ACTION REQUESTED:
Title
Communication from the City Manager and the Director of Community Development with a Recommendation from the Planning & Zoning Commission and Staff to ADOPT an ORDINANCE Approving a SPECIAL USE in a Class I-1 (Industrial/Business Park) District for an Expansion of a Non-Conforming Building for the Property Identified as Parcel Identification Nos 14-05-151-003 and 14-05-151-002, with Addresses of 1804 AND 1812 W CHANUTE ROAD, Peoria, IL. (Council District 5)
Body
BACKGROUND:
Petitioner: Derek Schryer of Davis & Campbell, LLC representing Hunzeker Properties, LLC
Current use: Office/Warehouse for Hunzeker Service Agency
Proposed use: Warehouse expansion
Present zoning: Class I-1 (Industrial/Business Park) District
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: Light Industrial
Public facilities: The site is served with public sewer and public water
Acreage: 0.72 acres
KEY ISSUES:
The petitioner is requesting a Special Use to allow for a building expansion to the existing 7,050 sq. ft. office/warehouse building located at 1812 W Chanute, which is non-conforming with its five (5) foot rear yard building setback. The Zoning Ordinance in effect in 1989, the year this building was built, required no rear yard setback. The current zoning district requires a minimum rear yard setback of 20 feet.
Adjacent to the property at 1812 W Chanute, is an existing 1,900 sq. ft. structure located at 1804 W Chanute, which the petitioner intends to demolish and replace with a 29-foot tall, 5,700 sq. ft. building addition to the structure on 1812 W Chanute. The petitioner is requesting to construct the new building addition with the same five (5) foot building setback from the rear property line.
The petitioner is also requesting a waiver for the side yard setback of the building addition. The zoning district minimum required side yard setback is 20 feet. The proposed building addition is setback 10 feet from the side property line.
Parking
Twenty-six (26) parking spaces are required for the warehouse and office uses, which must be located in the side and rear yards of the property. The proposed site plan notes 17 parking spaces, four of which are partially located in front of the established front yard of the properties. A waiver is noted for the number of parking spaces and location within the front yard.
Landscaping & Screening
The landscaping noted on the site plan is in compliance with the required landscaping for the front yard and parking lot areas. All garbage dumpsters must be placed in a four sided, six to seven foot tall, solid enclosure with a gate for access and all ground and roof mechanical equipment must be screened from view.
Signs
An existing 6 ft x 4 ft freestanding sign is located in the front yard of 1812 W Chanute Road. This sign is in compliance for size and height, however, it does not meet the required setback of 12.5 feet from the front property line. The sign is currently located approximately one (1) foot from the front property line. A waiver of the sign setback is noted.
Summary Table:
Proposed Building Addition |
Required |
Proposed |
In Compliance? |
Waiver Requested? |
Front yard setback |
25 feet |
80 feet |
Yes |
NA |
Rear yard setback |
20 feet |
5 feet |
No |
Yes |
Side yard setback |
20 feet |
10 feet |
No |
Yes |
Building Height |
Max 45 feet |
29 feet |
Yes |
NA |
# of Parking Spaces |
26 |
17 |
No |
Yes |
Parking setback |
Prohibited in front yard |
25 feet |
No |
Yes |
Front yard & parking lot Landscaping |
Minimum 128 points |
146 points |
Yes |
NA |
Freestanding Sign |
Max 70 sq ft/25 feet in height/12.5 ft setback |
24 sq ft/3 ft in height/1 ft setback |
Not in compliance for setback |
Yes |
PLANNING & ZONING COMMISSION ACTION:
The Planning & Zoning Commission voted 5 to 0, with 1 abstention to approve, including the requested waivers for building setback and parking, and with the following conditions:
1) All rooftop and ground level mechanical equipment must be screened from street view.
2) All garbage dumpsters must be placed in a four sided, six to seven foot tall, solid enclosure with a gate for access.
3) A lighting plan must be submitted for review prior to issuance of a Zoning Certificate to ensure that exterior lighting does not exceed three foot candles when measured at the property line.
4) Relocate the existing sign to meet the required front setback of 12.5 feet.
FINANCIAL IMPACT: NA
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission meeting): None
IMPACT IF APPROVED: The existing 1,900 sq. ft. building will be demolished and replaced with a 5,700 sq. ft. building addition constructed with a 5-foot rear yard and 10-foot side yard setback. Seventeen parking spaces will be provided with four of the spaces partially located in the front yard.
IMPACT IF DENIED: The property will remain as currently developed, which includes an existing 7,050 sq. ft. office/warehouse building and an existing 1,900 sq. ft. building
ALTERNATIVES: NA
EEO CERTIFICATION NUMBER: NA
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