ACTION REQUESTED:
Title
Communication from the City Manager and Community Development Director with a Request to Concur with the Recommendation from the Zoning Commission and Staff to ADOPT an ORDINANCE Amending an Existing SPECIAL USE, Ordinance No. 14,483, as Amended, to Add Property at 1505 E. PARIS AVENUE to the Boundary of the Special Use and Expand Parking in a Class R-3 (Single-Family Residential District) for the Property at 1435, 1505, & 1509 E PARIS AVENUE (PIN 14-27-402-004, -010, -011, -012, & -013), Peoria, IL. Case No. PZ 14-16. (District 3).
Body
BACKGROUND:
Petitioner: Dale Higdon for Paris Avenue Church of Christ of Peoria.
Current use: The church currently occupies the property at 1509 E. Paris Avenue, with associated parking at 1435 E Paris Avenue, and PIN 14-27-402-004, & 011. A house currently exists at 1505 E Paris Avenue.
Proposed use: The petitioner is requesting to amend the existing Special Use for a Church, Ordinance 14,483, as amended, to add the property at 1505 E Paris Avenue to the boundary of the Special Use and expand parking, with the addition of a walkway to connect the parking area to the church building. The existing house at 1505 E Paris Avenue will be demolished and, except for the parking area off the alley, will be maintained as landscaped green space.
Present zoning: R-3 (Single-Family Residential) District.
Proposed zoning: No change
The property is
surrounded by: War Memorial Drive to the north and R-3 (Single-Family Residential) District to the west, south, and east.
Future land use
designation: Low Density Residential
Acreage: 1.2 acres
KEY ISSUES:
1) Building Setback
No new structures are proposed. The existing building does not meet the required 25 foot front yard setback and a waiver is noted for existing conditions.
2) Parking & Access
The seating capacity of the church is 192 and therefore 42 parking spaces (1 space per every 4 seats) are required. 63 parking spaces, 4 of which are designated as disabled parking, are proposed and therefore the parking requirement is met.
3) Landscaping, Lighting, and Screening
Landscaping
Proposed landscaping was shown on a revised site plan. Parking lot landscaping meets Ordinance requirements; however, front yard landscaping and transitional buffer yard landscaping does not. Trees are proposed to be added to 1505 E Paris Avenue to provide some front yard landscaping.
Front Yard Landscaping:
The property contains 300 lineal feet along Paris Avenue and therefore 150 landscape points (75 tree and 75 shrub points) are required. 4 intermediate trees and 3 evergreen trees are proposed in the front yard, for a total of 105 landscape points. A revised landscape plan which meets Zoning Ordinance requirements for front yard landscaping is required.
Parking Lot Landscaping: One landscape point is required for reach parking spaces provided. As a result, 63 parking lot landscape points are required. This requirement is met.
Transitional Buffer Yard: A transitional buffer yard is required on the east side of 1509 E. Paris Avenue and on the west side of 1435 E. Paris Avenue and PIN 14-27-402-004. A Waiver is requested to allow existing conditions for the western boundary of the Special Use area. A landscaped buffer comprised of trees only is provided on the western boundary of 1435 E. Paris Avenue and the existing paved area extends to the western property boundary for PIN 14-27-402-004, which does not provide adequate space to accommodate a transitional buffer yard. A landscaped buffer is provided on the east side of 1509 E Paris Avenue for the portion adjacent to the parking area; however, it does not create a 6 foot tall substantial visual barrier. Site Plan Review Board and the Zoning Commission request that additional landscaping be added to the eastern edge of 1509 E Paris Avenue, along the parking lot, to achieve a substantially solid, 6 foot tall visual barrier.
Lighting: A photometric lighting plan was not provided; however, lighting shall not exceed 3 footcandles, as measured at the property line.
Screening: All dumpsters, mechanical equipment, and utilities must be fully screened per Zoning Ordinance requirements.
4) Signage
No signs are proposed as part of this amendment. If signs are proposed in the future, a separate application is required.
5) Compatibility
The proposed use of a church and accessory parking is compatible with the surrounding neighborhood.
REQUESTED WAIVERS (Resulting from Existing Conditions):
Code Requirement |
Requested Waiver |
Zoning Commission Recommendation |
Staff Recommendation |
1. Appendix B, Article 7.6 |
Waiver from Required Front Yard Setback: The existing building does not meet the required 25 foot setback. No change is proposed to the existing building and a waiver is requested to allow the building to remain at the existing setback. |
Approve |
Approve |
2. Appendix B, Article 16.4.c. |
Waiver Transitional Buffer Yard Landscaping: A waiver is requested to allow the existing landscaping in the required TBY area on the western boundary of PIN 14-27-402-004 and 1435 E. Paris Avenue to remain as existing. |
Approve |
Approve |
REQUESTED CONDITIONS:
Condition |
Detail |
Zoning Commission Recommendation |
Staff Recommendation |
1. Disabled Parking |
Disabled parking spaces must be signed with an R7-8 sign and an R7-101 $350 fine plate. |
Support |
Support |
2. Mechanical Equipment and Utility Screening |
All rooftop and ground level mechanical equipment must be fully screened per Zoning Ordinance requirements. |
Support |
Support |
3. Refuse Area Screening |
All refuse disposal areas must be screened on all four sides by a solid fence or wall with a minimum height of six feet, not to exceed seven feet. |
Support |
Support |
4. Lighting |
Exterior lighting shall not exceed three foot candles when measured at the property line. |
Support |
Support |
5. Parking Surface |
Parking lot must be maintained with an evenly paved surface per Zoning Ordinance requirements. |
Support |
Support |
6. Landscaping |
A revised landscape plan must be submitted showing additional landscaping on the eastern edge of 1509 E Paris Avenue, along the parking lot, to achieve a substantially solid, 6 foot tall visual barrier and in the front yard to meet front yard landscaping requirements. |
Support |
Support |
ZONING COMMISSION ACTION:
The Zoning Commission found that the request met the Findings of Fact requirements and VOTED 6 TO 0 TO APPROVE.
PAST ACTIONS:
The following is a historical timeline of the subject property:
Date |
Zoning |
1931 to 1958 |
A (One Family Dwelling) District |
1958 to 1963 |
A (One Family Dwelling) District |
1963 - 1990 |
R-1 (Low Density Residential) District and 1435 E Paris Avenue was rezoned from R-1 to C-2 Neighborhood Commercial in 1970. |
1990 to Present |
R-3 (Single-Family Residential) District |
A Special Use was granted in 1998 for a parking lot at 1435 E Paris Avenue and was amended in 2003 for Church Facilities which included a 32 square foot, 6 foot tall freestanding sign for the property at 1509 E Paris Avenue.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (at the Zoning Commission meeting): One neighboring resident spoke in opposition of the proposal for more parking and provided pictures showing unused parking in the existing lot. He expressed that he would rather see something for the community such as a playground or community garden; not another parking lot.
IMPACT IF APPROVED: The Special Use will be amended to include the property at 1505 East Paris Avenue and additional parking will be added off the alley.
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. Attractive Neighborhoods with Character: Safe and Livable
2. 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