ACTION REQUESTED:
Title
Communication from the City Manager and Director of Community Development with a Request to Concur with the Recommendation from the Planning and Zoning Commission and Staff for the Following:
A. ADOPT an ORDINANCE REZONING Property from a Class C-1 (General Commercial) District and Class P-1 (Parking) District to a Class C-2 (Large Scale Commercial) District, for the Property Located at 7327 N GALENA RD (Part of Parcel Identification No. 14-10-176-020); and
B. ADOPT an ORDINANCE Approving a SPECIAL USE in a Class C-2 (Large Scale Commercial) District, for Contractor Storage (Indoor/Outdoor), for the Property Located at 7327 N GALENA RD (Part of Parcel Identification No. 14-10-176-020), Peoria IL (Council District 3).
Body
BACKGROUND: The petitioner is requesting to:
1. Rezone a portion of the property from a Class C-1 (General Commercial) District and Class P-1 (Parking) District to a Class C-2 (Large Scale Commercial) District, and
2. Obtain a Special Use for contractor storage, which allows for office use and indoor/outdoor storage use. The petitioner proposes to operate a contractor’s office with outdoor storage from the subject property.
The Planning & Zoning Commission found that the request met the Findings of Fact and voted 4-0, and 1 abstention to approve the rezoning request and voted 4-0, and 1 abstention to approve the special use request with the following conditions and waivers:
1. Outdoor storage must be screened with 100% opaque screen from view of the public right-of-way. Fence on site plan must include an extension perpendicular to the right of way. Said fence must be installed prior to having outdoor storage.
2. Outdoor storage shall be at least 15 feet from the public right of way, 20 feet from side property lines, and 20 feet from the rear boundary of the class C-2 zoning district.
3. All front yard landscaping must be maintained or replaced.
4. Allow administrative review for the construction of one 6,000 sq. ft. addition or accessory storage structure. Construction must begin within five years of the date of approval of the special use. Said structure must be generally in the location shown on the site plan and must comply with all setbacks, yards, build-to requirements of the UDC.
5. Re-stripe all parking spaces, prior to occupancy. Provide at a minimum one accessible parking space per 25 parking spaces.
6. Repair or replace existing dumpster enclosure, prior to occupancy.
7. All three obsolete signs shall be removed or made compliant with UDC Section 8.3 Signs, prior to occupancy.
8. Submit photometric plan for all exterior lighting, prior to occupancy.
9. Ensure all necessary permits including trades permits are obtained prior to work commencing. Any Mechanical, Electrical and Plumbing work must be completed by a licensed & registered contractor.
10. Add a fence/screen along the southern property line.
11. Waiver to permit 6 foot tall fence in the front yard in a commercial district. Fence provides required screening of the outdoor storage area. In order to better meet screening requirements, the petitioner requests the waiver permit an 8 foot tall fence.
12. Waiver to permit existing landscaping to meet front yard, parking lot interior, and perimeter parking lot landscaping requirements. Alternative compliance for TBY is met based on hillside and established growth.
See the attached Planning & Zoning Commission case packet and meeting minutes for detailed information.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission Meeting): The neighbor to the south expressed concern for lack of screening along the shared property line. The commission added a condition for a fence along the southern property line.
IMPACT IF APPROVED: The subject property will be rezoned to Class C-2 (Large Scale Commercial) District and a special use for contractor storage will be approved.
IMPACT IF DENIED: No change to the zoning of the property or allowed uses. Use of the property for contractor storage would not be allowed.
ALTERNATIVES: N/A
EEO CERTIFICATION NUMBER: N/A
WHICH OF THE GOALS IDENTIFIED IN THE COUNCIL’S 2017 - 2032 STRATEGIC PLAN DOES THIS RECOMMENDATION ADVANCE?
1. Grow Peoria
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Grow employers and jobs.
DEPARTMENT: Community Development