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 ADOPT an ORDINANCE Approving a SPECIAL USE for a BLOOD PLASMA DONATION CENTER and BUILDING ADDITION, with Waivers, in a Class C-N (Neighborhood Commercial) District, for the Property Located at 1902-1912 N. SHERIDAN ROAD (PIN’s 14-33-352-009 & -008), Peoria, Illinois. (Council District 2). Case Number PZ 15-38.
Body
BACKGROUND:
Petitioner: Michael Cochran of Austin Engineering Co., Inc. for RRCO Rentals, LLC
Current use: Blood Plasma Donation Center at 1902 N Sheridan Road and residential structure at 1912 N Sheridan Road.
Proposed use: Blood Plasma Donation Center
Present zoning: C-N (Neighborhood Commercial) District.
Proposed zoning: No change.
The property is
surrounded by: Surrounded by surrounded by P- 1 (Parking) District to the north and C-N (Neighborhood Commercial) District to the west, south, and east.
Future land use
designation: Mixed Use
Acreage: The subject property (special use area) contains .49 acres of land,
KEY ISSUES:
The petitioner is requesting a Special Use for a blood plasma donation center and associated building addition, as the use requires a Special Use in the C-N (Neighborhood Commercial) District. Please note that the project area includes an area larger than that of the proposed special use boundary; however, the other parcels involve permitted uses (parking on P-1 parcels and a church on a parcel zoned C-N at 603 W Nebraska Avenue, as shown on the attached site plan). Any site plan revisions required for the area not included in the Special Use will be addressed through Site Plan Review Board.
Buildings & Yards
The existing plasma center building is setback 55 feet from the front property line along Sheridan Road and is built at the property line along Nebraska Avenue. The building addition is proposed to adhere to the same 55 foot setback along Sheridan Road, as the existing building. The Land Development Code requires buildings to be placed between 0 and 15 feet of the front property line. Therefore a waiver is requested to allow the existing building and the proposed addition at a 55 foot setback from the front property line along Sheridan Road.
Since the building is not proposed to be built to the required building line (within 0 to 15 feet of the front property line along Sheridan), the requirement for the building to be built to the required building line for 80% of the required building line length along a primary street (Sheridan Road), is not meant. Therefore a 100% waiver from this requirement is requested.
Building elevations were provided and later revised to meet Land Development Code requirements related to fenestration. There are no building material requirements in the C-N Neighborhood Commercial District. The building is proposed to be comprised of a combination of brick and architectural metal panels, with a rough exterior finish to simulate a stucco/masonry look (see attached). Windows and doors meet the requirement of comprising a minimum of 40% of the building façade on both frontages; however, the requirement to not have blank expanses of wall greater than 20 feet is not met. There is one area along Sheridan road which is 27 feet between windows and therefore a waiver is requested. The proposed awnings will overhang the public right-of-way and therefore a right-of-way usage permit will be required and approval by the Public Works Department before the awnings are installed.
Parking & Access
The existing parking surface is placed at the property line along Sheridan Road. The proposed parking surface is shown on the attached site plan at a 6 foot setback from the front property line along Sheridan Road. The Land Development Code requires a 15 foot setback from the front property line. As a result, a waiver is requested to allow the parking area to be placed at a 6 foot setback from the front property line along Sheridan Road.
The drive approach on Nebraska Avenue is less than the required 50 feet from the intersection of Sheridan Road and Nebraska Avenue. The petitioner has requested that the approach remain in the current location.
Per the attached site plan, the petitioner is providing 12 parking spaces on the site of the special use area and a total of 79 parking spaces for the entire development area (13 spaces on the church property, 54 parking spaces in the parking lot along Ellis Street, and 12 parking spaces at the plasma center). The Land Development Code was recently amended to eliminate minimum parking requirements for non-residential uses outside of the form districts and to charge a fee for over parking. The development is not over-parked, as the maximum number of allowed spaces for the plasma center is 71 and the maximum number of allowed spaces for the church is 75 parking spaces, resulting in a maximum allowed number of 146 parking spaces. With a total of 79 parking spaces provided, the development is well under the maximum allowed.
Landscaping, Lighting, and Screening
Landscaping
Parking Lot Perimeter Landscaping:
The perimeter of all parking areas and other vehicular use areas with frontage on any portion of an existing public right-of-way shall be screened by a continuous landscaped hedge, a decorative masonry wall or any combination thereof. The petitioner has proposed a landscape hedge along Sheridan Road and along Ellis Street as required; however, the landscaped hedges will need to be offset from the shade trees along Sheridan Road for the hedge row to be continuous, as required.
Parking Lot Landscaping:
Parking lot landscaping is required to be in the form of shade trees and one landscape point is required for every parking space provided. This requirement has been met for the Special Use area and for the parking area along Ellis. The Site Plan Review Board has requested that this requirement also be met for the church property at 603 W Nebraska Avenue.
Front Yard Landscaping (Sheridan Road):
Front yard landscaping has been provided in the form of shade trees, as required by the Land Development Code.
Front Yard Landscaping (Nebraska Avenue):
The building is built to the property line along W. Nebraska Avenue and therefore there is not space to provide landscaping on the private property. Public Works is in agreement to shrubs placed on the public right-of-way. The Land Development Code requires front yard landscaping to be in the form a shade trees; however, there is not sufficient space on the public right-of-way to accommodate trees in this area. Therefore a waiver is requested to allow front yard landscaping along Nebraska Avenue to be in the form of shrubs and to be placed on the public right-of-way. Staff is supportive of this request.
Transitional Buffer Yard:
A transitional buffer yard is not required along the parcels included in the boundary of the special use, as the property abuts P-1 (Parking District) and C-N (Neighborhood Commercial) District. A transitional buffer yard is required along the other parcels within the development. The proposed transitional buffer yards meet the required depth and number of points. Petitioner will need to ensure that transitional buffer yard creates a substantially solid 6 foot tall visual barrier.
Lighting
A lighting plan was not provided and must be submitted before any permits are issued. Lighting may not exceed ½ footcandles, as measured at the property line.
Screening
A dumpster is not proposed within the Special Use area. Any rooftop or ground level mechanical equipment on the associated with the existing plasma center building or the addition, must be screened per Land Development Code requirements.
Signage
No new signage was noted on the submitted plans. If signage is proposed it must meet Land Development Code requirements and requires a separate permit.
Remaining Development (not part of the Special Use):
The following changes to the site plan are required and must be submitted as a revision to be reviewed by the Site Plan Review Board:
v Retaining walls may not exceed 3 feet in height. Please provide detail on the proposed retaining walls.
v Sufficient space is available in the front yard of 603 W Nebraska Avenue (church property) to provide front yard landscaping, as required by the Land Development Code. Four shade trees are required by the Land Development Code and should be shown on a revised site plan, subject to review and approval by the Site Plan Review Board.
v One shade tree is required for the parking area at 603 W Nebraska Avenue. Sufficient space is available on the north side of the parking lot behind 603 W Nebraska Avenue to accommodate 1 shade tree. A shade tree should be added in this area and shown on a revised site plan, subject to review and approval by the Site Plan Review Board.
v Lighting may not exceed ½ footcandles, as measured at the property line. A lighting plan must be submitted, subject to review and approval by the Site Plan Review Board.
v Sidewalks are required to be installed for the property frontage along N. Ellis Street.
v The proposed right-of-way vacation must be approved through Public Works before permits are issued.
v The transitional buffer yard meets point requirements, as required by the Land Development Code; however, in place of a required 6 foot wall, the transitional buffer yard must create a 6 foot tall substantially solid visual barrier, which may require additional plantings.
v Refuse area must be screened per Land Development Code requirements.
STAFF COMMENTS:
1. Sidewalk cross slope through drive approaches shall continue in a constant plane, with 1.5% cross slope (2% maximum); sidewalk joint pattern should continue through drive approaches as well.
2. Accessible parking spaces shall be located on the shortest accessible route of travel to an accessible facility entrance (generally the closest parking space to the accessible door). If this building/expansion will serve two businesses, consider moving one of the spaces to serve the doorway to the existing building.
3. It appears that a sidewalk is proposed along the south side of the north parking lot. We concur that providing a pedestrian path from the lot to the building(s) is warranted.
4. From GIS, it appears there is a significant grade difference between the alley and property to the east of the alley. Please note that significant grade changes across the alley may impact existing underground utilities.
5. Verify that no portion of the parking lot is draining across the public right of way.
6. The following permits are required; contractors must be licensed and bonded with the City of Peoria:
a. Sidewalk/Drive Approach Permit
b. Excavation Permit (for utility connections; flowable fill is required for any excavations within two feet of pavement, curb and gutter and/or sidewalk)
c. Erosion, Sediment and Storm Water Control Permit
d. Lane/Road/Sidewalk/Alley Closure
Additional permits may be required:
e. General ROW Use permit
7. An NPDES construction permit from the Illinois EPA may be required for this project.
REQUESTED WAIVERS:
Waivers Resulting from Existing Conditions:
|
Code Requirement |
Requested Waiver |
Staff Recommendation |
Planning & Zoning Commission Recommendation |
|
1. Appendix C, Section 4.2.4.B.: Buildings in the C-N District are required to be built within 0 to 15 feet of the front property line. |
Waiver from Required Building to Line: A waiver is requested to allow both the existing building and the proposed addition to be placed at a 55 foot setback from the front property line along Sheridan Road, as shown on the site plan provided. |
Approve |
Approve |
|
2. Appendix C, Section 4.2.4.F.9.: Buildings within the C-N District are required to be built at the required building line for 80% of the required building line length along a primary street. |
Waiver from Street Façade Requirement: A waiver is requested to allow the building (existing and addition) to occupy 0% of the frontage along Sheridan Road, at the required building line. |
Approve |
Approve |
|
3. Appendix C, Section 4.2.4.D: A parking lot in the C-N District is required to be setback 15 feet from the front property line. |
Waiver from Parking Lot Setback Requirement: A waiver is requested to allow the parking lot to be placed at a 6 foot setback from the front property line along Sheridan Road. |
Approve |
Approve |
|
4. Appendix C, Section 8.2.6.B: All points for front and corner side yard landscaping must be achieved by utilizing plants from the tree classification. |
Waiver from Front Yard Landscaping Requirement along Nebraska: A waiver is requested to allow front yard landscaping along Nebraska Avenue to be in the form of shrubs and to be placed within the public right-of-way. |
Approve |
Approve |
|
5. Appendix C, Section 4.2.4.G.1.a: Blank lengths of wall exceeding 20 linear feet are prohibited on all required building lines. |
Waiver from Windows and Doors Requirement along Sheridan Road: A waiver is requested to allow a blank length of wall at 27 feet in length, along Sheridan Road, per the submitted elevations. |
Approve |
Approve |
|
6. Appendix C, Section 8.2.8.A. The perimeter of all parking areas and other vehicular use areas with frontage on any portion of an existing public right-of-way shall be screened by a continuous landscaped hedge, a decorative masonry wall or any combination thereof. |
Waiver to Allow Shade Trees Within the Landscaped Hedge Row along Sheridan Road: A waiver is requested to allow the shades trees, required for front yard landscaping, to be placed within the hedge row, making it not continuous as required. |
Approve |
Approve |
CONDITIONS OF APPROVAL:
|
Condition |
Detail |
Staff Recommendation |
Planning & Zoning Commission Recommendation |
|
1. Accessible Route |
An accessible route shall be provided between the public ROW and the building. |
Support |
Support |
|
2. Curbs & Sidewalks |
2. The City will be reconstructing the intersection of Sheridan and Nebraska in 2016. The City requests donation of the required right-of-way and temporary easements for the Sheridan Road Project. Upon said donation, the City will take responsibility to improve the sidewalk, curbs, and accessible ramps along the Sheridan frontage and along the Nebraska frontage to just east of the plasma center building. If the applicant chooses not to donate said easements and right-of-way, he/she will be responsible to bring the sidewalks and curbs to current standards as part of their project. |
Support |
Support |
|
3. Drive Approach |
4. The placement of the drive approach along Nebraska Avenue must be approved by Public Works before any permits are issued. |
Support |
Support |
|
4. Parking |
5. Regular parking spaces must be striped a minimum of 8.5 feet in width by 18.5 feet in length. |
Support |
Support |
|
5. Disabled Parking |
6. Disabled parking spaces must be striped with an 11' parking area and a 5' aisle on the right hand side, or alternatively, with an 8’ parking area and 8’ aisle. Accessible spaces shall be signed with an R7-8 sign and an R7-101 $350 fine plate. |
Support |
Support |
|
6. Screening |
All rooftop and ground level mechanical equipment and utilities must be screened per Land Development Code requirements |
Support |
Support |
|
8. Lighting |
A photometric lighting plan is required before permits are issued. Lighting may not exceed ½ footcandle as measured at the property line. |
Support |
Support |
|
9. Fenestration Requirements |
With the exception of the waiver granted to allow a blank length of wall to exceed 20 linear feet, building elevations for the proposed addition must meet the requirements of Appendix C, Section 4.2.4.G. The proposed awnings require approval of the Public Works Department and a right-of-way usage permit will be required. |
Support |
Support |
ZONING COMMISSION ACTION:
The Zoning Commission found that the request met the Findings of Fact requirements and VOTED 6 to 0 to APPROVE.
HISTORY:
|
Date |
Zoning |
|
1931 - 1958 |
E (Commercial) District |
|
1958 - 1963 |
B (Two Family Dwelling) District |
|
1963 - 1990 |
C2 (Neighborhood Commercial) and C-3 (General Commercial) District |
|
1990 - 2007 |
C2 (Neighborhood Commercial) and C-3 (General Commercial) District |
|
2007 to Present |
C-N (Neighborhood Commercial) District |
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (at the Planning and Zoning Commission Meeting: None expressed.
IMPACT IF APPROVED: A special use will be granted for the blood plasma center and associated building addition.
IMPACT IF DENIED: A special use will not be granted for the blood plasma center and associated building addition.
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