ACTION REQUESTED:
Title
Communication from the City Manager and the Director of Community Development with a Request to Concur with the Recommendation from the Planning & Zoning Commission and Staff to ADOPT an ORDINANCE Approving a SPECIAL USE in Class I-3 (General Industrial) District for a JUNK YARD and AUTO GRAVEYARD, with a TOWING AND IMPOUND LOT, for the Property Identified as 2001, 2015, 2017 and 2021 S. DARST STREET (18-19-228-004 and 18-19-231-006 through 009), Located within Peoria, IL (District 1).
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BACKGROUND:
Summary of Proposal
The petitioner requests to establish a Special Use that will allow an existing auto graveyard to lawfully exist on the current site, along an existing towing and impound lot. 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.
Requested Waivers
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:
1. 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.
2. LDC Section 8.2.6. Landscaping and screening, front yard landscaping.
3. LDC Section 4.3.7.C.2. Waiver of required screening on side and rear lot lines.
Requested Conditions
The following conditions are recommended:
1. Allow existing fencing that is seven feet in height to remain until replaced; and replace within a timely fashion in order to provide fencing along Darst that is solid and eight feet in height.
2. Obtain all required permits, including paving permits. «»
Staff Comments
The subject property contains 1.6 acres of land and is currently developed as a towing and impound lot, with auto graveyard. 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 and west.
At the Planning and Zoning Commission, Staff stated that the gravel shown along Darst between the paved areas and the front property line must be clearly separated from the access drives to ensure it will not be driven upon. Gravel within the designated salvage areas is acceptable. Staff also suggested the following condition: "No gravel may be provided immediately adjacent to access drives, parking areas, and towing and impound storage areas, and where the access drive meets salvage lot areas." However, the Commission voted to omit this condition; and Staff is not objecting.
Zoning Commission Action
The Planning & Zoning Commission found that the request met the Findings of Fact requirements and VOTED 6 TO 0 TO APPROVE, with requested waivers and conditions as outlined.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: None stated.
IMPACT IF APPROVED: The existing towing and impound lot, with junk and auto grave yard will be permitted to lawfully continue; additional improvements will be made.
IMPACT IF DENIED: The existing towing and impound lot (with incidental, recycling of parts from unreclaimed, towed vehicles), will be permitted to continue upon administrative 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. Reinvest in neighborhoods.
DEPARTMENT: Community Development