Daily Archives: July 7, 2010

City Council, City of Peoria, East Bluff, Economic Development, OSF St. Francis, Peoria Mayor, Peoria Public Schools, TIF

The East Village Growth Cell is born

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The City of Peoria is taking steps toward establishing another growth cell and tax increment financing (TIF) district. There’s even a website devoted to it. The website is very informative; it includes a map, a frequently-asked-questions (FAQ) page, and a timeline.

Here’s a brief overview of what’s happening: The City has been using a “growth cell strategy” to expand and develop the north and west fringes of the City. They now want to “apply the City’s Growth Cell Strategy to the heart of the City; taking advantage of existing infrastructure and building upon existing public and private investment.” So, they’ve carved out the following area to redevelop:

As you can see, they’re calling this the “East Village Growth Cell.” Already, there is “increase[d] interest in redevelopment,” they say, as a result of the new Glen Oak School and Neighborhood Impact Zone, but “additional public guidance and intervention are needed to further spur growth within the area,” according to the website. So, they want to get this area designated as a “Redevelopment Project Area” and classified as a “blighted area” or “conservation area” so they can create a new TIF. The growth cell and TIF would be coterminous.

That’s it in a nutshell; there’s more information at www.EastVillagePeoria.com.

Of particular interest in this whole process, though, is OSF’s involvement. They’re putting up the money for the study, the website explains: “As one of the larger investors within the East Village, OSF has agreed to advance the cost for the Consultant that will be reimbursed to OSF out of first proceeds if, and only if, Council approves a redevelopment project.” And the Catholic Diocese (specifically Patricia Gibson, Chancellor/Diocesan Attorney) issued the following press release today:

On behalf of the Catholic Diocese of Peoria, I would like to express my overwhelming support for the proposed East Village Growth Cell. This creative and progressive initiative will advance the quality of life of individuals living in the study area and make essential improvements to our most historic and traditional neighborhoods.

Our most precious resources are the families who live throughout the City of Peoria. It’s particularly important that we engage these families throughout the process and demonstrate the City’s commitment to provide resources to reinvest and revitalize the heart of our community. This study area can be the stepping stones to a new beginning for the neighborhoods located within the East Village Growth Cell.

“The proposed study area will be a tremendous blessing to the Peoria community,” says Patricia Gibson, Chancellor/Diocesan Attorney. “The Catholic Diocese has made major investments within the proposed study area including the ongoing restoration of Spalding Institute and a new Pastoral Center. Additionally, St. Mary’s Cathedral and St. Bernard’s Parish are uniquely located within the proposed boundaries. We believe that this neighborhood will continue to grow and flourish, and we are confident that an investment of this magnitude will open the door to future development.”

OSF Saint Francis Medical Center has lead the way in providing the highest quality of health care for our city. They continue to show their commitment to the community with the expansion of their campus. We trust that the continued involvement of OSF will greatly enhance future development.

And the City of Peoria also issued a press release that quotes several community leaders; here’s part of it:

A new strategy will ensure that these projects are completed in a consistent manner, thereby becoming a catalyst for future investment.

On July 13, 2010, Members of the Peoria City Council will be asked to approve a request for proposals to conduct a study in the East Village Growth Cell. The study will determine if the area is eligible for redevelopment. A residential TIF has the potential to create opportunities for major improvements in the study area. This initiative marks the first time that the City of Peoria has done a study that includes housing.

“This could be a unique project in that it incorporates opportunities for residential re-development in the heart of one of our older neighborhoods. I believe the council will be anxious to see the study move forward and have an opportunity to discuss the findings.  Perhaps it will generate a model we can use in other more mature areas of our city,” says Mayor Jim Ardis.

Development in the proposed East Village Growth Cell will compliment the ventures currently undertaken in the area, including investments by OSF Saint Francis Medical Center and District 150 in the surrounding neighborhood. The study will also provide the opportunity to develop businesses within the Growth Cell.

The East Village Growth Cell presents an opportunity for a major collaboration between Peoria School District 150, OSF Saint Francis Medical Center, and the City of Peoria.

Dr. Grenita Lathan, Superintendent of Peoria Public Schools said, “We look forward to partnering with the City and OSF on this potential growth opportunity for Glen Oak School and the surrounding neighborhoods.”

“OSF Saint Francis Medical Center is pleased to support the East Village redevelopment project. We believe the stabilization of the neighborhood and the increase in home ownership will have a positive impact on the area,” says Sue Wozniak, Chief Operating Officer, OSF Saint Francis Medical Center.

The study area has the potential to provide for future growth, improvements to the surrounding neighborhoods, and redevelopment of affordable housing.

So, let’s see, the Mayor, the D150 Superintendent, the OSF COO . . . . I do believe this is a highly coordinated effort. All these press releases, the website, a surprise public meeting with residents, and the City Council agenda came out on the same day at the same time. Sounds like yet another deal that has been brokered behind closed doors and rolled out to the public with great fanfare, ala the Wonderful Development.

I hate to be cynical, but this just looks like a typical “done deal” with public input solicited after the fact for window dressing. It bothers me that there’s been so much apparent coordination by public officials out of the public’s eye. The public doesn’t have much time to look into this project before the City votes on pursuing it. That’s generally how the Council likes it.

General News

Brandywine CEFCU closing July 31

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The CEFCU member center on Brandywine Drive in Peoria will close at the end of business Saturday, July 31, 2010, according to an official letter I received today. The reason? Business has fallen off since CEFCU added a new member center in northwest Peoria near the Shoppes at Grand Prairie and the new Sheridan Village Member Center opened with its five drive-up lanes.

It will be interesting to see what becomes of the property on Brandywine Drive.

City of Peoria, CityLink, Village of Peoria Heights

City and Village still failing to communicate

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Not long ago, the City of Peoria was presuming to speak for itself and the Village of Peoria Heights regarding the Kellar Branch rail-to-trail conversion. They apparently haven’t learned anything since then.

In June, the City approved a (supposedly) three-way agreement with Peoria Heights and Junction Ventures that would allow the City and Village to own an old CityLink trolley and Junction Ventures to operate it. Guess what happened? The City found out subsequently that the Village wasn’t interested. Here’s the pertinent portion of the minutes from the Peoria Heights Village Board:

Representatives from CityLink explained the request to enter into an agreement to lease a trolley, which would be used for Shuttle Service from Junction City to Peoria Heights, and possibly downtown Peoria and the riverfront. The City of Peoria would like to lease the trolley and would like the Village to participate as well, although this is not a requirement of CityLink. CityLink is donating the trolley at no cost for the actual vehicle. Mayor Allen stated that both the City and Village would own the trolley. One business owner in attendance questioned if this is in the best interests of the businesses, and Mayor Allen stated that this creates greater exposure and additional opportunities. Trustee Carter said she was at a Chamber of Commerce meeting when the other party approached the Chamber for participation, and the Village wasn’t invited to participate as a formal party at that point, yet now it appears that the Village is supposed to own the trolley but have no further responsibility. [emphasis added] Trustee Carter asked to have another meeting with all parties involved. Mayor Allen stated that after the Chamber meeting the City offered the trolley via CityLink. Trustee Pendleton would like to discuss further at a different meeting as there are lots of questions regarding insurance, liability exposure, etc. Trustee Carter moved to table the issue and Trustee Pendleton seconded the motion. The motion to table was approved by a vote of 5-1, with Trustee Goett voting no.

So now, if approved at next Tuesday’s council meeting, the City is going to own the trolley (just what the City needs, eh?) and it won’t travel through the Heights. That’s a shame, actually, as Junction City has a lot in common with the shops in Peoria Heights, and it would have been a good partnership. I can’t help but wonder if the deal would have gone through had there been better communication among the parties.

City of Peoria, Warehouse District

You need residents downtown if you want ‘synergy’

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John Sharp recently asked on his j-blog, “what’s it going to take to sustain Downtown activity? …What’s it going to take to make more evenings in Downtown Peoria look like the Fourth of July than some Wednesday night in August?”

The answer is “downtown residents.”

There are never going to be enough special events downtown to sustain a steady stream of people swooping into downtown from the suburbs. There has to be a built-in population who live downtown, who shop downtown, who eat at downtown restaurants, who drive demand for more retail and restaurant offerings, who utilize public transit, etc. That’s the only way to get “synergy” downtown.

There have been a couple of plans to do this. There is still significant interest in developing the Warehouse District by creating loft apartments — if the City will fix Washington Street so it’s pedestrian friendly. Then there is former Economic Development Director Craig Hullinger’s idea to extend Water street north of the Riverplex and build townhouses along what he dubbed “River Trail Drive.” That project has been set back by the recession, according to Mr. Hullinger (who still keeps up on development in the City) and Bobby Gray (in the City’s Economic Development Department). They’re both optimistic that a viable offer to develop the area will materialize in the near future as the economy picks up again.

City of Peoria, General News

Main Street Commons update (UPDATED 2x)

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Second District Council Member Barbara Van Auken has just forwarded me the promised press release from Devonshire Group regarding the proposed Main Street Commons development. I’ll comment on it later. For now, here it is in full:

New Student Housing and Retail Development
Begins Construction in Peoria

FOR IMMEDIATE RELEASE

Contact: Shawn Luesse
Tel: 217-403-3300
Cell: 217-840-3823
Email: shawnl@devonshire-realty.com

Devonshire Group and Oxbow Development will begin construction this summer of Main Street Commons, a 184-bed mixed-use complex at the northwest corner of Main and Bourland in Peoria. The two-phase student housing project will offer such amenities as a multi-layered security system, concierge service, 8,000 square feet of retail lease space, a swimming pool, tanning facilities and a 24-hour fitness center. Enhancing the options available to Bradley University students, Main Street Commons will open late summer 2011 with availability for the 2011-2012 academic year.

Main Street Commons is being developed by Oxbow Development and Devonshire Group. Oxbow Development, based in the Quad Cities, has extensive experience with projects similar to Main Street Commons having developed several student focused living communities on and near campus’ throughout the Midwest. Oxbow managing member Ben Eastep states, “I am excited to partner with Devonshire on this venture. We are proud to bring a first class product to Bradley University.”

Devonshire Group, based in Champaign, utilizes their Single Source Solutions approach encompassing real estate development services including civil engineering, mechanical, electrical, structural and environmental engineering, title services, and architectural services. Devonshire’s expertise and services along with Oxbow’s experience with student housing, combine to offer an upscale option for Bradley University students.

Bradley University, a strong supporter of the project, continues to experience strong enrollments which include expectations for another large freshman class for the fall 2010 semester. Main Street Commons will allow Bradley University to offer their students the modern, attractive, upscale housing and amenities today’s students expect from a high quality, well respected and competitive University. Bradley University President Joanne Glasser, who is committed to providing Bradley students with the best possible educational and living environment, states, “Universities that continually enroll and appreciate outstanding students and that offer a complete, enriched educational experience, understand the importance of supporting quality of life options for students. Bradley is delighted with the Main Street Commons project and its outstanding features. We know our students, faculty and staff will find Main Street Commons a welcome addition to the area.”

Area residents are also excited about the project. Golda Ewalt, who lives in the neighborhood, states “The new apartments will bring more people to our neighborhood making the area more vibrant. More people may attract more business such as restaurants. This is exactly the movement I am looking forward to seeing. The new development makes this a better place to live.”

Throughout the planning process Oxbow Development and Devonshire Group have worked closely with City of Peoria officials and Bradley University as well as local investors and Marine Bank. “I’m delighted by this significant investment on Main Street and the much-needed quality housing it will bring to Bradley University students, while enhancing the older neighborhoods that surround the project.” states Council Member Barbara Van Auken.

Equity for the project was provided by a consortium of investors primarily in the Peoria, Bloomington and Champaign area. Financing for the project is provided by Marine Bank.

Main Street Commons will be available for leasing for the 2011 fall semester and is considered Bradley University approved housing for Sophomores, Juniors, Seniors and Graduate Students. Please contact Oxbow Development for leasing information at (563) 441-3055, email info@liveatmain.com or on the web www.liveatmain.com. Leasing information for the retail space can be obtained from Thomas Harrington, III at (309) 692-7707 or tt@cbcdr.com.

UPDATE: According to Shawn Luesse, “Phase 1 is the south building on Main Street. Phase 2 is the north building on Bourland Avenue. Phase 2 is planned to start at the conclusion of phase 1 construction.” The swimming pool and pool house are part of Phase 2.

UPDATE 2: Shawn Luesse told me via e-mail earlier this week that “Phase 2 [of the project] is planned to start at the conclusion of phase 1 construction.” But what do I read in the Journal Star Thursday morning?

Phase two still is considered “proposed.”

Luesse said based on “certain parameters,” including occupancy rates, that phase two, which includes the second three-story building, swimming pool and additional off-street parking, could be completed within a year after the first phase is completed.

Well, that’s a horse of a different color. In other words, Phase 2 might not get built at all. It all depends on “certain parameters,” “including occupancy rates.”