ACTION REQUESTED:
Title
Communication from the City Manager and Community Development Director with a Request to Concur with the Recommendation from the Zoning Commission to ADOPT ORDINANCE A or the Recommendation of Staff to ADOPT ORDINANCE B, Amending an Existing SPECIAL USE, Ordinance No. 14,063, as Amended, for a Shopping Center in a Class C-2 (Large Scale Commercial) District to Add a New Building, for the Property Commonly Known as JUNCTION CITY SHOPPING CENTER Located at 5901 N PROSPECT ROAD (Parcel Identification Numbers 14-16-452-038, -039, -040, -041, -034, & -008), Peoria, IL. PZ 14-36. (District 3).
Body
BACKGROUND:
Petitioner: Chuck Hollis of New Junction Ventures, LLC.
Current use: Junction City Shopping Center
Proposed use: Junction City Shopping Center with the addition of a new building to be occupied by Bushwhacker.
Present zoning: C-2 (Large Scale Commercial) District.
Proposed zoning: No change
The property is
surrounded by: Surrounded by R-2 (Single-Family Residential) zoning to the north and east, and C-1 (General Commercial) zoning to the south and west.
Future land use
designation: Commercial
Acreage: Approximately 13.3 Acres
KEY ISSUES:
1) Buildings and Yards
The proposed Bushwhacker building is located in the southwest corner of the site, adjacent to Knoxville Avenue and the Rock Island Trail. The proposed building is 15,182 square feet in area and 32 feet in height. As noted on the elevations provided, the proposed building will be constructed of pre-finished insulated metal panels system and curtain wall glazing.
In the C-2 (Large Scale Commercial) District, the Zoning Ordinance requires a minimum 20-foot setback from the front property line along Knoxville Avenue; however, for State and county designated highways and primary thoroughfares, all buildings must be one hundred (100) feet from the centerline or twenty-five (25) feet from the right-of-way, whichever may be greater. All proposed buildings and parking areas are in compliance with these required setbacks.
Staff would like to see a reduction in the proposed length of blank walls on the front of the building along Knoxville Avenue, through either an increase in windows, displays, artwork, etc. or a combination of the above. The petitioner has agreed to increase the front window by 42 inches and add aluminum wire sculptures to the southern portion of the west façade.
2) Parking & Access
Proposed parking meets Zoning Ordinance requirements, as 512 total parking spaces are required for the entire site and the proposed site plan includes 529 parking spaces (30 of the spaces are located on the ground floor of the proposed residential building), which includes 19 disabled parking spaces. An accessible route must be provided between the public ROW and the building. In this case, as accessible route is also required from the bike trail to the store front.
3) Landscaping, Lighting, and Screening
Landscaping
Existing and proposed front yard landscaping along Knoxville Avenue and parking lot landscaping is illustrated on the site plan and is in compliance with Zoning Ordinance requirements; however, additional landscaping is proposed. Through discussions with the business owner, he has agreed to provide naturalized native landscaping in the southern portion of the front yard. A landscape plan reflecting the additional naturalized native landscaping should be submitted.
Lighting: A photometric lighting plan of the parking area shall be required prior to issuance of a Zoning Certificate, to ensure that it does not exceed three foot candles when measured at the property line.
Screening: Note that rooftop mechanical units on existing building are unscreened and visible from public right-of-way. All ground and rooftop mechanical equipment was required to be screened as part of the most recent special use amendment in 2012. A revised site plan must be submitted showing all existing and proposed mechanical equipment and utilities with screening material noted. All existing and proposed rooftop and ground level mechanical equipment, utilities, and refuse areas must be screened per Zoning Ordinance requirements.
4) Signage
Wall signs are proposed on the north, south, and west facades. Elevations that include the areas of the proposed signs were not provided. The three proposed Bushwhacker signs may not exceed 20% of the area of the façade on which they are placed. A separate application and approval is required for the proposed signs.
Four sculptures are proposed to be placed on the southern portion of the west façade. Per the Zoning Ordinance, the proposed sculptures meet the definition of sign. As a result, a waiver is requested to allow the sculptures to be placed on the southern portion of the west façade), in excess of 20% of the façade area.
5) Outdoor Storage
Outdoor storage and display is proposed in the front and rear of the building. Outdoor display must meet the requirements Appendix B, Article 9.5.b.(11).
6) Extension of time requested
A 3-story, 25 unit residential non-ground floor building was approved on November 27, 2012 through Ordinance Number 16,905. Per Appendix B, Article 2.15.k., when a special use is not in place and in active use within two years from the date of granting, and/or in accordance with the terms of the special use originally granted, then, without further action by the Planning and Zoning Commission and the City Council, the special use, or authorization thereof, shall be null and void. The use approved through Ordinance Number 16,905 has not yet been established but is still proposed. As a result, an extension of time is requested as part of this approval, to allow an additional two years for the building to be established and in active use. Staff objects to this request.
7) Compatibility
The proposed use is compatible with the other uses in the Shopping Center and the surrounding neighborhood. The building colors will be similar to the color scheme on existing buildings within the Shopping Center.
STAFF COMMENTS
1) An address request form should be turned into Public Works. A temporary address will be issued for tracking purposes until such time that all Public Works permits have been applied for and paid in full; address will then become permanent.
2) The following permits are required; contractors must be licensed and bonded with the City of Peoria:
a. Parking Lot Permit
b. Excavation Permit (for utility connections)
c. Erosion, Sediment and Storm Water Control Permit
d. Verify that at the existing detention pond can accommodate the new development.
3) Additional permits may be required:
a. Sidewalk/Drive Approach Permit
b. General ROW Use permit
c. Lane/Road/Sidewalk/Alley Closure
4) Any work within IDOT ROW will require a permit from the IL Department of Transportation.
REQUESTED WAIVERS
Code Requirement |
Requested Waiver |
Zoning Commission Recommendation |
Staff Recommendation |
1. Appendix B, Article 17.12.: The sum of all building signs on a façade shall not exceed 20% of the façade upon which the signs are placed. |
Waiver from allowed area of a wall sign, as it relates to proposed sculptures: A waiver is requested to allow 4 sculptures (which meet the Zoning Ordinance definition of sign) to be placed on the southern portion of the west façade, in excess of 20% of the façade area. |
Approve |
Approve |
REQUESTED CONDITIONS
Condition |
Detail |
Zoning Commission Recommendation |
Staff Recommendation |
1. Screening |
All rooftop mechanical equipment on existing and proposed buildings and all ground level mechanical equipment, utilities, and refuse areas must be screened per Zoning Ordinance requirements as part of this approval. |
Support |
Support |
2. Lighting |
Lighting may not exceed 3 footcandles as measured at the property line and a photometric lighting plan must be submitted with the building permit application. |
Support |
Support |
3. Water Main & Hydrant Locations |
Water main and hydrant location information must be submitted to the Fire Department for approval. |
Support |
Support |
4. Accessible Route |
An accessible route must be provided between the public ROW and the building. In this case, an accessible route is also required from the bike trail to the store front. |
Support |
Support |
5. Outdoor Display |
Outdoor display must comply with the requirements Appendix B, Article 9.5.b.(11). |
Support |
Support |
6. Special Use Extension of Time |
Ordinance Number 16,905 is extended as part of this approval and must be established and in active use upon the expiration of the Ordinance approving this amendment. |
Support |
Do not Support |
7. Signs |
Proposed signs require a separate application/approval and must meet Zoning Ordinance requirements. |
Support |
Support |
8. Building Elevations |
Building elevations, with dimensions, that match the color renderings of the actual proposed construction, must be submitted before building permits are issued. |
Support |
Support |
9. Proposed Sculptures |
Four sculptures must be provided with the intent of breaking up blank lengths of building wall. A permit is required prior to the placement of such sculptures. |
Support |
Support |
10. Building Design |
Final design elements require Site Plan Review Board approval. |
Do not Support |
Support |
11. Landscaping |
Any landscaping which is dead or dying in the future must be replanted per Ordinance height and size requirements within 14 days. Naturalized native landscaping must be planted in the southern portion of the front yard, to be approved administratively by the site plan review board. |
Do not Support |
Support |
12. West Façade Windows |
An additional 42 inches of window width must be provided along the center portion of the west façade. |
Do not Support |
Support |
ZONING COMMISSION RECOMMENDATION
The Zoning Commission found that the request met the Findings of Fact requirements and VOTED 4 TO 0 TO APPROVE including requested waiver and 3 and the following conditions (Ordinance A):
1. All rooftop mechanical equipment on existing and proposed buildings and all ground level mechanical equipment, utilities, and refuse areas must be screened per Zoning Ordinance requirements as part of this approval.
2. Lighting may not exceed 3 foot candles as measured at the property line and a photometric lighting plan must be submitted with the building permit application.
3. Water main and hydrant location information must be submitted to the Fire Department for approval.
4. An accessible route must be provided between the public ROW and the building. In this case, an accessible route is also required from the bike trail to the store front.
5. Outdoor display must comply with the requirements Appendix B, Article 9.5.b.(11).
6. Ordinance Number 16,905 is extended as part of this approval and must be established and in active use upon the expiration of the Ordinance approving this amendment.
7. Proposed signs require a separate application/approval and must meet Zoning Ordinance requirements.
8. Revised building elevations, that match the color renderings of the actual proposed construction, must be submitted before building permits are issued.
9. Four sculptures must be provided with the intent of breaking up blank lengths of building wall. A permit is required prior to the placement of such sculptures.
STAFF RECOMMENDATION
Staff recommends APPROVAL, with requested waiver, and subject to the following conditions (Ordinance B):
1. All rooftop mechanical equipment on existing and proposed buildings and all ground level mechanical equipment, utilities, and refuse areas must be screened per Zoning Ordinance requirements as part of this approval.
2. Lighting may not exceed 3 foot candles as measured at the property line and a photometric lighting plan must be submitted with the building permit application.
3. Water main and hydrant location information must be submitted to the Fire Department for approval.
4. An accessible route must be provided between the public ROW and the building. In this case, an accessible route is also required from the bike trail to the store front.
5. Outdoor display must comply with the requirements Appendix B, Article 9.5.b.(11).
6. Proposed signs require a separate application/approval and must meet Zoning Ordinance requirements.
7. Four sculptures must be provided with the intent of breaking up blank lengths of building wall on the southern portion of the west elevation. A permit is required prior to the placement of such sculptures.
8. Final design elements require Site Plan Review Board approval.
9. Any landscaping which is dead or dying in the future must be replanted per Ordinance height and size requirements within 14 days. Naturalized native landscaping must be planted in the southern portion of the front yard, to be approved administratively by the site plan review board.
10. An additional 42 inches of window width must be provided along the center portion of the west façade. Revised elevations that reflect this increase must be provided.
PAST ACTIONS:
The following is a historical timeline of the subject property:
v In 1996, a Special Use for a Shopping Center was granted. The Special Use was later amended as follows:
o 1996 - Amended as originally approved.
o 1998 - Amended to review certain conditions of the original approval.
o 2002 - Amended for the demolition of an existing building and the construction of a wireless communications building.
o 2007 (February) - Amended for a Shopping Center expansion.
o 2007 (November) - Amended to allow for an outdoor beer garden.
o 2008 - Amended to add property to the special use boundary, construct a new entrance off of Knoxville Avenue, and reconfigure the parking lot.
o 2009 - Amended to add a 4-story, 75 unit assisted living facility.
o 2011 - Amended to add a 25.5 square foot sign to the multi-tenant sign.
o 2012 - Amended to add a 3-story, 25 unit residential non-ground floor building.
Amendments to the Special Use which were not established and in active use within 2 years are considered null and void.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (at the Zoning Commission meeting): None.
IMPACT IF APPROVED: The Special Use will be amended to include the construction of a new building.
IMPACT IF DENIED: The Special Use will not be amended
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. Grow Peoria: Businesses, Jobs, and Population
2. Attractive Neighborhoods with Character: Safe and Livable
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Grow employers and jobs.
2. Reinvest in neighborhoods.
DEPARTMENT: Community Development