ACTION REQUESTED:
Title
REPLACEMENT 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. 17,014, in a Class C-2 (Large Scale Commercial) District for a Shopping Center to Add a Building and Revise the Site Plan for the Property Identified as Parcel Identification Numbers 09-32-126-008 (10128 N Eva Ln), 09-32-126-009 (10104 N Eva Ln), 09-32-126-013 (10117 N Knoxville Ave), 09-32-126-017, 09-32-126-020, 09-32-126-021, and 09-32-126-022 with a Temporary Address of 10023 N. KNOXVILLE AVE, PEORIA, IL (Council District 5)
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BACKGROUND:
The Petitioner has submitted a revised site plan which includes:
• Five-foot wide sidewalk along Richmar Road and Eva Lane to provide pedestrian connectivity.
• Designated sidewalk pathways within the shopping center to provide connectivity between buildings and parking areas.
• Six-foot tall privacy fencing along the north property line adjacent to Building #7 and the west property line adjacent to Building #4 and #5 to provide screening for the adjacent residential properties from the parking lot and refuse area.
• Additional landscaping for the parking area along Knoxville Avenue and transitional buffer yards.
Note, portions of Richmar Road have been and continue to be part of an intergovernmental agreement and jurisdictional transfer involving IL Dept of Transportation, City of Peoria, Medina Township, and the Petitioner. This will be addressed through a separate approval process. Approval of the Special Use site plan does not preclude future actions concerning jurisdictional transfer of this right-of-way.
The attached ordinance has been re-drafted pursuant to the revised site plan.
In 2013, an annexation agreement was approved to annex the subject property to the City of Peoria. At the same time, a Special Use for a Shopping Center was approved which included six commercial buildings as illustrated in the site plan Exhibit A. No construction has occurred for the development of the shopping center other than some storm water infrastructure, dirt fill, and grading work.
Proposal
Petitioner Jamison Shefts is requesting to amend the existing Special Use to:
1) Increase the number of buildings from six to seven.
2) Shift the buildings along Knoxville Avenue to the west to add parking between the buildings and Knoxville Avenue.
3) Increase the front yard setback waiver along Knoxville Avenue.
4) Request a waiver for the front yard setback along Richmar Road.
5) Eliminate a previously requested waiver for the width of transitional buffer yard located on the west property line.
6) Propose an alternative sidewalk system.
Requested Waivers
1) Reduce the front yard setback along Knoxville Avenue from 20 feet to 9 feet at its narrowest point.
2) Reduce the front yard setback along Richmar Road from 20 feet to 10 feet.
3) Reduce the required freestanding sign setback from 10 feet to 5 feet along Richmar Road and to 3 feet along Knoxville Avenue property lines.
4) Increase the size of the freestanding sign from 70 sq. ft. to 285 sq. ft. (This multi-tenant sign was also approved through the Annexation Agreement and noted here as part of the Special Use approval)
Buildings & Yards
The proposed shopping center includes seven buildings ranging in size from 3,485 sq. ft. to 12,000 sq. ft. with a total of 54,095 sq. ft. commercial space. Building elevation drawings have been provided showing 1 to 1 ½ story multi-tenant buildings constructed of a masonry mix and “dryvit” exterior cladding.
The Zoning Ordinance requires a minimum 20-foot setback from the front property lines of Knoxville Avenue, Richmar Road, and Eva Lane. The petitioner is requesting a waiver to reduce the front yard setback along Knoxville Avenue to 9 feet at its narrowest point and along Richmar Road to 10 feet. The required front yard setback along Eva Lane is provided and in compliance with the Zoning Ordinance.
The site plan includes buildings with drive-thru facilities and noted areas for outdoor seating in front of and between buildings.
Parking, Access & Pedestrian Connectivity
The proposed site plan includes 313 off-street parking spaces, of which 9 are reserved for handicap accessible. This exceeds the minimum number of 216 required parking spaces (including handicap accessible) and is therefore in compliance with the Zoning Ordinance. Access to the shopping center is provided through Richmar Road.
A 5-foot wide sidewalk is proposed along Richmar Road from the intersection with Knoxville Avenue to the primary entrance to the shopping center. Additional pedestrian pathways are provided within the shopping center between the buildings.
Landscaping, Lighting, and Screening
The landscaping shown on the site plan is in compliance with the Zoning Ordinance for the front yards of Knoxville Avenue, Richmar Road, Eva Lane, and the parking lots.
A transitional buffer yard is required along the north property line adjacent to Building #7 and the west property line adjacent to Buildings #4 and #5. A condition of approval is noted below requiring a revised landscape plan which provides the correct number of plantings to meet zoning regulations.
A photometric lighting plan must be submitted prior to issuance of a Zoning Certificate to ensure that it all requirements of the Zoning Ordinance are met. All ground, roof, and wall mounted mechanical and utility equipment must be screened from view as required by the Zoning Ordinance.
Signage
The petitioner is proposing a 285 sq. ft. in size and 25 feet in height freestanding sign located at the southeast corner of the subject property. The dimensions of this multi-tenant sign were approved with the annexation agreement in 2013.
The Zoning Ordinance requires the sign to be setback a minimum of 10 feet from the property lines along Richmar Road and Knoxville Avenue. The petitioner is requesting a waiver to reduce the sign setback to 5 feet along Richmar Road and 3 feet along Knoxville Avenue.
A rendering of the sign has not been submitted for review. A separate sign permit application is required prior to construction.
Analysis and Recommendation
The Planning & Zoning Commission recommends approval of the proposed site plan, including the requested waivers and subject to the following conditions:
1) The buildings illustrated by the submitted elevation drawings must be the specific buildings built with regard to the building façade, roof line, and building materials. The building materials shall consist of brick, or combination of other masonry products and materials, consistent with the surrounding neighborhood character.
2) Provide a six foot tall privacy fence along the north property line adjacent to Building #7 and the west property line adjacent to Building #4 and #5 to provide screening for the adjacent residential properties from the parking lot and refuse area. This has been satisfied with the revised site plan.
3) Freestanding sign and all wall signs shall be designed with raised or cut letters. Flat panel design is prohibited.
4) All rooftop, wall mounted, and ground level mechanical and utility equipment must be screened from street view and residentially zoned districts per the Zoning Ordinance.
5) All garbage dumpsters must be screened on all four sides with a six to seven foot tall solid fence or wall including a gate for access.
6) A lighting plan must be submitted for review prior to issuance of a Zoning Certificate to ensure that exterior lighting does not exceed three foot candles when measured at the property line.
7) Provide a revised landscape plan to include plantings in the transitional buffer yards in compliance with the Zoning Ordinance. This has been satisfied with the revised site plan.
8) Provide a 10-foot bike/walk trail from Richmar Road to the northern boundary of the site to provide connectivity. A five-foot wide sidewalk is proposed with the revised site plan. Portions of this sidewalk will be placed within a 9-foot wide permanent easement.
Staff does not object to the recommendation with the exception of condition #8 for the bike/walk trail. Staff recommends that approval of the site plan include either a 5-foot wide sidewalk along the frontage of Knoxville Avenue placed within a permanent easement (not within IDOT right-of-way) or a fee in lieu of constructing a 10-wide bike/walk trail. This trail will provide easy access for residents from Prairie Lake Apartments and neighbors to the west into this commercial development. While pedestrian connectivity to the north will not be immediately complete, it is a piece of the overall bike/walk trail plan and it further supports the Council’s policy to provide attractive, safe and livable neighborhoods.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission meeting): Two neighbors expressed concern for additional traffic and increased storm water run-off from the proposed development.
PLANNING & ZONING COMMISSION ACTION: The Planning & Zoning Commission found that the request met the Findings of Fact and voted 4 to 3 TO APPROVE including the requested waivers and conditions of approval.
IMPACT IF APPROVED: If approved, the special use will be amended to include seven commercial building and waivers for front yard setbacks for parking spaces in excess of the requirement. A bike/walk trail is required to provide connectivity with the exact location to be determined. Staff’s recommendation includes a 5-foot wide sidewalk or a fee in lieu of construction.
IMPACT IF DENIED: If the amendment to the special use is denied, the site plan approved in 2013 will remain with six commercial buildings built to the front setback line and parking located interior to the shopping center.
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.
DEPARTMENT: Community Development