ACTION REQUESTED:
Title
Communication from the City Manager and the Director of Community Development with a Recommendation from the Planning & Zoning Commission and Staff for the Following:
A. ADOPT an ORDINANCE Amending a Special Use Ordinance No. 16,376, as amended, for a Planned Unit Development Preliminary Plan in Class R-3 (Single Family Residential) and Class C-1 (General Commercial) Districts to Add Land into the PUD Area and Add One 12-Unit Apartment Building for Property Generally Located at the Northeast Corner of Orange Prairie Road and Woodsage Road, with Addresses within the 5200 - 5300 Block of W WOODSAGE ROAD and 8900-9000 Block of N SCRIMSHAW DRIVE (PIN Nos. 13-02-100-024, 13-02-100-025, 13-02-100-026, 13-02-100-027, 13-02-100-030, 13-02-100-035, 13-02-104-001, 13-02-104-002, 13-02-104-003, 13-02-104-004, 13-02-105-001, 13-02-105-002, 13-02-105-003, 13-02-105-004, 13-02-105-005); and
B. APPROVE the Final Plan of VILLAS AT GRAND PRAIRIE Planned Unit Development Phase 5, for Property Identified as Parcel Identification No 13-02-105-002 with a Temporary Address of 9018 N SCRIMSHAW DRIVE, Peoria, IL (District 5)
Body
BACKGROUND:
Proposal
The petitioner is requesting to amend the PUD to add one 12-unit apartment building at the northeast corner of Scrimshaw Drive. This proposal would increase the number of buildings from 10 to 11 along Scrimshaw Drive. The additional building will result in a total of 192 apartment units with a development density of 4.1 dwelling units per acre for the entire PUD area. The R-3 zoning district allows a maximum density of 7.26 dwelling units per acre. In addition, the PUD area is being extended to include the vacated right-of-way for the formerly proposed Pioneer Parkway. This proposed amendment is an addendum to and not a complete replacement of the previously approved PUD plan. Development of the remaining PUD remains as previously approved.
The petitioner is also requesting approval of the Final Plan for Phase 5 of this development, which includes three 12-unit apartment buildings (36 dwelling units) on 2.26 acres, and will complete the development of Scrimshaw Drive.
The proposed development conforms to zoning requirements for building setback, parking, landscaping, lighting, and screening. No waivers have been requested.
Current Development
The Villas at Grand Prairie PUD contains 46 acres with the western approximately 13 acres zoned C-1 (General Commercial) and the remaining 32 acres zoned R-3 (Single Family Residential). The commercially zoned area remains undeveloped while the residentially zoned area has been developed with one 4-unit building and two 14-unit buildings along Woodsage Road, and eight 12-unit buildings along the east and west sides of Scrimshaw Drive. The property is surrounded by Peoria County agricultural zoning to the north and west, R-3 (Single Family Residential) and O-1 (Arterial Office) zoning to the east, and R-2 (Single Family Residential) zoning to the south.
The following is a historical timeline of the subject property: Please see Attachment A to this memo which provides a more complete history with related site plans.
· 2004 - Special Use was approved for a residential cluster development on a 45-acre development area.
· 2006 - Special Use was amended to remove 88 dwelling units and rezone the eastern 26 acres from R-3 Single Family residential to O-1 Arterial Office District.
· 2008 - Residential Cluster approval was replaced by a Special Use for a Planned Unit Development (PUD) with a Preliminary Plan for apartments and senior housing.
· 2009 - Final Plan for Phase 1 was approved with six, 12-unit residential buildings along the south side of Wood Sage Road.
· 2011 - PUD was amended to revise building types and location of the multi-family residential buildings for Phase 2 of the development.
· 2012 - PUD was amended to rezone certain properties, revise building and design elements, and approve the Grand Prairie Commons and the Final Plan for Phase 2.
· 2012 - Final Plans for Phase 3 and 4 were approved.
Analysis and Recommendation
The proposed amendment to add one 12-unit apartment building is consistent with the established development of this area. The additional residential units create a development density of 4.1 dwelling units per acre, which is below the zoning district maximum of 7.26 dwelling units per acre.
It is expected that as the residential growth in this general area continues, the mixed commercial/residential development planned for the western 13 acres of the planned unit development will follow.
The Planning & Zoning Commission and Staff recommend approval with 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 all four sides by a solid fence or wall with a minimum height of six feet, not to exceed seven feet.
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) The proposed buildings must be constructed with buildings façades consistent with existing building façades.
5) All conditions of the previously approved Ordinance 16,376, as amended, remain in effect.
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission meeting): None presented.
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.
FINANCIAL IMPACT: N/A
IMPACT IF APPROVED: The Villas at Grand Prairie PUD preliminary plan will be amended to fold the already-vacated right-of-way for the formerly proposed Pioneer Parkway into the PUD area and add one 12-unit apartment building at the northeast corner of Scrimshaw Drive. The Final Plan for Phase 5 will also be approved, which completes the build-out of development along Scrimshaw Drive.
IMPACT IF DENIED: The PUD will not be amended to add vacated right-of-way into the PUD area, add one 12-unit apartment building, or approve the Final Plan for Phase 5.
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. Support sustainability.
2. Reinvest in neighborhoods.
DEPARTMENT: Community Development