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HomeMy WebLinkAboutPLAN COMMISSION - 10/18/1995 - RAINBOW FISH HOUSE ELK GROVE VILLAGE Plan Commission Minutes October 18, 1995 8:00 P.M. Present: J. Meyers, Acting Chairman P. Feichter, Secretary P. Ayers R. Guzzardi C. Henrici J. McAllister C. Prochno Absent: F. Geinosky D. Paliganoff Staff: S. Niehaus, Administrative Assistant Petitioners: Jack Jewell, Rainbow Fish House Paul Chuma, Kiferbaum Construction Sheldon Dobron, Dobron & Associates (architect) Don Gearhart, Better Living Company Chairman Meyers called the meeting to order at 8:00 p.m. Item A: - Rainbow Fish House Special Use Permit Chairman Meyers asked staff to clarify the need for the public hearing. Niehaus stated that food processing facilities were only permitted as a special use in I-2 Industrial Zoned districts. Therefore, Rainbow Fish House was required to petition for the necessary approval which requires a public hearing. Jewell stated that Rainbow Fish House had been in business for 15 years and has been located in Franklin Park for the last 11 years. Rainbow Fish House provides fresh seafood to high-quality, white table cloth restaurants in Chicago and the northwest suburban area. Specific restaurants catered to by Rainbow Fish House include the "Let Us Entertain You" group establishments and the Davis Street Restaurant in Evanston. Jewell stated that Rainbow Fish Hasse would like to build a new facility in Elk Grove for several reasons. As a result of their current success, Rainbow Fish House would like to expand their operations. Their current facility in Franklin Park is leased and therefore very hard to upgrade and improve since they do not own the building. Other contributing factors to their interest in the subject property include its proximity to O'Hare, the residences of Rainbow's employees, and the reputation of the Elk Grove industrial park and Village staff. In addition, the site offers sufficient room for further expansion if necessary, Dobron stated that the proposed facility would be a 30,000 square foot building located on a 3.14 acre lot with the capability of being expanded to a size of 50,000 square feet. Ingress and egress to the site is available off of Chase Avenue. Separate driveways are provided for truck traffic and employees. Approximately 8,000 square feet will be dedicated to office space with the remainder being used for production. The building would consist of pre-cast concrete with decorative medallions and tinted glass. Dobron stated that the building would be set back from the street in order to offer additional greenspace in front of the building. Chuma stated that Kiferbaum Construction Co. was an experienced builder with an extensive history in the construction of food processing facilities. This will enable them to build an efficient, aesthetically pleasing, and environmentally conscious building for Rainbow Fish House. Chuma stated that the entire building would be constructed in full compliance with all USDA regulations governing the processing of fresh seafood. Specific measures that will be implemented at the proposed facility include the refrigeration of all rooms containing fresh seafood or debris, no external routing of exhaust fans from rooms containing fish products, and the storage of all fish waste products indoors in refrigerated rooms as opposed to outside dumpsters. In addition, all areas inside the production facility will be washable in order to avoid the possibility of contaminated food products. Chuma stated that the majority of the trucks which will access the facility are smaller, refrigerated panel trucks. All trucks will dock in a refrigerated area for Ioading and unloading of all seafood. All trucks will also have access to a wash bay which will allow them to clean their vehicles. Chairman Meyers questioned if any retail sales would take place on the facility. Niehaus stated that retail sales would be permitted as a special use and any request by the petitioner to sell products in a retail manner would require another hearing before the Plan Commission. Commissioner Guzzardi questioned as to the economic benefits and number of employees that would be created by the proposed development. Jewell stated that he currently employs 35 people and anticipates that number to increase by 10 within the next 2 years. Jewell also stated that he does approximately $12 million in sales annually which would provide substantial sales tax revenue to the Village. Commissioner Guzzardi questioned if any provisions would be taken to ensure that the wastewater on site does not become contaminated. Chuma stated that all drainage systems would be equipped with straining devices which would keep scales and fish products from entering the water stream. All straining devices would then be cleaned on a fixed schedule. In addition, Jewell stated that all fish purchased by Rainbow Fish House are pre- bled prior to being shipped to their facility which would minimize the amount of effluent which is present at the facility. Chuma stated that these efforts are in compliance with the regulations of the Metropolitan Water Reclamation District (MWRD). Commissioner McAllister questioned if the facility would be open 24 hours per day. Jewell stated that the facility would operate from 4:00 a.m. to 6:00 p.m. Monday through Saturday. approximately 22,000 square feet in size ;and is located just north of the Elk Grove Presbyterian Church on Elk Grove Boulevard between Love Street and Tonne Road. Both lots are approximately 70' x 164' (11,000 sq. ft.). The east lot would have access to Tonne Road. The west lot would have access to Love Street. Gearhart stated that this is his second project in Elk Grove. He previously constructed the Sylvan Court subdivision in 1987-88 where he currently resides. Both lots will be sold as a package deal to include construction of a custom home. Gearhart stated that the homes will be approximately 1,800 to 2,000 square feet in size and will range in price from $250,000 to $300,000. Gearhart stated that he has not signed any contract at this time. Commissioner Prochno questioned if there were any prospective buyers for the property. Gearhart stated that there was substantial interest in the property (4 to 8 call per day). Commissioner Henrici expressed concern that the property being developed was actually property that was dedicated for open public use when the property was annexed. Niehaus stated that he did not believe that the definition of public use encompassed church properties. In addition, Niehaus stated that staff had no objections to the subdivision as proposed. Commissioner McAllister questioned if the homes would be consistent with other homes in the area. Gearhart stated that the: homes would be larger and more elaborate than the existing homes in the neighborhood but they would not be out of place. Commissioner McAllister questioned if the site had any previous history of flooding problems. Gearhart stated that there was :no flood hazard on the subject property. Upon further discussion, Commissioner Henrici Moved and Commissioner Feichter seconded the motion to recommend approval of the Better Living Subdivision. Upon voting (all AYES), the motion carried unanimously. Commissioner Feichter moved and Commissioner Prochno seconded the motion to adjourn the meeting. Chairman Meyers adjourned the meeting at 9:10 p.m. Resp tfully/sJubmittttedd 1�. O f/�E�LCCCC� Scott R. Niehaus Administrative Assistant C: Chairman and Members of Plan Commission, President and Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager, Administrative Assistant, Administrative Intern, Director of Engineering and Community Development, Director of Public Works, Fire Chief, Deputy Fire Chief (2), Assistant Fire Chief, Village Attorney, Chairman and Members ZBA Commissioner McAllister questioned if the trucks would be refrigerated. Chuma stated that all trucks would be refrigerated and inspected by Village personnel. Commissioner Ayers questioned if any fish products would be disposed of in the external dumpster. Chuma stated that all fish products would be kept in an indoor refrigerated refuse area. Commissioner Ayers questioned if any recycling programs would be used for the cardboard packaging used to ship the seafood. Jewell stated that Rainbow Fish House currently recycles paper, cardboard, and fish products and intends to do so at the proposed facility. Commissioner Feichter questioned as to the origin of the fresh seafood and how far Rainbow Fish House ships it to. Jewell stated that the majority of their products come from Boston, Virginia, and Florida via refrigerated truck. Jewell stated that properly frozen seafood can be stored for up to two weeks prior to serving. Commissioner Feichter questioned what measures would be taken to ensure employee safety. Jewell stated that Rainbow Fish House operates in compliance with all OSHA guidelines and that all employees required to work in refrigerated areas are issued insulated clothing to protect them from the extreme temperatures. Commissioner Henrici questioned if any rooftop HVAC units would be located on the building. Chuma stated that 2-3 units would be located above the office area of the building but that he did not anticipate any noise problem due to the fact that the site was in an industrial zoned district removed from residential areas. Commissioner questioned if locker rooms would be provided for both men and women. Chuma stated that locker rooms would be provided for both genders and that the female locker room would be located near the office area to provide extra security. Chairman Meyers opened the meeting for comments from the audience . There were no comments. Chairman Meyers closed the public hearing at 8:43 p.m. Upon further discussion, Commissioner McAllister moved and Commissioner Feichter seconded the motion to recommend approval of a Special Use Permit to allow Rainbow Fish House to operate a food processing facility in an I-2 zoned district. Upon voting (all AYES), the motion carried unanimously. Chairman Meyers called for a 5 minute recess at 8:45 p.m. The meeting resumed at 8:50 p.m. Item B: - Better Living Subdivision Gearhart stated that he is seeking to subdivide a one lot residential property into two lots for the purpose of building single-family residential homes. The subject property is