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 Existing SPECIAL USE Ordinance No. 15,194 for a Residential Cluster Development in a Class R-3 (Single-Family Residential) District to Build a Duplex with Waivers for the Properties Located at 5731 and 5735 W. WOODBRIAR LANE (Parcel Identification Nos. 13-15-276-005 and 13-15-276-004), Peoria, IL. (Council District 4)
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BACKGROUND: The applicants, Gary Murray of Home Solutions Group LLC and Jazmynne Pratt, request to amend an existing special use for a residential cluster development on behalf of the property owners, MTD Peoria LLC and SWJ Décor LLC, respectively, to build a duplex. The current special use allows the construction of a duplex but waivers are requested to reduce the garage façade setback from 25ft to 21.5ft, western side yard setback from 25ft to 12.3ft, rear yard setback from 25ft to 16.1ft.
Pending approval, the existing property lines shall be redrawn to reflect the above requested waivers.
These properties are in the Village Grande Homeowners Association. Following the Planning & Zoning Commission meeting, the developer met with the homeowner’s association to address their concerns. The following are standard procedures but noted here for awareness:
• An erosion control permit will be required by the City.
• The retaining will be designed by a structural engineer and built to the requirements of the plans.
• Building permits may be issued once plat is recorded and building plans are approved.
• After construction has been completed, the slopes will be regraded to the contours shown on the plans.
• Any debris or mud on the roadway should be removed daily. This is to prevent damage to vehicles traveling within Village Grande.
• Upon approval of the special use by City Council, Mohr & Kerr will prepare a revised plat to adjust lot lines for 29 and 30.
The developer also revised the site plan to eliminate a waiver.
The Planning & Zoning Commission found that the request, in case number PZ 1191-2022, met the Findings of Fact and voted 4-0 to approve the request, subject to the site plan and the following waivers and conditions:
1. Waiver to decrease the setback from the back of the curb to the face of the garage from 25ft to 21.5ft.
2. Waiver to decrease the western side yard setback from 25ft to 12.3ft.
3. Waiver to decrease the rear yard setback from 25ft to 16.1ft.
4. Condition for driveway width, in the required front yard, not to exceed 20ft in width.
5. Condition to apply for a separate building permit for the gravity retention wall prior to the permitting and construction of the duplexes.
6. Condition to provide a tract survey reflecting the new property lines.
For detailed information, see the attached case packet and meeting minutes from the Planning & Zoning Commission meeting.
FINANCIAL IMPACT: NA
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission Meeting): The Village Grande Homeowners Association submitted a letter and addendum to the letter relaying concerns about the reduced setbacks, integrity of the body of water and dam located to the north of the subject properties, and a retaining wall needed in the rear yards. A representative of the HOA board also spoke to the letter and reiterated all concerns. The owner of the property to the north spoke to the pond and dam on their property with concern for digging near any portion of it. Additionally, seven neighbors submitted public comment via email concerning the duplex design standards, the drainage basin bordering the eastern property line of 5723 W Woodbriar Ln, disruption of the existing wildlife corridor, parking congestion within the cul-de-sac, and concurrence with the submitted homeowners association letters.
IMPACT IF APPROVED: The existing Special use would be amended to allow for the reduction of building setbacks and revisions in property lines.
IMPACT IF DENIED: The Special Use will not be amended and the duplex would need to be built in accordance with the required building setbacks of the City of Peoria.
ALTERNATIVES: NA
EEO CERTIFICATION NUMBER: NA
WHICH OF THE GOALS IDENTIFIED IN THE COUNCIL’S 2017 - 2032 STRATEGIC PLAN DOES THIS RECOMMENDATION ADVANCE?
1. Grow Peoria
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Reinvest in neighborhoods.
DEPARTMENT: Community Development