ACTION REQUESTED:
Title
Communication from the City Manager and Community Development Director with a Request to Concur with the Recommendation from the Site Plan Review Board to ADOPT an ORDINANCE Reducing the 100 Foot CENTERLINE SETBACK REQUIREMENT Along KNOXVILLE AVENUE for the Property Located at 5712-5720 N KNOXVILLE AVENUE, Peoria, Illinois (PIN 14-16-451-014 & -016), with contingencies. (Council District 3).
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BACKGROUND:
The applicant is proposing to purchase the property located at 5712-5720 N Knoxville Avenue and proposes to demolish the existing commercial building and construct a 4 story building, approximately 66,080 square feet (16,510 square feet per floor). The building is proposed to have 90 units and be used for elderly housing.
Appendix B, Article 3.1.f.(11). requires owners of property along primary thoroughfares to agree to remove any structure, placed within 100 feet of the thoroughfare centerline, at his/her expense and to hold the City of Peoria harmless from any expense or liability arising out of the removal or relocation of the structure, if the full setback requirement or a portion thereof, is needed for public improvement. Upon proper petition by the owner of property affected by the above requirements, the City Council, by majority vote, upon recommendation of the Site Plan Review Board and appropriate state or county officials, may waive the signing of the above statement. The City has received an email response from IDOT regarding the request. However, the email does not meet the standard required per code for an official recommendation. Therefore, the approval is contingent upon a formal response from the State.
A lesser setback than the required 100 foot centerline setback has already been established in the immediate area. One of the buildings within the Junction City Shopping Center is setback approximately 83 feet and the existing building on the subject property is setback approximately 61 feet from the centerline along Knoxville Avenue. The property owner is requesting a 25 foot reduction, to allow the building to be placed 75 feet from the centerline of Knoxville Avenue, at the closest point. The property owner indicates that a strict application of the centerline setback requirement would render the project infeasible.
This request results in a setback of 15 feet from the front property line, at the closest point, which is less than the allowed setback in the existing and proposed zoning districts. The setback requirement in the existing zoning district C-1 (General Commercial) District, of which the property is currently zoned, is 20 feet. The setback requirement in the proposed zoning district R-1 (Single-Family Residential) District, of which the property is proposed to be zoned, is 35 feet. As a result a waiver is required through the Special Use process and has been requested, which is currently in process at this time to allow a setback of 15 feet from Knoxville Avenue. Therefore, this approval is further contingent upon the approval of a front yard setback waiver through the Special Use process, to allow a 15-foot setback from the front property line to the proposed building.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: N/A, as the public hearing for the Special Use request has not taken place yet.
IMPACT IF APPROVED: A new building for elderly housing will be developed on the property at a setback of 75 feet from the street centerline along Knoxville Avenue.
IMPACT IF DENIED: The proposed structure would need to meet the required 100 foot setback from the street centerline along Knoxville Avenue.
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
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Grow employers and jobs.
DEPARTMENT: Community Development