ACTION REQUESTED:
Title
Communication from the City Manager and the 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 R-4 (Single-Family Residential) District to a Class C-N (Neighborhood Commercial) District for the Property Located at 603 W. NEBRASKA AVENUE, Peoria, Illinois. (Council District 2)
Case PZ 15-4
Body
BACKGROUND:
Petitioner: Robert Gates of Kavanagh Law Firm for Laura McGrath of RRCO Rentals, LLC
Current Use: The property is currently developed with a church building.
Present zoning: R-4 (Single-Family Residential) District
Proposed zoning: C-N (Neighborhood Commercial) District.
The property is surrounded by: C-N (Neighborhood Commercial) zoning to the west, P-1 (Parking) zoning to the north, R-4 (Single-Family Residential) zoning and P-1 (Parking) zoning to the south, and R-4 (Single-Family Residential) zoning to the east.
Future land use designation: The future land use designation is for the property is medium density residential
Acreage: Approximately .49 acres.
History:
Date |
Zoning |
1931 to 1958 |
B (Two Family Dwelling) District |
1958 to 1963 |
B (Two Family Dwelling) District |
1963 to 1990 |
R-1 (Low Density Residential) District |
1990 to Present |
R-4 (Single Family Residential) District |
v In 2000, City Council approved a Special Use for a church at 603 W Nebraska Avenue, which included additional parcels.
v The Special Use was amended in 2000 to expand the parking lot area.
v In 2006, the Special Use was amended to include additional properties, a building addition, and parking lot to the north of the church building. The building addition and parking lot were not constructed.
v In 2012, the Special Use was amended to construct a parking lot addition to the north of the existing church building and to remove properties from the boundary of the Special Use, leaving the following properties within the Special Use:
o PIN 14-33-352-012 with an address of 1921 N Ellis
o PIN 14-33-352-013 with an address of 1917 N Ellis
o PIN 14-33-352-014 with an address of 1913 N Ellis
o PIN 14-33-352-015 with an address of 1909 N Ellis
o PIN 14-33-352-016 with an address of 603 W. Nebraska Ave
STAFF COMMENTS:
While the proposed request does not align with the Comprehensive Plan Designation of the property, the current request to rezone the property to C-N Neighborhood Commercial is not out of line with surrounding zoning or surrounding land uses, as the property immediately to the west is zoned C-N, the property three parcels to the east is also zoned C-N, and the Peoria High School athletic fields are directly across the street from the subject property. Therefore Staff does not object to the request to rezone the property at 603 W Nebraska Avenue from a Class R-4 (Single Family Residential) District to a Class C-N (Neighborhood Commercial) District.
ZONING COMMISSION ACTION:
The Zoning Commission found that the request did not meet the Findings of Fact requirements and VOTED 5 TO 0, with 1 abstention, to APPROVE.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (at the Planning and Zoning Commission Hearing): None
IMPACT IF APPROVED: The zoning of the subject property will be changed from R-4 (Single-Family Residential) District to C-N (Neighborhood Commercial) District.
IMPACT IF DENIED: The current zoning of R-4 (Single-Family Residential) District will remain.
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. Reinvest in neighborhoods.
2. Grow employers and jobs.
DEPARTMENT: Community Development