ACTION REQUESTED:
Title
Communication from the City Manager and the Community Development Department 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 CN (Neighborhood Commercial) and R-4 (Single Family Residential) Districts to the I-1 (Industrial/Business Park) District, and Establishing a SPECIAL USE for a Towing and Impound Lot, with Waivers, for the Property Located at 2400-2406 W. MALONE and 2401-2407 W. STARR (18-18-254-009 to -012, and 18-18-254-020 to -022), Peoria, IL (District 1).
Body
BACKGROUND:
Proposal, including Conditions
The request is to rezone properties on the west side of Stanley to I-1 (Industrial/Business Park), and obtain a Special Use for a Towing and Impound. The current office for the existing towing and impound lot is located on the east side of Stanley. As part of this request, the office will be moved to the subject property. The conditions are:
1. Pave all parking areas
2. Locate office onsite, to existing 400 square building (former gas station), on the northwest corner of Starr and Stanley.
3. Completely screen entire lot as per Ordinance requirements.
4. Complete and maintain front yard landscaping on the southwest corner of Malone and Stanley.
5. Lot must continuously meet definition of towing and impound lot in the City of Peoria Code and City of Peoria Land Development Code.
Related parcels on the southeast corner Malone and Stanley will remain as currently zoned, R-4, and are not included with this request. The owner proved grandfather status for auto repair for the commercial building on the east side of Stanley. A house is also located on the same parcel, and will remain residential.
Existing Conditions
The northern parcels of the subject property are currently zoned R4 (Single Family) Residential; and the southern parcels are currently zoned CN (Neighborhood Commercial). It is developed with a nonconforming Towing and Impound Lot. The property is surrounded by the R4 (Single Family) Residential zoning district to the north; the CN (Neighborhood Commercial) District to the south; and both of the same districts to the west and east.
From 1990 - 2007, the northern parcels of the subject property are currently zoned R4 (Single Family) Residential; and the southern parcels are currently zoned C-1 (General Commercial). The property was surrounded by the R4 (Single Family) Residential zoning district to the north; the C-1 (General Commercial) District to the south; and both of the same districts to the west and east.
Analysis and Recommendation
Staff finds the proposal, along with recommended conditions listed above, to be consistent with standards for Special Uses, as set forth in Land Development Code Section 2.9.10.
Commission Input
The Commission voted 6 - 0, Case No. PZ 15-32, to approve the request, with the following CONDITIONS:
1. Pave all parking areas
2. Locate office onsite, to existing 400 square building (former gas station), on the northwest corner of Starr and Stanley.
3. Completely screen entire lot as per Ordinance requirements.
4. Complete and maintain front yard landscaping on the southwest corner of Malone and Stanley.
5. Lot must continuously meet definition of towing and impound lot in the City of Peoria Code and City of Peoria Land Development Code.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: N/A
IMPACT IF APPROVED: An existing tow lot will remain in business, with improvements.
IMPACT IF DENIED: The existing tow lot will be deemed unlawful and required to vacate the property.
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. Reinvest in neighborhoods.
3. Have an efficient government.
DEPARTMENT: Community Development