Category Archives: Heart of Peoria Plan

Community announcements and Chronicle hiatus

It’s just about December, and that means that work duties will be dominating my time. You may remember from last year that each December the church where I work (Grace Presbyterian) puts on a big Christmas concert called “Grace Family Christmas,” and I spend the time between the actual concerts (Nov. 30-Dec. 3) and Christmas Eve editing the concert footage to show on WEEK, channel 25, at 10:30 p.m. Christmas Eve and 12:00 p.m. (noon) Christmas Day. That takes up so much of my time that any free time I have outside of that I spend with my family, and that leaves no time for blogging.

Some things that are upcoming that I want to remind everyone about:

  • Tuesday night (11/28) at the council meeting, the Heart of Peoria Commission will be presenting their position paper on the Glen Oak School siting issue.
  • The next two Wednesday nights (11/29 and 12/6) are the last two public hearings scheduled for 2006 on the Land Development Code for the Heart of Peoria area.
  • Dec. 13 is the Park Board meeting where they will be discussing whether or not to enter into an intergovernmental agreement with the school district to allow them to share Glen Oak Park land for a new school building.

In the spirit of Thanksgiving, I’d just like to say once again how much I appreciate you, the readers of this blog. And a special thanks to those of you who take the time to comment — whether it’s to encourage me, disagree with me, or offer constructive criticism, or whatever. The best part of the blog, for me, is the feedback I get and the discussions we have.

I hope you all have a very merry Christmas and I’ll see if I can’t squeeze in some time to post a couple times this month. You know how it goes… If there’s some big local news story (say, if the STB hands down a decision on the Kellar Branch between now and Christmas), I won’t be able to contain myself and I’ll have to put something on the blog about it. But other than that, it will be pretty quiet around the Chronicle until after Christmas. While I’m out, please check out the other fine blogs that I have listed on the sidebar.

Happy holidays, everyone!
C. J. Summers

Heart of Peoria Commission takes a position on school siting

Jennifer Davis has a great article on yesterday’s Heart of Peoria Commission meeting. She even quotes me:

Commissioner C.J. Summers noted, “The Heart of Peoria plan says our schools are perfectly located where they are now.”

Another key concern of the commission is the fear that District 150 has not fully examined whether the current school, built in 1889, can be renovated and expanded.

“By their own admission, they haven’t done a study to see if the building can be reused,” Summers said.

Just to clarify and back up those assertions, I wanted to point out that on page II.5 of the Heart of Peoria Plan, it says this (emphasis mine):

The school buildings sprinkled throughout the study area were one of the first features noted by the charrette team. The buildings are not only beautiful, but well located from the standpoint of maintaining the neighborhood structure of the city. This makes the city’s schools even more important as components of Peoria’s neighborhoods.

And on page V.15, it reiterates this point:

Finding: Peoria has maintained an architectural legacy of attractive brick school buildings, well located in its inner city neighborhoods.

So it’s indisputable that Duany Plater-Zyberk — the consultants who wrote the HOP plan — felt that Peoria’s school buildings were well-located, and that their location was an asset in our older neighborhoods.

Why is this important? Because not too long ago, the school board took out of context a book co-written by Duany (“The New Civic Art,” 2003) in which he states that “edge-schools” (those built on the edge of a neighborhood) are a good idea. Of course, the context of that recommendation was completely different than Peoria’s context. There, Duany was saying that a school placed on the edge of adjacent neighborhoods would be the best place for the school to serve both neighborhoods.

In Peoria’s case, the most compelling argument for keeping the school at the current Glen Oak School site is this picture, which was also printed in the Journal Star article (click on the picture to view the very large JPG image):

Glen Oak School attenance area

The red boundary is the attendance area; the blue dot is the current Glen Oak School site; the yellow dot is the approximate location of the proposed replacement school for the Woodruff attendance area on the edge of Glen Oak Park. The circles around each site represent 1/4-mile and 1/2-mile radii from each location. As you can see, the current Glen Oak School site is perfectly centered in the neighborhood, allowing easy accessibility and walkability for the entire attendance area. The proposed site would make it within better walking distance of the animals at the zoo, but longer commute times for the children; in fact, it would lead to increased busing or other motor transportation.

As for my other comment that they “haven’t done a study to see if the building can be reused,” I’m referring to Ken Hinton’s admission in the 9/25/06 Journal Star “Word on the Street” column where they reported, “according to Hinton himself, the district only did a preliminary review of whether the school could cost-effectively be renovated. ‘Glen Oak had a preliminary one, but not a final one,’ Hinton said Friday.”

Once the Commission’s position paper is finalized and submitted to the City, I’ll post a copy of it here for everyone to read.

UPDATE: Here it is (1.45 MB PDF file).

Low attendance at LDC public hearing

Everyone was surprised by the low attendance at the public hearing for the new Land Development Code (LDC) for the Heart of Peoria area. The public hearing portion of section 6 — which covers the form-based portion of the code — has closed now, although some deliberation by the Zoning and Planning Committees will continue at the Dec. 6 meeting. There are four form districts: Renaissance Park (West Main Corridor), Sheridan-Loucks Triangle, Prospect Road Corridor, and the Warehouse District.

While the hearing was sparsely-attended, there were a few concerns raised. Two property owners expressed concern about the boundaries of the West Main Corridor, one of whom said that the boundary bisects a single parcel of land in some places. Planning and Growth Director Pat Landes explained that any bisected parcels are errors in the map drawing and would be corrected as they are identified. However, anyone wanting to add parcels to the form district would need to do so after the LDC is adopted under the provisions in the code.

I suggested for the record that parking requirements be amended to require bicycle racks — nothing fancy, just somewhere to lock up one’s bike. I also suggested that the transect illustrations be modified to show examples of streets with bike lanes and city bus pull-off lanes as suggested by frequent commenter Mahkno. However, the commissions approved those sections without any changes; they might have had a better chance of being modified if more people had attended and spoken in favor of such provisions.

The Warehouse District Association distributed their request in writing. They requested the LDC require “minimum square footages of dwelling units be established.” The association argues that without this safeguard, “developers can produce a dwelling that encourages transient behavior by simply not providing enough space to live adequately.” They also point out that minimum square footages are required elsewhere in the code outside the form districts. The association also requested that residential group living be subject to special use review; the code as currently written permits residential group living as a standard use.

The next public hearing meeting will be Wednesday, Nov. 29, at 5:00 p.m. at City Hall. At that meeting, the committees will hear testimony regarding the remaining sections of the LDC. Those sections cover the remainder of the Heart of Peoria area.

Public Hearing on Land Development Code tonight

My last post has triggered some very interesting comments and excellent suggestions for Peoria. As a Heart of Peoria Commissioner, I’d like to invite everyone who commented and anyone else with an interest in the new Land Development Code (LDC) for the Heart of Peoria area to attend the public hearing which begins tonight.

For those of you who don’t know, the Land Development Code is being proposed as a replacement for the current zoning ordinance just for the Heart of Peoria area. If you’re not sure what the boundaries of the Heart of Peoria area are, you can click here to see a map. The Planning and Zoning committees are holding joint hearings on the new code so that you can, as the city’s press release says, “voice support and concern, and educate [yourself on] what the Land Development Code means to business, development, and property owners within the Heart of Peoria Area.”

The hearing will start at 5:00 p.m. in the Council Chambers at City Hall, 419 Fulton St. The LDC is a large document and thus the hearings will span multiple meetings, so you’ll have more than one opportunity to comment on the code. After adjourning tonight, the hearing will reconvene on Nov. 29 and Dec. 6 at the same time and place. If further meetings are necessary, they will be added in Jan. and Feb. 2007.

The LDC is available as a free download from the City of Peoria’s website and the Heart of Peoria website. I hope you can all come out and go “on the record” with your support, ideas, concerns, and suggestions. Your input is crucial to making this code successful for Peoria.

Council Roundup: Ferrell-Madden presentation leads to questions on group living, one-way streets

The City Council had two big questions for Ferrell-Madden and Associates after their presentation at Tuesday’s council meeting:

  1. Group Living — As stated in a previous post, the new Land Development Code includes general provisions for all of the Heart of Peoria, and specific form-based codes for the four “form districts,” namely, the Prospect Road Corridor, Sheridan-Loucks Triangle, Renaissance Park (or West Main corridor), and the Warehouse District. Within these form districts, there are stricter standards for the form of the building (i.e., the facade, how it fronts the street, etc.), but the use of the building is relaxed.

    For example, under our current zoning laws, any kind of residential group living (more than three unrelated persons living in the same house) is restricted; you have to get a special use permit to legally have a household so constituted. But under the form-based codes, such arrangements are allowed by right, without having to get a special use permit.

    What’s wrong with that? Well, one potential problem is right over in the West Main corridor — by Bradley. It sets up a situation where one side of the street may require a special use permit to allow, say, 4 or 5 Bradley students to share a house, but the other side of the street would allow that use without a permit. This can lead to inequities for landlords and headaches for neighbors who want to have tighter controls on that particular type of use.

    From the way the council was talking, expect there to be a revision to that part of the code.

  2. One-way streets — Ferrell-Madden made it very clear that there are two issues critical to the success of the form districts: (a) implementation of the form-based codes (the Land Development Code, or LDC), and (b) “fixing the streets.” We’ve already talked about the LDC. By “fixing the streets,” they mean slowing down the traffic to make them more pedestrian-friendly by widening the sidewalks, putting in street trees, and converting one-way streets to two-way.

    Councilman Sandberg specifically singled out Adams, Jefferson, and Washington streets and asked Ferrell-Madden what would happen if the council did nothing to improve these streets (including conversion to two-way on Adams and Jefferson), yet still implemented the LDC. Answer: very little. Private developers would not want to invest money in a business that would front a street that is unsafe or perceived as unsafe. There might be some investment on cross streets where there is less traffic, but overall the initiative would be unsuccessful.

    There’s a part that the public sector has to play and a part for the private sector. The council can’t put businesses in there form districts, obviously. All they can do is provide the infrastructure that will make it attractive to developers — and part of that infrastructure is streets. Streets that are “fixed” in the public’s eyes, and will lead customers to the doors of new businesses that open in these form districts.

Any neighborhood groups or other organizations that would like to have a presentation can contact the Planning & Growth department at City Hall to schedule one. They want to get as much public input as possible before putting a final version of the LDC before the council for enactment. Formal public hearings will be held Nov. 8, 29, and Dec. 6.

City Council to get form-based code presentation tonight

If you missed last night’s meeting at the Gateway building (you can read about that meeting in the Journal Star today) and you want to know more about the proposed form-based codes for the Heart of Peoria, watch the City Council meeting tonight at 6:15 on Insight cable channel 22 (or head downtown to see it live on the fourth floor of City Hall). Ferrell-Madden and Associates will be presenting the new “Land Development Code,” as it’s called now, to the council early in the evening’s proceedings.

The whole idea of this new code is to recognize that zoning needs in the older, urban part of town are different than zoning needs in the suburban part of town. Right now, we just have one zoning ordinance that applies to the whole city, and it’s based on suburban standards (e.g., strictly separating residential and commercial uses of land, extensive parking requirements, fast arterial streets, large setbacks for buildings, etc.).

That kind of zoning just doesn’t work for the older part of town where density is so high that they often can’t meet the extensive parking requirements without tearing down buildings to put in parking decks or large surface lots, where buildings and neighborhoods were designed for mixed uses of land (corner grocery stores, residential apartments above commercial shops, etc.), and where businesses are supposed to front the street, coming right up to the sidewalk.

In addition to these general provisions for maintaining the character of older neighborhoods and commercial districts, the Land Development Code also includes additional, highly-detailed provisions for four specific “form districts”: the Sheridan-Loucks Triangle, the Prospect Road Corridor, the West Main Street Corridor (Renaissance Park), and the Warehouse District. These provisions are tailored to these individual areas, taking into account their unique features and needs. The time it takes to develop such a detailed code for these areas makes it impossible to do this for all 8,000 acres of the Heart of Peoria all at once; but more form districts will be added over time.

As mentioned before, this is not coming before the council for adoption tonight. There will be an intense public hearing process over the next month or so, and hopefully the code, with revisions, will come before the council for adoption sometime in December.

Form-based codes are back on the agenda

There’s a new Land Development Code soon to be proposed to the City Council, but first it needs to go through a rigorous public hearing. To kick things off, Ferrell-Madden and Associates will be holding an informational meeting at the Gateway Building downtown at 7:30 p.m. They will also be making a presentation to the City Council at their regular Tuesday meeting.

The Land Development Code is basically the Heart of Peoria Plan codified into Peoria’s zoning ordinance. There will be many presentations over the next couple of months — to developers, to commissioners (zoning, planning & growth, Heart of Peoria, Ren Park), and to the public, to try to get constructive input that will strengthen the code before it goes before the City Council for adoption.

District 150 tries to co-opt Heart of Peoria Plan

One thing I didn’t mention in my previous post about last night’s school board meeting was the sudden use of New Urbanist rhetoric when talking about the Glen Oak Park site for a new school. One school board member suggested narrowing Prospect and putting diagonal parking in front of the new school to improve safety and reduce the need for such a large parking lot, which is not a bad idea in a “when-life-gives-you-lemons-make-lemonade” sort of way. Another board member went so far as to say that Andres Duany himself recommends putting schools on the periphery of a neighborhood. Duany is the author of the Heart of Peoria Plan, which (if the board would read the plan) actually advocates renovating the current school buildings.

In one sense, it’s encouraging that the Heart of Peoria Plan is on the district’s radar now. But on the other hand, they seem to be trying to co-opt it for their own purposes. Instead of a plain reading, they’re trying to manipulate the plan to fit their preconceived idea of where the school should be sited. When the plan clearly contradicts their ideas, they look to the larger body of New Urbanist writings to look for justification for their plan.

Bloomington to give form-based codes a whirl

Some of Bloomington’s older neighborhoods are concerned about what kind of houses might fill-in vacant lots between their pre-World-War-II homes. Traditional zoning only regulates the use, but not the form of the structures. So you could have a beautiful, Italianate-style home next door to a McMansion, or a split-level, or a ranch, or something else that’s single-family but completely incongruous with the neighborhood.

To help these neighborhoods, Bloomington is going to try form-based zoning, just like Peoria is in the middle of doing. Peoria recently had charrettes to get the public’s idea of what they want the built environment of their neighborhoods to look like. Bloomington isn’t calling it a charrette, but they are having an open meeting this Wednesday to get public input.

If you want to keep up-to-date on the progress of Peoria’s form-based code, check out the Heart of Peoria website (a link also appears on the sidebar). You can also see the results of the recent charrettes, including artists’ renderings of how the Prospect Road and Sheridan Road corridors could look.

A pedestrian-friendlier Washington Street?

Ironically, Tarter’s article (“Destination Downtown,” 7/4/06) is about the push to make downtown more pedestrian-friendly. One could be excused for wondering why this is necessary when there is such a plethora of parking on every block. But leaving that aside for a moment, let’s look at one of the suggestions being floated:

“It’s fundamental that we make (Washington Street) more pedestrian-friendly,” said City Manager Randy Oliver indicating the six-lane road creates a barrier between Downtown and the riverfront.

Okay, that’s not an intrinsically bad idea. But when DPZ Consultants (authors of the Heart of Peoria Plan) looked at our street grid, they designated downtown streets as either “A” grade or “B” grade. “A” grade streets were suitable for slowing down traffic and making more pedestrian-oriented, whereas “B” grade streets were suitable for service entrances and other more automobile-oriented purposes.

Guess what they designated Washington Street? Yep, “B” grade. Their reasoning was that, since so many parking garages open onto it, it was already being used as a service street. Plus, it’s a state route (Route 24), which carries a fair amount of truck traffic through town.

The state route designation adds even more complexity than that. Not long ago, Steve Van Winkle wanted to add diagonal parking along a portion of Washington Street and the state denied his request. When I met with Van Winkle at one of the recent charrettes, I asked him about that, and he stated that Route 24 would most likely have to be moved before Washington could be made more pedestrian friendly.

So, the question becomes, where do we put Route 24 so that it doesn’t “create a barrier between downtown and the riverfront”? Or would it be better to leave Washington as a “B” grade street, but try to do little things (that meet state approval) to make it marginally more pedestrian-friendly?