ACTION REQUESTED:
Title
Communication from the City Manager and Community Development Director with a Request to Concur with the Recommendation from the Planning and Zoning Commission to ADOPT an ORDINANCE Amending the OFFICIAL ZONING MAP of the City of Peoria, to Rezone Property from a Class I-2 (Railroad/Warehouse Industrial) District to Class I-3 (General Industrial) District, for the Property Located at 100 CASS STREET, 114 CASS STREET, 115 CASS STREET, and 2026 SW WASHINGTON, Parcel Index Numbers (18-17-258-005, 18-17-258-009 through 18-17-258-012, 18-17-259-008 and 18-17-259-017 through 18-17-259-018) (ORDINANCE A); or, in the ALTERNATIVE, Concur with the Recommendation from Staff to ADOPT an ORDINANCE Amending the OFFICIAL ZONING MAP of the City of Peoria, to Rezone Property from a Class I-2 (Railroad/Warehouse Industrial) District to Class I-3 (General Industrial) District, for the Property Located at 100 CASS (PINs 18-17-259-008 and 18-17-259-017 through -018) (ORDINANCE B), Peoria, Illinois (Council District 1). Case No. PZ 15-22.
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BACKGROUND:
Petitioner: Denny Oedewaldt, Prairie Material
Background and request: This request is to allow a rezoning from I-2 (Railroad/Warehouse Industrial) District to the class I-3 (General Industrial) District. The rezoning will allow expansion of an existing concrete batch plant, which requires the I-3 (General Industrial) Zoning District.
Property characteristics: The subject properties are zoned I-2 (Railroad/Warehouse Industrial) District and are surrounded by I-3 (General Industrial) District to the northeast and southeast, I-2 (Railroad/Warehouse Industrial) to the north and southwest, and CN (Neighborhood Commercial) to the northwest. In 2006, property to the north was rezoned from C-2 (Large Scale Commercial) and I-3 (General Industrial) to I-2 (Railroad/Warehouse Industrial). In 1986, property to the north was rezoned from C-3 Commercial to W-1 (Warehouse and Wholesale). From 1963-1990, the subject properties were zoned W-1,and surrounded by C-3 (General Commercial) and W-1 (Warehouse and Wholesale) to the west, I-4 (Heavy Industrial) to the east and south; and C-3, W-1 and I-2 to the north. From 1931 - 1963 all properties mentioned were zoned K- Industrial.
Staff comments:
1. The same performance standards apply to the current and proposed zoning district, with respect to noise and screening, as descripted in the Land Development Code Section 4.3.7.
2. When evaluating whether a Zoning Map amendment is appropriate, the Commission should consider the holdings from the La Salle National Bank V. City of Highland Park case offer factors to consider in determining whether a rezoning is appropriate:
§ Uses and zoning of nearby property
§ Diminution of property values
§ Promotion of public welfare
§ Gain-loss balance (does the current or proposed zoning deny reasonable economic use)
§ Suitability as zoned
§ Length of time property remains vacant
§ Community need
§ Care with which the community has undertaken its development land (is it spot zoning)
3. The subject properties are divided by Cass Street. Staff finds that the rezoning the properties to the east is consistent with existing land use and adjacent heavy industrial uses.
4. Staff does not find the properties on the west side of Cass Street to be appropriate for I-3 Heavy Industrial Zoning. Zoning districts immediately west of the property vary from CN to I-2, and existing land uses include retail and a tavern.
Staff recommendation:
The Site Plan Review Board Recommends APPROVAL of the requested rezoning for the properties on the east side of Cass, specifically including 100 Cass (PINs 18-17-259-008 and 18-17-259-017 through -018).
The Site Plan Review Board Recommends DENIAL of the requested rezoning for the properties on the west side of Cass, with addresses of 114 Cass, 115 Cass, and 2026 SW Washington (PINs 18-17-258-005 and -009 through -012).
Planning and Zoning Commission action:
The Planning and Zoning Commission found that the request met the Findings of Fact requirements and VOTED 4 TO 3 TO APPROVE all subject properties to be rezoned to I-3 (General Industrial).
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: None expressed at the hearing.
IMPACT IF APPROVED: The properties will be rezoned to I-3 (General Industrial).
IMPACT IF DENIED: The zoning of the properties will remain unchanged.
ALTERNATIVES: The petitioner could request a Special Use for an expansion of non-conforming use to add the proposed land and batch plant.
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