ACTION REQUESTED:
Title
Communication from the City Manager and Director of Community Development with a Request to Concur with the Recommendation from Staff to WITHDRAW a Request to Amend an Existing Special Use Ordinance No. 13,932 as Amended in a Class C-2 (Large Scale Commercial) District for a Shopping Center to WAIVE THE PARKING IMPACT FEE for the Property Located at 7425 N. GRAND PRAIRIE DRIVE (Parcel Identification No. 13-11-151-027), Commonly Known as THE SHOPPES AT GRAND PRAIRIE Located at 5201 W. WAR MEMORIAL DRIVE, Peoria, IL. (Council District 5)
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BACKGROUND:
This item was initiated prior to a recently approved text amendment which eliminated parking requirements and the over-parked impact fee. See Item No. 19-130, approved May 7, 2019. Therefore, Staff is requesting to withdraw this item as it is no longer necessary.
Petitioner Chris George, of Tartan Realty, is proposing to develop a two-tenant commercial building on a vacant parcel within the Shoppes at Grand Prairie shopping center. The proposed development includes 80 parking spaces. The maximum number of parking spaces allowed by-right is 35. Parking spaces in excess of 35 are subject to the $250 parking impact fee. The petitioner is requesting a waiver of the $11,250 parking impact fee for the 45 parking spaces (80 - 35 = 45) which exceed the number allowed by-right.
The submitted site plan documents originally included a freestanding sign and handicap parking design which did not comply with the Unified Development Code. Following the Planning & Zoning Commission meeting, the petitioner submitted a revised site plan and freestanding sign which meet zoning requirements thereby eliminating all conditions of approval.
The Planning & Zoning Commission found that the request met the Findings of Fact and voted 3 to 1 to approve the waiver for the parking impact fee.
Staff recommends denial of the proposed ordinance. The parking impact fee has been in place since 2014 with the intent to reduce the amount of impervious surfaces especially in a shopping center development where parking is shared. The reduction of impervious surfaces promotes sustainability, reduces storm water run-off, and the storm water utility fee.
For this development, ample parking is available from the Gordman’s, Hy-Vee, and adjacent commercial establishments. This area is part of a shopping center, which by definition and design, is to share parking. The petitioner may reduce or eliminate the parking impact fee by either reducing the number of parking spaces provided with the development, installing a porous paving system, utilizing shared parking, or a combination thereof. These actions may also reduce the storm water utility fee.
See the attached Planning & Zoning Commission case packet and meeting minutes for detailed information.
FINANCIAL IMPACT: None
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission Meeting): None
IMPACT IF APPROVED: A parking impact fee will not be required for the 45 parking spaces in excess of the 35 allowed by-right.
IMPACT IF DENIED: A parking impact fee will be applied to the number of parking spaces over 35 which are not constructed with a porous paving system.
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.
DEPARTMENT: Community Development