ACTION REQUESTED:
Title
Communication from the City Manager and Director of Community Development with a Request to APPROVE the Recommendation from the Planning & Zoning Commission and Staff to:
A. ADOPT ORDINANCE A Amending an Existing SPECIAL USE Ordinance No. 17,070, in a Class R-2 (Single Family Residential) District to Remove Property from the Boundary of the Special Use for the Property Commonly Known as EXPOSITION GARDENS and Identified as Parcel Identification No. 14-17-100-001 with an Address of 1601 WEST NORTHMOOR ROAD, Peoria, Illinois (Council District 4)
AND
B. ADOPT ORDINANCE B REZONING Property from a Class R-2 (Single Family Residential) District to a Class C-1 (General Commercial) District, for the Property Commonly Known as EXPOSITION GARDENS and Identified as Parcel Identification No. 14-17-100-001 with an Address of 1601 WEST NORTHMOOR ROAD, Peoria, Illinois. (Council District 4)
OR
C. ADOPT ORDINANCE C REZONING Property from a Class R-2 (Single Family Residential) District to a Class CN (Neighborhood Commercial) District, for the Property Commonly Known as EXPOSITION GARDENS and Identified as Parcel Identification No. 14-17-100-001 with an Address of 1601 WEST NORTHMOOR ROAD, Peoria, Illinois. (Council District 4)
Body
BACKGROUND:
Northmoor Road is scheduled for reconstruction from University Street to Allen Road beginning in August 2017. The designed improvements to Northmoor Road include a four-way signalized intersection with Rosemead Dr and Northmoor Rd and dedication of right-of-way to construct frontage-like roads providing access to Northmoor Grade School, Expo Gardens, and Richwoods High School. The proposed design is intended to improve the condition of the road and alleviate traffic congestion.
The proposed dedication of the frontage roads creates new parcels subdivided out of Expo’s property as shown on Exhibit A. At the Planning & Zoning Commission meeting, these parcels (Lots 1, 2, and 3) were proposed for rezoning to C-1 (General Commercial). Based on public comments received after the Planning & Zoning Commission meeting, staff is recommending the parcels be rezoned to CN (Neighborhood Commercial).
The CN (Neighborhood Commercial) zoning district provides a better fit with the immediate surrounding neighborhoods. Buildings within CN zoning districts may be up to two stories in height and situated closer to the street resulting in frontages which are walkable, inviting, and appropriately scaled for the adjacent residential properties and neighborhood schools. A rendering of what development with CN zoning could look like is attached to this memo as Exhibit B. This rendering was also shown to attendees at the neighborhood meetings. Many people expressed a desire for building material and design standards to achieve higher quality and valued buildings.
In contrast, buildings within the C-1 (General Commercial) zoning district may be up to 35 feet in height with a building setback farther from the street creating a less walkable and more automobile-dependent development. This may add to citizen’s concerns for traffic congestion.
The Northmoor Rd project also involves land owned by Peoria Public Schools (PPS) as both the Northmoor Grade School and Richwoods High School are impacted by the road improvements. During discussions with the City regarding the Northmoor Rd project, Expo Gardens and PPS elected to resolve property issues that include the sale of land. The result is the removal of land from the boundaries of Expo’s Special Use.
See the attached Planning & Zoning Commission case packet and meeting minutes for detailed information regarding the proposed amendment to the Special Use boundary and rezoning.
FINANCIAL IMPACT: The total construction cost of the Northmoor Road Improvement from Allen Road to University Street, including land and construction costs for the proposed ‘frontage’ road, is approximately $12 million. The City will receive federal highway grant assistance for the process in the amount of $6.7 million, and motor fuel tax funds will support the remainder.
The proposed C-1 zoned land will generate property and sales taxes upon future development.
NEIGHBORHOOD CONCERNS: At the Planning & Zoning Commission meeting, citizens express concerns for the lack of sidewalks in the area and increased traffic.
On January 23, 2017 a neighborhood meeting was held at the Rolling Acres Middle School to discuss the proposed improvements to Northmoor Road and Exposition Gardens. Neighbors expressed concerns for traffic congestion, traffic movement, and the types of commercial uses that could occur with the C-1 and CN zoning classes.
On March 23, 2017, a second neighborhood meeting was held at Exposition Gardens. Neighbors discussed cut-through traffic and the ability to access to their property during the road construction and during daily peak school traffic hours. Additional questions focused on the types of commercial uses that may be allowed.
IMPACT IF APPROVED: The boundary of the existing special use for Exposition Gardens will be revised to exclude property located along the frontage of Northmoor Road as a result of new right-of-way dedication and land sold to Peoria Public Schools. The new parcels will also be rezoned to either C-1 (General Commercial) or CN (Neighborhood Commercial) district.
IMPACT IF DENIED: The boundary of existing special use for Exposition Gardens will not change and all land will remain within the special use designation. Nor will any of the land be rezoned, instead remaining Class R-2 (Single Family Residential).
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
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Reinvest in neighborhoods.
2. Invest in our infrastructure and transportation.
DEPARTMENT: Community Development