 08/03/2011
• ALLONCO, INC. , NO. 17-11
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1 MEMBER PEDOTE: Second.
2 SECRETARY SABER: Thank you.
3 Ms. Kruger.
4 MEMBER KRUGER: Yes.
5 SECRETARY SABER: Mr. Pedote.
6 MEMBER PEDOTE: Yes.
7 SECRETARY SABER: Mr. Roder.
8 MEMBER RODER: Yes.
9 SECRETARY SABER: Chairman Langlois.
10 CHAIRMAN LANGLOIS: Yes.
• 11 SECRETARY SABER: The motion passes
12 unanimously.
13 MEMBER KRUGER: Good luck to you.
14 CHAIRMAN LANGLOIS: Good luck.
15 We're sorry it took so long to ask you those
16 six questions.
17 •
MR. PETERSON: That's fine.
18 Thank you.
19 MEMBER PEDOTE: Welcome back to where
20 you started.
21 MR. ALLEN: I look forward to it.
22 (Which were all the proceedings
23 had in the above-entitled matter
24 at the hour of 7:00 p.m.)
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10
1 STATE OF ILLINOIS )
) SS.
2 COUNTY OF DU PAGE )
3
4 I, MELANIE L. HUMPHREY-SONNTAG,
5 Certified Shorthand Reporter No. 084-004299, CSR,
6 RDR, CRR, FAPR, and a Notary Public in and for
7 the County of DuPage, State of Illinois, do
8 hereby certify that I reported in shorthand the
9 proceedings had in the above-entitled matter and
10 that the foregoing is a true, correct, and
11 complete transcript of my shorthand notes so
12 taken as aforesaid.
13 IN TESTIMONY WHEREOF I have hereunto set my
14 hand and affixed my Notarial Seal this 12th day 1
15 of August, 2011.
16
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17
AXI5V- 6+„„96).!•3 s
18 = Certified Sh and Reporter
Registered Diplomate Reporter
19 Certified Realtime Reporter
Fellow of the Academy of
20 Professional Reporters
21 OFFICIAL SEAL
M L 1NA1
My commission expires
MY COMM1551ON IXPIRES 0309.201;
22 March 9, 2014
23
24
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