ACTION REQUESTED:
Title
Communication from the City Manager and Director of Community Development with a Request to Concur with the Recommendation from the Planning & Zoning Commission and Staff to ADOPT an ORDINANCE Approving a Special Use in a Class O-1 (Arterial Office) District for a PRESCHOOL for the Property Located at 3406 N. ROCHELLE LANE, (Parcel Identification No. 13-25-427-011) Peoria, IL. (Council District 4)
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BACKGROUND: Petitioner Charles Gabbert is requesting a Special Use for a Preschool. The property is developed with a single story 5,100 sq. ft. building. The preschool will operate as the Early Learning/Head Start program with capacity for 51 students and 10 staff. The facility will provide three classrooms and an outdoor play area enclosed with a fence to serve children ages 3 to 5 years who live in the surrounding neighborhoods.
The Planning & Zoning Commission found that the request met the Findings of Fact and voted 3 to 0 with 1 abstention to APPROVE the request for a Special Use for a Preschool subject to the following conditions:
1) Screen A/C units and utility box (located at rear corner of building) from view of the public right-of-way and residentially zoned properties.
2) Garbage dumpsters must be placed in a six to seven foot tall, four-sided solid enclosure with a gate for access.
3) A separate sign permit is required for all signs.
4) Any Daycare use shall follow Chapter 17 of the NFPA 101 Life Safety Code 2000 edition and the International Fire Code 2012 edition.
5) Submit to the Peoria Fire Department design plans, spec sheets and application for fire alarm system review and permit.
See the attached Planning & Zoning Commission case packet and meeting minutes for detailed information.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission Meeting): A written letter of objection from Sharon Health Care Willows was submitted expressing concerns for the proximity of the proposed preschool to certain residents who are registered sex offenders. The registered sex offender would be in conflict with at State law which prohibits sex offenders from residing within 500 feet of a school. See attached letter.
IMPACT IF APPROVED: A preschool use may operate at the property subject to any conditions of approval.
IMPACT IF DENIED: A preschool use may not operate at the property.
ALTERNATIVES: N/A
EEO CERTIFICATION NUMBER: N/A
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