HomeMy WebLinkAboutG40-22 Ordinance No. G40-22
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A FOOD AND KINDRED PRODUCTS
MANUFACTURING IN THE GI GENERAL INDUSTRIAL DISTRICT
(340 Renner Drive,Unit D)
WHEREAS, written application has been made requesting conditional use approval to
establish a sweets and snacks manufacturing facility, a food and kindred products manufacturing,
at 340 Renner Drive, Unit D; and
WHEREAS,the zoning lot with the building containing the premises at 340 Renner Drive,
Unit D, is legally described herein(the"Subject Property"); and
WHEREAS, the Subject Property is located within the GI General Industrial District and
a food and kindred products manufacturing is listed as a conditional use within the GI General
Industrial District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on June 6, 2022 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 below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS,zoning,including,but not limited to,this ordinance granting a conditional use
in the GI General 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 June 6, 2022, 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 snacks and sweets manufacturing, a food and
kindred products manufacturing, is hereby granted for the property commonly known as 340
Renner Drive,Unit D,which is part of the property commonly identified by Kane County Property
Index Numbers 06-21-276-088, 06-21-276-005, 06-21-276-006, and 06-21-276-007, and which is
legally described as follows:
Lots 19, 20, 21, 22, 23 and 24 of Burnidge Bros. Industrial Park, Unit No. 4, in the City of Elgin,
Kane County, Illinois.
Commonly known as 340 Renner Drive.
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 Janaki Foods,
as applicant, and Nandanyan Partners LLC, as property owner,received March 7, 2022
and supporting documents including:
a. A letter from Janaki Foods, dated May 25, 2022;
b. ALTA/NSPS Land Title Survey, prepared by JLH Land Surveying Inc., dated
March 17, 2021; and
c. Architectural Exhibit Main Floor Plan Sheet AE-1, prepared by Cobu Architecture
Studio, dated February 22, 2021, with such further revisions as required by the
Community Development Director;
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. All street graphics must comply with the zoning ordinance requirements.
3. The owner shall install any necessary mechanical equipment and/or filters so that no
odors are emitted from the facility.
4. 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 KWtain,X4ayor
2
Presented: July 27, 2022
Passed: July 27, 2022
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: July 27, 2022
Published: July 27, 2022
es
Kimberly Dewis, Ci lerk
3
EXHIBIT A
June 6, 2022
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 13-22, an application by
Janaki Foods, as applicant, and Nandanvan Partners LLC, as property owner, are requesting a
conditional use to establish a snacks and sweets food manufacturing facility at the property
commonly referred to as 340 Renner Drive,Unit D.
GENERAL INFORMATION
Petition Number: 13-22
Property Location: 340 Renner Drive
Requested Action: Conditional Use
Current Zoning: GI General Industrial
Proposed Zoning: No change. GI General Industrial
Existing Use: Vacant light-industrial/warehousing tenant space
Proposed Use: Food manufacturing
Applicant: Janaki Foods
Owner Nandanvan Partners LLC
Staff Coordinator: Damir Latinovic.AICP. Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
Recommendation & Findings of Fact
Petition 13-22
June 6,2022
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Janaki Foods, as applicant, and Nandanvan Partners LLC, as property owner, are requesting a
conditional use to establish a snacks and sweets food manufacturing facility at the property
commonly referred to as 340 Renner Drive,Unit D.
The subject Unit D is a 30,000-square foot vacant tenant space within the existing 120,595-square
foot multi-tenant light-industrial building located at the southwest corner of South Street and
Renner Drive.The 6.24-acre property,zoned GI General Industrial District,is part of the Burnidge
Bros.Industrial Park surrounding the Elgin Community College(ECC).The property includes 161
parking spaces. Four tenant spaces within the building share all parking spaces on site. There are
five access driveways to the property from Renner Drive, and one access driveway from South
Street on the north side. The other tenants in the building include Paramount Colors, a wholesale
supplier and distributor of pigments and dyes, Rainbow Colors, a manufacturer of plastic pellets,
and Mango Transport LLC, a freight brokerage and logistics company. All existing tenants in the
building and the proposed Janaki Foods are all "sister" companies owned by the same owner
Nandanvan Partners.
The properties to the east are also part of the same industrial park and are zoned GI General
Industrial District. The properties are improved with several one-story office and warehousing
buildings with accessory parking lots and outdoor storage areas.The property to the south is zoned
PCF Planned Community Facility District and is improved with a one-story building part of the
Elgin Community College. The properties to the west are zoned MFR Multiple Family Residence
District and are improved with several multi-unit townhome buildings constructed in the mid-
1970s.The properties to the north,across South Street,are located in unincorporated Kane County
and are improved with single-family homes.
-2 -
Recommendation& Findings of Fact
Petition 13-22
June 6, 2022
Janaki FOOd$ p a11. c, •..f ry 1
Unit D I.., € +'
fg
Figure 2:Area map with zoning overlay
Proposal
Janaki Foods is proposing to establish a food manufacturing facility within the 30,000-square foot
Unit D at 340 Renner Drive. Janaki Foods manufacturers: (1)Indian snacks made from rice flour,
chickpea spices, nuts, etc., (2) Indian sweets made from milk, nuts, and spices, and (3) Indian
pancake-type batter mix made from rice and lentils.The company is currently located in Elk Grove
Village and is looking to expand its operation with the move to Elgin.
The manufacturing process includes a 15-foot-long continuous flyer and a couple of dough mixers
with a kettle and a pouch packing machine. The company will also have an office on site with a
total of 15 employees. The hours of operation would be 6 a.m. to 6 p.m. Monday to Friday. The
deliveries would take place between 8 a.m. and 5 p.m.The company would sell the food wholesale
to local and national area grocery stores. Local deliveries are done by a company cargo van,while
third party transportation companies provide occasional pick-ups by semi-trucks for nationwide
deliveries.
The applicant would complete the interior renovation necessary for the proposed use, but no
exterior changes to the building are proposed. The Illinois Environmental Protection Agency
(ILEPA) regulates hazardous air pollutants under the Clean Air Act. However, the proposed
facility would not emit any noxious fumes or hazardous pollutants. With several flyers and ovens
needed for the food production, any emissions from the proposed facility would be similar to that
of a typical restaurant. The applicant will install the necessary HVAC and mechanical equipment
to comply with all building code requirements for exhaust and ventilation.
-3 -
Recommendation & Findings of Fact
Petition 13-22
June 6, 2022
The proposed food manufacturing
t facility is required to provide one
or I
*§t parking space per 1,000 square feet
- of floor area, or one parking space
per 1.5 employees, whichever is
--I greater. With 30,000 square feet of
�� fi floor area and 15 employees, the
proposed use is required to have 30
_ parking spaces.
With the three other existing uses in
D the building and the proposed food
!O
' manufacturing use, the property
VOW................ in would be required to have a total of
I 123 parking spaces. With 161
parking spaces on site, the property
will continue to meet its parking
requirement.
The manufacturing of food and
kindred products is listed as a
conditional use in the GI General
Z Industrial District and requires the
review and recommendation by the
Planning and Zoning Commission
and approval by the City Council.
Figure 3:Proposed floor plan
The Community Development Department offers the following additional information:
A. Property History.The subject property was annexed to the city in 1967.Upon annexation,
the property was zoned MI Limited Manufacturing District. In 1992, the property was
rezoned to GI General Industrial District as part of the comprehensive amendment to the
zoning ordinance.
The existing building was constructed in 1976.
B. Surrounding Land Use and Zoning. The properties to the east are also part of the same
industrial park and are zoned GI General Industrial District. The properties are improved
with several one-story office and warehousing buildings with accessory parking lots and
outdoor storage areas.The property to the south is zoned PCF Planned Community Facility
-4 -
Recommendation & Findings of Fact
Petition 13-22
June 6, 2022
District and is improved with a one-story building part of the Elgin Community College.
The properties to the west are zoned MFR Multiple Family Residence District and are
improved with several multi-unit townhome buildings constructed in the mid-1970s. The
properties to the north,across South Street,are located in unincorporated Kane County and
are improved with single-family homes.
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 GI General Industrial District is to provide
an alternate industrial environment for those industrial uses that do not require the location
or environment of an ORI zoning district.
E. Trend of Development. The subject property is located in the light-industrial area in the
southwest part of the city generally located south of US Highway 20 and west of S.McLean
Boulevard. On the west, the industrial park boarders a multi-family residential
neighborhood, and on the south,the industrial park borders the Elgin Community College
campus. The properties along S. McLean Boulevard have developed with general
commercial auto-oriented uses and restaurants. Most recent development within the
industrial park include renovations to existing properties, including the R+L Carriers
facilities at 375 Second Street and 1751 Berkley Street, as well as the improvements to the
250,000-square foot building at 1600 Fleetwood Drive.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 13-22 on June 6,2022.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 June 6,2022..
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:
-5 -
Recommendation&Findings of Fact
Petition 13-22
June 6,2022
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 snacks and sweets manufacturing facility would
occupy an existing 30,000-square foot tenant space within an existing multi-tenant light-
industrial building. The applicant is proposing only minor interior renovation to
accommodate the proposed use, and no exterior changes to the building or the site. 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 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 proposed manufacturing process of snacks and
sweets does not require any water or sewer facility modifications. 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 manufacturing facility would be located within
an existing multi-tenant building that was constructed in 1976. The proposed tenant space
includes six loading docks. With only 15 employees during its peak operating shift, the
proposed use 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 food manufacturing facility is required to provide one parking space per
1,000 square feet of floor area, or one parking space per 1.5 employees, whichever is
greater. With 30,000 square feet of floor area and 15 employees, the proposed use is
-6 -
Recommendation&Findings of Fact
Petition 13-22
June 6, 2022
required to have 30 parking spaces.
With the three other existing uses in the building and the proposed food manufacturing use,
the property would be required to have a total of 123 parking spaces. With 161 parking
spaces on site,the property will continue to meet its parking requirement.
D. Location, Design, and Operation Standard. The suitability of the subject property for
the intended conditional use with respect to it being located, designed, and operated so as
to promote the purpose and intent of this title and chapter.
Findings.The subject property is suitable for the intended conditional use with respect to
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. With the
proposed hours of operation Monday-Friday from 6 am to 6 pm and deliveries from 8 am
to 5 pm the business operation is consistent with those of surrounding businesses. The
applicant is not proposing to make any exterior changes to the building or the site. As part
of the interior renovation, the applicant will install all required HVAC and mechanical
exhaust equipment necessary to comply with applicable building code requirements. The
manufacturing process does not emit any noxious fumes or odors. 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.
RECOMARNDATION
The Community Development Department and the Planning &Zoning Commission recommend
approval of Petition 13-22, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Janaki Foods, as
applicant, and Nandanyan Partners LLC, as property owner, received March 7, 2022 and
supporting documents including:
a. A letter from Janaki Foods, dated May 25, 2022;
- 7-
Recommendation & Findings of Fact
Petition 13-22
June 6,2022
b. ALTA/NSPS Land Title Survey, prepared by JLH Land Surveying Inc., dated March
17,2021; and
c. Architectural Exhibit Main Floor Plan Sheet AE-1, prepared by Cobu Architecture
Studio, dated February 22, 2021, with such further revisions as required by the
Community Development Director;
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. All street graphics must comply with the zoning ordinance requirements.
3. The owner shall install any necessary mechanical equipment and/or filters so that no odors
are emitted from the facility.
4. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to
the conditions outlined by the Community Development Department, was three(3)yes, zero (0)
no,and one(1)abstention. Three members were absent.
Respectfully Submitted,
s/Jay Cox
Jay Cox,Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
- 8 -
y
r
Subject Property
S Petition 13-22
so�tn•sr
■
■
■
■
r
r
Harvard L'n � g, ,
Bennington t E +��+1� - •
c r b c
iLl
■� V1
■
� ■ 14. r
E ®■ "�
Berkley St
Is
r
EXHIBITA Aerial/Location Map
w+
s
Map prepared by City of Elgin o so 120 240 360 480
eet
Department of Community Development
AB
S F R 1 CF
Erie St a
a�
�Q,dRa c
RC1
y
20
Subject Property
Petition 13-22
Ry
So
Q
w
Legend p
ORC1 Residence Conservation 1
is
ORC2 Residence Conservation 2 m
ORC3 Residence Conservation 3 ] Vl C
OPRC Planned Residence Conservation m
O SFR1 Single Family Residence 1 0
O PSFR1 Planned Single Family Residence 1 V' - �Aft-
O SFR2 Single Family Residence 2 l i M F R ;GI
O PSFR2 Planned Single Family Residence 2 a' h P G,I, L
Q TRF Two Family Residence L --� Qerid St
O PTRF Planned Two Family Residence
QMFR Multiple Family Residence T F R d
PMFR Planned Multiple Family Residence
QRB Residence Business
O PRB Planned Residential Business
®NB Neighborhood Business ton Ct
®PNB Planned Neighborhood Business -
E3AB Area Business
-PAB Planned Area Business
CC1 Center City 1 f dccf,,v-1od Ot
-CC2 Center City 2
-PCC Planned Center City G I
ORI Office Research Industrial
-PORI Planned Office Research Industrial
®GI General Industrial r(; Hoffer Dr Hoffer Dr
PGI Planned General Industrial
-Cl Commercial Industrial
-CF Community Facility
-PCF Planned Community Facility
EXHIBIT B Zoning Map "
W+E
S
0 100 200 400 600 800
Map prepared by City of Elgin iFeet
Department of Community Development
South St Subject Property
340 Renner Dr. Unit D
Petition 13-22
0621276088
Bennington C
Q �
C 0621276005
o a�
Q
_ c
CO
0621276006
Stanford Ct --
0621276007
Belmont Ct Berkley St
EXHIBIT Parcel Map N
A
City of Elgin 0 30 60 120 180 240
Department of Community Development i Feet
EXHIBIT D
SITE LOCATION
340 Renner Drive, Unit D
Petition 13-22
i ¢ .
i �•
Janaki Foods r r
Unit DSu 0
.. eaw.r ar r
Site Area Map with zoning overlay
Sub'ect Pro ert
•r .
•�'
J Y
WL
_Benner
- 1.
-, -
Ar isSi3'NI L
Birds eye view looking west
EXHIBIT D
SITE LOCATION
340 Renner Drive, Unit D
Petition 13-22
View of the subject tenant space from Renner Drive
i
1
1 "
t
View of the subject tenant space from South Street