ACTION REQUESTED:
Title
Communication from the City Manager and Director of Community Development with a Request to Concur with the Recommendation from the Planning & Zoning Commission and Staff to ADOPT an ORDINANCE Rezoning Property from a Class R-4 (Single Family Residential) District to a Class C-N (Neighborhood Commercial) District and to Approve a SPECIAL USE in a Class CN (Neighborhood Commercial) District, for AUTO SALES AND SERVICE, for the Properties Located at 314 S. WESTERN AVENUE (Parcel Identification No. 18-08-305-017) and 1835 W. KETTELLE STREET (Parcel Identification No. 18-08-305-018), Peoria, IL. (Council District 1)
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BACKGROUND: Petitioner Michael Williams is requesting to rezone a portion of 314 S Western Ave and all of 1835 W Kettelle St from R-4 (Single Family Residential) to C-N (Neighborhood Commercial). Mr. Williams is also requesting a Special Use for auto sales and service at the subject property. The property is developed with an existing 1,063 sq ft building which was originally built as an auto service station.
The Planning & Zoning Commission found that the request met the Findings of Fact and voted 5 to 0 to APPROVE the request with the following conditions:
1) Adherence to use standards per Section 5.3.3.G of the Unified Development Code, except for standards relating to service bay doors.
2) Vehicle repair is prohibited.
3) The gravel areas located on the north and south sides of the building must be removed and replaced with sod/grass seed, or resurfaced with asphalt, Portland cement, interlocking concrete paver or brick, or bituminous cement binder pavement, or permeable pavers/porous paving system.
4) Provide 1 handicap accessible parking space appropriately striped and signed.
5) Customer/Employee parking spaces must be a striped as minimum of 18.5' in length by 8.5' in width.
6) Provide a pedestrian accessible route (PAR) between the public right-of-way and the building.
7) Repair the existing concrete parking surface to remove potholes and cracks with weeds.
8) Remove the concrete block with fence post laying in the rear yard area.
9) Construct a 100 percent opaque eight-foot high visual barrier or screen on the east property line abutting the residential property. Chain link or wire fencing is prohibited.
10) Any parking lot paving or resurfacing shall be completed by a contractor who is licensed and bonded with the City of Peoria.
11) Replace deteriorated and non-ADA-compliant sidewalks and curbs along all property frontages. Sidewalk participation may be available from the City of Peoria at an 80/20% cost share.
12) The driveways shall comply with current City Standards (including width, concrete thickness, apron dimensions and slopes). Depressed curb shall be installed (or maintained) through the driveway (curb should not follow the driveway flares).
a. Non-residential driveways shall be a minimum of 15 feet wide for one-way operation and 24 feet wide for two-way operation.
b. Non-residential driveways shall be a maximum of 30 feet wide.
c. Driveways shall be located a minimum of 50 feet from the intersecting curblines; and 5 feet from side property line; No part of the driveway apron shall encroach upon the intersection radii.
d. Driveway pavement (including the sidewalk at the driveway) shall be 8” thick concrete for commercial sites.
13) Western Ave is under the jurisdiction of the State. All work within the State right-of-way will require approval from Illinois Department of Transportation (IDOT).
14) Waivers due to existing site conditions for the following:
a. Service bay doors oriented toward the street and without screening from the public right-of-way.
b. No front yard landscaping along Western Ave.
c. Building setback greater than the build-to line of 15 feet.
d. Window and door fenestration less than 40 % on the Kettelle St façade.
e. Driveway access from Western Ave less than 75 feet from the street corner.
See the attached Planning & Zoning Commission case packet and meeting minutes for detailed information.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission Meeting): Two citizens spoke in favor of the proposed development. Another resident expressed concern for the handicap accessibility requirements.
IMPACT IF APPROVED: A portion of 314 S Western Ave and all of 1835 W Kettelle St will be rezoned to C-N (Neighborhood Commercial). This will allow for uniform zoning of the subject parcels. The special use will allow the property to be used as auto sales and repair.
IMPACT IF DENIED: The subject property will not be rezoned leaving 314 S Western Ave with split zoning of C-N (Neighborhood Commercial) and R-4 (Single Family Residential). Use of the property for auto sales and repair will be prohibited.
ALTERNATIVES: N/A
EEO CERTIFICATION NUMBER: N/A
WHICH OF THE GOALS IDENTIFIED IN THE COUNCIL’S 2017 - 2032 STRATEGIC PLAN DOES THIS RECOMMENDATION ADVANCE?
1. Grow Peoria
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Grow employers and jobs.
2. Reinvest in neighborhoods.
DEPARTMENT: Community Development