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
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.
At the risk of being considered a troll, can I post a comment saying I agree. Were than ALL these kinds of things be like this project.
I think the “wonderful development” is in danger of being renamed the “wonderful imaginary development”.
Billy – whaaa? – “Were than ALL these kinds of things be like this project.”
amazing how the system should work
I think C.J. made a mistake…
What he meant to write was: “Warehouse District [c]an [be an] example of good economic development.”
New Voice — I concede that your revision is probably more accurate.
When all is said & done, I have faith that the Warehouse Disrict, with the revised Washington St. Corridor; the Museum (whether folks here like it or not), East Peoria’s 2010 project, Bass Pro Shops, will all become a potential tourist attraction area for both sides of the river. There will be folks who like attending cultural events and pick up new fishing gear on the same trip.
Dennis, are you using Bass Pro Shop and cultural events in the same sentence? 🙂
It’s a good development in that it will increase tax revenue for a city badly in need and take the place of a small amount of northwest creep but the exclusive nature of the developments is a concern.
The City’s proactive deployment of both a form-based code, to regular building mass and shape more than land use, and a complete streets policy to make the streets safe for pedestrians, cyclists, and transit users, are good steps. When last I was in Peoria, that area needed some real help. So maybe: help is on the way.
Why is the exclusive nature of the development a concern? How exclusive are we talking about. I would think the target group would be professionals of varying ages.
Sullivan has a track record of hard work and success, as well as giving back.
My question is this project going to be yet another partially finished project? How many are in the works? The other three form based code areas are not completed.
The warehouse district has great potential. It could smaller version of 4th st. live in Louisville by moving the entertainment, bars, restaurants to one secure area. but no one will benefit from another 1/4 completed project. Finish something…..
I’m afraid this will chase existing industrial businesses from the southside. Case in point Scott Roth’s answers to questions posed by the PJStar’s John Sharp in Sunday’s paper:
SHARP: “What kind of concerns about the potential successof the Warehouse District do you have when one considers the impact of the sometimes congested truck traffic leading into the ADM processing plant?”
ROTH: “We are very senstive to the issues of existing industrial uses that are still in operation within the district. The city and developer will work together to help create solutions for truck re-routing within the redeveloped areas.”
So far so good, right? The the very next question seems to offer a contradiction.
SHARP: Do you believe the odor from the ADM plant (or any industry within that area) will deter people from investing in upscale/trendy living south of Downtown Peoria?
ROTH: Over time, the newly redeveloped Warehouse District, complete with housing, businesses, restaurants, and retail, will be the prime use of real estate within the (district) making issues such as smell and truck traffic obsolete.
Huh? Excuse me, but ADM’s smell (not as bad as it used to be) will carry over any type of development that occurs. Truck traffic obsolete? I think it’s obvious the City of Peoria wants to push existing industry out of this area. Screwing up truck routes will no doubt accomplish that.
Speaking as a lifelong Peorian, I assure you the loss of the ADM stench will only benefit Peoria.
I’m sure costly litigation by ADM’s attorneys will not 🙂
ADM’s high paying jobs and tax dollars (if lost) won’t make up for the revenue of a few fancy condos/apartments and bars. The choked traffic pattern won’t be real welcome either.
I don’t see the same concern about smell over across the river. The new hotel there and now the new downtown EP is planning. Those grain trucks rumble over the Cedar Street bridge also.
Dennis in Peoria…
One would have to be a “person of faith” to think the way you do.
Btw, Field of Dreams was just a story.
Dunlap Observer,
Did you mean to write, Revenue from a few fancy condos/apartments and bars won’t make up for ADM’s high paying jobs and tax dollars (if lost)?
Emtronics,
As far as I know, the Cedar Street Bridge still has a 15-ton weight limit, so 25-ton grain trucks can’t use it. Alternative routes are few or unnecessarily circuitous.
I agree that in the long-term the rising market in the Warehouse District could force ADM out as property values increase… but in the meantime, there’s plenty of real estate between Persimmon and the Block that can get a jump start on the revitalization project and serve as a great cornerstone for development further south in the Warehouse District while avoiding stepping on existing industry’s toes.
I think this development will be good for the area but it is going to take a long time (and a lot of money) to develop. Areas like the Main Street form district are already up and going and the entry fee for a developer or someone wanting to renovate a building is much less. The biggest problem I see with the warehouse district is the cost of developing those larger buildings. The smaller developer or individual cannot take on most of those large warehouses like you could a smaller building on Main St. or Sheridan Triangle. I think the West Main area finally is starting to see some real investment by developers and private individuals. The on street parking has really helped.
It is still exciting to see some interest in the warehouse district though, let’s hope the city stays interested since they seem to have a track record of getting something going and then never seeing it through.
“Did you mean to write, Revenue from a few fancy condos/apartments and bars won’t make up for ADM’s high paying jobs and tax dollars (if lost)?”
Yes, sorry, was in a hurry…
Mr Jordan, not calling you a liar or anything but I followed a grain truck (on the Cedar St bridge) trying to make that impossible right turn onto Washington because of some construction just the other day.
Emtronics,
Perhaps the restriction has been lifted, or the 15-ton limit doesn’t include the “lightweight” (empty, no load) of the truck. Thanks for the info.
It’s just the former liberal in me that has a concern with tax dollars supporting “upscale” projects.
I’m still thinking they could have found a better way to tie the former Sears block in with the new waterfront ‘development’.
Wait……………………………….
I forgot about the museum/visitors’ center.
Ah well…
If they do decide to develop some of those warehouses into condos/apartments, at least the residents will have somewhere to go…