Improvements, upgrades and new retail tenants are coming to the Westlake Shopping Center after the Peoria City Council approved changes to the property’s business development incentive.
The updates extend Westlake’s special service area designation by 15 years through 2055 and increase the supplemental sales tax rate from 0.75% to 1%.
Council member Andre Allen, whose Fourth District includes the shopping center, said it's crucial for Peoria to enter agreements like this to stay competitive with nearby communities and remain a retail destination.
“We know that right now, the retail market has experienced a lot of challenges. The COVID-19 pandemic didn’t make things easier, but when you talk about the emergence of online shopping, not only are we competing against the online market, but we’re also competing against our neighbors,” said Allen, noting retail growth in East Peoria, Metamora and Morton.
“Those communities, they have the SSAs, the BDDs [business development districts], other financial economic development tools to entice them. So we have to be in a position where we’re proactive, not only in retaining and supporting our current shopping centers, but also putting ourselves in position to lure new shopping opportunities.”
The council met for more than three hours before convening an executive session, with some of the business – including the Westlake SSA update – carried over from the March 10 agenda after Mayor Rita Ali canceled the that meeting amid a threat of severe weather.
Documentation provided by the Westlake owners projected the shopping center will have annual gross sales of more than $57 million and reach 98% capacity this year, with JD Sports and Westside Children’s Therapy coming soon to the location.
The council voted 9-1 to approve updates to the Westlake SSA, with Alex Carmona opposed and Kiran Velpula absent. Carmona said he was almost convinced by colleagues to support the proposal.
“But I just simply can’t still, because I’m still trying to protect the taxpayer, who is ultimately funding these for a developer,” said Carmona. “My bottom line and reason I’m here is still to be as transparent as possible with the public and to help them keep their money in their pocket.”
Council member Tim Riggenbach countered Carmona’s stance.
“I’ve just got to respectfully say that I think this is the most transparent sales tax in the area,” said Riggenbach. “I think we’ve had more discussion about what this sales tax rate is than probably any other tax that that we have.”
Downtown food trucks
In an item pulled from the consent agenda for discussion, the council voted unanimously to increase the number of mobile food vendor licenses downtown from three to five, and waive the fees for food trucks and sidewalk pushcart vendors in the area.
After street and sidewalk vendor activity downtown greatly diminished during the pandemic, the city has sought to take steps aimed at encouraging the vendors to return.
“I’ve heard from representatives from Caterpillar, from the US Postal Service – which is a little bit different; they’re more in the Warehouse District – from other businesses that are located in or near downtown, and they want these food trucks,” said Ali. “I think whatever we can do to incentivize them to return to downtown, it’s going to be good. We’re going to see more activity in our downtown.”
Carmona questioned the notion of waiving the fees entirely, as opposed to simply reducing them.
“I guess equity for the other businesses, I’m wondering why we’re dropping things all the way to zero and not taking the approach to lower them,” said Carmona,
“I do like that we’re taking strides to entice businesses downtown. I am, in general, very favorable of allowing any businesses to come to Peoria, so long as they’re obviously following the law.”
Another reason cited by city staff for the increasing the number of licenses is an anticipated increase in downtown activity with the completion of the conversion of Jefferson Avenue and Adams Street to two-way traffic on track for this summer.
“As somebody who works downtown and remembers the heyday, pre-COVID, of what the food carts were like, I was one of the champions for eliminating those fees once we started coming back to work,” said Riggenbach.
“I think until we see a little more critical mass, these incentives are going to be very important for that particular entities to consider downtown.
Other business
Action on a site application for package liquor sales at the King Zone grocery store on Knoxville Avenue was deferred for a second time, at Carmona’s request.
The liquor commission had recommended denial, but Carmona sought to give the owners to make improvements and formalize a business plan. The action now will be considered on April 28.
In other regular business, the council approved spending close to $45,800 for a new Ford Explorer Interceptor for the police department to replace a squad car that was totaled in a crash, and another $25,000 to have the vehicle equipped with the necessary equipment.
Items approved as part of the consent agenda included:
- rezoning property on North Galena Road from residential to warehouse industrial, with the intention to develop a business park on the property;
- contracts not to exceed a total of $550,000 for the annual mowing program for facilities, boulevards and rights-of way, as well as a tree trimming and stump removal contract with JIMAX not to exceed $275,000;
- a four-year collective bargaining agreement with AFSCME Local 3634 – representing city employees – through December 2029, with cost of living raises of $1.50 per hour in the first year, 2% in the second and third years, and 1.75% in the final year;
- an intergovernmental agreement with Peoria County for leasing parking spaces in the city-owned Niagara Parking Deck;
- amendments to a professional services agreement with Kimley-Horn, spending up to $106,700 for an Americans with Disabilities Act [ADA] self-evaluation and transition plan update;
- and, a $55,000 settlement agreement in a lawsuit brought against the city by Rebecca Wood over injuries she suffered in a traffic collision with an on-duty Peoria Police vehicle;
The council also heard a lengthy presentation on a first reading of proposed city code changes related to sign replacements, non-conforming off-premises signs and billboards in form districts.
