PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing for IDOT Ogden Facility located at the 28W731 Ogden Avenue, Naperville, PZC 16-1-165 (Item 1 of 3).
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Erin Venard
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for PZC 16-1-165 was published in the Naperville Sun on Sunday, July 13, 2017.
BACKGROUND:
The petitioner, the Illinois Department of Transportation, is requesting approval of a rezoning to R1A (Low Density Single-Family Residence District) upon annexation and a conditional use for a public utility facility on the subject property. The petitioner operates an Illinois Department of Transportation maintenance yard on the subject property and requests annexation in order to connect to City of Naperville water and sewer service.
The 3.46 acre property is currently improved with a one-story brick and frame building, a one-story metal garage, a one-story frame garage, a one-story frame shed, a two-story brick and concrete shed, and a salt storage facility. The existing structures will remain on the property upon annexation. Located on the east side of Ogden Avenue, south of the Burlington Northern railroad, the subject property has a common address of 28W731 Ogden Avenue. The East Sector Update (1998) of the Comprehensive Master Plan <https://www.naperville.il.us/projects-in-naperville/comprehensive-master-plan/> identifies the future land use of the subject property as “Transportation/Utilities”; the use of the property is compatible with this designation.
DISCUSSION:
Annexation
The petitioner requests annexation of the subject property into the City of Naperville and rezoning to R1A (Low Density Single-Family Residence District) upon annexation. The annexation request is not reviewed by the Planning & Zoning Commission, but information on the request is provided for reference. City Council will hear the request for annexation at a subsequent public hearing. The subject property is contiguous to property that is currently within the City of Naperville and is eligible for annexation.
Rezoning
Upon annexation, the petitioner is seeking the rezoning of the subject property to R1A (Low Density Single-Family Residence District). The surrounding annexed property to the south is zoned R1A (Low Density Single-Family Residence District) and is owned/operated by the Naperville Park District. The properties to the east are zoned R3 (Medium Density Multiple-Family Residence District) and are occupied by multi-family residences. The annexed property to the west, across the Ogden Avenue right-of-way, is zoned I (Industrial District). The railroad property to the north is unincorporated.
Staff finds the proposed zoning to be compatible with the surrounding properties in this area. While the East Sector Plan designates the future land use of the plan as “Transportation/Utilities”, staff finds the proposed R1A zoning, with a conditional use for public utilities, is a more appropriate approach for the property given the uses of the surrounding properties. If IDOT were to vacate the property, the R1A zoning limits the potential by-right uses of the property. The petitioner’s responses to the standards for granting a rezoning are attached. Upon review, staff agrees with the petitioner’s findings and recommends their adoption by the Planning and Zoning Commission.
Conditional Use for Public Utility Facility
Per Section 6-1-6 (Definitions) <file:///H:\Department\TED\Planning%20Services\Doc-log\2016\IDOT%20Ogden%20Facility%20-%20PZC%2016-1-165\PZC\1.%20Conduct%20the%20Public%20Hearing\Per%20Section%206-1-6%20(Definitions)>, a public utility facility is defined as:
“a building, structure or use of land which provides, under public regulations, electricity, gas, steam, telephone, communications, transportation, sewer or water and which is operated by a person, firm or corporation authorized to furnish such services.”
As noted above the facility is used as a maintenance yard for IDOT and is considered a public utility facility. A public utility facility is a conditional use in R1A (Low Density Single-Family Residence District) per Section 6-6C-6 (R1A District: Conditional Uses) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH6REDI_ARTAR1LODESIMIREDI_6-6A-3COUS>.
The maintenance facility has been operating at the subject property since approximately 1941. Staff finds the conditional use is appropriate given the location of the subject property along a major arterial and adjacent to a railroad. The petitioner’s responses to the standards for granting a conditional use are attached. Upon review, staff agrees with the petitioner’s findings and recommends their adoption by the Planning and Zoning Commission.
Key Takeaways
• The petitioner is requesting rezoning to R1A upon annexation and a conditional use for a public utility facility in R1A.
• Staff supports the proposed rezoning as it is consistent with the surrounding annexed properties. Staff also supports the proposed conditional use as it aligns with the current use of the property and is compatible with the surrounding conditions.
Related Items
The following agenda items are related to PZC 16-1-165:
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• Consider rezoning of the property located at 28W731 Ogden Avenue (IDOT Ogden Facility) (PZC 16-1-136) to R1A (Low Density Single-Family District) upon annexation (Item 2 of 3).
• Consider a conditional use for a public utility facility for the property located at 28W731 Ogden Avenue (IDOT Ogden Facility), PZC 16-1-165 (Item 3 of 3).