HomeMy WebLinkAboutPLAN COMMISSION - Docket 22-6, Special Use, 2500 Lunt, 22-7, Rezoning 1905 E. Higgins, 22-8, 2025 Tonne, Resubdivison Special UseElk Grove Village
Plan Commission Minutes
September 19, 2022
Present: J. Glass
S. Carlson
F. Geinosky
G. Schumm
K. Weiner
J. Morrill
P. Rettberg
Absent: R. DeFrenza
L. Bacigalupo
Staff: C. Gabiga, Assistant Village Manager
B. Kozor, Deputy Director of Community Development
R. Raphael, Deputy Director of Community Development
Petitioner: R. Kirk, Group A Architecture (Item #2A)
S. Jitsu, Seafood Aroma (Item #2A)
J. Jitsu, Seafood Aroma (Item #2A)
D. Houser, Seefried Industrial Properties (Item #213)
M. Jablonski, Village of Elk Grove (Item #2C)
Chairman Glass called the meeting to order at 7:01 p.m.
Item l: August 15, 2022 Meeting Minutes
Commissioner Weiner moved to approve the meeting minutes of August 15, 2022. Commissioner
Rettberg seconded the motion. Upon voting (Glass, Carlson, Schumm, Weiner, Morrill, AYES),
the motion passed.
Item 2A: PC Docket #22-6: Petition for Special Use for Food Processing at 2500 Lunt
Avenue
Chairman Glass read the legal notice into the record and asked the Petitioner to explain their
purpose before the Plan Commission.
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R. Kirk stated that Seafood Aroma is a wholesale distribution business currently located in
Arlington Heights. The owners of the company considered several surrounding locations to
relocate their business and purchased the property at 2500 Lunt Avenue in Elk Grove Village. The
Petitioner explained their business is growing very quickly and the new location will provide
efficient space to expand their operations.
R. Kirk advised the Petitioner is in the process of finalizing construction projects, including the
installation of refrigerators and freezers at 2500 Lunt Avenue.
R. Kirk stated Seafood Aroma is requesting a Special Use permit to allow for a small portion of
the existing building space to be utilized as a seafood processing area. The addition of the seafood
processing will meet the current demand of existing clientele with additional fresh seafood
product.
Chairman Glass asked the Petitioner to provide information about the layout of the building. The
Petitioner explained that the building is about 12,000 square feet. The Petitioner has installed
refrigeration and freezer areas, in addition to a loading dock. The facility is anticipated to be
complete within the next month. The proposed seafood processing area will be in the center of the
building and take up approximately 1,131 square feet of space.
R. Kirk explained the requested addition of the food processing area will employ three (3)
additional full-time and two (2) additional part-time employees.
Commissioner Morrill asked whether the Petitioner is currently operating out of the location ar
2500 Lunt. The Petitioner mentioned they are not currently operating out of the location because
the building is currently under construction.
Chairman Glass asked whether the Petitioner received building permits for construction. The
Petitioner advised they did receive building permits from the Village about six (6) months ago.
Chairman Glass advised buildings undergoing construction need to have the building permit
posted on the outside of the facility. The Petitioner advised they would look into the matter.
Commissioner Schumm asked whether Seafood Aroma planned to expand the footprint of the
existing building at 2500 Lunt. R. Kirk mentioned that they would not.
Commissioner Rettberg inquired about the nature of the existing business in Arlington Heights.
The Petitioner explained the current business is purely distribution for refrigerated and frozen
seafood. The Petitioner also mentioned that these operations will continue in Elk Grove Village
with the addition of seafood processing of fresh fish where seafood products would be scaled, filet,
prepared, and sold as fresh refrigerated products. The Petitioner advised existing clientele has been
requesting that Aroma Seafood add freshly processed seafood to their offerings.
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Commissioner Rettberg asked about the odor generated from the seafood processing area. The
Petitioner advised that all of the proposed seafood processing will take place in the refrigerated
area, which will always remain at 45-46 degrees. The lower temperatures limit the amount of odor
generated.
Commissioner Rettberg inquired about the surrounding businesses in the area. R. Kirk advised
there is a concrete crushing facility, a truck repair business, and a food processing facility across
the street and nearby the property.
Commissioner Carlson asked whether the business would be relocating from Arlington Heights to
Elk Grove Village. The Petitioner said yes, the business will be relocating to the Village.
Commissioner Weiner expressed concern about the disposal of byproducts and the waste hauling
schedule. J. Jitsu stated all waste products will be kept refrigerated until the items are bagged and
placed in the dumpster for daily waste pickup. J. Jitsu state they contract waste hauling services
for same -day pickup on every day of business.
Commissioner Geinosky asked whether the Petitioner agreed to the staff comments dated August
19, 2022 that include repaving the parking lot on the east side, replacing the asphalt and parking
lot on the west side of the facility, adding four (4) foot sidewalks, providing a hard surface from
the main door to the public sidewalk, restoring the grass area on the west side of the property after
removing the asphalt, and relocating the dumpster to the north behind the curb. R. Kirk stated that
they have agreed to comply with the staff comments.
Commissioner Geinosky asked when construction will be complete and when will the business be
open. The Petitioner stated they plan to complete the necessary construction projects within the
next month and plan to be open for business within the next two months.
Commissioner Geinosky asked about the cleaning standards and inspections that are required for
food processing. R. Kirk advised the Village standards follow the State and County inspections
requirements for food processing and the Petitioner adheres to all the rules and regulations. R. Kirk
mentioned the processing of seafood is done in a cool place with quick turnaround time to maintain
the freshness and quality of the product.
Chairman Glass asked if the removal of the asphalt on the west side of the property includes the
removal of the parking lot as well. R. Kirk advised they will be replacing and redoing the parking
lot spaces on the west side of the property.
RECOMMENDATION
Commissioner Geinosky moved to recommend approval of the following:
• Petition for a Special use Permit for the operation of food processing at 2500 Lunt Avenue
Commissioner Rettberg seconded the motion. Upon voting (Carlson, Geinosky, Schumm, Morrill,
Rettberg, Weiner, AYES) the motion carried 7-0.
Item 2B: PC Docket # 22-7 — Petition of Rezoning of 1905 E Higgins Road from B-2
Business District to I-1 Restricted Industrial
Chairman Glass read the legal notice into the record and asked the Petitioner to explain their
purpose before the Plan Commission.
D. Hauser introduced Seefried Properties as the prospective owner and developer of the property
at 1905 E Higgins Road. D. Hauser explained that Seefried Properties is a privately owned real
estate development firm that has successfully completed four (4) development projects in the
Village in the past four (4) years. D. Hauser explained the likelihood that the proposed facility gets
pre -leased is high.
D. Hauser stated the property at 1905 E Higgins Road is currently in the B-2 Business District and
the Petitioner is proposing to rezone the property to I-1 Restricted Industrial for the purposes of
constructing and operating a light industrial warehouse facility. The Petitioner mentioned most of
the surrounding area is zoned I-1.
D. Hauser explained the layout of the proposed development and that it would include fifteen (15)
truck docks facing east along the southern perimeter to screen from Oakton Street and Busse Road.
The Petitioner advised there will be two entry features on the northwest and southwest corners of
the property and a water fountain on the southeast corner. The parking will wrap around the west
and north side of the proposed building.
D. Hauser provided visuals and explained the upgraded aesthetics including paint colors, precast
building panels, stone features, glass corners, and awnings. The Petitioner also advised there will
be berm and screen wall on the east side to provide additional screening of the truck docks.
Commissioner Rettberg asked what types of businesses the Petitioner foresees as being potential
tenants of the proposed warehouse. D. Hauser mentioned the design is a speculative development
which allows for a variety of tenants. The Petitioner advised the reduced dock count will limit any
companies that require heavy use of trucks. D. Hauser mentioned they expect a regular warehouse
distribution company or a company that needs a showroom to occupy the space.
Commissioner Weiner asked whether trucks would be coming in off of Busse Road or Higgins
Road. D. Hauser advised that after conversations with Village staff, it was determined there is no
logistical way trucks can get into the property off of Busse Road and that all trucks would enter
off of Higgins Road.
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Commissioner Weiner asked whether there is enough turn -around room in the portion of the
parking lot for trucks to maneuver around. D. Hauser mentioned the location of the building was
shifted to make use of the existing entrances. The Busse Road entrance will serve has a right -in
and right -out for cars only and the north Higgins Road entrance will be only for cars as well.
Trucks will only use the south entrance on Higgins Road, which provides the necessary space for
trucks to maneuver.
Commissioner Weiner expressed concern about increased traffic as a result of trucks exiting the
property near an extremely busy intersection. D. Hauser advised Seefried Properties conducted a
traffic study that identified majority of the trucks will exit right on Higgins Road to access I-90
with a minimal number of trucks turning left towards the busy intersection.
Commissioner Geinosky also expressed concern about the traffic. The Petitioner mentioned the
traffic study was submitted to the Illinois Department of Transportation and the study concluded
there is no need for any addition or improvements necessary to the roadway based on the expected
traffic generated from the proposed business. D. Hauser also stated the Police Department
reviewed the site plans and did not express any concerns about traffic.
Commissioner Geinosky asked whether the landscaping has been reviewed by staff. C. Gabiga
advised staff has conducted a thorough review and the landscaping plan has been approved. D.
Hauser mentioned the landscaping provides adequate screening as the location is in a main corridor
of the Village.
Commissioner Geinosky inquired about the 104 parking spaces, which seems like a lot of parking
for the two tenant proposed building. D. Hauser mentioned the parking spots may or may not be
used although want the option to cater to a large tenant if necessary.
Commissioner Morrill asked about the water fountain feature and whether someone would be
regularly maintaining the fountain. D. Hauser advised that they hire a property management group
that will be responsible for lawn service, landscaping, and maintenance of the water feature.
Commissioner Morrill asked whether the water feature would serve as a retention pond or whether
there will always be water in the pond. D. Hauser mentioned there will always be water in the
pond.
Commissioner Schumm asked about the 90-day appeal process mentioned by the Petitioner. D.
Hauser explained the 90-day appeal is a state law and there are strict regulations on who can and
cannot appeal.
Chairman Glass opened questions to the audience.
D. Odigie asked whether the Avalon will still be operating on June 8, 2023, which is the date she
set for her wedding and paid a deposit. Chairman Glass advised if the proposal goes as scheduled,
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the Avalon may no longer be operating and suggested D. Odigie look into the contractual
obligations relating to the deposit.
M. (Michael) Urban objected to the rezoning as there are many other properties available for sale
that would suit this development. M. Urban stated the Avalon closing is a treasured building in the
community and that there should be something done to save them from closing. M. Urban stated
his opinion about the increase in traffic due to the trucks coming into and out of the property.
M. (Martha) Urban mentioned the change to the Avalon will be an emotional loss. For over 35
years her and her family have attended events at the Avalon. M. Urban expressed concern of how
heavy industrial and full of warehouses the Village was becoming. M. Urban stated she would like
to see something the entire Village could benefit from to add personality to the community.
Chairman Glass asked whether there were any representatives from the Avalon in attendance.
O. O'Shana stated she is one of the co -owners of the Avalon. Chairman Glass asked O. O'Shana
to answer D. Odigie's question about the wedding date and deposit. O'Shana stated the ownership
of the Avalon is hesitant to deny business due to the 90-day appeal period. There may be a chance
the commitment does not go through. O. O'Shana mentioned they are waiting until the 90 day
appeal process is over.to receive a final decision on the sale of the property. 0. O'Shana mentioned
that once the sale is final, the Avalon will refund all of the deposits, and if the deal does not go
through, they will proceed with normal operations.
Chairman Glass stated the ownership of the Avalon made the decision to proceed with the potential
sale of the business and property, while simultaneously accepting deposits and confirming dates
for events knowing the plans to eventually sell. O. O'Shana mentioned they are offering refunds
on deposits to anyone who calls and they are not keeping anyone obligated to their contracts.
0. O'Shana mentioned they will refund D. Odigie for their deposit. D. Odigie mentioned they also
now have to find a new location for the event and have also paid for invitations stating the Avalon
location. O. O'Shana mentioned they will refund those costs as well if provided a receipt.
Commissioner Rettberg asked about the Avalon's plans to notify individuals who have pending
reservations. O. O'Shana mentioned since they are not certain of the final outcome, they are
holding off of on notifying those individuals until the 90-day appeal process has passed.
Commissioner Rettberg asked whether the Avalon is still accepting deposits. O. O'Shana
mentioned stated yes. Commissioner Rettberg asked whether the Avalon is notifying individuals
booking events of their plans. O. O'Shana mentioned it is pubic information and they are only
answering questions about the sale of the property when asked directly.
Chairman Glass mentioned the Avalon has created an unfair situation for customers booking
reservations while handling the sale of the property behind the scenes. The ownership has agreed
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to risk business in order to sell the property and should be responsible for handling the business
matters appropriately.
RECOMMENDATION
Commissioner Schumm moved to recommend approval of the following:
• Rezoning of the property at 1905 E Higgins Road from B-2 Business District to 1-1
Restricted Industrial.
Commissioner Weiner seconded the motion. Upon voting (Glass, Carlson, Weiner, Morrill,
Rettberg, Schumm, Geinosky, AYES) the motion carried unanimously.
Item 2C: PC Docket # 22-8 — Petition for Resubdivision, Special Use, and associated
variations for the property at 2025 Tonne Road
Chairman Glass read the legal notice into the record and asked the Petitioner to explain their
purpose before the Plan Commission.
M. Jablonski provided a general overview of the project and explained the proposed monopole
will be used to relocate cellular communications equipment which are currently attached to the
Village water tower located at 701 Pratt Boulevard, which is being decommissioned. The
replacement water tower is being constructed and once complete, the Pratt water tower will be
decommissioned. The current water tower has cellular communication equipment for two carriers,
along with the Village's equipment.
M. Jablonski stated the water tower has reached the end of its useful life and the relocated water
tower will be located too far to relocate cellular equipment, which needs to stay within a short
distance in order to be useful and continue to serve its networks.
M. Jablonski explained the property owner of 2025 Tonne has agreed to a land swap where the
Village will provide the existing water tower property in exchange for a parcel to construct a
monopole where the Village can relocate the cellular equipment within a couple hundred feet. The
Village is requesting to subdivide the existing property at 2025 Tonne to carve out a narrow lot on
the south side of the existing property. M. Jablonski advised the proposed resubivision is designed
to allow solely for the operations of a cellular communications tower, which will result in a lot
size that is smaller than standard lot sizes, requiring variations from the required minimum lot
width and minimum lot size.
M. Jablonski state the area will consist of a driveway that leads up to a gated compound where the
monopole is located with associate structures. The equipment shelters will be for the two carriers
and the Village. The Village is also providing landscaping along the west side of the fence to
provide screening.
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M. Jablonski stated the Village is requesting a special use permit in order to construct and operate
the cellular communications tower. M. Jablonski explained there are several variations for the site
that associate with the special use. The Village is requesting a height of 135 feet for the monopole.
The current height for the water tower is 119 feet. Water towers allow for cellular equipment to be
at the same height in different directions, however monopoles require each carrier have its own
platform, including the Village. M. Jablonski explained the Village's radio equipment requires the
135 foot height, and the other carriers would be below.
M. Jablonski stated the second variation request is for a maximum fence height of 8'6" for security
purposes. The fence would be of black metal with brick columns.
M. Jablonski also explained the Village is requesting a variation to permit multiple structures on
one lot. The main structure on the lot is the monopole and there will be up to four shelters. In
addition, M. Jablonski stated the request for minimum building size for the same reasons as the
shelters will be very small for equipment holding only.
M. Jablonski stated the Village is requesting a variation for the required side yard and rear yard
setbacks. The lot has been created to be unobtrusive to allow better use of the area around it and
setbacks make it not feasible. As this site is meant for equipment, the Village is also requesting a
variation for the requirement of off-street parking. M. Jablonski stated existing towers and
equipment areas do not have parking lots, only a drive aisle. The Village is also requesting a
variation from the minimum 24 drive width as this is not a site that will generate significant traffic
in and out. In addition, the Village is requesting a variation from site lighting requirements as this
area is not intended for public use.
Commissioner Morrill stated he had no questions.
Commissioner Schumm stated he had no questions.
Commissioner Rettberg asked whether the people's homes that back up onto Tonne received
notification of the public hearing. M. Jablonski advised the signs to notify the hearing was put up
on the property line off of Tonne Road and that residents within 300 feet of the property line would
have received a letter.
Commissioner Rettberg asked whether this is the only site the Village Considered. M. Jablonski
stated that this was the only site considered as there is a close radius that the equipment must
remain in when making a change. The site needs to be in a close proximity of the existing location
in order to provide continuous coverage.
Commissioner Carlson inquired about the costs of the carriers to operate their equipment. M.
Jablonski shared that the carriers do pay rent to the Village and have long-term contracts. The
existing leases would be transferred to the monopole.
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Commissioner Carlson asked about the plans of the current property owner of 2025 Tonne and the
surrounding buildings. M. Jablonski mentioned the property owner is planning to consolidate with
neighboring properties for an industrial development
Commissioner Weiner asked if all monopoles in the Village are 135 feet or if this proposed
monopole would be the highest. M. Jablonski mentioned the monopole at Udall Park may be close
to 130 feet and other monopoles average between 110-130 feet in height.
Commissioner Weiner asked about the transition of the equipment from the water tower. M.
Jablonski explained that the monopole needs to be constructed and operational before the
deactivation of the equipment on the water tower.
Commissioner Geinosky asked whether a clause relating to the removal of equipment if the use is
discontinued would be included. M. Jablonski stated that this monopole will be owned by the
Village and if it ever stops being utilized, it will be the Village's responsibility to remove it and
clear the site.
RECOMMENDATION
Commissioner Carlson moved to recommend approval of the following:
1. Petition to resubdivide the property at 2025 Tonne Road from one (1) lot to two (2)
lots;
• Grant a variation from the requirement for a minimum lot width of sixty feet (60') to
allow for a lot width of fifty feet (50') (Section 7-1 of the Zoning Ordinance); and
• Grant a variation from the requirement for a minimum lot area of fifteen thousand
(15,000) square feet to allow a lot area of seven thousand five hundred and one
(7,501) square feet (Section 7-1 of the Zoning Ordinance).
2. Petition by the Village of Elk Grove for a Special Use Permit for the construction and
operation of a cellular communications monopole at 2035 Tonne Road;
• Grant a variation to exceed the maximum height of thirty-five feet (35') to permit the
installation of a one hundred thirty-five foot (135') monopole structure (Section 7-1 of
the Zoning Ordinance);
• Grant a variation to exceed the maximum fence height of six feet (6') to permit the
installation of a eight foot six inch (8'-6") black security fence around the site (Section
7E-9 of the Zoning Ordinance);
• Grant a variation from the requirement to have one principal building or structure to
allow the construction of a monopole cell tower with ancillary equipment and
equipment shelters (Section 3-6:13 of the Zoning Ordinance);
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• Grant a variation to reduce the minimum building size to less than twenty-five percent
(25%) of the overall lot area (Section 7-1 Dimensions Bulk and Area Regulations for
All Zoning Districts);
• Grant a variation from the requirement for side yard and rear yard setbacks to allow
structures and equipment within the required setbacks (Section 7-1 of the Zoning
Ordinance);
• Grant a variation from the requirement for off-street parking (Section 4-1 and Section
4-3-1 of the Zoning Ordinance);
• Grant a variation from the minimum drive aisle width of twenty-four feet (24') to allow
a fifteen foot (15') drive aisle (Section 4-3:C of the Zoning Ordinance); and
• Grant a variation from site lighting requirements for drive aisles. (Section 4-3:C-6 of
the Zoning Ordinance).
Commissioner Morrill seconded the motion. Upon voting (Rettberg, Geinosky, Morrill, Glass,
Weiner, Schumm, Carlson, AYES), the motion passed 7-0.
Item 3: Adjournment
The meeting adjourned at 8:47 p.m.
Respectfully submitted,
C4- ri_
Caroline Gabiga
Assistant Village Manager
C: Chairman and Members of the Plan Commission, Mayor and Board of Trustees, Village
Clerk
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