Old Big Hollow Dump, Part 2

HOI News has followed up on the dumping that’s occurred on an abandoned portion of Big Hollow Road. It turns out that the abandoned slab is not a city road, but a county road. This, despite the fact that it’s located within the city. How confusing. Nevertheless, my apologies to the City for any disparaging remarks I may have made about the city’s code enforcement or litter-clean-up efforts on this stretch.

The county sounds a little reluctant to clean up the mess:

“We ask that the people maintain don’t throw their garbage on there. We do at times take some of the larger things out as a rule- we don’t- we’re so busy with maintaining the roadways we don’t really have the time or people to invest in proper clean up,” said Peoria County engineer Tom McFarland.

They also stated that they were considering sealing off the road. I think that would be a good idea. There’s no reason to give easy access to a highly-secluded, abandoned roadway. It just invites illegal dumping and possibly other undesirable activity.

I think someone mentioned this in the comments section of my last post on this topic, and I couldn’t agree more: the real villains in this case are the filthy pigs who dumped this garbage back there in the first place. I wish they could be caught and fined, or — even better — be given back their garbage, preferably on their living room floor.

New era begins in Heart of Peoria

On June 15, four areas of Peoria will be the first to benefit from a new kind of zoning (some might even call it an alternative to zoning): form-based codes. The City Council last night unanimously adopted ordinances that put the new coding into place for the four form districts which are the West Main corridor, Warehouse District, Sheridan/Loucks Triangle, and Prospect Road corridor.

Form-based codes differ from our current zoning (aka “Euclidean zoning) in some significant ways. Whereas Euclidean zoning is primarily concerned about land use and only marginally concerned about design or form, form-based codes are just the opposite. Form-based codes stress limits for height, siting, and building elements, and have only a few limits on uses.

If you want to build a new building along Main street, right now you have to follow the same zoning regulations as if you were building out in a cornfield on the north side of town — setbacks from the street, surface parking requirements, etc. Just take a look at Jimmy John’s on West Main and you’ll get the idea. That’s what infill looks like under suburban zoning code.

Under the form-based codes, infill development will instead be consistent with the current built environment. For instance, on West Main street, any new buildings will have to be built up to the sidewalk and utilize nearby shared parking with other businesses or provide private parking in the rear of the building. Whereas Euclidean zoning separates land uses into residential, commercial, office, etc., form-based codes allow these uses to be mixed, thus making it possible for someone to build an apartment over their store, or to have office space above a retail business.

The council also voted to bring off the table the rest of the Land Development Code (which would apply to the Heart of Peoria Plan area outside of the four form districts) with the Heart of Peoria Commission’s recommendation for the Knoxville corridor, and a recommendation that there be a four-month transitional period following its enactment. This could come before the council as early as next month for adoption.

The transitional period would be a four-month time frame during which projects could still be approved under the old zoning ordinance if the developer can prove that he was relying on those ordinances when making plans, acquiring property, etc. That’s a reasonable request. The council often makes zoning and especially fee changes without any kind of consideration for what that would do to pending projects, so this is really a step forward.

District 150’s estimates wildly divergent

Peoria Public Schools logoOne has to wonder how District 150 is estimating the cost to build a new school.

Clare Jellick reported Tuesday on the school board’s plan to build a new school to replace Harrison. Their original plans were too big and too expensive, so now they’ve reduced the square footage and the estimated costs:

Construction costs came in over budget last year when the original design, at 120,000 square feet, was estimated to cost as much as $21.6 million. The building was first estimated to cost $15 million.

The proposed space would be about 18,000 square feet smaller than the original design and cost about $19.7 million.

There are three estimates in those two paragraphs, plus there’s one more estimate that wasn’t listed. That estimate is the one that STS Consultants made that justified replacing the building instead of renovating it in the first place.

STS Consultants was hired to conduct the district’s 10-year “Health Life Safety” report on several schools including Harrison and Glen Oak. This report has direct bearing on how much money the school can obtain through Health Life Safety bonds for maintenance or replacement of school buildings. STS told the Illinois State Board of Education in December 2006 — just five months ago — that the cost to replace the current 102,396-square-foot facility would be only $11,812,158, about $165,000 less than it would cost to renovate the building to bring it up to code.

Just so we can compare apples to apples, here’s how all these estimates break down in cost per square foot:

Estimate Total Cost Total ft.² Cost per ft.²
8/05 Estimate $15,000,000 120,000 SF $125.00/SF
8/06 Estimate $21,600,000 120,000 SF $180.00/SF
12/06 Estimate (STS) $11,812,158 102,396 SF $115.36/SF
5/07 Estimate $19,700,000 102,000 SF $193.14/SF

Anyone remember that song from Sesame Street that goes, “One of these things is not like the other”? That STS Consultants estimate really sticks out, doesn’t it? Yet that was the estimate that was used to “prove” that it would cost less to replace the school building than to renovate it.

STS Consultants used the RS Means Building Construction Cost Data (2006 Edition) to do their estimate. RS Means provides a complicated formula that takes into account the fact that square footage costs vary depending on the size of the structure and the city in which it’s built. However, it’s pretty clear to me that RS Means’ estimates are considerably lower than reality. Notice the dates in the above table — even up to a year and a half before STS’s estimate was done, the district was figuring it would cost more than $115 per square foot to build a new school.

The district didn’t question STS Consultants’ estimate even though it was obviously too low and unrealistic. Why? Could it be because the school board and administration want to replace the buildings, and STS’s numbers provided the justification they wanted?

This calls into question something else: the cost to replace Glen Oak School. STS Consultants’ study on that school concluded the cost to renovate the building ($8.36 million) would be more than the cost to replace it ($7.95 million). But their cost of replacement was based on $119.08 per square foot for the 66,791-square-foot building. Now that we know the real cost is closer to $190+ per square foot, the decision to replace the building needs to be reconsidered.

Ray LaHood pooh-poohs Peoria Amtrak plan

Ray LaHoodThis morning as I listened to WCBU’s news broadcast, I was shocked to hear Ray LaHood say that Amtrak is never going to come to Peoria and we should be satisfied with bus service to Galesburg and/or Bloomington to connect with Amtrak there.

First of all, IDOT hasn’t even done a feasibility study on the proposed Amtrak route to Peoria yet. Why is LaHood prejudging the outcome of that study? There are a lot of people working on getting Amtrak back to Peoria because they believe it will be good for the economy, for college students, for tourism, and of course for transportation options for Peoria residents.

Secondly, this is the second time that LaHood has tried to sabotage local transportation plans. LaHood torpedoed attempts to build a Chicago-Peoria interstate highway, suggesting widening Route 29 instead. Now he’s trying to undermine the efforts of local officials to bring passenger train service back to Peoria.

LaHood has supported upgrading existing transportation facilities, such as I-74 and the airport terminal and runways, but he apparently doesn’t support adding more transportation options that could benefit Peoria. Why is LaHood holding Peoria back? Why does Ray think Peoria doesn’t deserve better?

Update: I talked to Jonathan Ahl tonight at the city council meeting and discovered that he had posted about this topic and I missed it. My apologies. You’ll want to read Jonathan’s take on it since he’s the one who interviewed LaHood.

Libraries stand on principle… unless money is involved

There’s a bill wending its way through the state legislature. It’s called the Internet Screening in Public Libraries Act (HB1727), and it “[p]rovides that each public library must have a technology protection measure to prevent the display on a public computer of any visual depictions that are obscene, child pornography, or harmful to minors.”

The bill is supported by the Illinois Family Institute (IFI) and SafeLibraries.org. IFI points out that “[f]or public libraries, the Internet is perhaps the best research tool ever available. The Internet, however, is also responsible for the proliferation of adult and child pornography…. Pornography is now readily accessible to anyone using unfiltered Internet computers, even children in many neighborhood libraries.”

But libraries are against this measure. The Illinois Library Association (ILA) says in an “Action Alert” from March that it “supports local control. Local officials — library trustees, librarians, and other professional library staff — are the most qualified to decide how Internet access should be provided to their patrons.” They then go on to list “talking points,” under the headings: “Filters Hurt Libraries,” “Filters Don’t Work,” “Filters Are Expensive,” “Filters Are Biased,” “Filters Hurt the Poor,” etc. The Journal Star reports today that some libraries are staging a protest against filtering requirements.

But ask a member of the ILA (like, for instance, the Peoria Public Library) if they currently have filtering on their computers, and you may be surprised to find out the answer is “yes.”

Why? Money, of course.

The library can get telecommunications discounts of 20-90% through the state’s E-Rate program. One of the stipulations for receiving the money, though, is Internet filtering:

E-rate applicants must follow the Children’s Internet Protection Act [CIPA] if the application covers Internet access and/or internal connections.

CIPA is a federal law that was enacted in 2000. It states (emphasis added): “In order to receive discounts for Internet Access and Internal Connections services under the universal services support mechanism, school and library authorities must certify that they are enforcing a policy of Internet safety that includes measures to block or filter Internet access for both minors and adults to certain visual depictions.”

So, if you ask librarians to filter Internet content to protect children from harmful pornographic images, the answer is a litany of reasons filters are evil and fraught with complications. But if you ask librarians to filter Internet content so they can get a discount on their telecommunication costs, the answer is, “you bet!”

Behold the power of money.

Is Central Illinois Railroad storing hazardous material on Kellar Branch?

The city hired Central Illinois Railroad to provide rail service to Pioneer Park over the new $2-million western connection. But prices were so high over that connection that it was actually cheaper to truck materials than bring them in by rail, which is probably why the western spur (the portion of the rail line that has been there for decades before it was recently connected to the Kellar Branch) was never successful, but the Kellar Branch was.

However, the western connection has started being used again. Central Illinois Railroad (CIRY) recently lost a contract up in Elk Grove Village to operate trackage in Centex Industrial Park. So the speculation is that the tank cars CIRY had been storing up there are the ones they recently moved down here. David Jordan reported on this on his transportation blog here and here.

That prompted a most interesting discussion at the May 8 city council meeting. Here’s how it was recorded in the official minutes (emphasis added), interspersed with my comments:

Council Member Sandberg referred to the storage of rail cars on the Keller Branch Railroad and he questioned if Central Illinois Rail had an agreement with the City to store any rail cars on the Keller Branch.

Sandberg is referring to these cars, parked on the Kellar Branch by Chanute Road:

CIRY storage cars

Corporation Counsel Randy Ray said the City did not have an agreement with Central Illinois Rail on the Keller Branch south of Pioneer Parkway. He said the City had an agreement from the west with D.O.T. that would give them trackage rights to serve from the west and from the west would include that area in Pioneer Park. He explained the agreement did not specifically allow for the storage of cars, but it did not prohibit the practice either. He said, it was his understanding, as long as the storage of cars did not interfere with service, the practice would be allowed.

It’s interesting that he mentioned the agreement the city has is with “D.O.T.” — actually it’s called “DOT Rail Services,” and that company no longer owns Central Illinois Railroad. They sold off CIRY to a newly formed entity called “Central Illinois Railroad Holdings, LLC.” So, there is some question over whether that agreement is still in effect, since Article 12 states that DOT cannot “transfer, assign or convey the rights granted hereunder without the written consent of the CITY and only upon the condition that the assignee shall abide by all terms, conditions and agreements hereof.”

But assuming the contract is still valid, Article 5.5 states clearly that, “The movement of engines, cars and trains of the DOT on said tracks shall be performed pursuant to federal, state and local government laws and regulations.” The City’s municipal code requires that hazardous materials be reported to the Fire Marshal, and depending on what materials are in the tank cars and how much material is in them, there may be permits or licenses that need to be purchased. None of that was done.

Corporation Counsel Ray said, much like the agreement with D.O.T.’s predecessor, the agreement was silent to specific storage. He said there were other regulations that prohibited storing large amounts of hazardous waste or materials, for example. In response to a question from Council Member Sandberg, he added Central Illinois Rail did not request permission from the City to store cars on the rail, nor did they provide advance notice.

Isn’t the Sierra Club and Peoria Families Against Toxic Waste strangely silent on this issue? I mean, the tank cars are right next to the trail. Why aren’t there any complaints about this hazard to public health and safety? I would think they’d be all over it.

City Manager Randy Oliver said an opinion from the rail attorney was received and he advised, if a car was passing through the City of Peoria, the City would not have the right to make an inspection. He stated if a rail car was stored on the track, the City would have the right to inspect the rail car. He said he would request Fire Chief Kent Tomblin and his team to make an inspection of the cars to determine what was being stored, if anything. He added a fee would be charged for the inspection, if it was provided for under an Ordinance and if the rail attorney determined a fee was chargeable.

In discussion with Council Member Nichting regarding if the City would be able to recover a viable amount based on the City’s investment in the rail due to the allowance of real estate law’s 12% rate of return, Corporation Counsel Randy Ray agreed and he said he would work on reaching an agreement that would provide such a return.

Following further discussion, Council Member Sandberg discussed safety issues and he said he agreed with Council Member Nichting’s comments.

Now we’re talking. Inspect the cars and charge any and all applicable fees. I wonder if there will be a report back on this item at tomorrow’s council meeting. I can’t wait to hear.

It’s a little galling that CIRY won’t provide service over the Kellar Branch (which is still active until the Surface Transportation Board says otherwise) and can’t provide competitive service over the western connection for our local Peoria business, but it can use the trackage for some out-of-town company’s hazardous materials storage. We, the taxpayers, did not build that $2-million western connection for this purpose.

Old Big Hollow Dump

Dumping garbage

Here’s one for the Journal Star’s occasional “Oink Oink” editorial feature. When the city connected Charter Oak Road to Allen Road a few years back, they rerouted a portion of Big Hollow Road to create a T-intersection with Charter Oak. But they left a portion of the old Big Hollow Road intact, complete with a little driveway to access it. Here’s a map of the location (click to enlarge):

Big Hollow Map

This lonely, abandoned roadway has become a new dumping ground in Peoria. Here’s a sample of some of the other debris you can find (click on the pictures to enlarge):

Dumping bathtubDumping mattressDumping desk drawers

That’s right: a bathtub, a mattress, and a desk that looks like it was dropped off the back of a large truck, files and all. Is this what the city had in mind for this section of roadway? Is that why they built a curb cut and access driveway for it?

If you ask me, allowing easy access to this deserted slab does nothing but provide incentive for illegal dumping. If the city isn’t going to remove this part of the old road, they should at least clean it up and block it off so that no further polluting can take place. Who knows what might get dumped there next?

Old Big Hollow Road