It was a long meeting tonight (a little over two hours), but in the end the Uplands Residential Association reaffirmed last month’s vote to oppose N1 zoning for the Pi Phi house at the corner of Institute and Main.

Our second district councilperson Barbara Van Auken couldn’t be here tonight since she’s out of town, so at-large councilman Gary Sandberg stood in for her, explaining what could happen to the property if it were rezoned or not rezoned. He had clearly done a lot of research on the issue and his comments were very helpful. Also visiting the neighborhood association meeting was at-large councilman George Jacob, who even brought his wife along.

The meeting was very civil and organized. No yelling or fighting. There were good arguments made on both sides. But when it came right down to it, the majority of homeowners just don’t trust Bradley. They haven’t earned our trust. And that’s largely why the N1 zoning request was defeated.

Bradley has stated that they will abide by the wishes of the neighborhood association, so I expect they will not ask for this property to be rezoned at April’s Zoning Commission hearing or any subsequent hearings (in the near future at least).

UPDATE (3/9): As if to provide final vindication that the Uplands made the right decision last night, the Journal Star published an editorial this morning in favor of institutional zoning for the Pi Phi house. Since they’re for it, we clearly made the right decision by voting against it.

They titled their editorial “Bradley is not the bogeyman.” This from the same company that has launched a massive “Save the Journal Star” campaign. Perhaps I should write an editorial of my own called, “Copley Press is not the bogeyman,” and tell the workers there “to relax.” 🙂

They argue that Bradley has been a good neighbor and quote Gary Anna’s assurance that Bradley is “not looking to encroach into the Uplands.” And if you believe Gary Anna, I have a bridge in Brooklyn you might be interested in purchasing. Seriously, I’m sure they’re not looking to encroach right now, but 10-15 years from now, after Gary Anna is gone and a new administration is in place, things will change. We don’t need the precedent.

Peoria’s Zoning Commission yesterday approved Bradley University’s institutional zoning plan… well, most of it, anyway. There were some properties that Bradley will be bringing back for approval at the April Zoning Commission meeting. Meanwhile, the bulk of it goes to the City Council on March 13. WHOI also reports this:

People who live in the neighborhood say the school should stay out.

“The city of Peoria needs to preserve and strengthen its older neighborhoods and putting Uplands property into Bradley’s institutional boundary will not help that preservation effort,” said Uplands neighborhood resident C.J. Summers.

Hey, I’ve heard of that guy somewhere…. Yes, my concern is over this part of Bradley’s plan:

You see that dashed blue line that extends north across Main Street to encompass that property at the corner of Institute and Main? That’s the Pi Phi sorority house, and it is in the Uplands neighborhood. Bradley wants to include that in their institutional zone.

The Pi Phi house (1004 N. Institute) is owned by the sorority, and they want to move over near the other fraternities/sororities on Fredonia. So the plan is for Bradley to buy the Pi Phi house and do a kind of land-swap.

The Uplands Residential Association (URA) voted at their last meeting to oppose N-1 zoning for that property. That vote was reported to Bradley, and they removed the Pi Phi house from their request to the Zoning Commission, at least temporarily. So the vote at yesterday’s ZC meeting did not include the Pi Phi house.

Since the URA vote, Bradley has been working on a counteroffer, for lack of a better word. In return for the Uplands’ support for N-1 zoning, they would agree to restrict the uses of the property to offices or visiting faculty housing or some other mutually-agreeable use. The next URA meeting isn’t until March 8.

So, the way it stands is this. If the URA votes again to oppose N-1 zoning, Bradley has agreed to not try and add it to their institutional plan and will not buy the sorority property. If the URA votes to overturn their previous vote, then Bradley will go before the ZC in April to ask that the property be added to the N-1 boundaries.

Of course, the agenda for the ZC meeting yesterday said that the Pi Phi house was part of what they were voting on, which is why I went down there. It wasn’t until they got to that point on the agenda that they announced the Pi Phi house was removed from the request. But since I was already there, I went ahead and made my statement anyway. At least it’s on the record.

There are people on both sides of this issue in the Uplands. Some residents — and even Second District Councilwoman Barbara Van Auken — think it would be a good thing for Pi Phi to get N-1 zoning because the university is more responsive to code violations and other disturbances than, say, absentee landlords. Also, Bradley’s offer to restrict the use of the property appeals to some who live close by because they believe it will make things more stable.

My concern is that I believe Bradley’s restricted use offer is a short-term concession. Once they get the N-1 zoning, it’s their foot in the door for further encroachment. It would set a bad precedent. We shouldn’t be inviting Bradley across Main in the false hope that it will bring stability to the neighborhood. Expanding institutions will not bring stability, but instability. After what happened on Maplewood, if Bradley comes into the Uplands, it will make our neighborhood at the fringes more susceptible to speculation and make it harder to attract single-family residents.

We can’t just look at the short term. We have to think about long-term strategies. To let this change go through unopposed I believe would indicate we were tacitly approving future Bradley expansion into the Uplands. I don’t think that’s a message we want to communicate. We have to think about what impact this decision will have 5-10-15 years down the road, not just its immediate impact.

Incidentally, the Pi Phi house is unlikely to be returned to single-family use. It’s been a sorority at least since 1944, according to Ed Boik in the City’s Planning and Growth department. It used to be zoned as such, but zoning code changes around 1979-1981 rezoned the property R-4 (single family residential), but grandfathered in the sorority as a non-conforming use. So, short of tearing down the structure and building a single-family home, this property will probably always be non-conforming. So the fight here isn’t so much about the particular use of this property as it is the perceived encroachment of Bradley and what that might portend for the future of the neighborhood.

UPDATE: The Journal Star’s article is here. Wow, I’m getting quoted all over the place! I made it clear at the meeting, and I want to say again that I did not speak to the commission on behalf of the Uplands; I spoke only for myself as a resident. The president of our neighborhood association, Bernie Goitein, is the Uplands’ official spokesperson.