ACTION REQUESTED:
Title
Communication from the City Manager and Director of Community Development with a Request to Concur with the Recommendation from the Planning & Zoning Commission and Staff to ADOPT an ORDINANCE REZONING Property from a Class O-1 (Arterial Office) District to a Class R-3 (Single Family Residential) District and Approving a SPECIAL USE for an Assisted Living Facility for the Property Identified as Parcel Identification No. 13-02-103-001 and Located Near the Northwest Corner of WOODSAGE ROAD and IL ROUTE 91, Peoria, IL.
Body
BACKGROUND:
Proposal
Petitioner Mike Harral of Wilkinson Development Inc is requesting to rezone a 6.3-acre undeveloped parcel to R-3 (Single Family Residential). The property is surrounded by Class O-1 (Arterial Office) zoning to the east, south, and west, and Class R-3 (Single-Family Residential) zoning to the north. The Future Land Use map of the Comprehensive Plan has identified the subject property as Office.
The Petitioner is also requesting a Special Use to construct an Assisted Living Facility as described below:
Buildings & Yards
The Assisted Living building will contain 74 assisted living units and 30 memory care units to serve elderly persons needing assistance. The building includes a kitchen and dining area, theater, salon, activities and crafts room, and three outdoor courtyards for the residents.
The facility is comprised of one and two stories totaling approximately 93,500 sq. ft. The building measures to a height of 34.5 feet at its tallest point. The maximum height allowed in the R-3 zoning district is 35 feet. The required front and side yard setback are in compliance, however a waiver is requested to reduce the rear yard setback from 25 feet to 20 feet.
The petitioner states that the building façades will consist of brick veneer, fiber cement siding, and composite shingles.
Parking & Access
The proposed site plan includes 82 parking spaces of which 4 are reserved for handicap accessibility. Ten additional parking spaces are noted for future installation. Access to the facility is proposed from Woodsage Road at three driveway approaches. Parking is in compliance with the Zoning Ordinance.
Landscaping, Lighting, and Screening
The petitioner states that a landscape plan and photometric lighting plan will be submitted prior to issuance of a Zoning Certificate to ensure that it all requirements of the Zoning Ordinance are met. All mechanical/utility equipment and garage dumpsters will be screened in accordance with the Zoning Ordinance.
Signage
A monument sign, located on the frontage of Woodsage Road, is proposed to be five feet in height and 40 sq. ft. in size. The zoning regulations limit signs within residential districts to 5 feet in height and 20 sq. ft. in size. A waiver has been requested for the size of the sign.
Request Waivers:
1) Reduce the required rear yard from 25 feet to 20 feet.
2) Increase the size of the freestanding sign from 20 sq. ft. to 40 sq. ft.
Current Development
The subject property remained undeveloped since it was annexed to the City of Peoria in 1999. Upon annexation the property was zoned R-2 (Single Family Residential). In 2003, the subject property, as part of a larger parcel, was rezoned to R-3 (Single Family Residential) followed by a Special Use for a Residential Cluster Development. In 2006, the subject parcel was removed from the residential cluster development and rezoned to the current class O-1 (Arterial Office).
Analysis and Recommendation
Staff recommends approval of the request including the waivers and subject to the following conditions:
1) All rooftop and ground level mechanical equipment must be screened from street view and residentially zoned districts.
2) All proposed refuse disposal areas must be screened on four sides by a solid fence or wall with a minimum height of six feet, not to exceed seven feet, including a gate access.
3) A lighting plan must be submitted for review prior to issuance of a Zoning Certificate to ensure that exterior lighting does not exceed three foot candles when measured at the property line.
4) A Landscape Plan must be submitted for review prior to issuance of a Zoning Certificate to ensure compliance with the Zoning Ordinance.
5) Proposed sign must be constructed of materials of brick and stone, which is consistent with other signs in the immediate area.
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission meeting): The owner of the property to the north (PIN 13-02-100-003) expressed concern to ensure that an existing storm water easement would not be disturbed. City Staff explained that this easement has been noted on the plat. The owner of the property to the east (PIN 13-02-100-002) expressed concern for development adjacent to his parcel and would prefer it remain undeveloped.
Staff received four letters in support of the development which were read to the Commission.
PLANNING & ZONING COMMISSION ACTION: The Planning & Zoning Commission found that the request met the Findings of Fact requirements and VOTED 6 TO 0 TO APPROVE including the requested waivers and Staff’s conditions of approval.
IMPACT IF APPROVED: The property will be rezoned to R-3 (Single Family Residential) and a Special Use will be granted allowing the construction of a two-story assisted living facility containing 74 assisted living units and 30 memory care units.
IMPACT IF DENIED: The property will not be rezoned and a Special Use will not be granted for the assisted living facility. The property will remain a zoning class O-1 (Arterial Office) and undeveloped.
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