ACTION REQUESTED:
Title
Communication from the City Manager and the Director of Community Development with a Recommendation from the Planning & Zoning Commission and Staff for the Following:
A. APPROVE a RESOLUTION, which Approves a Preliminary and Final Plat for ACCESS PEORIA SITE 1 SUBDIVISION, a One-Lot Subdivision for Duplex Development, with Waivers, for the Property Located at 1634 N. MISSOURI AVENUE (Parcel Identification No. 18-04-210-032), Peoria, IL. (District 3).
B. APPROVE a RESOLUTION, which Approves a Preliminary and Final Plat for ACCESS PEORIA SITE 2 SUBDIVISION, a One-Lot Subdivision for Duplex Development, with Waivers, for the Property Located at 1831 N PEORIA AVENUE (Parcel Identification No. 18-04-202-033), Peoria, IL. (District 3).
C. APPROVE a RESOLUTION, which Approves a Preliminary and Final Plat for ACCESS PEORIA SITE 3 SUBDIVISION, a One-Lot Subdivision for Duplex Development, with Waivers, for the Property Located at 1915 N PEORIA AVENUE (Parcel Identification No. 14-33-453-032), Peoria, IL. (District 3).
D. APPROVE a RESOLUTION, which Approves a Preliminary and Final Plat for ACCESS PEORIA SITE 4 SUBDIVISION, a One-Lot Subdivision for Duplex Development, with Waivers, for the Property Located at 1512-1514 N NEW YORK AVENUE (Parcel Identification No. 18-04-277-021), Peoria, IL. (District 3).
E. APPROVE a RESOLUTION, which Approves a Preliminary and Final Plat for ACCESS PEORIA SITE 5 SUBDIVISION, a One-Lot Subdivision for Duplex Development, with Waivers, for the Property Located at 1817-1819 N INDIANA AVENUE (Parcel Identification No. 18-04-227-033), Peoria, IL. (District 3).
F. APPROVE a RESOLUTION, which Approves a Preliminary and Final Plat for ACCESS PEORIA SITE 6 SUBDIVISION, a One-Lot Subdivision for Duplex Development, with Waivers, for the Property Located at 1707 N INDIANA AVENUE (Parcel Identification No. 18-04-231-025), Peoria, IL. (District 3).
G. APPROVE a RESOLUTION, which Approves a Preliminary and Final Plat for ACCESS PEORIA SITE 7 SUBDIVISION, a One-Lot Subdivision for Duplex Development, with Waivers, for the Property Located at 603 E RAVINE AVENUE (Parcel Identification No. 18-04-227-031), Peoria, IL. (District 3).
H. APPROVE a RESOLUTION, which Approves a Preliminary and Final Plat for ACCESS PEORIA SITE 8 SUBDIVISION, a One-Lot Subdivision for Duplex Development, with Waivers, for the Property Located at 713 E LASALLE STREET (Parcel Identification No. 18-04-232-016), Peoria, IL. (District 3).
Body
BACKGROUND:
The petitioner, Kristine Giornalista of Access Peoria, LLC is requesting to create eight subdivisions, with each subdivision containing one lot designated for a duplex. The proposal will result in 8 new duplexes (16 units) on scattered sites, as noted in the table below, throughout the East Village Growth Cell Area. The area including the proposed subdivisions has historically been zoned residential. This proposed development is part of an Attorney General grant awarded to Local Initiatives Support Corporation (LISC) of Greater Peoria, to revitalize the East Bluff Neighborhood.
Both preliminary and final plats have been submitted for review as part of this request. Each of the eight subdivisions is proposed to contain one duplex. As a result a waiver is requested for each subdivision, to allow duplexes on subdivisions containing fewer than five lots. A density waiver is requested for six of the eight proposed subdivisions, as they will exceed the allowed 11.62 gross dwelling units per acre, as noted in the table above. Site Plan Review Board supports the request, as the subdivisions are scattered sites and not concentrated in one area and the proposed density falls within the Comprehensive Plan Designation for this area; 7.27 - 15.02.
Note the review for the construction of the proposed duplexes will be handled administratively, as all of the properties are zoned R-4 (Single-Family Residential) District.
REQUESTED WAIVERS
Code Requirement |
Requested Waiver |
Zoning Commission Recommendation |
Staff Recommendation |
1. Appendix C, Article 2.13.6.A.3.: For subdivisions having fewer than five lots, no duplex lots are permitted. |
Waiver to Allow Duplexes for Subdivisions with Fewer than 5 lots: The proposal includes eight subdivisions which only contain one lot. A duplex is not permitted in subdivisions containing fewer than 5 lots and therefore a waiver is requested to allow a duplex on each of the eight one-lot subdivisions. |
Approve |
Approve |
2. Appendix C, Article 4.1.1.D.: Density may not exceed 11.62 gross dwelling units per acre in the R-4 (Single-Family Residential) District. |
Waiver from Allowed Density in an R-4 (Single-Family Residential) District: The following properties will exceed the allowed density of 11.62 gross dwelling units per acre and therefore a waiver is requested: · 1915 N Peoria Avenue · 1512-1514 N New York Avenue · 1817-1819 N Indiana Avenue · 1707 N Indiana Avenue · 603 E Ravine Avenue · 713 E LaSalle Street. |
Approve |
Approve |
REQUESTED CONDITIONS
Condition |
Detail |
Zoning Commission Recommendation |
Staff Recommendation |
1. Addresses |
Add two address blocks to each plat and submit to Public Works before filing final plat. |
Support |
Support |
2. Driveways and Sidewalks |
Old driveways and sidewalks within the ROW shall be removed. Any sidewalks within City ROW damaged during construction shall be replaced to City standards |
Support |
Support |
3. Curbs |
Deteriorated or non‐existent curb shall be replaced to City standards |
Support |
Support |
ZONING COMMISSION ACTION:
The Planning & Zoning Commission found that the request met the Findings of Fact requirements and VOTED 6 TO 0 TO APPROVE.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: N/A
IMPACT IF APPROVED: Eight one-lot subdivisions will be created for duplex development.
IMPACT IF DENIED: The Single-Family residential lots will remain unchanged.
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. Attractive Neighborhoods with Character: Safe and Livable
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Reinvest in neighborhoods.
DEPARTMENT: Community Development