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 Peoria
 Code of Ordinances
 Appendix A. UNIFIED DEVELOPMENT CODE
 Appendix 7.0. OVERLAY DISTRICTS

  § 7.3. CONTROLLED THOROUGHFARE CORRIDOR

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  • 7.3.1

    Intent Statement

    The purpose of a Controlled Thoroughfare Overlay District (oT) designation is to delineate those areas along thoroughfares that are susceptible to strip commercial development. Delineation of those areas provides for a special treatment which is designed to reduce negative impacts usually associated with strip development. Different treatments may be provided for different areas which are designed as part of the Overlay. Specifically, it permits the application of Special Zoning Districts upon approval by the Planning and Zoning Commission and adoption by the City Council designed to:

    A.

    Aggregate individual lots into larger parcels of land which will prevent the traditional lot by lot development with multiple access points.

    B.

    Establish thresholds of minimum land area to permit various levels of intensity which insures that the area to be developed has the physical capacity to adequately sustain the proposed development.

    C.

    Create development controls in the form of performance standards that will provide for creative and quality development while minimizing the impact of such development on surrounding properties.

    7.3.2

    Procedure for Designation

    A.

    The procedure for designating an area a controlled thoroughfare corridor is initiated by an analysis of the thoroughfare by the Community Development Department to identify those areas susceptible to strip development. Based on its examination, the Community Development Department shall develop a set of recommendations for the boundaries of the Overlay District and would make land use recommendations within the proposed District. The Community Development Department shall identify and document the physical characteristics examined to arrive at their conclusions.

    B.

    The Community Development Department shall submit its recommendations for the Controlled Thoroughfare Corridor boundaries to the Planning and Zoning Commission for review. The Planning and Zoning Commission shall conduct a public hearing notifying all affected property owners. Upon completion of the public hearing, the Planning and Zoning Commission shall forward its recommendations along with the recommendations of the Community Development Department to the City Council for review and adoption. In addition, the Community Development Department shall submit its recommendations for the future land use for the designated area to the Planning and Zoning Commission.

    C.

    The Planning and Zoning Commission shall conduct a public hearing notifying the affected property owners. Upon completion of the public hearing, the Planning and Zoning Commission shall forward its recommendations along with those of the Community Development Department to the City Council for review and adoption. The City Council shall not adopt the future land use until it has adopted the boundaries for the Controlled Thoroughfare Corridor designation. Upon adoption, the designated area shall be indicated on the Zoning District Map, and the Comprehensive Plan shall be amended to reflect the changes in land use.

    7.3.3

    Permitted Districts

    The following districts are the only permitted districts for application of the Controlled Thoroughfare Corridor Overlay District:

    A.

    All Residential Districts (see 4.2); and

    B.

    The CN, CG, C1 and C2 Districts (see 4.3).

    C.

    Arterial Office O1 (see 4.4)

    7.3.4

    Conditions for Specific Land Use Designations

    A.

    General Conditions

    1.

    Once an area has been designated a Controlled Thoroughfare Corridor, requests for rezoning and actual changes granted in zoning classifications shall be in conformance with the requirements specified herein.

    2.

    The Community Development Department, upon initial examination, may recommend that designation occur in stages (e.g., several noncontiguous areas may be identified as being susceptible for strip development along a single corridor). In that event, the Planning Department may recommend further examination of each individual area to determine the boundaries and the appropriate land use recommendations.

    3.

    The adopted Future Land Use Plan for a designated area shall carry the same status as the Future Land Use Map itself (e.g., a guide for future development subject to amendment and revision).

    4.

    All development within the Controlled Thoroughfare Corridor Overlay District is subject to site plan review and approval by the Planning and Zoning Commission and the City Council. Site plans submitted for review and approval shall contain the minimum required site plan content for Special Uses pursuant to 2.9.

    7.3.5

    Clustering Structures

    The clustering of structures is permitted in this District, subject to review by the Development Review Board.