ACTION REQUESTED:
Title
Communication from the City Manager and the Community Development Director with a Request to Concur with the Recommendation from the Planning and Zoning Commission and Staff to Adopt an ORDINANCE Rezoning Property from the Present I-2 (Railroad/Warehouse Industrial) District to I-3 (General Industrial) District; and Approve a SPECIAL USE in a Class I-3 (General Industrial) District for a JUNK YARD and AUTO GRAVEYARD for the Property Identified as 100 CHICAGO STREET (18-17-259-015), Located within Peoria, IL (District 1)
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BACKGROUND:
PROPERTY CHARACTERISTICS
The subject property contains 0.81 acres of land and is currently developed with an existing towing and impound lot auto graveyard. The property is zoned Class 1-2 (RailroadlWarehouse Industrial) District and surrounded by Class 1-2 (RailroadlWarehouse Industrial) District to the north, east and west; and 1-3 (General Industrial) zoning to the south.
HISTORY
The subject property, and property to the east, was zoned 1-4 (Heavy Industrial) between 1963 and 1990.
SUMMARY OF PROPOSAL
The petitioner is requesting to rezone the subject property from 1-2 (RailroadlWarehouse Industrial) District to 1-3 (General Industrial) zoning; and, Special Use approval to allow the addition of a junk yard and auto grave yard. A junk yard/auto grave yard requires Special Use in the 1-3 zoning district. The junk yard and auto grave yard use is proposed in addition to the existing towing and impound lot, for which incidental recycling of parts from unclaimed, towed vehicles on the subject property is permitted. The addition of the junk yard and auto graveyard would allow storage and parting of inoperable vehicles not intended to be claimed by titleholders.
The property includes an existing 25-foot tall building, 500 square foot office; and three parking spaces, one of which is accessible. Refer to the attached site plan for proposed layout, and application information provided by the applicant.
PLANNING AND ZONING COMMISSION ACTION
The Planning and Zoning Commission found that the request met the Findings of Fact requirements, and VOTED 7 TO 0, with the following waivers and conditions:
Waivers.
1. Section 8.4.4. B. 3. General Outdoor Storage.
2. Section 8.2.6. Landscaping and Screening, Front Yard Landscaping. No screening is required along the lot lines between this and the adjacent towing and storage yard; and along the tracks
Conditions:
1. A public sidewalk is required along Chicago Street
2. Permits must be obtained for paving, resurfacing, and the drive approach from the public right-of-way.
3. Screening of mechanical equipment and dumpsters is required.
4. Salvage must be located in the storage yard, as depicted on the site plan and application; and towing storage must be located within the building, also as depicted on the site plan and application.
5. All applicable building and fire safety codes must be met
6. If the salvage yard should be replaced with other than a storage lot, then the requirements of 8.4.4.B.3. must be met with respect to screening; the property may not at any time contain an unscreened towing and impound lot.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: None stated.
IMPACT IF APPROVED: The existing towing and impound lot with a junk yard and auto graveyard will be brought into compliance with the Ordinance.
IMPACT IF DENIED: The existing towing and impound lot will remain non-conforming; the existing junk yard and auto graveyard will not comply with the Land Development Code.
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. Financially Sound City Government, Effective City Organization
2. Grow Peoria: Businesses, Jobs, and Population
3. Attractive Neighborhoods with Character: Safe and Livable
4. Vibrant Downtown: Riverfront/ Central Business District/ Warehouse District
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Grow employers and jobs.
2. Reinvest in neighborhoods.
3. Have an efficient government.
DEPARTMENT: Community Development