File #: 14-468    Version: 1 Name:
Type: Ordinance Status: Adopted
File created: 11/11/2014 In control: City Council
On agenda: 11/25/2014 Final action: 11/25/2014
Title: Communication from the City Manager and Director of Community Development with a Request to Concur with the Recommendation from the Planning and Zoning Commission and Staff for the Following 1. ADOPT an ORDINANCE Amending a SPECIAL USE in a Class CG (General Commercial) District, Previously Zoned Class O-2 (Exclusive Office Park) District, for a HEALTH CENTER (LONG TERM ACUTE CARE HOSPITAL), for the Property Located at 500 W ROMEO B GARRETT AVE, Peoria, IL (Parcel Identification No. 18-09-110-027) (District 1); and 2. ADOPT an ORDINANCE Approving a SPECIAL USE in a Class CG (General Commercial) District for an ASSISTED LIVING FACILITY, for the Property Identified as 518 W ROMEO B GARRETT (part of Parcel Identification No. 18-09-110-027 plus 18-09-109-025) Peoria, IL (District 1).
Attachments: 1. ORD NO 17,165, 2. ORD NO 17,166, 3. PZ 14-43 - Ordinance - amending previous, 4. PZ 14-43 - Legal Desc Exhibit, 5. PZ 14-43 - Ordinance - adding new, 6. PZ 14-43 - Legal Desc Exhibit, 7. PZ 14-43 site plan2, 8. PZ 14-43 - elevations, 9. PZ 14-43 - elevations2, 10. PZ Commission Minutes November 6
ACTION REQUESTED:  
Title
Communication from the City Manager and Director of Community Development with a Request to Concur with the Recommendation from the Planning and Zoning Commission and Staff for the Following
 
1.      ADOPT an ORDINANCE Amending a SPECIAL USE in a Class CG (General Commercial) District, Previously Zoned Class O-2 (Exclusive Office Park) District, for a HEALTH CENTER (LONG TERM ACUTE CARE HOSPITAL), for the Property Located at 500 W ROMEO B GARRETT AVE, Peoria, IL (Parcel Identification No. 18-09-110-027) (District 1); and
 
2.      ADOPT an ORDINANCE Approving a SPECIAL USE in a Class CG (General Commercial) District for an ASSISTED LIVING FACILITY, for the Property Identified as 518 W ROMEO B GARRETT (part of Parcel Identification No. 18-09-110-027 plus 18-09-109-025) Peoria, IL (District 1).
 
Body
BACKGROUND:  
Proposal, including Waivers and Conditions
An existing Special Use is in place for a previously zoned Class O-2 (Exclusive Office Park) District for a Health Center (Long Term Acute Care Hospital), for the property located at 500 W Romeo B Garrett Ave, Peoria, IL (Parcel Identification No. 18-09-110-027).  The current request will amend the boundary of this Special Use by reducing it to the property currently development as a Long Term Acute Care Hospital, known as Kindred Hospital.  The remaining property will then be combined with an additional property, part of 18-09-109-025  (no address is yet assigned to this parcel), for the purpose of establishing a second, separate Special Use for an Assisted Living Facility in the CG (General Commercial) District.  As of this writing, the new configuration will be addressed as 518 W Romeo B Garrett, and known as Gateway at River City. The new, proposed Special Use for an Assisted Living Facility will offer 110 beds.  The new facility will in part share parking with the existing Hospital; easements have been created, and are indicated on the site plan.
 
Waivers:
1.      LDC Section 4.2.4.C. Maximum setback line, also LDC Section 4.2.4.H.8.  Building façade may be 10-80 feet behind right-of-way line. This is not met from Richard Pryor (west side) where the building is setback 165.30 feet.
2.      LDC Section 4.2.4.D. Parking setback line (right-of-way).  Parking shall be located 15 feet from the right-of-way.  This is not met along Richard Pryor (west side of the site), where there provided setback is 13.65 feet.
3.      LDC Section 4.2.4.D. Parking setback line (common lot line).  Parking shall be located 5 feet from any common lot-line; this is not met on the east side of the site, where the parking is shared with the adjacent hospital.   
4.      LDC Section 4.2.4.H.3 Ground story height.  Building finished floor elevation exceeds 18" above adjacent sidewalk on both frontages.   Also, the submitted elevation does not show ground story clear interior height of a least 12 feet.
5.      LDC Section 4.2.4.H.9. Street facade (primary).  Width of building façade shall be at least 60% of width of lot frontage along primary street. This is not met along R. B. Garrett (north side).
6.      LDC Section 4.2.4.H.14. Common lot line treatment.  Neither a garden wall nor transitional buffer yard is provided as required along south property line with R-6 zoning.
7.      LDC Section 4.2.4.I.1. Windows and doors (blank lengths).  Blank lengths of wall in excess of 20 lineal feet are not permitted.  The north and south ends of the east and west wings have blank walls in excess of 20 lineal feet.
8.      LDC Section 4.2.4.I.1. Windows and doors (windows and doors). Windows and doors must comprise 40-90% of the façade area situated between 2 and 10 feet above the adjacent public sidewalk on which the face fronts. The ground story: north elevation is 22% windows and doors; and west elevation is 34% windows and doors.
 
Condition: All mechanical equipment and refuse areas are required to be screened.
 
Additional Information
The site in total contains 6.66 acres of land; the resulting new portion of the special use will contain 3.291 acres of land.  The property is zoned Class CG (General Commercial) District and surrounded by R-6 (Multi-Family Residential) to the north and south; R4 (Single Family Residential) District to the west; and B1 (Downtown Commercial) District to the east.
 
Note a new subdivision with easement agreements has been requested, and will reflect the proposed, shared access and parking; and common lot line treatment requirements were waived under the previous the Special Use because the adjacent property is not developed as residential; it is a park and substation.
 
Staff Recommendation
1.      APPROVAL of the request to amend the boundaries of an existing Special Use in a previously zoned Class O-2 (Exclusive Office Park) District for a Health Center (Long Term Acute Care Hospital), for the property located at 500 W Romeo B Garrett Ave, Peoria, IL (Parcel Identification No. 18-09-110-027), per the proposed site plan; and
 
2.      APPROVAL of the request to establish to a Special Use for an Assisted Living Facility in the CG (General Commercial) District, for the property located at 518 W Romeo B Garrett (part of Parcel Identification No. 18-09-110-027 plus 18-09-109-025) Peoria, IL, with the requested waivers and condition described above.
 
Commission Input and Vote
The Commission suggested, as an advisory comment, that blank walls on the end caps, on the west end of the north and south elevations, should have some design or elements added to look less industrial.
 
The Commission voted 6-0 to recommend APPROVAL of the proposed Special Use, with the waivers described above.
 
FINANCIAL IMPACT:  N/A
 
NEIGHBORHOOD CONCERNS:  None stated.
      
IMPACT IF APPROVED: The undeveloped portion of the existing Long Term Acute Care Facility will be separated from the remainder of the site; and the remainder plus a new parcel will be developed with an Assisted Living Facility.
 
IMPACT IF DENIED:  The site will remain unchanged.
 
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      
2. Attractive Neighborhoods with Character: Safe and Livable
 
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
 
1. Grow employers and jobs.      
2. Support sustainability.      
 
DEPARTMENT: Community Development