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 ORDINANCE A or the Recommendation of Staff to ADOPT ORDINANCE B, Amending an Existing SPECIAL USE, Ordinance No. 14,063, as Amended, for a Shopping Center in a Class C-2 (Large Scale Commercial) District to Add a New Commercial Building, for the Property Commonly Known as JUNCTION CITY SHOPPING CENTER Located at 5901 N PROSPECT ROAD (Parcel Identification Numbers 14-16-452-038, -039, -040, -042, -043, -034, & -008), Peoria, IL. PZ 14-36. (District 3).
Body
BACKGROUND:
Petitioner: Chuck Hollis of New Junction Ventures, LLC.
Current use: Junction City Shopping Center
Proposed use: Junction City Shopping Center with the addition of a new commercial building fronting Humboldt Avenue.
Present zoning: C-2 (Large Scale Commercial) District.
Proposed zoning: No change
The property is
surrounded by: Surrounded by R-2 (Single-Family Residential) zoning to the north and east, and C-1 (General Commercial) zoning to the south and west.
Future land use
designation: Commercial
Acreage: Approximately 13.3 Acres
KEY ISSUES:
The petitioner is requesting to amend the existing Special Use to add a new commercial building, as described below:
1. Buildings & Yards
The proposed commercial building is located on the east side of the site, along the Humboldt frontage. The proposed building is approximately 11,880 square feet and is 29 feet in height.
The proposed building will be wood framed, with painted wood board and batten siding and painted wood lap siding, similar in design to the existing commercial buildings within the Shopping Center.
In the C-2 (Large Scale Commercial) District, the Zoning Ordinance requires a minimum 20-foot setback from the front property line along Humboldt. The petitioner is proposing a setback of 15.2 feet and therefore a waiver is requested. The site plan has been revised to show the dumpster at a setback of 18.6 feet. It is setback farther than the building, but still within the required front yard area, and is therefore noted as a waiver.
2. Parking & Access
Proposed parking meets Zoning Ordinance requirements, as 510 total parking spaces are required for the entire site and the proposed site plan includes 537 parking spaces, which includes 18 disabled parking spaces.
An accessible route must be provided between the public ROW along Humboldt and the building.
To reduce any potential impact along Humboldt Avenue, all loading and unloading for businesses within the Shopping Center must occur within the boundary of the Shopping Center. In addition, employees must park within the confines of the shopping center to reduce any potential impact along Humboldt Avenue.
A 5 foot wide sidewalk is required along Humboldt Avenue and must meet City and ADA requirements. A revised site plan has been submitted, which shows 5 foot wide sidewalks along Humboldt Avenue.
As part of the proposed new intersection, a pedestrian crossing (pedestrian signals & push buttons, ADA ramps, pavement markings) across Knoxville Avenue (on the north leg of the intersection) is required. The traffic study must be updated to reflect this requirement.
3. Landscaping, Lighting, and Screening
a. Front Yard and Parking Lot Landscaping: Existing and proposed front yard landscaping along Knoxville Avenue and parking lot landscaping is illustrated on the site plan and is in compliance with Zoning Ordinance requirements. Along the Humboldt Avenue frontage, 352 front yard landscape points are required and 354 front yard landscape points are proposed.
b. Lighting: A photometric lighting plan of the parking area shall be required prior to issuance of a Zoning Certificate, to ensure that it does not exceed three foot candles when measured at the property line.
c. Screening: Note that rooftop mechanical units on existing building are unscreened and visible from public right-of-way. All ground and rooftop mechanical equipment was required to be screened as part of the most recent special use amendments in 2012 and 2014. A revised site plan must be submitted showing all existing and proposed mechanical equipment and utilities with screening material noted. All existing and proposed rooftop and ground level mechanical equipment, utilities, and refuse areas must be screened per Zoning Ordinance requirements. Rooftop mechanical units are not shown on the elevations for the proposed commercial building and a parapet wall is proposed on the front of the building; however, if rooftop units are placed on the building, they will likely be visible from Humboldt Avenue. If rooftop units will be placed on the proposed commercial building, the parapet wall should be extended all the way around the building, to fully screen the units from the residential properties to the east, along Humboldt Avenue.
4. Signage
No sign information was provided as part of this request. Any proposed signs require a separate application and must meet Zoning Ordinance requirements.
STAFF COMMENTS:
1. An address request form should be turned into Public Works. A temporary address will be issued for tracking purposes until such time that all Public Works permits have been applied for and paid in full. Address will then become permanent.
2. No additional storm water detention is required for this site.
3. The following permits are required; contractors must be licensed and bonded with the City of Peoria:
a. Sidewalk/Drive Approach Permit
b. Parking Lot Permit
c. Excavation Permit (for utility connections)
d. Erosion, Sediment and Storm Water Control Permit
Additional permits may be required:
a. Lane/Road/Sidewalk/Alley Closure
b. General ROW Use permit
4. An NPDES construction permit from the Illinois EPA may be required for this project.
REQUESTED WAIVERS
Code Requirement |
Requested Waiver |
Planning & Zoning Commission Recommendation |
Staff Recommendation |
1. Appendix B, Article 9.7.e.5.: The required front yard setback in the C-2 District is 20 feet. |
1. Waiver from required front yard setback for the building: A waiver is requested to allow the proposed commercial building to be setback 15.2 feet along Humboldt Avenue, instead of the required 20 foot front yard setback. |
Approve |
Approve |
2. Appendix B, Article 9.7.e.5.: The required front yard setback in the C-2 District is 20 feet. |
2. Waiver from required front yard setback for the dumpster enclosure: A waiver is requested to allow the dumpster enclosure to be placed within the required 20 foot front yard area along Humboldt Avenue, at a setback of 18.3 feet. |
Approve |
Approve |
REQUESTED CONDITIONS
Condition |
Detail |
Planning & Zoning Commission Recommendation |
Staff Recommendation |
1. Lighting |
1. Lighting may not exceed 3 footcandles as measured at the property line and a photometric lighting plan must be submitted prior to the issuance of a building permit. |
Support |
Support |
2. Water Main & Hydrant Locations |
2. Water main and hydrant location information must be submitted to the Fire Department for approval. |
Support |
Support |
3. Accessible Route |
3. An accessible route must be provided between the public ROW along Humboldt Avenue and the building. |
Support |
Support |
4. Sidewalks |
4. A 5-feet wide sidewalk is required along Humboldt Avenue for the linear frontage of the Shopping Center boundary along Humboldt. |
Support |
Support |
5. Loading & Unloading |
5. All loading and unloading for businesses within the Shopping Center must occur within the boundary of the Shopping Center. |
Support |
Support |
6. Employee Parking |
6. Employees must park within the boundary of the Shopping Center |
Support |
Support |
7. Proposed Intersection Improvements |
7. Provide a pedestrian crossing (pedestrian signals & push buttons, ADA ramps, pavement markings) across Knoxville Avenue (on the north leg of the intersection). Update the traffic study to include this addition. |
Support |
Support |
8. Signs |
8. Proposed signs require a separate application/approval and must meet Zoning Ordinance requirements. |
Support |
Support |
9. Regular Parking Spaces |
9. Regular parking spaces must be striped a minimum of 8.5 feet in width by 18.5 feet in length. |
Support |
Support |
10. Disabled Parking Spaces |
10. 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 |
11. Screening |
11. All existing and proposed rooftop and ground level mechanical equipment, utilities, and refuse areas must be screened per Zoning Ordinance requirements. A revised site plan must be submitted showing all existing and proposed mechanical equipment and utilities with screening material noted. |
Support: |
Support |
12. Screening |
12. The parapet wall proposed on the new commercial building should be extended all the way around the building to screen rooftop mechanical units from both public right-of-way and residential properties. A revised elevation must be submitted, prior to the issuance of permits, reflecting this requirement. |
Do not Support |
Support |
13. Landscaping |
13. Landscaping must meet Zoning Ordinance requirements and a final landscape plan which notes proposed species must be submitted for review and approval prior to the issuance of permits. |
Support |
Support |
14. Building Design |
14. The building described and attached to the approved Ordinance will be the specific building built. Any change to the proposed commercial building would require an amendment to the Special Use. |
Support |
Support |
15. Landscaping Maintenance |
15. If any of the required/agreed to landscaping dies, it must be replaced as required by the Zoning Ordinance. |
Added After the Commission Meeting |
Support |
ZONING COMMISSION RECOMMENDATION
The Zoning Commission found that the request met the Findings of Fact requirements and VOTED 6 TO 0 TO APPROVE including requested waivers and subject to the following conditions (Ordinance A):
1. Lighting may not exceed 3 footcandles as measured at the property line and a photometric lighting plan must be submitted prior to the issuance of a building permit.
2. Water main and hydrant location information must be submitted to the Fire Department for approval.
3. An accessible route must be provided between the public ROW along Humboldt Avenue and the building.
4. A 5-feet wide sidewalk is required along Humboldt Avenue for the linear frontage of the Shopping Center boundary along Humboldt.
5. All loading and unloading for businesses within the Shopping Center must occur within the boundary of the Shopping Center.
6. Employees must park within the boundary of the Shopping Center.
7. Provide a pedestrian crossing (pedestrian signals & push buttons, ADA ramps, pavement markings) across Knoxville Avenue (on the north leg of the intersection). Update the traffic study to include this addition.
8. Proposed signs require a separate application/approval and must meet Zoning Ordinance requirements.
9. Regular parking spaces must be striped a minimum of 8.5 feet in width by 18.5 feet in length.
10. 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.
11. All existing and proposed rooftop and ground level mechanical equipment, utilities, and refuse areas must be screened per Zoning Ordinance requirements. A revised site plan must be submitted showing all existing and proposed mechanical equipment and utilities with screening material noted.
12. Landscaping must meet Zoning Ordinance requirements and a final landscape plan which notes proposed species must be submitted for review and approval prior to the issuance of permits.
13. The building described and attached to the approved Ordinance will be the specific building built. Any change to the proposed commercial building would require an amendment to the Special Use.
STAFF RECOMMENDATION
Staff recommends APPROVAL, with requested waivers, and subject to the following conditions (Ordinance B):
1. Lighting may not exceed 3 footcandles as measured at the property line and a photometric lighting plan must be submitted prior to the issuance of a building permit.
2. Water main and hydrant location information must be submitted to the Fire Department for approval.
3. An accessible route must be provided between the public ROW along Humboldt Avenue and the building.
4. A 5-feet wide sidewalk is required along Humboldt Avenue for the linear frontage of the Shopping Center boundary along Humboldt.
5. All loading and unloading for businesses within the Shopping Center must occur within the boundary of the Shopping Center.
6. Employees must park within the boundary of the Shopping Center.
7. Provide a pedestrian crossing (pedestrian signals & push buttons, ADA ramps, pavement markings) across Knoxville Avenue (on the north leg of the intersection). Update the traffic study to include this addition.
8. Proposed signs require a separate application/approval and must meet Zoning Ordinance requirements.
9. Regular parking spaces must be striped a minimum of 8.5 feet in width by 18.5 feet in length.
10. 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.
11. All existing and proposed rooftop and ground level mechanical equipment, utilities, and refuse areas must be screened per Zoning Ordinance requirements. A revised site plan must be submitted showing all existing and proposed mechanical equipment and utilities with screening material noted.
12. The parapet wall proposed on the new commercial building should be extended all the way around the building to screen rooftop mechanical units from both public right-of-way and residential properties. A revised elevation must be submitted, prior to the issuance of permits, reflecting this requirement.
13. Landscaping must meet Zoning Ordinance requirements and a final landscape plan which notes proposed species must be submitted for review and approval prior to the issuance of permits.
14. The building described and attached to the approved Ordinance will be the specific building built. Any change to the proposed commercial building would require an amendment to the Special Use.
15. If any of the required/agreed to landscaping dies, it must be replaced as required by the Zoning Ordinance.
PAST ACTIONS:
In 1996, a Special Use for a Shopping Center was granted. The Special Use was later amended as follows:
v 1996 - Amended as originally approved.
v 1998 - Amended to review certain conditions of the original approval.
v 2002 - Amended for the demolition of an existing building and the construction of a wireless communications building.
v 2007 (February) - Amended for a Shopping Center expansion.
v 2007 (November) - Amended to allow for an outdoor beer garden.
v 2008 - Amended to add property to the special use boundary, construct a new entrance off of Knoxville Avenue, and reconfigure the parking lot.
v 2009 - Amended to add a 4-story, 75 unit assisted living facility.
v 2011 - Amended to add a 25.5 square foot sign to the multi-tenant sign.
v 2012 - Amended to add a 3-story, 25 unit residential non-ground floor building.
v 2014 - Amended to add a new commercial building for Bushwhacker.
Amendments to the Special Use which were not established and in active use within 2 years are considered null and void.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: The North Prospect Neighbors Association provide a letter for the public record noting concern regarding loading and unloading potentially impacting Humboldt Avenue, screening of the dumpster, landscaping and maintenance of such along Humboldt Avenue, and the need for the actually building construct to be the same as what was presented during the public hearing.
IMPACT IF APPROVED: The Special Use will be amended to include the construction of a new building.
IMPACT IF DENIED: The Special Use will not be amended
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
2. Attractive Neighborhoods with Character: Safe and Livable
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Reinvest in neighborhoods.
2. Grow employers and jobs.
DEPARTMENT: Community Development