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 to APPROVE a RESOLUTION Approving a PRELIMINARY PLAT, with certain waivers and Conditions, for the Property Located at Foot of MORTON STREET (Property Identification No. 18-03-382-003), Peoria, Illinois (RESOLUTION A); or to Concur with the Recommendation from Staff to APPROVE a RESOLUTION Approving a PRELIMINARY PLAT, with Certain Other Waivers and Conditions, for the Property Located at Foot of MORTON STREET (Property Identification No. 18-03-382-003), Peoria, Illinois (RESOLUTION B)
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BACKGROUND:
The attached preliminary plat subdivides the subject property as follows:
1. Lot 1, 5.844 acres, proposed for use as part of a multifamily plan (under separate consideration by the Planning and Zoning Commission in Case no. PZ 15-31.
2. Lot 2, 10.312 acres, will remain under ownership by the City of Peoria, and contains right-of-way dedications.
Also as a separate matter, the property is subject to a redevelopment agreement.
PLANNING AND ZONING COMMISSION ACTION
The Planning and Zoning Commission voted 4 - 2 to recommend APPROVAL of the preliminary plat, with the following WAIVER and CONDITIONS:
Waiver:
Waiver of Land Development Code Section 9.2.2., minimum local street width, to allow a 26 foot pavement width, instead of the required 34 feet, for the newly dedicated right-of-way within lot 2, on the northeast portion of the site, where Morton Street connects. Note this will also affect the existing portion of Morton Street, as indicated on the Preliminary Plat.
Conditions:
1. The submitted final plat will comply with the approved Preliminary Plat, and all other applicable requirements.
2. The approval of the preliminary plat, and subsequent final plat, is subject to the rezoning of Lot 1 to the R-8 zoning district.
3. Remove the proposed south connection of Water Street to the project so that there will be no connection to or extension of Water Street.
SITE PLAN REVIEW BOARD (STAFF) RECOMMENDATION
The Site Plan Review Board recommends APPROVAL of the preliminary plat, with the following WAIVER and CONDITIONS:
Waivers:
1. Waiver of Land Development Code Section 9.2.2., minimum local street width, to allow a 22 foot pavement width, instead of the required 34 feet, for the newly dedicated right-of-way within lot 2, on the southwest portion of the site, where Water Street extends.
2. Waiver of Land Development Code Section 9.2.2., minimum local street width, to allow a 26 foot pavement width, instead of the required 34 feet, for the newly dedicated right-of-way within lot 2, on the northeast portion of the site, where Morton Street connects. Note this will also affect the existing portion of Morton Street, as indicated on the Preliminary Plat.
Conditions:
1. The proposed right-of-way connection to the existing Water Street, near the intersection with Irving, requires clarification and resolution of the dedication status prior to approval of the final plat.
2. The submitted final plat will comply with the approved Preliminary Plat, and all other applicable requirements.
3. The approval of the preliminary plat, and subsequent final plat, is subject to the rezoning of Lot 1 to the R-8 zoning district.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: Members of the public spoke for and against. Concerns included: additional impervious surface, flooding possibilities, other areas of town need infill, adding “wealthy” housing when losing affordable housing at TAFT; and increased traffic on Water Street. Items in favor included: the subdivision adds connectivity to the downtown, warehouse and riverfront area.
IMPACT IF APPROVED: An existing lot will be subdivided into two parcels, Lot 1, 5.844 acres; and Lot 2, 10.312 acres. Additionally, right-of-way will be created. A waiver for a pavement width of a roadway extension may be granted.
IMPACT IF DENIED: The subdivision could be resubmitted by the petitioner without need for waivers. This could mean a roadway connection through the park with a pavement width of 34 feet instead of the requested waivers for 22 feet and 26 feet.
ALTERNATIVES: See “impact if denied.”
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.Grow employers and jobs.
2.Support sustainability.
DEPARTMENT: Community Development