ACTION REQUESTED:
Title
Communication from the City Manager and Director of Community Development with a Request to Concur with the Planning & Zoning Commission and Staff to ADOPT an ORDINANCE Approving a SPECIAL USE in a Class I-1 (Industrial/Business Park) District for a MACHINE SHOP for the Property Identified as Parcel Identification No. 14-06-226-016 with an address of 8600 INDUSTRIAL RD, Peoria, IL. (Council District 5)
Body
BACKGROUND:
Proposal
Petitioner Steve Wessels of Alcast Company is requesting a Special Use for a machine shop in the existing 52,400 sq. ft. warehousing building as described below:
Buildings & Yards
The existing 52,400 sq. ft. building is in compliance with required building setback regulations for the front and rear yards. The petitioner is proposing a 35,300 sq. ft. future building addition, which is also in compliance with setback regulations.
Parking & Access
The site includes an existing building entrance and parking lot along the south façade of the building. The petitioner intends to remove this entrance and parking lot and reclaim as a grass yard.
The site also includes an existing 3.3 acre parking lot located to the north of the building with access from Industrial Road and Pioneer Road. The petitioner is proposing to stripe a portion of the existing north parking lot with 25 parking spaces including 1 handicap accessible space and leave the remainder of the parking lot unused. The maximum parking regulation for manufacturing is one parking space per two employees plus one space per company vehicle. The petitioner states that there will be 20 employees and no company vehicles, therefore the maximum number of parking spaces allowed by right is 10. Staff recognizes that the parking lot was constructed with the original development of the property and is over-sized for the proposed use. Therefore an impact fee is not required for the 15 excess parking spaces.
Landscaping, Lighting, and Screening
A landscape plan has been submitted with a request to comply with landscaping requirements as phased development occurs on the property. The table below includes the landscape points required (based on frontage length and number of parking spaces), proposed points, and the deficiency.
|
Area of Landscaping |
Required Tree Points |
Proposed Tree Points |
Deficiency in Points |
|
Front yard of Industrial Road |
336 |
200 |
136 (7 trees) |
|
Front yard of Pioneer Road |
336 |
260 |
76 (4 trees) |
|
Front yard of Industrial-Pioneer Road |
258 |
120 |
138 (7 trees) |
|
Parking Lot |
25 |
20 |
5 (1 tree) |
Exterior lighting of the property cannot exceed three foot candles as measured at the property line. A lighting plan is requiried prior to issuance of a Zoning Certificate.
Screening is required of ground, wall, and roof mounted mechanical equipment. The existing building includes roof mounted units, which the petitioner has requested a waiver from screening requirements.
Signage
An existing freestanding, located along the south side of the building, will be removed. No new signage was proposed with the Special Use application. Therefore any new signage will require a separate sign permit following the sign regulations of the Zoning Ordinance. New signage which does not comply with the Zoning Ordinance may require an amendment to the Special Use.
Requested Waivers
1) Eliminate the requirements to screen mechanical/utility equipment.
2) Allow for landscaping requirements for the front yards and parking lot to be installed in phases with development.
Current Development
The subject property is part of the Pioneer Industrial Park and surrounded by I-1 (Industrial/Business Park) zoning to the north, south, east and west. The existing warehouse building was constructed in the 1980’s.
Analysis and Recommendation
Staff recommends approval of the request, excluding the requested waivers and subject to the following conditions:
1) All rooftop, wall mounted, and ground level mechanical equipment must be screened from street view and residentially zoned districts, except for existing roof-top units.
2) All proposed refuse disposal areas must be screened on all four sides by a solid fence or wall with a minimum height of six feet, not to exceed seven feet.
3) A lighting plan must be submitted for review prior to issuance of a Zoning Certificate to ensure that exterior lighting does not exceed three foot candles when measured at the property line.
4) Landscaping for the front yards and parking lot must be installed per the requirements of the Zoning Ordinance with approval of this special use. (No phasing of requirements)
5) The surface of the parking lot must be maintained in accordance with the Zoning Ordinance.
6) Exterior storage of materials or vehicles shall be permitted in accordance with the Zoning Ordinance.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission meeting): None
PLANNING & ZONING COMMISSION ACTION: The Planning & Zoning Commission found that the request met the Findings of Fact requirements and VOTED 6 TO 0 TO APPROVE including the Staff’s conditions of approval.
IMPACT IF APPROVED: A special use for a machine shop will be granted in an existing 52,400 sq. ft. warehouse building, including a 35,300 sq. ft. future building addition. Landscaping, screening of mechanical equipment, and parking lot improvements will be required upon implementation of the special use.
IMPACT IF DENIED: A special use will not be granted and the property will remain as currently developed.
ALTERNATIVES: N/A
EEO CERTIFICATION NUMBER: N/A
WHICH OF THE GOALS IDENTIFIED IN THE COUNCIL’S 2014 - 2029 STRATEGIC PLAN DOES THIS RECOMMENDATION ADVANCE?
1. Grow Peoria: Businesses, Jobs, and Population
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Grow employers and jobs.
DEPARTMENT: Community Development