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 1918 SW WASHINGTON STREET (18-17-259-016), Located within Peoria, IL (District 1)
Body
BACKGROUND:
PROPERTY CHARACTERISTICS
The subject property contains 2.79 acres of land and is currently developed with an existing towing and impound lot and 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. The comprehensive plan for the site is Industrial.
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 the junk yard and auto grave yard. A junk yard/auto grave yard requires Special Use in the 1-3 zoning district. Both the junk yard/auto grave yard and the towing and impound lot are existing. The zoning change and special use would lawfully allow the junk yard/auto grave yard, storage and parting of inoperable vehicles not intended to be claimed by titleholders.
The property includes an existing 4700 square foot, 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 waiver and conditions:
Waiver:
Section 8.4.4.B.3. General Outdoor Storage, which includes storage forward of the building. No screening is required along the lot lines between this and the adjacent towing and storage yard; and along the tracks.
Conditions:
1. The existing fence along Washington may remain chainlike; it is not required to be opaque, as long as the adjacent lot remains as a tow and storage lot.
2. No public sidewalk is required.
3. All vehicle access requires paving. Permits must be obtained for paving, resurfacing, and the drive approach from the public right-of-way.
4. Screening of mechanical equipment and dumpsters is required.
5. The junk yard/auto grave yard, and the towing and impound lot must be located at depicted on the site plan and application
6. All applicable building and fire safety codes must be met.
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