ACTION REQUESTED:
Title
Communication from the City Manager and the Community Development Director with a Request to Concur with the Planning & Zoning Commission and Staff for the Following:
A. ADOPT an ORDINANCE Rezoning Property from a Class C-1 (General Commercial) District to a Class C-2 (Large Scale Commercial) District for the Property Identified as Parcel Identification Nos. 14-19-177-016 and 14-19-177-017 with an Address of 5040 N. BIG HOLLOW ROAD, and
B. ADOPT an ORDINANCE Amending Existing SPECIAL USE Ordinance Nos. 13,045 as Amended and 13,455 as Amended in a Class C-2 (Large Scale Commercial) District for a Shopping Center to Add Property and New Commercial Buildings for the Property Commonly Known as GLEN HOLLOW SHOPPING CENTER with an Address of 5001 BIG HOLLOW ROAD, Peoria, IL. The Shopping Center Special Use Currently Includes Parcel Identification Nos. 14-19-151-067, 14-19-151-068, 14-19-151-070, 14-19-152-033, 14-19-152-038, 14-19-176-019, 14-19-176-029, 14-19-176-034, 14-19-176-035, 14-19-177-019, 14-19-177-020 (N. WAR MEMORIAL DR.), with the Following Property to be Added: 14-19-177-016 and 14-19-177-017 (5040 N. BIG HOLLOW RD.). (Council District 4)
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BACKGROUND:
Petitioner Christopher Oswald, of Miller, Hall & Triggs, LLC on behalf of the Glen Hollow Shopping Center is requesting to:
1) Rezone Parcel 3 from a Class C-1 (General Commercial) to a Class C-2 (Large Scale Commercial), and
2) Amend the existing Special Use to add property and redevelop parcels 2, 3, and 4, with new commercial buildings.
The Planning & Zoning Commission found that the request met the Findings of Fact requirements and VOTED 3 TO 2, with 1 ABSTENTION, TO APPROVE the request, subject to the following conditions and waivers:
1) Payment of the parking impact fee for the net increase of 35 parking spaces.
2) Revise the site plan for parcels 2, 3, and 4 to add a pedestrian accessible route (PAR) between the public ROW and the building. This condition has been met with the attached revised site plans.
3) Submit a landscape plan for parcels 2, 3, and 4, which provides tree plantings for the front yards and parking lots, in compliance with the Zoning Ordinance.
4) Install a sidewalk along the frontage of Big Hollow Road of parcels 2 and 3, and Glen Avenue of parcel 4.
5) Revise the size and placement of proposed freestanding signs to 70 sq. ft. in size and 25 feet in height with a minimum of 150 feet of lineal separation for signs located on the same zoning lot, in compliance with the Zoning Ordinance.
6) Special event and/or sales located in the parking lot or private building sidewalk may occur provided that any tents or other temporary covered structures and any temporary signage shall comply with all Codes of the City of Peoria.
7) Waiver to reduce the required front yard setback from 20 feet to 5 feet along Glen Avenue and Big Hollow Road for Parcel 4.
8) Waiver to reduce the required front yard setback from 20 feet to 8.9 feet at the narrowest point along War Memorial Drive and to 7 feet at the narrowest point along Big Hollow Road for Parcel 3.
9) Waiver to reduce the required setback from 10 feet to 1.5 feet for a freestanding sign along War Memorial Drive for Parcel 3.
10) Waiver to allow the re-use of the existing 45-foot tall, freestanding sign on Parcel 4 with a 300 sq. ft. sign face and 54 sq. ft. reader board.
11) Waiver to allow banners on all light standards in the parking lots. Size of banners must comply with Zoning Ordinance.
See the attached Planning & Zoning Commission case packet and meeting minutes for detailed information regarding the proposed rezoning and special use amendment.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission Meeting): One citizen expressed concern for stormwater run-off negatively impacting the neighbors to the south of the shopping center. The citizen also expressed the need for bus stops, sidewalks, and bus shelters.
IMPACT IF APPROVED: Parcel 3 will be rezoned to a Class C-2 (Large Scale Commercial) district and added into the boundary of the Glen Hollow Shopping Center. Parcels 2, 3 and 4 will be redeveloped with new commercial buildings with waivers to reduce the required front yard setbacks, sign setback, and re-use an existing freestanding sign. Sidewalks will be installed along Glen Avenue and Big Hollow Road. Special events may occur and banners may be placed on all light standard poles.
IMPACT IF DENIED: Parcel 3 will not be rezoned to C-2 Large Scale Commercial, nor will it be added to the boundary of the existing special use. Parcel 3 may be developed pursuant to the regulations of the C-1 General Commercial district. Parcel 4 may be developed pursuant to the regulations of the C-2 Large Scale Commercial district and the previously approved Special Use for Glen Hollow 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
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Grow employers and jobs.
DEPARTMENT: Community Development