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HomeMy WebLinkAboutG7-21 Ordinance No. G7-21 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A FOOD AND KINDRED PRODUCTS MANUFACTURING IN THE PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT ORDINANCE NO. G26-01 AS AMENDED BY ORDINANCE NO. G56-12 (2820 Galvin Drive) WHEREAS, written application has been made requesting conditional use approval to establish a breadcrumb manufacturing facility,a food and kindred products manufacturing,at 2820 Galvin Drive; and WHEREAS,the zoning lot with the building containing the premises at 2820 Galvin Drive 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. G26-01, as amended by Ordinance No. G56-12, and a food and kindred products manufacturing 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 January 4, 2021 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 I 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. i 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 January 4, 2021, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto an d made a part hereof by reference as Exhibit A. Section 2. That a conditional use for a breadcrumbs manufacturing facility, a food and kindred products manufacturing, is hereby granted for the property commonly known as 2820 Galvin Drive, which is part of the property commonly identified by Kane County Property Index Number 03-19-326-032, and legally described as follows: PARCEL I: The East 16.61 feet of Lot 60 (as measured at right angles to the east line thereof) and all of Lots 61 through 68 in Northwest Business Park, being a subdivision of part of the Southwest 1/4 and the Southeast '/a of Section 19, Township 42 North, Range 8 East of the Third Principal Meridian, according to the plat thereof recorded January 12, 2001 as Document 2001 KO04159 in the City of Elgin, Kane County, Illinois. PARCEL 2: Easement for access for benefit of Parcel One as described in and created by the instrument recorded November 13, 2001 as Document 2001K119620 Commonly known as 2800-2880 Galvin 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 Bianchi Breadcrumb Corp, as applicant, and TLF Northwest Business Park LLC, as property owner, received November 10, 2020 and supporting documents including: a. The Statement of Purpose and Conformance letter from Bianchi Breadcrumb Corporation dated November 27, 2020; b. ALTA/ACSM Land Title Survey of Northwest Business Park I, prepared by Cowhey Gudmundson Leder, Ltd., dated March 10, 2011; c. Undated Northwest Business Park 12820 Galvin Drive Elgin IL building floor plan, received November 27, 2020, with such further revisions as required by the Community Development Director; d. Floor Plan,prepared by Harris Architects Inc.,dated May 1,2015,with such further revisions as required by the Community Development Director; e. Undated and untitled equipment layout plan, received November 27, 2020, with such further revisions as required by the Community Development Director; and f. Undated and untitled wall sign plan,received November 27,2020,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. 2 3. 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. avi AWtain/Mayor Presented: February 10, 2021 Passed: February 10, 2021 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: February 10, 2021 g Published: February 12, 2021 A est Kimberly Dewis, y Clerk $ K b 3 EXHIBIT A January 4,2021 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written fmdings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 37-20, an application by Bianchi Breadcrumb Corp, as applicant, and TLF Northwest Business Park LLC, as property owner, requesting a conditional use to establish a breadcrumb manufacturing facility, a cracker meal and crumbs manufacturing use, at the property commonly referred to as 2820 Galvin Drive. GENERAL INFORMATION Petition Number: 37-20 Property Location: 2820 Galvin Drive Requested Action: Conditional Use Current Zoning: PORI Planned Office Research Industrial District Ordinance No. G26-01, as amended by Ordinance No. G56-12 Proposed Zoning: No change. PORI Planned Office Research Industrial District Existing Use: Vacant light-industrial/warehousing tenant space Proposed Use: Cracker meal and crumbs manufacturing Applicant: Bianchi Breadcrumb Corporation Owner TLFF Northwest Business Park LLC Staff Coordinator: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map Recommendation & Findings of Fact Petition 37-20 January 4, 2021 C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Bianchi Breadcrumb Corp, as applicant, and TLF Northwest Business Park LLC, as property owner,are requesting a conditional use to establish a breadcrumb manufacturing facility,a cracker meal and crumbs manufacturing use, at the property commonly referred to as 2820 Galvin Drive. Bianchi Breadcrumb Corporation is proposing to occupy a 18,595-square foot tenant space within a 117,000-square foot multi-tenant light-industrial/warehousing building located at the southwest corner of Galvin Drive and IL Route 72/Higgins Road. The 7.4-acre property is also improved with three surface parking lots along Galvin and Spectrum Drives with a total of 126 parking spaces. The existing building also includes a total of 19 loading docks in rear (west side) of the building. The subject tenant space at 2820 Galvin Drive includes four loading docks. The parking spaces are shared by all tenants in the building. The property is located in the office and industrial area west of N. Randall Road and north of I-90 Tollway. The properties to the west, south and east are all zoned PORI Planned Office Research Industrial District and are improved with office and warehousing buildings similar to the existing building on the subject property. The properties to the north across IL Route 72/Higgins Road are primarily located in the Village of West Dundee and are zoned SDD Special Development District and RE-I Residential Estate Dwelling District. One 36,000-square foot property remains unincorporated and is zoned F Farming by the Kane County. -2 - Recommendation & Findings of Fact Petition 37-20 January 4, 2021 . ns 41 Spectrum Dr � •��� . ' U' Busu Pkwy Figure 1:Area map with zoning overlay The applicant is proposing to establish a breadcrumb manufacturing facility within the existing vacant tenant space. The applicant is not proposing to make any interior or exterior changes to accommodate the new use.The space includes a 1,500-square foot front office space and a 17,000- square foot warehouse space in the rear.The operation would combine various dry ingredients and water to produce a dough.The dough would be toasted on low heat,then grinded into breadcrumbs, packed in 50-pound bags, and shipped. The process is fully automated, entirely electric, and does not generate any fumes or emissions. Special exhaust is not required. The space includes four loading docks in rear and the applicant expects daily pick-up and deliveries by semi-trucks between 8:00 am and 2:00 pm. The hours of operation would be Monday-Friday from 7:00 am to 4:00 pm with up to six employees during the peak shift. The proposed use is required to provide one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees during the peak shift demand, whichever is greater. With 18,595 square feet and only six employees during the peak shift, the proposed use is required to have a total of 19 parking spaces. - 3 - Recommendation & Findings of Fact Petition 37-20 January 4, 2021 The building has three other office/warehousing tenants(Fit Bearings,Lansing Building Products, and PSAV Presentation Services)and one other vacant tenant spaces. With the other three tenants, and the proposed Bianchi Breadcrumb Corporation manufacturing use,the building is required to have a total of 73 parking spaces. With 126 parking spaces on site, the property will continue to meet its parking requirement. � 1 CJ I I 1 i 1 I ' f IbAILABLE L iAM L ASE I f&19I P-501 S.F. I 1 1 ' ` I i I i ` � 1 OFFICE 21 � J Figure 2:Building floor plan 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. G26-01, as amended by Ordinance No. G56-12, and requires the review and recommendation by the Planning and Zoning Commission and approval by the City Council. The Community Development Department offers the following additional information: A. Property History.The subject property was annexed to the city in 2000.Upon annexation, the property was zoned PORI Planned Office Research Industrial District by Ordinance No. G54-00. In 2001, the PORI District was amended and the construction of the existing building was approved by Ordinance No. G26-01, which also rescinded and replaced Ordinance No. G54-01. In 2012, PORI District Ordinance No. G26-01 was amended to allow for certain vehicle use area interior yard setback encroachments. -4 - Recommendation & Findings of Fact Petition 37-20 January 4, 2021 The existing 117,000 office and warehousing building was constructed in 2002. B. Surrounding Land Use and Zoning. The property is located in the office and industrial area west of N. Randall Road and north of I-90 Tollway. The properties to the west, south and east are all zoned PORI Planned Office Research Industrial District and are improved with office and warehousing buildings similar to the existing building on the subject property. The properties to the north across IL Route 72/Higgins Road are primarily located in the Village of West Dundee and are zoned SDD Special Development District and RE-1 Residential Estate Dwelling District. One approximately 36,000-square foot property remains unincorporated and is zoned F Farming by the Kane County. 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. G26-01 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 but departs from the standard requirements of the ORI zoning district. E. Trend of Development. The subject property is part of a light-industrial area north of I- 90 and west of Randall Road. The area is almost entirely built-out with office and warehousing developments primarily occupied by warehousing and light-industrial uses. Due to the proximity to Randall Road and the ease of access to I-90, the light-industrial area will remain one of City's most desirable and will continue to attract office and warehousing uses and developments in the future. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 37-20 on January 4, 2021. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted - 5 - Recommendation & Findings of Fact Petition 37-20 January 4, 2021 a Development Application Review and Written Findings & Recommendation to the Planning & Zoning Commission dated January 4, 2021. 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 breadcrumbs manufacturing facility would occupy an existing 18,595-square foot tenant space within an existing office and warehousing building. The applicant is not proposing to make any interior or exterior changes to the building to accommodate the new 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 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 breadcrumbs manufacturing process is all electric and fully automated and 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 breadcrumbs manufacturing facility would be located within an existing multi-tenant office and warehousing building that .was -6- Recommendation & Findings of Fact Petition 37-20 January 4,2021 constructed in 2002.The proposed tenant space includes four loading docks. With only six 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 use is required to provide one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees during the peak shift demand, whichever is greater.With 18,595 square feet and only six employees during the peak shift,the proposed use is required to have a total of 19 parking spaces. The building has three other office/warehousing tenants (Fit Bearings, Lansing Building Products, and PSAV Presentation Services) and one other vacant tenant spaces. With the other three tenants,and the proposed Bianchi Breadcrumb Corporation manufacturing use, the building is required to have a total of 73 parking spaces. With 126 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 7:00 am to 4:00 pm and deliveries by semi-truck from 8:00 am to 2:00 pm the business operation is consistent with those of surrounding businesses. The applicant is not proposing to make any interior or exterior changes to the subject tenant space or the building. The proposed breadcrumbs manufacturing process is all electric and automated and does not emit any 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. - 7 - Recommendation & Findings of Fact Petition 37-20 January 4,2021 RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 37-20, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Bianchi Breadcrumb Corp, as applicant, and TLF Northwest Business Park LLC, as property owner, received November 10, 2020 and supporting documents including: a. The Statement of Purpose and Conformance letter from Bianchi Breadcrumb Corporation dated November 27, 2020; b. ALTA/ACSM Land Title Survey of Northwest Business Park I, prepared by Cowhey Gudmundson Leder, Ltd.,dated March 10, 2011; c. Undated Northwest Business Park 12820 Galvin Drive Elgin IL building floor plan, received November 27,2020,with such further revisions as required by the Community Development Director; d. Floor Plan, prepared by Harris Architects Inc., dated May 1, 2015, with such further revisions as required by the Community Development Director; e. Undated and untitled equipment layout plan, received November 27, 2020, with such further revisions as required by the Community Development Director; and f. Undated and untitled wall sign plan, received November 27, 2020, 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. 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. One member was absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning &Zoning Commission - 8 - Recommendation & Findings of Fact Petition 37-20 January 4, 2021 s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission -9- I \ Y a- I Subject Property Petition 37-20 Higgins i e i 4 r EXHIBITA Aerial/Location Map W+E S Map prepared by City of Elgin o too 200 aoo soo eooeet Department of Community Development Subject Property Petition 37-20 F7 F ffF Higgins Rd 72 PCF AB Spectrum D Legend QRC Residence Conservation 1 ORC2 Residence Conservation 2 ORC3 Residence Conservation 3 OPRC Planned Residence Conservation - Q Q SFR1 Single Family Residence 1 G A O PSFR1 Planned Single Family Residence 1 = 1% O SFR2 Single Family Residence 2 PO RI Q PSFR2 Planned Single Family Residence 2 OTRF Two Family Residence O PTRF Planned Two Family Residence III RI ®MFR Multiple Family Residence 1:3PMFR Planned Multiple Family Residence QRB Residence Business OPRB Planned Residential Business 1:3NB Neighborhood Business PNB Planned Neighborhood Business AB Area Business -PAB Planned Area Business -CC1 Center City 1 -CC2 Center City 2 -PCC Planned Center City Pinnacle Dr -ORI Office Research Industrial ®PORI Planned Office Research Industrial -GI General Industrial -PGI Planned General Industrial -Cl Commercial Industrial Northwest Pkwy -CF Community Facility -PCF Planned Community Facility EXHIBIT Zoning Map +IqR E S Map prepared by City of Elgin 0 120 240 480 720 960 Department of Community Development Feet Subject Property 2820 Galvin Dr. Petition 37-20 Higgins Rd 72 0319326032 O� Spectrum Dr EXHIBIT C Parcel Map N A City of Elgin 0 30 60 120 180 240 Department of Community Development Feet EXHIBIT D SITE LOCATION 2820 Galvin Drive Petition 37-20 �S Q I o U ct Prop, B�f�r P�wy 'Ana a �" +-l...r---. � '—_.___.-. .. .. - _ sir.�-•m e= Q�Q Site Area Map Approximate 1W location of the subject tenant s ace N r� n C w v . a Galvin Drive " Birds eye view lookingwest EXHIBIT D SITE LOCATION 2820 Galvin Drive 1P AWK Google Subject property as seen from Galvin Drive Subject property as seen from IL Rt 72 / Higgins Rd