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 Amending an Existing SPECIAL USE, Ordinance No. 13,233, in a Class R-3 (Single-Family Residential) District, to Add Property to the Boundary of the Special Use for the Property Located at 3206 and 3210 N. EMERY AVENUE, and Add a Parish Center and Parking Area to the Existing Church Campus for the Property Located at 3300 N. TWELVE OAKS DR. (Parcel Identification Numbers 14-29-476-001, -005, &-007), 3206 N. EMERY AVENUE (Parcel Identification Number 14- 29-476-009) and 3210 N. EMERY AVENUE (Parcel Identification Number 14-29-476-008), Peoria, Illinois (Council District 2). Case Number PZ 15-51
Body
BACKGROUND:
Petitioner: Chase Miller of Dewberry Architects, Inc. for St. Philomena
Current use: Existing church and school facilities
Proposed use: Parish Center and parking addition to the existing church/school campus.
Present zoning: R-3 (Single-family Residential) District.
Proposed zoning: No change.
The property is
surrounded by: Surrounded by R-3 (Single-Family Residential) District on all sides.
Future land use
designation: Low density residential.
Acreage: The subject property (special use area) contains 6.94 acres of land.
KEY ISSUES:
The petitioner is requesting to amend an existing special use to add a parish center and parking area to the existing church/school campus. The petitioner is also requesting to add the properties located at 3206 and 3210 N Emery to the boundary of the Special Use, with no changes currently proposed o the either parcel.
Buildings & Yards
The proposed parish center will be 22,688 gross square, which includes 13,700 gross square feet on the first floor and 8,988 gross square feet on the basement level. The proposed building will meet the required setbacks for the R-3 District.
Parking & Access
There are currently 310 parking spaces for the entire special use area. The petitioner is proposing to remove 32 parking spaces and to add 49 parking spaces as part of the proposed building addition, with an overall increase of 17 parking spaces. This will result in a total of 327 parking spaces. With the addition of the parish center the parking ratio in not increased and therefore a fee for overparking is not required.
Landscaping, Lighting, and Screening
Landscaping
Front Yard Landscaping:
Front yard landscaping is required equal to ½ of the linear frontage. A waiver is requested to allow existing conditions for front yard landscaping along Twelve Oaks Drive.
Transitional Buffer Yard: A 25 foot deep transitional buffer yard is required on the east side of the property; however, the existing area includes parking up to the property line and there is a playground area behind the proposed addition, which would fall within the transitional buffer yard area. As a result, a waiver is requested to allow existing conditions and not add a transitional buffer yard on the east property boundary.
Parking Lot Landscaping: The number of new spaces to be added is 49; however, with the removal of some spaces, the net increase is 17 parking spaces. Based on the next increase, one shade tree is required and based on the total new spaces 3 shade trees are required. The petitioner and staff are in agreement with the addition of two shade trees, placed along the perimeter of the new parking area. A waiver is requested to not add parking lot landscaping for the existing parking lot areas and to allow the parking lot landscaping for the new parking area to be planted on the perimeter of the parking lot and not within interior islands.
Lighting
A photometric lighting plan was not provided; however, no additional pole lights will be added to the parking areas. Lights will be added to the building on the north and west facades to provide security lighting directly around the building. Lighting may not exceed 3 foot candles as measured at the property line.
Signage
No additional signage will be added to the site.
STAFF COMMENTS:
1. Advisory comment:
a. Detectable warnings are no longer required interior to a site except at transit platform edges.
2. The following permits are required; contractors, including parking lot paving 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
Additional permits may be required:
a. Lane/Road/Sidewalk/Alley Closure
b. General ROW Use permit
3. 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 and Zoning Commission Recommendation |
|
1. Appendix B, B, Section 16.4.b.: The number of points that must be achieved for parking lots through landscaping shall be equal to the total number of parking spaces provided. The points must be achieved from the shade tree classification. When a parking lot has less than fifty-one (51) parking spaces the landscaping may be placed within interior curbed parking islands or divider medians and/or within ten (10) feet of the perimeter of the parking lot. When a parking lot has fifty-one (51) or more parking spaces, the landscaping must be placed in curbed islands or divider medians within the interior of the parking lot. The intent of this provision is to break up large expanses of pavement and to provide shading by locating shade trees away from the perimeter and within the interior of parking lots. |
Waiver for parking lot landscaping: A waiver to allow parking lot landscaping for the new parking area (2 shade trees) to be planted on the perimeter of the parking lot and to allow existing conditions for the existing parking areas. «»Approve |
Approve |
|
|
1. Appendix B, Section 16.4.a.: The number of points that must be achieved through landscaping for front and corner side yards shall be based on the overall length of the lot frontage as measured along the property line divided by two (2). |
Waiver from front yard landscaping requirements: A waiver to allow existing conditions for front yard landscaping along Twelve Oaks Drive. |
Approve |
Approve |
|
2. Appendix B, Section 16.4.c.: All non-residential zoning lots which abut, or, in the absence of an alley, would abut any residential zoning lot or district shall be required to provide a garden wall, 4 to 6 feet in height constructed within 1 foot of the property line, or a Transitional Buffer Yard (TBY) unless otherwise provided for in this article |
Waiver from transitional buffer yard landscaping requirements: A waiver to allow existing conditions on the east side of the special use boundary; to not include the transitional buffer yard. |
Approve |
Approve |
CONDITIONS OF APPROVAL:
|
Condition |
Detail |
Staff Recommendation |
Planning and Zoning Commission Recommendation |
|
1. Screening |
All mechanical equipment, utilities, and refuse areas must be screened per Zoning Ordinance requirements |
Support |
Support |
|
2. Lighting |
Any lighting used to illuminate off-street parking areas shall be down lit away from residential properties and public streets in such a way as to not create a nuisance. In no case shall such lighting exceed 3 foot candles measured at the lot line. |
Support |
Support |
|
4. Parking |
5. Parking surface must be maintained as an evenly paved surface and 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. Sidewalks and Drive Approaches |
Replace all non-ADA compliant driveways and non-ADA sidewalks on within property frontage on Twelve Oaks. 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. |
Support |
Support |
|
7. Pedestrian Route |
Identify on the site plan the pedestrian accessible route (PAR) from Twelve Oaks to the new building. A revised site plan is required before building permits are issued. |
Support |
Support |
|
8. Accessible Curb Ramp |
Remove the detectible warning strip on the accessible curb ramp at the north end of Twelve Oaks, and provide a companion ramp on the opposite side of the tee to complete the pedestrian accessible route heading northward. A revised site plan is required before building permits are issued. |
Support |
Support |
PLANNING & ZONING COMMISSION ACTION:
The Planning & Zoning Commission found that the request met the Findings of Fact requirements and VOTED 4 to 0 to APPROVE.
HISTORY:
|
Date |
Zoning |
|
1958 - 1963 |
A (One Family) and C (Apartments) District |
|
1963 - 1990 |
R-1 (Low-Density Residential) District |
|
1990 - Present |
R-3 (Single-Family Residential) District |
A special use was granted in 1991 for a school addition to existing church and school facilities.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: No concerns expressed at the Planning and Zoning Commission Meeting.
IMPACT IF APPROVED: The existing Special Use will be amended to add property to the boundary of the special use and to construct a parish center and parking expansion.
IMPACT IF DENIED: The existing Special Use will not be amended to add property to the boundary of the special use and to construct a parish center and parking expansion.
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. Attractive Neighborhoods with Character: Safe and Livable
2. 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