ACTION REQUESTED:
Title
Communication from the City Manager and Director of Community Development with a Request to Concur with the Recommendation from the Planning & Zoning Commission and Staff to ADOPT an ORDINANCE, Amending an Existing Special Use Ordinance No. 13,584, in a Class C-2 (Large Scale Commercial) District to Reduce the Required Front Yard Setback for a Parking Lot Expansion for the Properties Identified as Parcel Identification Nos. 13-11-200-013 (Address 7618 N. ROUTE 91), 13-11-201-002 (Address 7708 N. ROUTE 91), 13-11-201-003 (Address 7628 N. ROUTE 91), 13-11-201-005 (Address 7716 N. ROUTE 91), 13-11-201-006 (Address N. ROUTE 91, 13-11-202-001 (Address 7810 N. ROUTE 91), 13-11-203-002 (Address N. ROUTE 91), AND 13-11-203-003 (Address 7806 N. ROUTE 91), Peoria, IL (Council District 5).
Body
BACKGROUND:
Proposal
Petitioner Robert C. Hall of Miller, Hall & Triggs, LLC is requesting to amend an existing Special Use to reduce the required front yard setback for lots 4 and 5 along IL Route 91, to allow for a parking lot expansion as described below:
Buildings & Yards
The existing development is in compliance with required yard setbacks. The proposed site plan reduces the front yard setback from 20 feet to 2.1 feet for lots 4 and 5, located adjacent to IL Route 91, only. A waiver is requested from Section 9.7.e of the Zoning Ordinance to reduce the from yard setback.
Parking
The existing development within this shopping center has provided parking in accordance with the parking requirements for each use. The requested reduction to the front yard setback will allow for 42 additional parking spaces. The proposed parking does not exceed the maximum parking regulations of Section 15.2.b of the Zoning Ordinance. An internal road connecting from IL Route 91 provides access to each parcel within the shopping center.
Landscaping, Lighting, and Screening
No changes are proposed for landscaping, lighting, and screening of mechanical/utility equipment or garbage dumpsters within the shopping center.
Signage
There are no proposed changes to existing signs within the shopping center.
Requested Waiver
1) Reduce the required front yard setback from 20 feet to 2.1 feet for lots 4 and 5, located adjacent to IL Route 91, only.
Current Development
The subject properties contain approximately 15 acres surrounded by C-2 (Large Scale Commercial) to the west, IL Route 6 to the south and east, and County-zoned land to the north.
In 2003, the subject properties were approved with a Special Use for a Shopping Center. Development within this shopping center has included a financial institution, two hotels, retail buildings, and a restaurant.
Analysis and Recommendation
Staff recommends approval of the request subject to the following conditions:
1) Add pedestrian crosswalks across the internal access road for pedestrian connectivity.
2) Add one additional shade tree along the front yard of Lot 4 (existing restaurant building).
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission meeting): None
PLANNING & ZONING COMMISSION ACTION: The Planning & Zoning Commission found that the request met the Findings of Fact requirements and VOTED 5 TO 0 TO APPROVE including the requested waivers and Staff’s conditions of approval.
IMPACT IF APPROVED: The Special Use for the shopping center will be amended to reduce the front yard setback requirement from 20 feet to 2.1 feet. This is applicable only to lots 4 and 5, located adjacent to IL Route 91. The reduced setback will allow for 42 additional parking spaces.
IMPACT IF DENIED: The Special Use for the shopping center will remain unchanged and a required 20-foot front yard setback will be maintained.
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. Grow employers and jobs.
DEPARTMENT: Community Development