ACTION REQUESTED:
Title
Communication from the City Manager and the Director of Community Development with a Recommendation from the Planning and Zoning Commission and Staff to ADOPT an ORDINANCE Approving a SPECIAL USE in a Class I-1 (Industrial/Business Park) District for a TOWING AND IMPOUND LOT for the Property Identified as Parcel Identification Nos. 14-06-276-011 and 14-06-276-013, with a Temporary Address of 8638 N. PIONEER ROAD, Peoria, IL.
Body
BACKGROUND:
Petitioner: Bruce Pedigo of Joe's Towing & Recovery
Current use: Undeveloped
Proposed use: Towing & Impound Lot with a 6,400 sq. ft. business office/shop building and 64 parking spaces for towed vehicles. The proposed use does not include salvaging of auto parts.
Present zoning: Class I-1 Industrial/Business Park
Proposed zoning: No change
The property is
surrounded by: North: Class I-1 Industrial/Business Park
South: Class I-1 Industrial/Business Park
East: Class I-1 Industrial/Business Park
West: Class I-1 Industrial/Business Park
Future land use
designation: Industrial
Public facilities: The site is served with public sewer and public water
Acreage: 1.37 acres
KEY ISSUES
1) Buildings & Yards: The proposed development includes a 31.6-foot tall, 6,400 sq ft building to house the business office and shop. The I-1 zoning district requires a front yard setback of 25 feet and a side and rear yard setback of 20 feet, with which the building complies.
The impound yard is located behind the building and secured by an eight-foot tall sheet metal fence.
2) Parking & Access: The proposed site plan includes 12 customer parking spaces and 62 parking spaces for impounded vehicles. One handicap parking space is also provided. This is in compliance with the Zoning Ordinance.
Two access drives are proposed from Pioneer Road. A waiver is requested from the Public Works regulations to increase the width of the southern drive approach from 30 feet to 36 feet.
3) Landscaping, Lighting, and Screening: The petitioner has provided a landscape plan and photometric lighting plan which are in compliance with the Zoning Ordinance. All ground and roof top mechanical equipment must be screened from view. A garbage enclosure is located near the southwest corner of the lot which must be constructed of a four-sided, fence or wall, six to seven feet in height, and with a gate for access.
4) Signage: No signage is proposed at this time. Any signs will require a separate Zoning Certificate for a sign permit and must comply with the limitations of 70 sq. ft. in area and 25 feet in height.
REQUESTED WAIVERS:
Waiver |
Code Requirement |
Planning & Zoning Commission Recommendation |
Staff Recommendation |
Allow five parking spaces to encroach into front yard |
Parking in front yard is prohibited |
Support |
No objection |
REQUESTED CONDITIONS:
Condition |
Detail |
Planning & Zoning Commission Recommendation |
Staff Recommendation |
Mechanical Equipment |
All new roof/ground mechanical equipment must be screened |
Support |
Support |
Garbage enclosure |
Must be constructed as a six to seven foot tall, solid fence or wall, with a gate for access. |
Support |
Support |
Width of Drive Approach |
Obtain approval from the Traffic Engineer to increase width of drive approach from 30 feet to 36 feet at the south driveway |
Support |
No objection |
PLANNING & ZONING COMMISSION ACTION:
The Planning & Zoning Commission found that the request met the Findings of Fact requirements and VOTED 7 TO 0 TO APPROVE.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission meeting): None presented.
IMPACT IF APPROVED: A 6,400 sq. ft. building will be constructed along with 64 parking spaces for a towing and impound business.
IMPACT IF DENIED: The subject property will remain undeveloped.
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