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 and Staff to ADOPT an ORDINANCE Rezoning Property from a Class I-2 (Railroad/Warehouse Industrial) District to a Class CN (Neighborhood Commercial), at 1800, 1819, 1828, and 1832 SW ADAMS ST (Parcel Index Nos. 18-17-210-024, 18-17-212-001, 18-17-212-002, and 18-17-212-008) Peoria, IL (Council District 1) Case No. PZ 14-48.
Body
BACKGROUND:
Petitioner: M. Pierre Serafin of UFS Savings Center
Acreage: 2.28 acres of land
Current zoning and use: The property is currently zoned both CN (Neighborhood Commercial) and I-2 (Railroad/Warehouse Industrial) District, as described below, and is developed with retail use and accessory parking.
Proposed zoning: Several parcels are included with this request. The property at 1819 SW Adams is currently designated with two zoning districts: The portion of the property with frontage on Jefferson is zoned CN (Neighborhood Commercial; that will not change with the current application. The remainder of the property at that address, plus the parcels across Adams Street, is currently zoned I-2 (Railroad/Warehouse Industrial), and is the subject of this request.
STAFF COMMENTS:
1. Staff supports the proposed rezoning and finds it to be consistent with the overall goals of the Land Development Code, for which the stated intent is to focus on the creation of mixed-use, walkable neighborhoods.
2. When evaluating whether a Zoning Map amendment is appropriate, the holdings from the La Salle National Bank V. City of Highland Park case offer factors to consider in determining whether a rezoning is appropriate:
§ Uses and zoning of nearby property
§ Diminution of property values
§ Promotion of public welfare
§ Gain-loss balance (does the current or proposed zoning deny reasonable economic use)
§ Suitability as zoned
§ Length of time property remains vacant
§ Community need
§ Care with which the community has undertaken its development land (is it spot zoning)
3. The current retail uses are nonconforming in the existing, I-2 district; the proposed zoning to CN (Neighborhood Commercial) will bring the existing uses into compliance with the zoning district with respect to use.
ZONING COMMISSION ACTION:
The Zoning Commission found that the request met the Findings of Fact requirements and VOTED 5 TO 0 TO APPROVE.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (expressed at the Zoning Commission Meeting): One questioned the appropriateness of the CN district at the subject location.
IMPACT IF APPROVED: All subject parcels will be rezoned to CN (Neighborhood Commercial), and existing retail uses will comply with allowable uses in the CN district.
IMPACT IF DENIED: The current zoning of the subject property will be unchanged; existing uses will remain nonconforming at the subject site.
ALTERNATIVES: None
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.
2. Grow employers and jobs.
DEPARTMENT: Community Development