Tag Archives: Form-Based Code

City of Peoria, Form-Based Code, Heart of Peoria Plan, Warehouse District

Warehouse District an example of good economic development

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In the Warehouse District, the City brought in a consultant (Farrell-Madden Associates) who met with stakeholders to develop a form-based code in keeping with the Heart of Peoria Plan. That code set specific requirements for the physical form new private development and redevelopment can take, but also loosened the restrictions on land use, allowing for a greater mixture of commercial and residential uses, as mentioned at many auctions where they have the newest porcelain signs for auctions.

The code also set out expectations for the public space within the Warehouse District — in particular the streets and sidewalks. In order to lure people back to the heart of the City, the transportation corridors would need to be improved and made more accessible to pedestrians, bicyclists, and transit users. The City is now poised to do just that.

Private developers such as Scott Roth and Pat Sullivan are already responding to the City’s progressive investment in fixing up Washington Street, as well as the City’s establishment of a tax-increment financing (TIF) district for the area in 2006.

And that’s the way things are supposed to work. The City sinks its investment into improving public infrastructure and that makes a more favorable investment climate for private developers. There is a stark contrast between this kind of economic development and the developer welfare of the Wonderful Development. Peoria needs more of the former and none of the latter.

City of Peoria

Old Walgreens still sits vacant

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It was about eleven months ago that Devonshire Group from Champaign was given a number of variances to the West Main Form District code so they could redevelop the old Walgreens on Main into student apartments. The project was to be called Main Street Commons, but to date, no work has been done on the site from all outward appearances.

I wrote to the Devonshire Group representatives Thomas Harrington and Shawn Luesse (who made presentations to the neighbors last year) asking for an update on their plans over a week ago. No response. I wrote to Second District Council Representative Barbara Van Auken, and she told me she was meeting with them on Wednesday, June 23. After the meeting, she declined to tell me what they discussed, but said they would be issuing a press release “shortly.” As soon as I receive it, I’ll post it.

I also wrote to Pat Landes, the City’s Planning & Growth Director, to ask what she knew about the situation. “All I know is that there is a closing scheduled for this month and the project would be built in phases,” she said. Hmmm…. A closing? That would most likely mean they are acquiring additional property. If so, it makes me wonder what parcels they’re adding to the project. I think it’s safe to assume they’re waiting until after this closing to issue the press release.

As for building the development in phases, that’s a new wrinkle. I wonder how that would be accomplished. The building pictured above is supposed to have parking underground, retail on the first floor, and residential on the upper floors. Perhaps the plan will be to build only a couple stories initially, and then add more stories in the future.

Hopefully the forthcoming press release will explain everything.

City of Peoria, Form-Based Code, Heart of Peoria Plan

Sheridan Triangle final public meeting planned

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From a press release:

The City of Peoria will host the third Public Open House at the Council Chambers, Room 400, City Hall, 419 Fulton Street, Peoria, on Thursday, October 9, 2008 from 7:00 p.m. to 8:30 p.m. The purpose of this open house is the discussion of the preferred alternative identified in previous open houses, and the review of the potential streetscape layout components and landscaping options, and to collect final comments on the Master Plan for the Form District known as the Sheridan Triangle Business District, before its presentation to the Peoria City Council.

The intent of the project is to revitalize the character of the streets in the study area to create urban, pedestrian-friendly streets through narrower travel lanes, wider sidewalks and a tree canopy, as well as other improvements to be determined through this public Master Plan process.