[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6225764,"mediaKeyId","3533701-8e274718993b4f9ae3a3fb7e8f93a109","parentId",3533701,"title","Peoria council approves special-use for University–War Memorial development, removes north-University access restrictions","audioSeconds",364,"startMs",488000,"endMs",852000,"viewUrl","/Search/View?dp=1&key=3533701-8e274718993b4f9ae3a3fb7e8f93a109&start=488&end=852","thumbnailUrl","https://assets.pipeline.soar.com/3533701-8e274718993b4f9ae3a3fb7e8f93a109/thumbnail_488000.jpg","articleUrl","/articles/6225764/Peoria/Peoria-County/Illinois/Peoria-council-approves-special-use-for-UniversityWar-Memorial-development-removes-north-University-access-restrictions","mediaUrl","https://secure.pipeline.soar.com/6225764-bc40f9b26655fcdbef777208e47534ca/orig.mp4?Expires=1771196984&Signature=T~vjiDnCwTAOS-eFHU3L50OAmOFePH1o1bAahMgxampy03G-C9WzykvsL1fhSuNs2JMQCGTGYp-ya-ahw7lIsiGAdPi2f86MnhxmuAWJGGo-FJJmoTogXsAJT0U-oMoyP-LCHYAXPy4xY-G3pbUP3kXFWqBRXxX~Bp-K8BJzgT8S7eTK5d4Uo-eVGaD7MOrduURHz0zXwE-1wxBQa7a1HU9sPACvPwKQ0Jqog9ABnwNv~22aEUsRte9YbT0vaQKCEN76e8f1-1GHo8ROOrf4w37kKVssSwpvuV2J9rOLd25g3PE75h6cyJ~9PXORBd59zJbVDbJ6Q0I6lPk02G7nqg__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Peoria, IL","date","2025-05-27T18:21:24Z","article","Peoria City Council on Tuesday approved a special-use ordinance to allow a shopping-center redevelopment on roughly 1.5 acres at the corner of University Street and War Memorial Drive that could include two drive-through restaurant sites, with one potential tenant identified as Dutch Bros.

The ordinance replaces the existing special-use (No. 15077) for the property at 3624 and 3622 North University Street and 1205 West Florence Avenue and removes two of staff’s recommended conditions that would have limited access from northbound University to right-in/right-out only. The motion to approve passed with one nay vote from Mayor Ali.

The site sits inside the University and War Memorial tax-increment financing (TIF) district created in 2021, and city legal staff told the council the city has an outstanding reimbursement obligation tied to earlier site improvements. Corporation Counsel Hayes said the TIF agreement provides that 75% of the increment from those parcels is available to reimburse the developer for work made to prepare the site, and that the outstanding reimbursement amount initially tied to those improvements was about $980,000.

Assistant Community Development Director Leah Allison summarized staff’s position: the development would occupy a visible, formerly auto-sales lot that has been cleared and graded, and staff recommended conditional approval chiefly to manage traffic safety. Allison said access to the site from Florence Avenue was recommended as left-in, right-out only, and that the University Street approach be limited to right-in, right-out to reduce conflicts for southbound vehicles. She also said staff wanted a traffic impact study submitted before permits would be issued.

Todd Roth Eisen, representing RSCC Group (the developer), told the council his company has built retail and quick-service restaurants across the region and that Dutch Bros operates an order-and-service model the developer said manages drive-through flow efficiently. “Dutch Bros is a tremendous asset to the community,” Eisen said. He also said his group had used traffic analyses informed by commercial tools and artificial-intelligence planning and that they did not object to conducting a traffic study.

Council members split over the staff conditions. Council member Carmona moved to approve the special use while striking two of the numbered conditions that would have restricted the northbound University access (conditions 1 and 3); Council member Gordon Young seconded. Some members, including Council member Cyr, asked whether the city could require a study later if congestion emerged; the city manager said a post‑approval traffic study done later would fall to the city to fund if it were required after full access was granted.

The council debated timing and cost of a traffic study: Allison said a study would “take a few months,” while the developer referenced a shorter timeline and an estimated cost during his remarks; the exact dollar figure cited in the meeting was not clearly stated. Several council members who live or travel regularly near the intersection said they had observed traffic patterns and felt motorists adapt to turning patterns over time. Council member Riggenbach urged caution but supported approval as amended.

The council vote approved the special-use ordinance and the development may proceed under city permitting rules. City staff and the developer signaled willingness to pursue a traffic impact study if conditions or future operations indicate it is necessary, and Corporation Counsel Hayes warned that allowing full access now and restricting it later could prompt property‑value or takings claims if access is subsequently reduced.

The council’s approval clears the way for the developer to proceed with design and permitting; staff will administer any required permits and, if needed in the future, the city can direct engineering or public‑works reviews and studies to address access or safety concerns.","mediaType","Video","parentTitle","Peoria City Council Meeting May 27, 2025","oneSentenceSummary","Peoria City Council on Tuesday approved a special-use ordinance to allow a shopping-center redevelopment on roughly 1.5 acres at the corner of University Street and War Memorial Drive that could include two drive-through restaurant sites, with one potential tenant identified as Dutch Bros.","taxTitle","Peoria, Peoria County, Illinois","taxId",2826,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6225752,"Peoria council approves liquor license site application for Love Shack in Warehouse District",87,2294000,2381000,"/Search/View?dp=1&key=3533701-8e274718993b4f9ae3a3fb7e8f93a109&start=2294&end=2381","https://assets.pipeline.soar.com/3533701-8e274718993b4f9ae3a3fb7e8f93a109/thumbnail_2294000.jpg","/articles/6225752/Peoria/Peoria-County/Illinois/Peoria-council-approves-liquor-license-site-application-for-Love-Shack-in-Warehouse-District","https://secure.pipeline.soar.com/6225752-bd86c1cbb2be46f9566c15339b1e8324/orig.mp4?Expires=1771196984&Signature=KErlEgUPRrq7~pFrXJRL40d2OAUoja~ZUpiolMuo5jH18na~uUt7B1RR-RLc1475A6nJHuhBPNAlrYbmzvfBptYapREM3YOFGshyJRq~xD0mq~NAbv734aYM7cvx-aA9gR~I5GR4ailkKI-kVgS870atg5RqDqp86ty2FysWhTGRSW3R6uv5z6HSNxt1BgJwtxwaQZFi77iNaX9~Mj3DnB~41OUcd02j9YmRD9OFbu6KDqo5dQ2QzChCXiOd0-jfBvexrBW7SjB3NgBS7GM6fC95orjys-X~hpmJAtt-t5ae-M4RsSOXha0JuM~GD~m4bt5r1MAMJeDt~jJ-m9kCEQ__&Key-Pair-Id=KUT5TJCACFTXG","Peoria City Council on Tuesday approved the site application portion of a Class A tavern liquor-license request for SNA Hospitality LLC doing business as Love Shack at 800 Southwest Adams, Suite 106. The Liquor Commission had recommended approval, and the council vote on the site application was unanimous.

Corporation Counsel Hayes told the council the site approval question — whether the physical location supports the requested uses — was the issue before the council, not licensing-review matters that are addressed separately under the city’s ordinances. “With regard to the site approval… the answer to that question is yes,” Hayes said. Council member Jackson said she had dined at the establishment’s popup and supported the application.

The site approval clears the way for the applicant to proceed in the licensing process under city rules; any licensing conditions arising from the Liquor Commission or background reviews remain part of the separate licensing review.","Council unanimously approved site application for a Class A tavern liquor license for SNA Hospitality LLC doing business as Love Shack at 800 Southwest Adams, Suite 106, with the Liquor Commission having recommended approval.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6225755,"Peoria council denies special use for short-term rental at 223 West Detweiler Drive",149,5697000,5846000,"/Search/View?dp=1&key=3533701-8e274718993b4f9ae3a3fb7e8f93a109&start=5697&end=5846","https://assets.pipeline.soar.com/3533701-8e274718993b4f9ae3a3fb7e8f93a109/thumbnail_5697000.jpg","/articles/6225755/Peoria/Peoria-County/Illinois/Peoria-council-denies-special-use-for-short-term-rental-at-223-West-Detweiler-Drive","https://secure.pipeline.soar.com/6225755-120bbbe307b43ebdb6985840e805c070/orig.mp4?Expires=1771196984&Signature=XnAOKxO2d8Tipq3OXQ6wPAcq0~Qjut7H~W1k7HeR3~mCW7RqF6B35UYC6D1OlBLaF~JcdZMMOaJaVazhwGROhPeaUxbo5AO6Qdlzd3-o9SL2VSwUzcI5aCg9jK3k0gEVnepsyB9rZ4Tv62lFB2zBt8wc3VK5hc27iMm0h4ZPiwrs5bTFrNUNSmAYJ-yhyByIl5MMykP7c2arMHY4bduPgaToxFmL~g4ykH30U4OIXFFoW-JlJsj00-81UhRul4nkGlxXVbDmZdU3wFx2R6Sz5d-aQQ~39y~bAYdniQfts~tKJhmu78VZUOFe0-lKu0luNum5NdruXsPWd98F7YWykw__&Key-Pair-Id=KUT5TJCACFTXG","Peoria City Council voted unanimously on May 27 to deny a special-use application for a short-term rental at 223 West Detweiler Drive, concluding the proposed use would harm the safety and enjoyment of surrounding single-family properties.

Councilman Rasier moved to deny the special use after Assistant Community Development Director Leah Allison and staff reviewed the application and applicable standards in the unified development code. Rasier said the short-term rental would have a “negative impact on the safety, comfort, and overall use and enjoyment of other property in the surrounding neighborhood.” Council member Kelly seconded the motion and the council voted to deny.

Council member Gordon Young said he visited the property area before the meeting and raised concerns about the proximity of driveways and a backyard play area to potential short-term rental activity. “I was really concerned with the proximity between the homes,” he said, and added that the neighborhood character weighed in his decision.

After the vote, Council member Kelly asked staff to prepare a report on whether short-term rentals should be restricted to properties served by the sewer system rather than septic systems; staff agreed to provide that information for council consideration.

The denial preserves the property’s single-family residential zoning status and instructs staff to follow up with the requested analysis on septic-system considerations for short-term rentals.","Council unanimously denied a special-use permit to allow a short-term rental at a single-family home, citing neighborhood safety and compatibility concerns; council also requested a staff report on septic-system restrictions for short-term rentals.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6225761,"Peoria council receives March finance report and in-depth report-backs on HRA, TIFs, pensions and state revenues",623,2426000,3049000,"/Search/View?dp=1&key=3533701-8e274718993b4f9ae3a3fb7e8f93a109&start=2426&end=3049","https://assets.pipeline.soar.com/3533701-8e274718993b4f9ae3a3fb7e8f93a109/thumbnail_2426000.jpg","/articles/6225761/Peoria/Peoria-County/Illinois/Peoria-council-receives-March-finance-report-and-in-depth-report-backs-on-HRA-TIFs-pensions-and-state-revenues","https://secure.pipeline.soar.com/6225761-bab38cb1c76e9c60f6cead82c1500b38/orig.mp4?Expires=1771196984&Signature=ZS2KArZQQ6pnxemBaGnOH8wdSXzeER8Oz19jNtJxWdoqgKui3IX3QAsLoWFzXuHHRWQhLaAHhFR-zcyws9t1tNfT731f2v4zs4fzBZtcWZcvIEOkd5IOuijtT7teXTMM1VfbW8bzpQaByeKWfMOhjS3E2PU1TV-sCBmjx~phDvtlXIohtREEB-53kjRw2A5wKVLtei5UcRsoVnawx4Df4KNWhgexQy6f~JtL32k9J5vG4gQjUpBMIBzY7yHXd8OULA1i94h0w0iJBxcIWSxgKpvKpkkHbMgy1SCLN2GRuhJSWPgISpVLcoxv12ROnp6zYGINtWpo~7ENjimQFrblsg__&Key-Pair-Id=KUT5TJCACFTXG","Peoria City Council on Tuesday received and filed the month-ended March 31, 2025 unaudited financial report and a set of requested report-backs that detailed how hotel-restaurant-amusement (HRA) revenues flow to the Peoria Civic Center, how the city’s TIF and capital funds may be used, recent changes to local share formulas and the city’s pension funding strategy.

Finance Director Kyle Cratty told the council that overall revenues through March were 8.9% below budgeted estimates largely because grant reimbursements that boosted prior-year totals were not present in 2025. Cratty said state and home-rule sales taxes have been relatively strong and are expected to start showing in April receipts. “We are seeing relatively strong state sales tax as well as home rule sales tax as well as income tax receipts,” he said, adding the city expected an additional roughly $5 million a month to enter the general fund beginning in April under normal accrual patterns.

Counsel and staff reviewed several report-back topics in detail. Corporation Counsel Hayes summarized the TIF arrangement for the University and War Memorial property and noted that a TIF agreement had committed 75% of the increment to reimburse earlier site-improvement costs; she said the initial estimate of those costs was about $980,000 and that modest repayments have been made since the agreement was executed. The staff memo on HRA funds showed the existing arrangement with the Peoria Civic Center Board includes a $1.2 million floor contribution to the civic center; staff noted remaining debt service related to prior civic-center financing will taper beginning in 2027 and finish in 2028.

On pensions, staff reported that the city has been making actuarially requested contributions since 2022. The actuarially requested police-and-fire contribution for next year was presented at roughly $36.1 million compared with the state‑minimum calculation of about $33.7 million — a difference of approximately $2.4 million. Staff explained that the actuarial approach “slopes” contributions to reduce steep back‑loaded increases in future years, and that reverting to the state minimum would increase long‑term pension costs.

Staff also briefed council on state shared-revenue changes. The local government distribution fund (LGDF) share the city receives has varied historically; the staff memo said Peoria’s current LGDF allocation is roughly 6.47% of the relevant state pool and that returning to a historical 10% share would have increased budgeted LGDF receipts from roughly $19.8 million to about $30.6 million in the city’s estimate.

Council members asked detailed questions about investable cash, fund restrictions, and whether specific revenue sources could be redirected into capital or riverfront projects. Staff said many funds are restricted by statute or grant terms, and that dedicating a new revenue stream to capital would be a council policy decision. On interest earnings, staff said the city credited earnings based on each fund’s cash on hand and that interest revenue had risen in recent years; staff noted 2024 interest income was about $9 million.

Council voted unanimously to receive and file both the monthly financial report and the report-backs. Staff will incorporate the information as council and staff proceed into the budget process and consider policy choices on TIF use, civic-center payments, and pension funding.","Council received the month-ended March unaudited financial report and a series of report-backs that reviewed hotel-restaurant-amusement (HRA) fund arrangements with the Peoria Civic Center, TIF uses, pension funding choices, and the state LGDF revenue share; council voted unanimously to receive and file the reports.","actionData","errors"]

Article not found

Peoria council approves special-use for University–War Memorial development, removes north-University access restrictions

Peoria council approves liquor license site application for Love Shack in Warehouse District

Peoria council denies special use for short-term rental at 223 West Detweiler Drive

Peoria council receives March finance report and in-depth report-backs on HRA, TIFs, pensions and state revenues