This is an artist’s rendering of what the former Sears block (now “Museum Square”) could look like under the Heart of Peoria (HOP) Plan, which the council adopted “in principle.” As far as I know, that plan is still the vision for Peoria’s urban renewal. Since the Sears block is perhaps the most visible piece of property in the Heart of Peoria boundaries, the plan paid considerable attention to this development and recommended these principles:

First, it is important that each component of the redevelopment be designed with appropriate street frontage, since the site controls at least three crucial links to the riverfront.

Second, the site should incorporate a mix of uses that will bring activity to the area both day and night. For this reason, the inclusion of a residential component is particularly important. At opposite ends of the block, the scheme includes a hotel and a condominium, both of which would have dramatic views of the river and downtown Peoria.

Third, the scheme needs to repair the connection to the riverfront along Fulton Street, which currently comes to an undignified end on the west side of the Sears block. In the proposed scheme, the Fulton Street axis is continued as a pedestrian walkway through a central plaza. This scheme has several powerful advantages: it continues the view corridor from the downtown to the river; it re-establishes an attractive pedestrian route from the Civic Center to the riverfront entertainment district; it establishes a dramatic sequence of views for pedestrians as they pass through the museum plaza, potentially defining one of the most memorable and imageable locations on Peoria’s improved riverfront.

Now, let’s take a look at the site plan that was adopted by the council in November:

Sorry I couldn’t find a cleaner image than this one, but it’s good enough to serve our purpose. Anything here fit the Heart of Peoria Plan? Nope.

Let’s looks first at what the plan calls “appropriate street frontage.” Later in the plan document it says:

The street frontages of the buildings of the Sears Block must be active. Water Street should have the highest level of pedestrian activity; Main and Liberty should provide support in their pedestrian connection between the Downtown and Riverfront; and Washington Street should allow a proper location for service access while remaining pedestrian-friendly. Significant gaps in the street edge, low-laying structures, service uses and blank walls at the street edge all contribute to a hostile environment unsuitable for street life.

In contrast, the approved site plan has the main entrances off of Washington Street, and no entrance facing Water Street at all. There are “significant gaps in the street edge,” which is one of the things that contributes to “a hostile environment” for pedestrians. Test one, failed.

As for “a mix of uses that will bring activity both day and night,” that was left completely out. If downtown is going to thrive, it’s going to have to be active 24 hours a day, 7 days a week. This is the single most damaging flaw in the design. The plan should have included residential and retail/restaurant components to keep the block hopping long after the museums close. As it is, at night this block will be no different than it is right now — dead.

Finally, it doesn’t “repair the connection to the riverfront along Fulton Street” the way the plan envisioned it. It continues to block one’s view of the river. However, it is a glass arcade, making it conceivable one would be able to see through it to the river, so perhaps this is partially fulfilled.

One of the later recommendations is to “[d]evelop a plan that makes optimal use of the whole block.” The approved site plan is very inefficient in that regard. In fact, the whole feel of the approved plan is a suburban one. This would look right at home at the corner of Lake and University, where Lakeview Museum sits now. But downtown, it looks out of place.

I can’t help but feel this is another opportunity lost. The so-called “crown jewel” of Peoria, Museum Square, will become yet another impediment to the broader vision of downtown revitalization. It will continue to make downtown a place to visit during the day, and retreat from at night.