TO: Mayor and City Council
FROM: Beth Beatty, City Manager
SUBJECT:
title
Ordinances Associated with the Redevelopment of 4200 W. Jefferson Street.
Ordinance Approving a Special Use Permit for an Indoor Storage Facility, Located at 4200 W. Jefferson Street. (ZBA 2023-50)
Ordinance Approving a Special Use Permit for Truck Hire and Sales, Located at 4200 W. Jefferson Street. (ZBA 2023-51)
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BACKGROUND:
The petitioner, Amerco Real Estate Company (AREC), is requesting approval of two Special Use Permits to redevelop the existing hotel and bar at 4200 W. Jefferson Street into a new U-Haul Moving and Storage Facility. The first requested Special Use Permit is for an indoor storage facility. The second requested Special Use Permit is for truck hire and sales. Indoor storage facilities within a B-3 zone require a Special Use Permit, per Section 47-13.2A(I) of the City’s Zoning Ordinance. In addition, truck hire and sales (rental) also require a Special Use Permit, per Section 47-13.2A(G) of the City’s Zoning Ordinance.
Staff is recommending imposing a condition on each proposed Special Use Permit that would allow two main buildings on the subject lot, provided that the building design resembles what is shown in the attached elevations and the signage as proposed on the renderings. If developed, the U-Haul facility would consist of self-storage, truck and trailer sharing (rental), and related retail sales.
The subject properties total approximately 7.47 acres in size and contains two lots. Development of the proposed U-Haul facility would result in a complete teardown of the hotel building, with two new main buildings. Two existing access points onto West Jefferson Street would remain in place, in addition to an existing cross-access lane to the Shell gas station to the west. The easternmost building would have a footprint of 39,038 square feet and contain a 3-story, 38-ft. tall (42-ft. tall with parapet), building that would include self-storage and retail within a showroom. The B-3 zone allows buildings up to three stories or 50 ft. in height. The second building would be 49-ft. tall (51-ft. tall with parapet), have a footprint of approximately 27,451 square feet, and be located on the west side of the property. This building would be used mostly for storage of moving containers or pods. Elevations of the proposed buildings are attached. The easternmost building would contain a variety of brick, pre-cast concrete, and glass facades. The entirety of the first story is shown with a brick exterior, in addition to the second and third stories on all four corners. The western building would contain a similar design, with less glass. Both buildings will be required to meet the City’s Non-Residential Design Standards for a commercial use.
Much of the project site is in the 100-year floodplain. The petitioner has secured a Letter of Map Revision from the Federal Emergency Management Agency (FEMA) to remove a portion of the property where most redevelopment would occur from the Special Flood Hazard Area or floodplain to an X (shaded) zone. Development on the subject properties that is still located within the flood fringe will still be required to abide by the City’s regulations pertaining to development in Special Flood Hazards Areas within the flood fringe.
The petitioner has also submitted a preliminary landscape and tree removal plan. The plan shows removal of a considerable number of trees, which will need to be replaced per the City’s Tree Preservation regulations in Article VI, Section 26-128(h) of the City Code. Prior to issuance of a building permit, staff will need to review a more detailed Tree Preservation Plan that specifically states how each tree is proposed to be removed, relocated, replaced, preserved at its present location, introduced in the site from an off-site source, and whether the tree is to receive remediated actions due to construction impacts.
The proposed development is viewed by staff as a positive commercial reuse of a site that will benefit from access to West Jefferson Street and I-55 adjacency. Staff does not believe the proposed use will generate enough traffic to necessitate a separate traffic study and will therefore not provide a noticeable increase in traffic congestion in the immediate area. While the site plan as currently proposed would eliminate several trees along the west and south sides of the site, a dense woodland buffer would remain around the south, east, and west sides of the site. These woodland buffers will help screen the interior parking areas from these perspectives in addition to most of the 3-story buildings.
ZONING BOARD OF APPEALS PUBLIC HEARING:
The subject petitions were originally scheduled to be discussed at the August 17, 2023, Zoning Board of Appeals meeting. These petitions were tabled to October 19, 2023, to allow for a revised set of studies from the Federal Aviation Administration (FAA) regarding the proposed height of the two buildings and their proximity to the flight path of the Joliet Regional Airport. Findings from the FAA are attached. All reports have determined that the proposed structures will not exceed obstruction standards and would not be a hazard to air navigation, provided that a notice of construction is filed with the FAA within five days after building construction reaches its greatest height. An advisory recommendation was included on the reports for the eastern building. This recommendation stated that structures which will result in the congregation of people within the Runway Protection Zone are strongly discouraged in the interest of protecting people and property on the ground.
The Zoning Board of Appeals held a public hearing on this matter on October 19, 2023. Mr. Michael Cook, Cook Engineering Group, Ms. Angela Farley, U-Haul, and Mr. Rick Rotweiler, U-Haul, represented the petition. Ms. Jennifer McFarland, Joliet Regional Airport Superintendent for the Joliet Park District, appeared in opposition to the petition. Ms. McFarland stated that the proposed structures will interfere with the runway protection zone. No other members of the public commented on the subject petitions. Minutes of the meeting are attached hereto.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS:
recommendation
Brigette Roehr moved that the Zoning Board of Appeals deny PETITION 2023-50: A Special Use Permit for an indoor storage facility, located at 4200 W. Jefferson Street, and PETITION 2023-51: A Special Use Permit for truck hire & sales, located at 4200 W. Jefferson Street.
Pat McShane seconded the motion, which passed with four (4) aye votes. Voting aye were: Alessio, Nachtrieb, Roehr, and McShane. Voting nay were: Riggs and Bias.
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ANALYSIS:
It has been determined by the FAA that the proposed buildings do not create a hazard per their proposed height and not being a high use in the congregation of people. In addition, the Joliet Park District’s Aviation Engineer, Hanson Professional Services, has determined that the only way the park district could increase their runway length would involve acquiring the adjacent gas station and demolishing the structures and closing and vacating Airport Drive near Jefferson Street. These are not being proposed at this time.
RECOMMENDATION OF THE ADMINISTRATION:
recommendation
Therefore, staff recommends that the Mayor and City Council approves the following, subject to the conditions listed below:
1. An Ordinance approving a Special Use Permit for an indoor storage facility, located at 4200 W. Jefferson Street; and,
2. An Ordinance approving a Special Use Permit for truck hire and sales, located at 4200 W. Jefferson Street.
Conditions:
1. That both main buildings shall be allowed to occupy the same lot, at the height and with the signage proposed, provided they resemble the attached elevations and follow the City’s Non-Residential Design Standards for Commercial buildings.
2. That all internal parking areas and driveways are paved with concrete, bituminous concrete, or other approved surface material in accordance with Section 47-17.17(J) and other applicable ordinances.
3. City staff approval of a lighting plan, prior to issuance of a general building permit.
4. City staff approval of a final landscape plan, prior to issuance of a general building permit.
5. City staff approval of a Tree Preservation Plan, as described in Chapter 26, Article VI, Section 26-128(b) of the City’s Code of Ordinances.
6. Should the property be declared a public nuisance, it shall be subject to a rehearing and a possible revocation of the Special Use Permits.
7. That the Special Uses granted shall herein terminate and lapse unless a building permit or certificate of occupancy is obtained not later than 180 days of the effective date of this ordinance and the erection or alteration of a building is started, or the use is commenced within such period. The Board may grant an extension of this period, valid for no more than one hundred and eighty (180) additional days, upon written application and good cause shown without notice or hearing. Whether or not there is an intention to abandon the Special Uses, if any special use is discontinued for a continuous period of one year, or if an intent to abandon the Special Use is evident in a shorter period of time, the Special Use for such use shall become void, and such use shall not thereafter be reestablished unless a new Special Use Permit is obtained.