ACTION REQUESTED:
Title
Communication from the City Manager and the Community Development Director with the following:
A. Recommendation from Staff to ADOPT an ORDINANCE Approving a REZONING from a Class R-3 (Single Family Residential) District to a Class R-8 (Multifamily Residential) District for the Property Located at the Foot of MORTON STREET (Part of Parcel Identification No. 18-03-382-003), Peoria, Illinois, and No Recommendation from the Planning & Zoning Commission; and
B. Recommendation from the Planning & Zoning Commission and Staff to APPROVE a MULTIFAMILY PLAN in a Class R-8 (Multifamily Residential) District for the Property Located at the Foot of MORTON STREET (Part of Parcel Identification No. 18-03-382-003), Peoria, Illinois.
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BACKGROUND:
PROPERTY CHARACTERISTICS
The subject site in its entirety is currently approximately 19.5 acres. The lot prior to approval of a pending subdivision (in a concurrent, related case) is split zoned: It is zoned CG (General Commercial) on the south, R3 (Single Family Residential) in the center, and I2 (Railroad/Industrial) to the northeast.
The Illinois River borders the parcel to the southeast. Continued along the river, southwest of the parcel, is CG zoning, I3 (Heavy Industrial) and I2 (Railroad/Warehouse) zoning is to the north and west of the property; and I2 zoning is located to the northeast of the property.
In 1989, the subject parcel was rezoned from I4 (Heavy Industrial) to R1 (Low Density Residential).
From 1931 to 1963, the entire area, from Bond Street to the river was zoned K (Industrial).
PROPOSED USE
This case is directly related to case PZ 15-39, which is a request for a subdivision with waivers. The subdivision will create a new parcel on which the proposed multifamily plan will sit, approximately 5.8 acres in size. The remainder of the parcel will continue to be owned by the City, and partially contain right-of-way dedications.
Rezoning request: The petitioner requests the new 5.8 acre parcel be rezoned to R-8, Multifamily, to allow for the proposed multifamily use.
Multifamily Plan request: The petitioner requests the submitted multifamily plan be approved for the new 5.8 parcel. The plan includes four apartment buildings with a total of 143 units, each with a balcony. The mix of apartments includes 55 one bedroom units, 72 two bedroom, 16 three bedroom; and one leasing office. Additionally, the grounds will include a paved barbeque area, an overhead trellis, landscaping, and signage. The property will be accessible from two newly constructed dedicated road extensions, one accessible from Water Street; and the other from Morton Street. Additional amenities, such as relocated sand volley ball courts, will be located on the parcel to remain under City ownership; and will be on a separate parcel from the multifamily plan request.
Requested Waivers:
1. Number of parking spaces. The 143 apartments require 286 parking spaces and the office requires 4 parking spaces, totaling 290 spaces. A total of 258 parking spaces are proposed: this includes 191 surface lot spaces, 40 garage space; and an additional 27 spaces on the adjacent, City owned site. Therefore a wavier to allow an 11% reduction in the required number of parking spaces is requested.
2. Setbacks. Setbacks from the newly dedicated right-of-ways at each end of the project will not be met; the setbacks will be 0 in limited locations, as shown on the plan.
ANALYSIS AND RECOMMENDATION
1. A rezoning of the newly created parcel from R3 to R8 will allow an increase in allowable density from 7.26 dwelling units per acre to 43 units per acre.
2. The railroad (vehicular and pedestrian) crossing at Morton Street will be updated as part of the project.
3. The Fire Department has found lane width, hydrants, and turning radii to be acceptable.
4. The project will be serviceable by gravity sewer.
5. Additional permits will be required, including sidewalk/drive approach, excavation, and NPDES construction permit from the Illinois EPA; and erosion, sediment and storm water control.
6. Signage is proposed at the entrance near Irving; however Staff suggestions signage would also be appropriate at the Morton entrance.
The Site Plan Review Board recommends APPROVAL of the proposed Special Use, with the following WAIVERS and CONDITIONS (for the Multifamily Plan):
Waivers
1. LDC Section 8.1.6. Parking Schedule, to allow 258 parking spaces instead of the required 290 spaces.
2. LDC Section 4.1.4, Building Envelope Standards, to allow a reduction in the minimum required front yard setback from newly dedicated right-of-way, as depicted on the plan.
Conditions for the Multifamily Plan:
1. The multifamily plan becomes invalid if the accompanying rezoning and subdivision requests are not approved.
2. All applicable codes, except where waivers are provided, must be met.
3. All other applicable permits, including building permits, are required.
4. Require identification signage at the Morton entrance.
PLANNING AND ZONING COMMISSION ACTION
The Planning and Zoning Commission voted 3 - 3 to approve the rezoning request.
The Planning and Zoning Commission voted 4 - 2 to approve the request, with waivers and conditions, as per the Staff recommendation.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: Concerns included: The property is adjacent to a Rail Road, the proximity to PMP with numerous toxic chemicals, loss of trees and park space, desired preservation of memorials, trains block access for 6-7 minutes at a time, past federal investment; and impact on the school district. Comments in favor: The development moves Peoria forward, adds people downtown, promotes a vibrant riverfront, more people, supports young professionals, adds to the downtown and warehouse district, the development doubles number of bedrooms downtown; and the area needs vibrancy.
IMPACT IF APPROVED: A multifamily complex with 143 units would be built.
IMPACT IF DENIED: The property will not be redeveloped per the proposed multifamily plan.
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. Attractive Neighborhoods with Character: Safe and Livable
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Reinvest in neighborhoods.
DEPARTMENT: Community Development