ACTION REQUESTED:
Title
Communication from the City Manager and the Community Development Director with a request to concur with the Recommendation from the Planning & Zoning Commission to Deny or the Recommendation from Staff to Approve the following:
A. APPROVE a RESOLUTION Approving an ANNEXATION AGREEMENT for the Property Located at 5363 & 5401 N Big Hollow Rd, (Parcel Identification Nos. 13-24-227-011 & 13-24-276-002), Peoria, Illinois. (Council District 4).
B. ADOPT an ORDINANCE Annexing Territory Located at 5363 & 5401 N Big Hollow Rd, (Parcel Identification Nos. 13-24-227-011 & 13-24-276-002), Peoria, Illinois. (Council District 4).
C. ADOPT an ORDINANCE Approving a Special Use for Assisted Living (Elderly Housing) for the Property Located at 5363 & 5401 N Big Hollow Rd, (Parcel Identification Nos. 13-24-227-011 & 13-24-276-002), Peoria, Illinois. (Council District 4).
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BACKGROUND: Petitioner Lori Edwards of MACO Properties, LLC for Meadowview Partnership, LLC, is requesting to annex 13.56 acres of property with the following terms:
1) Property shall be zoned Class R-3 Single-Family Residential District;
2) Non-agricultural development of the site will require connection to public water and public sewer and adherence to City of Peoria development regulations;
3) Approval of a Special Use for Assisted Living with a 66 unit independent senior community exclusively for residents 55 years and older. The buildings will be a mix of duplexes, 4-plexes and 6-plexes; a community building and a private road. 22 of the units will have rental assistance; 15 of those units will be reserved for qualified U.S. Veterans in need of affordable, quality housing.
The Planning & Zoning Commission found that the request did not meet the Findings of Fact and voted 4 to 0 TO DENY.
See the attached Planning & Zoning Commission case packet and meeting minutes for detailed information regarding the proposed annexation agreement and special use request.
FINANCIAL IMPACT: Additional property tax revenue upon annexation and permit fee revenue upon construction.
NEIGHBORHOOD CONCERNS: A neighborhood meeting was held on May 3rd, 2017 regarding the request. Multiple neighborhood residents expressed views that follow:
1) The project would increase traffic on Big Hollow Road with resident vehicles (inclusive of Public Transportation and service vehicles) and that Big Hollow Road is lacking in maintenance and sidewalk infrastructure.
2) The project engineer’s traffic opinion was disputed.
3) The project would increase crime in the area.
4) The project would decrease neighboring property value.
Planning & Zoning Commission Meeting
1) The attending public provided similar views from the neighborhood meeting.
2) Three exhibits were provided by the attending public and are attached: A petition of objection signed by 108 individuals and two opposition reports.
IMPACT IF APPROVED: The subject property will be annexed to the City of Peoria and rezoned to Class R-3 Single-Family Residential District by default. The Special Use will also be approved.
IMPACT IF DENIED: The subject property will not be annexed and the Special Use will be denied.
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