The Peoria Heights Village Board gave its early green light to two new development projects on Tuesday, though there was some disagreement on one.
The board unanimously approved the rezoning of the parcel at 1201/1203 E. Kingman -- from a residential to a business use – to make way for a gourmet popcorn and candy operation at what is commonly known as the Pump House, the former Heights waterworks property across the street from Tower Park.
Pete Clarno, the former manager of Oliver’s Pizza in the Heights, is to run the operation with his wife Linda and daughter Erica. He intends to sublet the property from Kim Blickenstaff’s KDB Group.
It will be “a mini-Willy Wonka chocolate factory,” said Pete Clarno. “I think it’s just a great addition to the neighborhood.”
How the property received residential zoning in the first place is something of a mystery, as it has never been a home. It was a municipal building from its construction in the 1930s, when the Heights had no zoning code at all. Forty years later, it got the R-2 designation. This vote corrects that “mistake,” said Trustee Elizabeth Khazzam.
The disagreement came over the site plan, which passed on a 4-2 vote, with Trustees Brandon Wisenburg and Diane Mariscal dissenting. Both took issue with the lease agreement with KDB Group, which now pays the Village $2,500 per month.
Village administration acknowledged that unintentional mistakes were made regarding the lease agreement, which evidently was signed in January 2019 before it was complete and ready, and perhaps with the collection of rent.
Nonetheless, Village Attorney Mark Walton maintained that it is still a valid lease, which Wisenburg questioned.
“There were no dates on the lease,” said Wisenburg. “How can we approve the use of the building before we even understand the lease? … It’s like no lease I’ve ever signed before. It just doesn’t make sense.”
KDB Group CEO Greg Birkland indicated there was some confusion regarding the lease initially, with attorneys on both sides still attempting to hash some things out.
“I’ve had a lot of different business ventures brought my way,” he said. “I’ve listened to the community … so we have backed away from any restaurants, any bars.” The popcorn and candy store is “a perfect marriage,” he added. If it were not to move forward, “I don’t know what else to do with it … It will sit vacant.”
Khazzam acknowledged that some neighbors are for the project, others against, but “I truly disagree with the … fear about this particular tenant.” It’s a “low-impact project” and “an adaptive reuse” of a historic property over which the Village still retains control. Vacancy is what “will potentially cause harm to the neighborhood,” she said.
Meanwhile, multiple conditions are being put on the property, including on the size and lighting of signage. Extensive landscaping will be required. The store will close by 8 p.m. on weekdays and by 9 p.m. on weekends. An exception will be made for special events that may run later, such as those at Tower Park. Maximum occupancy is about 40 people in both buildings.
Ultimately, the majority of the board concluded that the good of the investments Blickenstaff is making in the community outweighed any technical negatives regarding the lease, which do need to be corrected. A likely renegotiated contract – to reflect the difference in revenue potential between a restaurant and candy store – will be coming back for board consideration at a future meeting.
In other action, the board gave quick and unanimous approval to War Memorial/Paris Real Estate Trust for a special use and site plan to build an adult use cannabis dispensary in the 800-900 blocks of War Memorial Drive and Paris Avenue, next door to Super Liquors. The land is now an open field. The applicants are still awaiting a state license, but say they have a back-up plan in the event that is not forthcoming.
Finally, the board unanimously approved a special use permit to Professional Arm Transport, a transportation and security firm mostly staffed by retired police and military. They will be transporting marijuana products, but “there will be no cannabis on site … rest assured,” said co-owner Bill Engelbrecht.