ACTION REQUESTED:
Title
Communication from the City Manager and the Community Development Director with a Request to Concur with the Recommendation from Staff and the Planning and Zoning Commission to ADOPT an ORDINANCE Amending the SPECIAL USE Granted in Ordinance No. 13,221, as Amended, in a Class C-2 (Large Scale Commercial) District for a Shopping Center, to Allow the Development of Restaurant and Retail Establishments for the Property Commonly Known as NORTHWOODS MALL, Located at 2200 W. WAR MEMORIAL DRIVE (Parcel Identification Nos. 14-19-451-003, 14-30-201-002,14-19-451-007, 14-19-451-011 through -014), Peoria, Illinois.
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BACKGROUND:
PROPERTY CHARACTERISTICS
Current: The subject property is zoned C-2 (Large Scale Commercial), and is currently developed with a shopping center known as Northwoods Mall. The specific location proposed for redevelopment is the former Firestone site. The shopping center is surrounded by C-1 (General Commercial), to the north, east and west, and Interstate 74 and R-3 (Single Family Residential) to the south.
From 1990 - 2012: The site was zoned C-2 (Large Scale Commercial), surrounded by C-1 (General Commercial), to the north, east and west; and Interstate 74 and R-3 (Single Family Resident) to the south.
From 1963 - 1990: The site was zoned C-3, Large Scale Commercial, surrounded by C-2 (Neighborhood Commercial) and C-3 (General Commercial) to the north, east and west, and Interstate 74 and R-1 (Low Density Residential), to the south.
Prior: unincorporated
PROPOSED USE
The subject parcels are part of the Northwoods Mall Shopping Center, specifically, the former Firestone location. Two new buildings are proposed, 9400 square feet for mixed retail and restaurant; and an 8700 square feet restaurant. The site will be divided into two lease areas, 1.25 and 1.53 acres each, with a shared access in the center. A sidewalk is proposed to be added along the north property line along the internal access road, and will connect with the existing sidewalk along Sterling.
Requested waivers:
1. Reduce setback requirement along I-74 from 20 feet to 10 feet.
2. Waive front yard landscaping requirement for trees along Sterling.
3. Waive front yard landscaping requirement for trees along I-74 right-of-way.
SITE PLAN REVIEW BOARD RECOMMENDATION
Staff worked closely with the applicant to obtain a mutually-agreeable proposal. Attention was given to pedestrian access, landscaping, number of parking spaces, and orientation to Sterling. Note the north and east property lines are internal to the mall, and the south access fronts I-74.
The Site Plan Review Board recommended APPROVAL of the proposed development and the requested waivers:
1. Reduce setback requirement along I-74 from 20 feet to 10 feet.
2. Waive front yard landscaping requirement for trees along Sterling.
3. Waive front yard landscaping requirement for trees along I-74 right-of-way.
PLANNING AND ZONING COMMISSION ACTION
The Planning and Zoning Commission voted 7 to 0 to APPROVE the proposed development and the requested waivers:
1. Reduce setback requirement along I-74 from 20 feet to 10 feet.
2. Waive front yard landscaping requirement for trees along Sterling.
3. Waive front yard landscaping requirement for trees along I-74 right-of-way.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: One resident mentioned concern of lack of an accessible route to Sterling.
IMPACT IF APPROVED: Additional restaurant and retail totaling 18,100 square feet will be built.
IMPACT IF DENIED: The former Firestone location will not be redeveloped.
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. Reinvest in neighborhoods.
DEPARTMENT: Community Development