ACTION REQUESTED:
Title
Communication from the City Manager and the Community Development Director with a Request to Concur with the Recommendation from Staff and the Planning and Zoning Commission to ADOPT an ORDINANCE Approving a SPECIAL USE in a Class R-4 (Single Family Residential) District for an ASSISTED LIVING FACILITY for the Property Located at 1021, 1027, 1029, and 1031 LINCOLN AVENUE (Parcel Index Numbers 18-08-462-025, -024, -023; and -022), Peoria, Illinois
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BACKGROUND:
PROPERTY CHARACTERISTICS
The subject site contains four lots, totaling one-half acre. The street along Lincoln contains both single family structures and nonconforming, commercial.
The property is zoned R4 (Single Family Residential) District, and is surrounded by the R4 (Single Family Residential) District.
From 1990 - 2013, the properties were zoned R4 (Single Family Residential) District. The properties were rezoned to R1 (Low Density Residential) District in 1982; and from 1963 - 1982, the properties were zoned W-1 (Warehouse and Wholesale). From 1958 - 1963 the properties were zoned J (Industrial). From 1931 - 1958, all of the properties were zoned J (Light Industrial) District.
PROPOSED USE
This case replaces PZ Case No. 15-15, previously heard by the Commission. Case number PZ 15-15 did not advance to City Council; subsequent to the Commission vote, the City’s Economic Development Department offered the vacant lot at 1021 Lincoln Avenue to the owner, to add to the project. The lot is located between the original project site and the alley the intersections with New Street and Lincoln Avenue.
As a result of receiving the additional parcel, the owner and applicant revised the proposed site plan to reflect the additional space. The additional parcel was not included in the original application; therefore, once it was added, the project no longer met notification requirements, and could not continue. For clarity and to meet legal requirements, a new case was opened, PZ 15-40.
The petitioner’s updated request is to establish a Special Use in the R4 (Single Family) District for an eight-unit Assisted Living Facility, as depicted on the attached site plan, floor plan, and elevation. The proposal shows two buildings that face together with entrances to the interior of the lot, parking accessible from the alley in the rear, and a courtyard with benches, landscaping and walkways in the center. The sides of the two structures will be oriented toward Lincoln Avenue.
Requested Waivers:
1. Waiver to increase maximum allowable density from 11.62 dwelling units per acre, to 16, to allow 8 units on the 0.50 acre subject site.
The R4 district allows a maximum density of 11.62 dwelling units per acre, or lot square-footage of 3750 per unit. The request is for 8 units on a 21,780 square foot zoning lot, which is the equivalent of 16 units per acre, or 2722.50 square feet of lot per dwelling unit.
2. Waiver to reduce the minimum required setback from 15 to 7 feet.
The R4 district requires a minimum setback of 15 feet. A waiver is requested to reduce the required minimum setback from 15 to 7 feet.
3. Waiver of required design standards for porches.
All of the single family districts in the Land Development Code, including the R4 district, are subject to design guidelines that include porch requirements. Section 4.1.5, states: “on blocks where the majority of existing houses have front porches, new houses shall have front porches compatible with the architectural style of the house at het main entrance from the street.”
4. Waiver of required design standards for front entrances.
Section 4.1.5 states: “front entrances must be prominent and oriented to the street I front of the dwelling.”
SITE PLAN REVIEW BOARD RECOMMENDATION
The Site Plan Review Board recommends APPROVAL of the proposed Special Use, with the following WAIVERS and CONDITIONS (note waivers recommended for denial follow):
Waivers
1. Waiver of LDC Section 4.1.4, Building Envelope Standards, to allow an increase in the maximum allowable density in the R4 district from 11.62 dwelling units per acre, to 16, to allow 8 units on the 0.50 acre subject site.
2. Wavier of LDC Section 4.1.4, Building Envelope Standards, to allow a reduction in the minimum required setback for the R4 district from 15 to 7 feet.
Conditions
1. Porches must be provided, as required by Ordinance, along the entrances along Lincoln.
2. Both the porch and structure must observe the seven front yard setback allowed by waiver.
3. Front doors must be prominent and oriented to the street, as required by Ordinance, on the units along Lincoln.
4. Dumpster enclosure must meet Land Development Code screening requirements, and be comprised of a material that matches or compliments the principal structures.
5. All mechanical equipment must be screened as per Ordinance requirements.
6. The developer should contact IAWC (Illinois American Water Company) and Fire Department to maintain that fire hydrants in the area are within acceptable distance of project.
7. Submit an address request form - 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.
8. Accessible spaces shall be signed with an R7-8 sign and an R7-101 $350 fine plate.
9. Replace curb ramp at Lincoln Avenue and NewStreet to meet current standards\
10. Required permits include Sidewalk/Drive Approach Permit; Excavation Permit (for utility connections); Erosion, Sediment and Storm Water Control Permit; and Lane/Road/Sidewalk/Alley Closure. A General ROW Use permit may be required.
The Site Plan Review Board recommends DENIAL of the following proposed WAIVERS:
1. Waiver of LDC Section 4.1.5.C.1, Porches, to allow new residential structures without front porches, and without porches compatible with the architectural style of the house at the main entrance from the street.
2. Waiver of LDC Section 4.1.5.D, Front Entrances, to allow new residential structures without a front entrances that is prominent and oriented to the street I front of the dwelling.
PLANNING AND ZONING COMMISSION ACTION
The Planning and Zoning Commission voted 5 - 2 to approve the request, as per the Staff recommendation (listed above).
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: None stated at the hearing.
IMPACT IF APPROVED: An eight unit assisted living facility will be constructed at the subject location.
IMPACT IF DENIED: The subject lots will remain vacant.
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
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Reinvest in neighborhoods.
DEPARTMENT: Community Development