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 to Adopt an ORDINANCE Approving a SPECIAL USE in a Class I-3 (General Industrial) District for a JUNK YARD and AUTO GRAVEYARD, with a TOWING AND IMPOUND LOT, for the Property Identified as 2226 W. CLARK STREET (18-19-401-001 AND 18-19-401-004), Located within Peoria, IL (District 1)
Body
BACKGROUND:
Proposal, including Waivers and Conditions
The petitioner requests to establish a Special Use that will allow an existing auto grave yard to lawfully exist on the current site, along with the other, existing uses, which include a towing and impound lot; incidental, related, auto sales; and an auto grave yard. The subject property is part of a current project in which the City is working with existing companies that are on the City's towing rotation list, to bring them into compliance with both the Land Development Code, and the City's Towing Ordinance.
The following waivers allow for compliance with LDC Section 4.3.7.C.2. Performance Standards, Screening, which requires solid screening on all lot lines:
LDC Section 8.4.4.B.3. General Outdoor Storage, which requires a solid screening, eight feet in height, a minimum 15 feet from the right of way.
LDC Section 8.2.6. Landscaping and screening, front yard landscaping.
An additional waiver is requested for existing conditions:
LDC Section 4.3.7.C.2. Screening is required on all lot lines; a waiver of this requirement is requested for the side and rear; and to allow the existing location in the front.
The following conditions are recommended:
1. All parking and access drives for the impound and auto sales lot must be paved, including the access drive from Clark Street.
2. Add 20-30 feet of gravel after the concrete approach to the junk yard and auto grave yard.
3. Obtain all required permits, including: a development permit in accordance with City Code, Chapter 12 Flood Damage Prevention and Control. «»
Existing Conditions
The subject property contains 7.54 acres of land and is currently developed as a towing and impound lot, auto graveyard, and auto sales. The property is zoned I-3 (General Industrial) and surrounded by I-3 (General Industrial), with the exception of I-2 (Railroad/Warehouse Industrial) immediately to the south, where an existing, active rail runs through the surrounding I-3 District.
Analysis and Recommendation
This lot is partially in the flood plain. Any new building or obstructions, including storage of materials, within the floodplain will require a development permit in accordance with City Code, Chapter 12 Flood Damage Prevention and Control. «»
The towing and impound lot; and auto sales are permitted by right in the I-3 District; the auto grave yard requires a Special Use. The proposal, along with requested waivers and required conditions, will bring the property into compliance with the Land Development Code.
Commission Input
The Commission was concerned that it was not reasonable to require paved access drives throughout the junk yard and auto grave yard. Most vehicles will enter the lot from the internal, paved towing and storage lot. Street access to the junk yard and auto gravel yard would mostly be used for removal from the property, and at a relatively infrequent rate. Finally, internal circulation would consistent mostly of non-street vehicle, such as a fork lift. Staff concurred with the recommendation to pave the entrance only, then step down to gravel.
The Commission voted 7-0 to recommend APPROVAL of the proposed Special Use, as presented, with the following waivers and conditions described above.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: None stated.
IMPACT IF APPROVED: The existing towing and impound lot, with junk yard and auto grave yard will be permitted to lawfully continue; and additional improvements will be made.
IMPACT IF DENIED: The existing towing and impound lot will be permitted to continue upon administrative site plan approval; however the existing junk yard and auto grave yard will be required to be vacated.
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
2. Attractive Neighborhoods with Character: Safe and Livable
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Grow employers and jobs.
2. Support sustainability.
DEPARTMENT: Community Development