ACTION REQUESTED:
Title
Communication from the City Manager and Community Development Director with a Request to Concur with the Recommendation from the Planning and Zoning Commission and Staff to ADOPT an ORDINANCE Amending the COMPREHENSIVE PLAN of the City of Peoria to Establish Provisions of a RIVERFRONT OVERLAY PLAN; and to Designate a Riverfront Overlay District, Over the B-1 Downtown Commercial Zoning District, at 100, 200, and 220 NE ADAMS STREET; 124 SW ADAMS STREET; 202 and 208 HAMILTON BOULEVARD; 207 and 223 MAIN STREET; 100, 200 and 219 NE WASHINGTON STREET; and 110 SW WASHINGTON STREET (Parcel Index No. 18-09-260-016 through -018; 18-09-261-000 and -013; 18-09-276-001; 18-09-235-001 through -006; 18-09-278-007; 18-09-277-001; and 18-09-263-010) Peoria, IL (Council District 1)
Body
BACKGROUND:
Petitioner: Caterpillar, Inc.
Acreage: 31.2 acres
Current zoning and use: The subject property contains 31.2 acres of land. The property is zoned Class B-1 (Downtown Commercial). It is surrounded by B-1 (Downtown Commercial), with the exception of the northeast, where the plan area is border by Interstate 74 right-of-way, beyond which the CG (General Commercial) and I2 (Railroad Industrial) Zoning Districts are located. Current development located within the proposed plan area includes in part, the Caterpillar Office Buildings, Kelly Seed Hardware, parking; and the Caterpillar Visitor's Center. The plan area excludes the Peoria Riverfront Museum.
Request: Please see the attached, proposed plan. The following items addressed in the plan will allow for design and public improvements beyond the underlying B-1 Zoning District:
1. Location and design of buildings, parking facilities, and loading docks. Open space on private property will connect to the public street space, bicycle parking will be encouraged; and loading docks will be designed to minimize encroachment into travel lanes.
2. On-site circulation. Pedestrian and multimodal connections will be emphasized.
3. Landscaping and screening. Landscaping will be encouraged to maximize the context sensitive approach, be diverse, and emphasize native plants and low maintenance materials. Walls and screens, where appropriate, will further enhance the pedestrian experience.
4. Lighting. Lighting will be designed to provide for safety, accent key architectural elements and landscape features, and minimize light pollution.
5. Signage. Provisions will be made for way finding, dynamic media directory signs within the right-of-way; and district gateway signage at the boundaries. Rooftop signs, billboards, and flashing signs will be prohibited.
6. Building orientation, height, and setbacks. Allowances for encroachment of footings into the right-of-way; and a building height of up to 250 feet will be permitted.
7. Open space and pedestrian amenities. Connections from street space to the riverfront, to enhance diversity of public recreational opportunities, will be encouraged.
8. Cross access agreements for riverfront promenade. These will be provided as part of the plan.
STAFF COMMENTS:
1. The Riverfront Overlay District is intended to provide an additional level of regulation over an underlying zoning district; and, facilitate quality development and redevelopment that relates the street front and riverfront in a harmonious design. Caterpillar has been studying a potential new headquarters in downtown Peoria for some time now. The plan addresses aspects of the study that diverge from requirements of the underlying zoning district, particularly as related to enhanced design elements, height and private signage in the right-of-way. The plan is not a set of building plans; it is not an application to build, demolish, or change any existing building within the plan area. To continue its study, public discussion of the plan, followed by a vote by the City Council, will allow Caterpillar to determine the level of support from the Peoria City Council for the proposed, enhanced building and public area design elements.
2. The underlying district will remain B1, Downtown Commercial. The overlay adds or alters requirements as described. All other aspects of the B1 district will remain requirements.
3. Staff supports the proposed plan and finds it to be consistent with the overall goals of the Land Development Code, for which the stated intent is to focus on the creation of mixed-use, walkable neighborhoods.
4. The Illinois Compiled Statutes allows for municipalities to amend the comprehensive plan, as necessary to promote the realization of the Comprehensive Plan.
5. When evaluating whether a Zoning Map amendment is appropriate, the Commission should consider the holdings from the La Salle National Bank V. City of Highland Park case offer factors to consider in determining whether a rezoning is appropriate:
§ Uses and zoning of nearby property
§ Diminution of property values
§ Promotion of public welfare
§ Gain-loss balance (does the current or proposed zoning deny reasonable economic use)
§ Suitability as zoned
§ Length of time property remains vacant
§ Community need
§ Care with which the community has undertaken its development land (is it spot zoning)
PLANNING AND ZONING COMMISSION ACTION:
The Planning and Zoning Commission found that the request met the Findings of Fact requirements and VOTED 5 TO 0 TO APPROVE.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (expressed at the Planning and Zoning Commission Meeting): 1) The district council member noted that the district will add value to the City by encouraging high quality standards. 2) A City resident expressed concern that the proposed overlay district was subjective, not enforceable; and needed more detail.
IMPACT IF APPROVED: The City's first Riverfront Overlay District will be established.
IMPACT IF DENIED: Zoning regulations applicable to the subject property will be unchanged.
ALTERNATIVES: None
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
2. Vibrant Downtown: Riverfront/ Central Business District/ Warehouse District
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Invest in our infrastructure and transportation.
2. Support sustainability.
3. Reinvest in neighborhoods.
DEPARTMENT: Community Development