PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
title
Conduct the public hearing regarding requests for a conditional use and a corner side yard parking setback variance to permit an automotive service and repair facility in the B3 District at the subject property located at 1126 E. Ogden Avenue (Belle Tire) - PZC 20-1-050
body
DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Scott Williams, AICP
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for PZC 20-1-050 was published in the Daily Herald on August 31, 2020.
BACKGROUND:
The property is located on the corner east of the intersection of Ogden Avenue and Burlington Avenue, and is zoned B3 (Community Shopping Center District). The property is approximately 1.26 acres and has been vacant for several years. It is located across from and directly abuts commercial properties except for an unincorporated single family residential lot to the east. Approximately 50’ of the easternmost frontage on Burlington Avenue is also located across from R1A, Low Density Single Family Residence District. The property was consolidated from two lots into one lot with document R2015-113311.
DISCUSSION:
Conditional Use
The petitioner, Christopher Enright of Enright Architects, on behalf of the owner, Hancoop@Naperville, LLC, is requesting a conditional use to permit an automotive service/repair facility in the B3 District per Section 6-7C-3 (B3 District: Conditional Uses) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH7BUDI_ARTCB3GECODI_6-7C-3COUS>. The proposed Belle Tire facility would be a single-story 10,000 square-foot building with an FAR of 0.182, in compliance with the maximum permitted FAR of 0.325 in the B3 district. Belle Tire would sell and install passenger vehicle tires and various automotive parts, as well as perform minor automotive repair. No major engine, transmission repair or body work would be conducted at the facility. The hours of operation are Tuesday, Wednesday, Friday- 8:00 a.m. to 6:00 p.m., Monday and Thursday- 8:00 a.m. to 8:00 p.m., Saturday- 8:00 a.m. to 5:00 p.m. and closed on Sunday. The facility will have ten overhead service doors with eight facing north. The remaining two face the abutting residential to the east. No outdoor storage or displays are proposed.
Access to the property will be reduced to one full access point from both Ogden and Burlington Avenues. The existing driveway on Burlington located closest to the intersection will be removed. Per code, 45 parking spaces are required and 46 parking spaces are provided. A drive aisle circumnavigates the building providing access to parking areas located around three sides of the building, and the service bays located on two sides of the building.
The proposed automotive service/repair facility is a conditional use in the B3 zoning district. Staff finds the proposed use is appropriate for the commercial and service character in the east end of the Ogden Avenue Corridor and is compatible with the Regional Commercial & Office Mix Land Use Designation in the East Sector Plan. Staff also finds that the proposed facility is consistent with the blend of nearby automotive-oriented service and retail uses.
The redevelopment of 1126 E. Ogden meets the Ogden Avenue Corridor Enhancement Initiative (East Subarea) through the following:
• access consolidation reduces traffic movement and points of conflict
• consolidation of lots and clustering of similar uses
• screening residential areas by a decorative wood fencing and landscaping
• parkway landscaping and increased parking setbacks allows for more plantings
• monument sign meets the East Ogden Avenue Sign Standards
• redevelopment instead of reuse of the existing site
• pedestrian amenities: decorative pavers, benches, and bike parking
The petitioner’s response to the standards for granting a conditional use are attached. Upon review, staff is in agreement with the petitioner’s findings and recommends their adoption by the Planning and Zoning Commission.
Building Design & Landscape Plan
The proposed building incorporates four-sided architecture and the primary material is brick thus meeting the Citywide Building Design Guidelines. Elements include masonry and cast stone detailing, pilasters, and cornices. A tower is placed on the front elevation over the main entrance. These features combine to break-up the massing of the building with changes in façade depth. The rooftop mechanical unit is completely screened on all four sides of the building.
Landscaping is provided around the entire building and parking areas. A mix of evergreen trees and shrubs, and shade trees will be planted along all property lines to provide a buffer and screening. 100% screening is provided on the property line abutting the residential property, augmented by a 6’ tall wooden fence. Additional right-of-way trees on two sides of the site are also shown. The proposed landscape plan meets all technical requirements for approval.
Parking Setback Variance
The petitioner also requests variances to reduce the corner side setback for the proposed parking spaces. Per Section 6-9-2 (Off Street Parking Facilities: Yard Requirements for Off Street Parking Facilities <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH9OFSTPA_6-9-2OFSTPAFA>, parking facilities cannot be located within the required 30’ corner side yard (Burlington Avenue). In B-3 District, this setback is determined by the abutting residential district. No parking spaces are proposed directly adjacent to the residential property, and the drive aisle is setback 5’ thus improving upon the existing condition.
The closest parking space in the corner side yard is setback approximately 56’ feet from the property line shared with the abutting residential property. At this point, the setback from the Burlington Avenue right-of-way is approximately 21’ and tapers down to 5’ at two points as the property line angles to the northwest towards Ogden Avenue. This creates an angular lot line which makes it difficult to establish rectangular parking areas.
The reduced setbacks allow the petitioner to accommodate additional parking onsite while improving upon the site configuration. Staff is supportive of the variance request because it is an improvement over the existing parking setbacks, allows for larger landscape areas, and buffers the abutting residential lot. Furthermore, the points closest to the Burlington Avenue are located directly across the street from a commercial property (1120 E. Ogden Avenue) and is consistent with its parking setback from Burlington Avenue.
The petitioner’s responses to the standards for granting a variance for the parking setback variance are attached. Staff is in general agreement with the petitioner’s Findings and recommends adoption by the Planning and Zoning Commission.
Performance Standards & Sound Propagation Study
The petitioner is required to meet the performance standards set forth in Title 6, Section 14 (Performance Standards) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH14PEST> of the Municipal Code regarding both exterior lighting and noise. The petitioner has submitted a photometric plan which demonstrates compliance with the City’s exterior lighting standards contained in Section 6-14-4:3 (Performance Standards: Exterior Lighting). The petitioner has indicated the proposed store will maintain a decibel level of the commercial maximums permitted by Section 6-14-4:1 (Performance Standards: Noise) as measured at the property line shared with the residential property.
The petitioner provided a sound propagation report modeling the sound levels of the proposed use. The following recommendations are presented and will be utilized by the petitioner at the subject property:
• The two service bays facing eastwards are reserved for alignments and shall be partitioned off by interior walls.
• Construct a 14’ exterior wall extension at the northeast corner of the building as a sound deterrent. Said wall shall be attached to and consistent with the rest of the building’s façade as depicted in the architectural elevations.
• A solid 6’ fence with a STC rating of 33 or higher will be constructed on the east property line and screen much of the property.
• Battery operated equipment shall be used.
Recommended Condition of Approval
Staff recommends approval of the requested conditional use subject to the following conditions (to be included in the ordinance):
• The approved conditional use shall be limited to the Belle Tire automotive service/repair facility. The petitioner shall adopt the recommendations of the Sound Propagation Report, dated August 28, 2020 by Soundscape Engineering, LLC.
Key Takeaways
• The petitioner is requesting a conditional use and corner side yard parking setback variance to permit an automotive service/repair facility.
• Staff finds the proposed facility use is complimentary with the nearby auto-oriented uses, is appropriate for the commercial and service character of Ogden Avenue, and consistent with the Ogden Avenue Corridor Enhancement Initiative.
• Staff is in support of PZC 20-1-050, subject to the condition noted above.