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 Granting a SPECIAL USE for Waivers from the FORM DISTRICT Requirements to Allow Temporary Banners and Planter Boxes Comprised of Composite Wood Material, for the Property Commonly Known as ONE WORLD CAFÉ and Located at 1229 and 1245 W. MAIN STREET (Parcel Identification Numbers 18-05-405-012, -013, & -019), Peoria, Illinois. (Council District 2). PZ Case No. 15-25.
Body
BACKGROUND:
Petitioner: Amy Sickinger, for Sam and Bob Eid of One World Cafe
Current use: Commercial uses.
Proposed use: The use of the building will not change. Per Appendix C, Section 2.17, if waivers of form district regulations are requested, such request shall be subject to the Special Use process.
The business owner is proposing to add outdoor seating at the back of the property and enclose the area with a wall containing a planter box comprised of composite wood material, which is inconsistent with the material requirements for street walls in the Form Districts and therefore a waiver is requested. Please note that a street wall is not triggered as a requirement by an expansion of use review; however, since a street wall is proposed, it is required to meet Land Development Code requirements. Per Appendix C, Article 6.6.6. a street wall is required to be comprised of native/regional stone and equivalent imitation stone, metal (wrought iron, welded steel and/or aluminum [electro-statically plated black]), brick, stucco on concrete block (or poured) only with brick or stone coping, a combination of materials (e.g. stone piers with brick infill panels or stone piers with brick base courses with a minimum of 2 feet in height and metal above), with the option for approval of equivalent or better materials. Further, stone or brick piers shall be used in 8 to 10 foot intervals to avoid long, uninterrupted horizontal street walls. Secondly, temporary banners are proposed on the north, west, and east sides of the building, which are prohibited in the Form Districts. As a result, waivers from the Form District requirements are being requested to allow these proposed improvements.
Present zoning: W-M (West Main Street Form) District
Proposed zoning: No change.
The property is
surrounded by: Surrounded by C-N (Neighborhood Commercial) District to the west, and W-M (West Main Street) Form District to the north, east, and south.
Future land use
designation: Mixed Use.
Acreage: Approximately .35 acres
REQUESTED WAIVERS
Code Requirement |
Requested Waiver |
Planning & Zoning Commission Recommendation |
Staff Recommendation |
1. Appendix C, Section 6.6.8.D.1.q.: Temporary Signs are prohibited, with exception to those permitted in Section 6.6.8.E.1.e. and 6.6.8.E.1.f. |
Waiver from Form District Temporary Sign Regulations: Temporary banners are prohibited in the Form Districts. A waiver is requested to allow three temporary banners. |
Approve |
Approve |
2. Appendix C, Section 6.6.6: A street wall is required to be comprised of native/regional stone and equivalent imitation stone, metal (wrought iron, welded steel and/or aluminum [electro-statically plated black]), brick, stucco on concrete block (or poured) only with brick or stone coping, a combination of materials (e.g. stone piers with brick infill panels or stone piers with brick base courses with a minimum of 2 feet in height and metal above), with the option for approval of equivalent or better materials. Further, stone or brick piers shall be used in 8 to 10 foot intervals to avoid long, uninterrupted horizontal street walls. |
Waiver from Street Wall requirements: A street wall is required to be comprised of stone, brick, masonry, etc, and wrought iron. A waiver is requested to a allow a street wall with planter boxes comprised of composite wood material. |
Approve |
Approve |
REQUESTED CONDITIONS
Condition |
Detail |
Planning & Zoning Commission Recommendation |
Staff Recommendation |
1. Parking |
1. If parking is provided on-site, whether employee parking or public parking, spaces must be striped a minimum of 8.5 in width by 18.5 feet in length. |
Support |
Support |
2. Parking |
2. Parking area must be maintained as an evenly paved surface. |
Support |
Support |
3. Disabled Parking |
3. If parking is provided on-site, whether employee parking or public parking, spaces must be striped a minimum of 8.5 in width by 18.5 feet in length. |
Support |
Support |
4. Temporary Banners |
4. If temporary banners are approved through this Special Use, no further permits are required for the banners, as long as the size and location of the banners does not change |
Support |
Support |
5. Lighting |
5. Any proposed lighting must meet the requirements of Appendix C, Article 6.6.9. |
Support |
Support |
6. Screening |
6. Mechanical equipment, utilities, and refuse areas shall be placed behind and away from any required building line, not be stored or located within any street-space, and shall be screened from view from the street-space. |
Support |
Support |
PAST ACTIONS:
Date |
Zoning |
1931 to 1958 |
I (Light Industrial) District |
1958 to 1963 |
I (Industrial) District |
1963 to 2007 |
C-3 (General Commercial) District |
2007 to the present |
W-M (West Main Form) District |
Planning and Zoning Commission Conclusion and Recommendation:
The Planning and Zoning Commission found that the request met the Findings of Fact requirements and VOTED 7 TO 0 TO APPROVE.
Staff Conclusion and Recommendation:
Staff recommends approval with all requested waivers and conditions.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (At the Planning and Zoning Commission Meeting): One resident submitted a letter of support.
IMPACT IF APPROVED: The property owner will be able to place temporary banners on the north, west, and east sides of the building and an outdoor seating area will be enclosed with a planter box wall comprised of composite wood material.
IMPACT IF DENIED: Temporary banners and a planter box wall enclosure will not be permitted to be installed on the property.
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