ACTION REQUESTED:
Title
Communication from the City Manager and the Director of Community Development with a Recommendation from the Planning & Zoning Commission and Staff to ADOPT an ORDINANCE Amending an Existing Special Use for a Retirement and Nursing Home, Ordinance NO. 13,392, as Amended, in a Class R-7 (Multi-Family Residential) District and a Class R-3 (Single-Family Residential) District, to Allow for Building Expansions to Existing Townhouses, Nursing Center, Dining Area, and Independent Living Area, and Parking Lot Modifications, for the Property Located at 3415 N. SHERIDAN ROAD (Parcel Identification Nos. 14-29-428-002 & 14-29-428-004), Peoria, Illinois. PZ 14-42. (District 2).
Body
BACKGROUND:
Petitioner: Charles L. Fischer of Architectural Research & Design, P.C. for Christian Buehler Memorial Home
Current use: The property is currently developed with a retirement and nursing home.
Proposed use: The property will continue to be developed with a retirement and nursing home, with the following building and site modifications:
v The petitioner is requesting to amend the existing Special Use for a 550 square foot dining expansion to the nursing center, a 20,490 square foot independent living facility addition), a reconfiguration of the parking areas, and a future nursing center expansion. The property contains 20 townhouse units. As part of the March 2014 amendment, approval was granted for building additions to 5 of the existing townhouses (a total of 2,000 square feet of additional space). Since that approval 2 of the 5 additions have been completed and 3 are planned for the future. Note that a 12,600 square foot addition to the independent living facility was approved in 2014; however, at this time a 3rd story is proposed, resulting in a total addition of 20,490 square feet. The proposed reconfiguration of the parking area provides 202 parking spaces and allows for correction to existing deficiencies in parking space size and access aisle dimensions, which do not currently meet ordinance requirements.
v As part of this project, existing studio apartments within the existing independent living facility will be converted to one and two bedroom units, as residents desire to have additional living space. This project will also include the addition of a 3rd story which will add a total of twelve 2-bedroom units, to compensate for units that were lost. At the conclusion of this portion of the project there will be a total of 137 independent living units containing 175 bedrooms. For the most recent Special Use amendment, 133 independent living units containing 167 bedrooms were approved.
v The nursing center expansion may not be implemented for some time. The proposed nursing center expansion was approved as part of the 2009 and 2014 Special Use amendments, and it has been included in the current Special Use amendment request. The nursing center expansion would add 8 more bedrooms to the current facility. This expansion will not affect the current licensed capacity of the facility; 78 beds.
Present zoning: The majority of the property (Parcel ID 14-29-428-002) is zoned R-7 (Multi-Family Residential), with a small portion (Parcel ID 14-29-428-004) zoned R-3 (Single-Family Residential) District.
Proposed zoning: No change in zoning is proposed.
The property is surrounded by: R-4 (Single-Family Residential) and C-N (Neighborhood Commercial) Districts to the north and west, and R-4 (Single-Family Residential) District to the east and south.
Future land use designation: The future land use designation is high density residential, as noted below:
Acreage: Approximately 12.94 acres
Density: Density requirements for the R-7 (Multi-Family Residential) District meet Zoning Ordinance requirements.
KEY ISSUES:
1) Buildings and Yards
The Zoning Ordinance requires a 25 foot front yard setback. Existing buildings and proposed additions meet Zoning Ordinance requirements for setbacks and yards.
The proposed additions will be constructed with façades consistent with existing building façades (brick) within the development.
The proposed height of the independent living addition is 40 feet and the permitted maximum height in the R-7 (Multi-Family Residential) District is 45 feet, so the proposed expansion which includes a 3rd story, meets Zoning Ordinance requirements.
2) Parking & Access
Required parking is based on the number of residents and employees (1 space per three residents plus 1 space per employee). There are approximately 60 employees on the largest shift and 175 residents, if the facility was at full capacity. Therefore 118 parking spaces are required. A total of 202 parking spaces are proposed, which exceeds Zoning Ordinance requirements.
A waiver was granted as part of the March 2014 Special Use amendment to allow existing parking spaces to remain at a length of 16 to 17 feet; however, with the proposed parking lot reconfiguration all parking spaces in the front and the rear lots (Sheridan and Florence) are proposed to meet Zoning Ordinance requirements, a minimum of 8.5 feet in width by 18.5 feet in length.
3) Landscaping, Lighting, and Screening
A landscape plan and photometric lighting plan were not provided. Substantial landscaping currently exists on the site. The petitioner indicated at the time of the March 2014 amendment that parking lot and front yard landscaping will be provided in accordance with the Zoning Ordinance requirements as it relates to the parking lot expansion portion of the project.
Landscaping must comply with the Zoning Ordinance as follows:
· Parking Lot: 1 landscape point is required per parking space provided. Therefore 202 parking lot landscape points are required.
Per Appendix B, Article 16.9., dumpsters are required to be screened on all 4 sides with a solid enclosure. No new dumpsters are proposed. The existing dumpster is placed between two buildings and not visible from the street. A waiver was granted during the previous special use amendment.
4) Signage
No new signage was proposed by the petitioner. If additional signs are proposed in the future, a building permit is required.
REQUESTED WAIVERS (resulting from existing conditions):
Code Requirement |
Requested Waiver |
Site Plan Review Board Recommendation |
Zoning Commission Recommendation |
1. Appendix B, Article 15.2.a.(3): Parking spaces a minimum of 18.5 feet in length by 8.5 feet in width are required. |
Waiver from Parking Space Size Requirements: A waiver is requested to allow existing spaces associated with the townhomes to remain at the current length, which varies from 16 feet to 17 feet. |
Approve |
Approve |
2. Appendix B, Article 16.9.: Dumpster is required to be screened on 4 sides, a minimum of 6 feet in height and not more than 7 feet. |
Waiver from Dumpster Screening Requirements: A waiver is requested to allow the dumpster to remain without the required 4-sided enclosure, as the building accomplishes the intent of screening. |
Approve |
Approve |
3. Appendix B, Article 16: A transitional buffer yard is required where the site abuts residential and front yard landscaping, equal to ½ of the linear frontage of the property. |
Waiver from Transitional Buffer Yard and Front Yard Landscaping requirements: A waiver is requested to allow existing conditions as it relates to a required transitional buffer yard and also to front yard landscaping along Sheridan & Florence. |
Approve |
Approve |
REQUESTED CONDITIONS:
Condition |
Detail |
Site Plan Review Board Recommendation |
Zoning Commission Recommendation |
Landscaping |
1. A Landscape Plan must be submitted for review prior to the issuance of permits for the proposed parking lot expansion off of Florence Avenue, to ensure compliance with the Zoning Ordinance. |
Support |
Support |
Accessible Parking Spaces and Route |
2. Accessible parking spaces shall be located on the shortest accessible route of travel to an accessible facility entrance (generally the closest parking space to the accessible door). Please verify that the accessible spaces are located nearest the accessible entrance or, if not, please submit a revised site plan showing them located nearest the accessible entrance. |
Support |
Support |
Accessible Parking Spaces and Route |
3. Per City Code the parking space for the disabled must be striped with an 11' parking area and a 5' aisle on the right hand side, or alternatively, with an 8' parking area and 8' aisle. Accessible spaces shall be signed with an R7-8 sign and an R7-101 $350 fine plate. A revised site plan must be submitted with dimensions shown that meet Zoning Ordinance requirements. |
Support |
Support |
Accessible Parking Spaces and Route |
4. An accessible route shall be provided between the public right-of-way on Florence Avenue and the building and must meet ADA requirements. |
Support |
Support |
Regular Parking Spaces |
5. Parking dimensions for all parking spaces in the parking lots off of Florence Avenue and Sheridan Road must meet Zoning Ordinance requirements. A revised site plan must be submitted which contains dimensions for parking stalls (width and length), driving aisles and entrances. |
Support |
Support |
Emergency Access |
6. Must maintain access for emergency vehicles to all structures on the property during construction. |
Support |
Support |
STAFF COMMENTS:
1. Detectable warnings are no longer required interior to a site except at transit platform edges. See excerpt from the "Guidance on the 2010 ADA Standards for Accessible Design": The 1991 Standards at sections 4.1.3(15), 4.7.7, 4.29.2, 4.29.5, 4.29.6, and 10.3.1(8) require detectable warnings at curb ramps, hazardous vehicular areas, reflecting pools, and transit platform edges. The 2010 Standards at sections 218, 810.5, 705.1, and 705.2 only require detectable warnings at transit platform edges. This does not apply to public ROW.
2. For any project disturbing more than 5000 square feet and increasing impervious area by less than 0.5 acres (and even if project decreases impervious area), storm water detention is required using the City's simplified rational method. TR-55 (or other acceptable method) is required for any project that increases impervious area by more than 0.5 acre, cumulative over the last 5 years.
3. The following permits are required; contractors must be licensed and bonded with the City of Peoria:
a. Sidewalk/Drive Approach Permit
b. Parking Lot Permit
c. Excavation Permit (for utility connections)
d. Erosion, Sediment and Storm Water Control Permit
e. Lane/Road/Sidewalk/Alley Closure
4. Additional permits may be required:
a. General ROW Use permit
5. An NPDES construction permit from the Illinois EPA may be required for this project.
ZONING COMMISSION ACTION:
The Zoning Commission found that the request met the Findings of Fact requirements and VOTED 5 TO 0 TO APPROVE.
PAST ACTIONS:
Date |
Zoning |
1931 - 1958 |
A (One Family Dwelling) District |
1958 - 1963 |
A (One Family Dwelling) District |
1963 - 1971 |
R-1 (Low Density Residential) District |
1971 - 1990 |
R-3 (High Density Residential) District |
1990 to Present |
R-7 (Multi-Family Residential) District |
In 1992 a Special Use was granted in a Class R-7 (Multi Family Residential) District for existing conditions and expansion of the parking lot. Amendments to the Special Use were approved in 2001, 2002, 2005, 2009, and 2014 to allow for elderly housing and nursing home expansions. In addition, an administrative Special Use amendment was approved in 2013 to allow for one building addition.
FINANCIAL IMPACT: NA
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission Meeting): None
IMPACT IF APPROVED: The Special Use will be amended to allow for proposed building expansions.
IMPACT IF DENIED: The Special Use will not be amended.
ALTERNATIVES: NA
EEO CERTIFICATION NUMBER: NA
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
2. Grow Peoria: Businesses, Jobs, and Population
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