ACTION REQUESTED:
Title
Communication from the City Manager and Director of Community Development with a Request for One of the Following:
A. Concur with the Recommendation from the Planning & Zoning Commission to ADOPT ORDINANCE A Replacing Special Use Ordinance 15,077 with a Special Use in a Class C-2 (Large Scale Commercial) District and Class C-1 (General Commercial) District, for a SHOPPING CENTER for the Property Located at 3624, 3622, 3602 N UNIVERSITY STREET and 1205 W FLORENCE AVENUE (Parcel Identification Nos. 14-29-401-020, 14-29-401-021, 14-29-401-024, 14-29-401-026, 14-29-401-007 and 14-29-401-008), Peoria Illinois; or
B. Concur with the Recommendation from Staff to ADOPT ORDINANCE B Replacing Special Use Ordinance 15,077 with a Special Use in a Class C-2 (Large Scale Commercial) District and Class C-1 (General Commercial) District, for a SHOPPING CENTER for the Property Located at 3624, 3622, 3602 N UNIVERSITY STREET and 1205 W FLORENCE AVENUE (Parcel Identification Nos. 14-29-401-020, 14-29-401-021, 14-29-401-024, 14-29-401-026, 14-29-401-007 and 14-29-401-008), Peoria IL. (Council District 2)
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BACKGROUND: Petitioner, Katie J. Kim, of the Kim Group, on behalf of KM Real Properties LLC and Jim McComb Chevrolet, Inc, is requesting to establish a Shopping Center to allow for incremental development of the subject property and vehicle access across parcels. The total area is 4.516 acres. The proposed development, at this time, would be a banking center with drive-thru ATMs on the 1.578-acre, corner parcel. Development of future uses and structures would require an amendment to the Shopping Center through the Special Use process, which includes a public hearing and review by the City Council.
Vehicle access to the site is proposed from the existing drive approaches at University Street and at Florence Avenue. The petitioner concurs with staff to restrict the Florence Avenue drive approach to left-in/right-out only. The petitioner requests unrestricted movements in/out at the University Street drive approach. Amendments to the Shopping Center for future development could include vehicular and pedestrian connections with adjacent properties.
The Planning & Zoning Commission found the request met the Findings of Fact and voted 6-0 to approve subject to the following conditions and waivers (see Ordinance Option A):
1. The southbound left turn exit movement at the University Street drive shall be prohibited.
2. Access to and from Florence Avenue shall be limited to right out/left in only. This access will be required to be constructed to divert traffic.
3. Drive-through lanes between a building and War Memorial must be lined with a continuous hedge.
4. Development of future uses and structures requires an amendment to the special use through the Special Use process.
5. Amendments to approved developments that are substantially in conformance with the site plan may be reviewed administratively, by the Development Review Board.
6. Approval does not include approval for Off-Premise Signs. Any Off-Premise Sign/Billboard shall be reviewed through a separate review process.
7. Waiver to allow vehicle access to/from lots with different zoning designations, in this case, access to the C2 parcels through C1 parcels.
8. Waiver to allow side/rear yard setbacks as shown on the site plan.
9. All existing landscaping on the petitioner’s property that surrounds the daycare center will not be reduced.
10. All lighting on the site will comply with City standards for development.
Staff found the request met the Findings of Fact and recommend approval WITHOUT condition number 1 above (see Ordinance Option B). The professional opinion of the City Public Works Department / Traffic Engineer is that the southbound turn onto University is existing and the development of a single banking center would not generate traffic numbers that would necessitate changes to the existing traffic movements. Further development of the area would require additional traffic review.
See the attached Planning & Zoning Commission staff report and meeting minutes for detailed information.
After the public hearing, Councilman Grayeb and the petitioner met with a small group of area residents and business owners. The meeting resulted in unanimous support for the development as proposed with the addition of conditions to preserve existing landscaping around the daycare center and to prohibit light-trespass from the development site to the adjacent residential properties. All meeting participants agreed that this was an opportunity to start the redevelopment of a commercial corner while protecting and enhancing the surrounding residential character of the neighborhood.
FINANCIAL IMPACT: NA
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission): The adjacent property owner to the east, along Parish Avenue, is not opposed to the development and is in discussion with the petitioner to develop a cross access agreement between the property owners to create a framework for a larger comprehensive development.
IMPACT IF APPROVED: The special use would approve a Shopping Center.
IMPACT IF DENIED: The special use would be denied, and a Shopping Center would not be approved.
ALTERNATIVES: NA
EEO CERTIFICATION NUMBER: NA
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