CITY OF EAST PEORIA, ILLINOIS COSTCO AREA BUSINESS DISTRICT DEVELOPMENT AND REDEVELOPMENT PLAN

Transcription

1 CITY OF EAST PEORIA, ILLINOIS COSTCO AREA BUSINESS DISTRICT DEVELOPMENT AND REDEVELOPMENT PLAN

2 I. INTRODUCTION The City of East Peoria (the City ) is located in Tazewell County, Illinois. In order to encourage and facilitate economic development within the City, the City Council of the City (hereinafter referred to as the "Corporate Authorities") has determined that it is in the best interests of the City and its residents to designate an area of the City as a business district pursuant to the provisions of the Business District Development And Redevelopment Act (65 ILCS 5/ et seq.) (hereinafter referred to as the "Act"). The designated business district is described at Exhibit A. The area described at Exhibit A shall be identified as the Costco Area Business District (sometimes hereinafter referred to as the District ). This document, entitled "Costco Area Business District Development and Redevelopment Plan" (hereinafter referred to as the "Plan"), will serve as a business district plan for the District as prescribed by the Act. In accordance with the Act, this Plan includes the following: 1. a specific description of the boundaries of the District, including a map illustrating the boundaries; 2. a general description of each project proposed to be undertaken within the District, including a description of the approximate location of each project and a description of any developer, user, or tenant of any property to be located or improved within the business district; 3. the name of the District; 4. the estimated business district project costs; 5. the anticipated source of funds to pay business district project costs; 6. the anticipated type and terms of any obligations to be issued; and 7. the rate of any tax to be imposed pursuant to subsection (10) or (11) of Section and the period of time for which the tax shall be imposed. This Plan also documents the conditions that qualify the area described at Exhibit A for designation as a business district and imposition of taxes pursuant to (10) or (11) of Section of the Act. II. GOALS OF THE PLAN As part of the City s economic development strategy, the Corporate Authorities intend to utilize the powers and financing resources authorized by the Act and implemented under this Plan to - 2 -

3 achieve the following goals: Encourage sound and stable commercial growth within the District and throughout the City. Create a strong, positive image of the District and the City through attractive and highquality building design, landscaping, and site improvements. Create an environment that positively contributes to the public health, safety, morals, and general welfare of the City. Eliminate the factors that qualify the District as a blighted area as defined in the Act. Eliminate economic underutilization of property in the District. Reduce the level of unemployment prevalent in the City. Improve the number, quality and diversity of employment opportunities in the City. Increase and enhance the property tax base and the sales tax base of the City. Increase the attractiveness of the City as a place to do business. Promote and stimulate substantial private investment within the City. Redevelop problem areas of the City. III. SUMMARY OF THE BUSINESS DISTRICT DEVELOPMENT AND REDEVELOPMENT ACT The Act authorizes municipalities to designate business districts within their corporate limits. Prior to designation of a business district, the corporate authorities of the municipality must conduct two public hearings. Any area designated as a business district must be contiguous and must include only parcels of real property directly and substantially benefited by the proposed business district plan. When designating a business district, the corporate authorities must simultaneously approve a business district plan which establishes a program for development and redevelopment of the district. As a condition precedent to designation of a business district, the Act requires the corporate authorities of the municipality to make the following findings: 1. the business district on the whole has not been subject to growth and development through investment by private enterprises and would not reasonably be anticipated to be developed or redeveloped without the adoption of the business district plan and 2. the business district development or redevelopment plan conforms to the comprehensive plan for development of the municipality as a whole. If the designating municipality intends to impose a sales tax as authorized by the Act, the corporate authorities are also required to find the business district to be a blighted area that, by reason of the predominance of defective or inadequate street layout, unsanitary or unsafe conditions, deterioration of site improvements, improper subdivision or obsolete platting, or the existence of conditions which endanger life or property by fire or other causes, or any combination of those factors, retards the provision of housing accommodations or constitutes an - 3 -

4 economic or social liability or a menace to the public health, safety, morals, or welfare. Upon designation of a business district and approval of a business district plan, the Act vests the corporate authorities of the designating municipality with the following powers: 1. To make and enter into all contracts necessary or incidental to the implementation and furtherance of a business district plan subject to the limitations set forth in the Act. 2. Within a business district, to acquire by purchase, donation, or lease, and to own, convey, lease, mortgage or dispose of land and other real or personal property or rights or interests therein; and to grant or acquire licenses, easements, and options with respect thereto, all in the manner and at such price authorized by law in accordance with the provisions of the Act. 3. To acquire property by eminent domain in accordance with the Eminent Domain Act. 4. To clear any area within a business district by demolition or removal of any existing buildings, structures, fixtures, utilities, or improvements, and to clear and grade land. 5. To install, repair, construct, reconstruct, or relocate public streets, public utilities, and other public site improvements within or without a business district which are essential to the preparation of a business district for use in accordance with a business district plan. 6. To renovate, rehabilitate, reconstruct, relocate, repair, or remodel any existing buildings, structures, works, utilities, or fixtures within any business district. 7. To construct public improvements, including but not limited to buildings, structures, works, utilities, or fixtures within any business district. 8. To fix, charge, and collect fees, rents, and charges for the use of any building, facility, or property or any portion thereof owned or leased by the municipality within a business district. 9. To pay or cause to be paid business district project costs in accordance with the provisions of the Act. 10. To apply for and accept grants, guarantees, donations of property or labor or any other thing of value for use in connection with a business district project. 11. If the municipality has by ordinance found and determined that the business district is a blighted area as defined by the Act, to impose a retailers occupation tax and a service occupation tax in the business district for the planning, execution, and implementation of business district plans and to pay for business district project costs as set forth in the business district plan approved by the municipality

5 12. If the municipality has by ordinance found and determined that the business district is a blighted area as defined by the Act, to impose a hotel operator s occupation tax in the business district for the planning, execution, and implementation of business district plans and to pay for the business district project costs as set forth in the business district plan approved by the municipality. A Business District Retailers' Occupation Tax as authorized by the Act may be imposed upon all persons engaged in the business of selling tangible personal property, other than an item of tangible personal property titled or registered with an agency of this State's government, at retail in the business district at a rate not to exceed 1% of the gross receipts from the sales made in the course of such business, to be imposed only in 0.25% increments. This tax may not be imposed on food for human consumption that is to be consumed off the premises where it is sold (other than alcoholic beverages, soft drinks, and food that has been prepared for immediate consumption), prescription and nonprescription medicines, drugs, medical appliances, modifications to a motor vehicle for the purpose of rendering it usable by a disabled person, and insulin, urine testing materials, syringes, and needles used by diabetics, for human use. This tax may not be imposed longer than 23 years after the date of adoption of the ordinance approving the business district development or redevelopment plan. If imposed, this tax is collected by the Illinois Department of Revenue and then disbursed to the City. If the Business District Retailers' Occupation Tax has been imposed as authorized by the Act, a Business District Service Occupation Tax shall also be imposed upon all persons engaged, in the business district, in the business of making sales of service, who, as an incident to making those sales of service, transfer tangible personal property within the business district, either in the form of tangible personal property or in the form of real estate as an incident to a sale of service. This tax shall be imposed at the same rate as the Business District Retailers' Occupation Tax and shall not exceed 1% of the selling price of tangible personal property so transferred within the business district, to be imposed only in 0.25% increments. This tax may not be imposed on food for human consumption that is to be consumed off the premises where it is sold (other than alcoholic beverages, soft drinks, and food that has been prepared for immediate consumption), prescription and nonprescription medicines, drugs, medical appliances, modifications to a motor vehicle for the purpose of rendering it usable by a disabled person, and insulin, urine testing materials, syringes, and needles used by diabetics, for human use. This tax may not be imposed longer than 23 years after the date of adoption of the ordinance approving the business district development or redevelopment plan. If imposed, this tax is collected by the Illinois Department of Revenue and then disbursed to the City. A Business District Hotel Operators' Occupation Tax may be imposed as authorized by the Act upon all persons engaged in the business district in the business of renting, leasing, or letting rooms in a hotel, as defined in the Hotel Operators' Occupation Tax Act, at a rate not to exceed 1% of the gross rental receipts from the renting, leasing, or letting of hotel rooms within the business district, to be imposed only in 0.25% increments, excluding, however, from gross rental receipts the proceeds of renting, leasing, or letting to permanent residents of a hotel, as defined in the Hotel Operators' Occupation Tax Act. This tax may not be imposed longer than 23 years after the date of adoption of the ordinance approving the business district development or - 5 -

6 redevelopment plan. If imposed, this tax is collected by the City. IV. BOUNDARIES OF THE DISTRICT As prescribed by the Act, the District is contiguous and includes only parcels of real property directly and substantially benefited by this Plan. The boundaries of the District are legally described at Exhibit A, graphically depicted at Exhibit B and include the parcels of real property listed at Exhibit C all of which exhibits are attached hereto and incorporated herein by reference. V. ANALYSIS OF CONDITIONS IN THE DISTRICT AND FINDINGS BASED ON THOSE CONDITIONS A. Conformance With Comprehensive Plan And Other Plans Of The City The City last revised and updated its Comprehensive Plan in This Plan conforms with the Comprehensive Plan and with all other plans of the City. The uses anticipated within the District are consistent with the uses proposed in the comprehensive plan. B. Conditions Within the District The following factors existing within the District have resulted in the economic underutilization of property within the District to the detriment of the public health, safety, morals and welfare of the City: 1. Defective or inadequate street layout: The District lies generally southeast of Farm Creek. Farm Creek creates a physical barrier which impedes direct access between property located southeast of Farm Creek and other commercial areas of the City located northeast of Farm Creek which areas have been redeveloped or are in the process of redevelopment. The City has commenced the construction of new roadways which will improve the flow of traffic between the District and those commercial areas lying northeast of the District. However, a full and complete integration of the District with those areas northeast of Farm Creek will require the extension of Altorfer Drive to West Washington Street including construction of a bridge over Farm Creek. These improvements will allow additional vehicular access from the District to Camp Street and Altorfer Drive. The lack of such direct vehicular access in the area of Altorfer Drive negatively affects the use of much of the District for commercial and retail purposes, thereby undermining the efficiencies generated by the concentration of a broad spectrum of retail establishments within and near the District. In the absence of the proposed extension, potential patrons of commercial and retail establishments located both within the District and within areas immediately adjoining the District would be required to travel a circuitous route using the existing roadways already serving the area thereby increasing the risk of significant traffic congestion on those existing roadways

7 2. Deterioration of site improvements: A large portion of he District is comprised of property formerly occupied by manufacturing facilities operated by Caterpillar Inc. ( Caterpillar ). Caterpillar demolished those facilities during the mid 1990 s. However, during the process of demolition, Caterpillar left in place all flooring and foundations of the removed buildings along with the paving of all parking and outside storage areas which previously served those buildings. The foundations, flooring and paved areas consist of large volumes of concrete and blacktop. That concrete and blacktop interferes both with excavations on the site and the construction of new buildings on the site. Excavated concrete and blacktop must typically be removed from the site or milled to the consistency of gravel. Alternatively, the concrete and blacktop must be covered with large volumes of fill. All forms of such remediation require significant expenditures. Assistance from the City is required in order to ameliorate the impact of the unremoved concrete and blacktop and to encourage development within the District. 3. Existence of conditions which endanger property: Levees protect portions of the District from flooding by water from Farm Creek which is a tributary to the nearby Illinois River. Those levees must be upgraded to protect the District. The separation of the District from Farm Creek and the Illinois River with levees also creates the possibility that storm water could accumulate in some lower lying locations within the District. In order to create viable locations for commercial and retail enterprises, the City must provide for removal of storm water from the District by improving collection and disposal of storm water within the District. The necessary measures include the construction of storm sewers which will collect storm water within the District and a pump station located near the District which will discharge that collected storm water into Farm Creek. The need for construction of the lift station and improvement of the levee burdens the District with extraordinary costs not required for similar commercial areas which do not lie in the vicinity of waterways such as the Illinois River and Farm Creek. In addition to issues related to drainage and protection from flooding, soil conditions in the area will require that special measures be taken in order to adequately support the structures planned for construction within the District. Those additional measures include surcharging of the soil within the footprints of the buildings planned to be constructed within the District. In order to bring about development within the District, it will be necessary for the City to bear the cost associated with implementation of the measures necessary to accommodate the existing soil conditions. 4. Obsolete platting and improvements: That portion of the District fronting on Center Street is formerly the site of numerous single family residences, all of which were demolished within the last several years. Those residences were typically located on small narrow lots. Furthermore, this formerly residential area is physically isolated from other single family residential areas of the City and adjacent to commercially zoned areas. This location makes the Center Street Area more suitable for commercial uses which would be consistent with the trend of development in the area. While the residential structures in the Center Street Area have been demolished, a few commercial structures do remain in the vicinity. Those remaining commercial structures are likewise - 7 -

8 located on small narrow lots with inadequate on site parking. The age, condition and configuration of those commercial structures render them incompatible with the trend of development within the District. Both the current platting of the lots and the structures remaining in the Center Street area have been rendered obsolete by changes in the area and evolving trends in the nature of commercial development. C. Lack Of Growth And Development The District on the whole would not reasonably be anticipated to be developed or redeveloped without the adoption of this Plan. The costs associated with the development or redevelopment of the District, including assemblage of land, land preparation, and installation of infrastructure and utilities, constitute an impediment to development or redevelopment through investment by private enterprises. No desirable development can occur within the District without substantial assistance from the City. Assistance already provided by the City and assistance expected to be provided by the City through the implementation of this Plan will convert extremely well located property burdened with unfortunate physical characteristics into usable commercial and retail space capable of being efficiently utilized by residents throughout the area. The District on the whole would not reasonably be anticipated to be developed or redeveloped without the leadership and economic participation of the City and the designation of the area as a business district to establish a mechanism for paying for necessary development and redevelopment costs, in part through the imposition of a Business District Retailers' Occupation Tax and a Business District Service Occupation Tax at a rate not to exceed.5%. D. Formal Findings Based upon all available evidence, the Corporate Authorities find and determine the following: 1. This Plan conforms with the Comprehensive Plan and all other plans of the City. 2. The District is a contiguous area and includes only parcels of real property directly and substantially benefited by this Plan. 3. By reason of the predominance of defective or inadequate street layout, inadequate storm water drainage, existence of potential flooding from Farm Creek, adverse soil condition and the existence of unremoved foundations and paving, the area described at Exhibit A constitutes an economic or social liability or has resulted in the economic underutilization of the area or creates a menace to the public health, safety, morals, or welfare in its present condition and use. As a consequence, the District qualifies as a blighted area within the meaning of the Act. 4. The District on the whole would not reasonably be anticipated to be developed or redeveloped without the adoption of this plan. VI. DEVELOPMENT ACTIVITIES The City proposes to achieve its development and redevelopment goals for the District by utilizing the powers and financing resources provided by the Act to undertake the following - 8 -

9 activities, improvements, and projects: 1. Land assembly and site preparation into parcels of appropriate shape and sufficient size for development and the construction of public improvements in accordance with this Plan. 2. Installation of new infrastructure and improvements to existing infrastructure, including, but not limited to, streets, curbs and gutters, sidewalks, bicycle paths, parking, water lines, sanitary sewer lines, electric lines, gas lines, storm sewers and storm water control facilities, and data transmission lines, as dictated by the needs of the project. 3. New or renovated public structures and related improvements. 4. Entry into and implementation of development or redevelopment agreements with Costco Wholesale Company and other potential developers, which agreements may in the discretion of the City provide for the payment of developer incentives. The City anticipates that a Costco Store and other smaller retailers will occupy all developable property within the District. 5. Site preparation and other infrastructure necessary to support commercial enterprises located within the District including, without limitation, a Costco store. 6. Beautification and streetscape projects, including, but not limited to, pedestrian amenities, distinctive lighting, signage, and landscaping, and other appropriate site amenities. 7. Payment of debt service on obligations previously entered into by the City which has funded improvements consistent with the goals established and the activities authorized by this Plan. 8. Professional and other contractual services necessary to establish the District and implement this Plan. 9. The retirement of indebtedness incurred after adoption of this plan which indebtedness was incurred for the purpose of furthering the goals established by this plan. The City may also undertake such additional activities, improvements, and projects as authorized under the Act and other applicable laws if the need for such activities, improvements, and projects arises as development occurs in the District. VII. PROJECTS AND THEIR ESTIMATED COSTS The following specific projects will be required to implement this Plan and to achieve the development and redevelopment goals for the District. In undertaking these projects, the City may incur costs and expend funds related to the activities, improvements, and projects described in this Plan. The activities, improvements, and projects proposed to be undertaken and their estimated costs are as follows: 1. Site work including fill, preparing building pad including $2,000,000 surcharging, paving, landscaping and signalization related to the Costco store and nearly commercial structures 2. Land acquisitions and brokers commissions $1,800,

10 3. Improvements to Farm Creek levee $500, Altorfer Drive south of Camp Street $2,500, Bridge and extension of Altorfer Drive $2,000, Pump Station $2,700, Miscellaneous Engineering $750, Debt service on obligations previously undertaken to pay project $8,000,000 costs 9. Interest, underwriting and costs of issuance related to obligations issued to fund improvements authorized by this Plan $6,000, Miscellaneous and Contingent Expenses $3,000,000 Total Estimated Project Costs: $29,250, The foregoing projects which include the construction of public infrastructure will benefit and be utilized by all owners, users and tenants of property located within the District. To the extent that the foregoing projects involve the development of privately owned property, it is impossible at this time to identify or describe all specific developers, users or tenants of such property. The estimated project costs above are intended to establish an upper limit for expenditures for such activities, improvements, and projects over the term of the District. Funds may be moved from one activity, improvement, or project described in this Plan to another or from one line item to another within the Total Estimated Project Costs at the City s discretion without amending this Plan. The foregoing estimates of cost are stated in 2012 dollars. Those estimates shall be adjusted from time to time to reflect changes in the cost of living as measured by the Consumer Price Index published by the United Stated Department of Labor. VIII. ANTICIPATED SOURCES OF FUNDS TO PAY PROJECT COSTS The anticipated sources of funds to pay business district project costs and obligations that may be issued in payment of those costs include, but are not limited to, the following: 1. Business District Retailers' Occupation Tax and Business District Service Occupation Tax: Funds necessary to pay business district project costs and obligations that may be issued in the payment of those costs are to be derived primarily from the imposition of a Business District Retailers' Occupation Tax and a Business District Service Occupation Tax, as provided for by the Act. Upon designation of the District by ordinance, the City intends to impose a Business District Retailers' Occupation Tax and a Business District Service Occupation Tax within the District at the rate of.5% of gross sales. The Business District Retailers' Occupation Tax and the Business District Service Occupation Tax will be imposed for the term of the District (not longer than 23 years after the date of adoption of the ordinance approving this Plan). 2. Special Service Areas: The City may create one or more special service areas within the

11 District and impose additional property taxes upon properties located within such special service areas to pay the costs of providing special services that may be performed from time to time within such special service areas within the District in connection with this Plan. 3. Special assessments. 4. Revenue available as a result of development agreements, purchase and sale agreements, and leases entered into between the City and other individuals or entities. 5. Grants and loans from the United States or the State of Illinois, or any instrumentality of the United States or the State. 6. The issuance of bonds or any other lawful obligation, subject to applicable statutory limitations. 7. General revenues of the City, to the extent such revenue is not necessary to fund other operations of the City. 8. Other Sources: Other sources of funds which may be used to pay business district project costs and obligations that may be issued in payment of those costs include, but are not limited to, investment income, private financing, and such other legally permissible sources of funds that the City may deem appropriate. The exact percentage of project costs which the City will pay from each of the aforementioned sources of funds will depend upon the availability of funds from these sources. Pursuant to the Act, the Corporate Authorities shall create a special fund entitled the "Costco Area Business District Tax Allocation Fund" into which the proceeds of the Business District Retailers' Occupation Tax, and the Business District Service Occupation Tax shall be deposited. IX. ISSUANCE OF OBLIGATIONS The City may issue obligations pursuant to the Act or any other available authority in order to pay for business district project costs. The obligations may be secured by a pledge of the Business District Retailers' Occupation Tax and the Business District Service Occupation Tax and such other sources of funds that the City may deem appropriate. All obligations issued by the City pursuant to the Act and this Plan shall be retired within twenty-three (23) years from the date of adoption of the ordinance approving this Plan. One or more series of obligations may be issued from time to time in order to implement this Plan. In addition, the City may issue special service area ad valorem tax bonds payable from ad valorem taxes levied against all taxable real property within such special service areas within the District to pay certain business district project costs

12 Obligations may be issued on either a taxable or tax-exempt basis, as general obligation bonds, general obligation debt certificates, alternate bonds or revenue bonds, or other debt instruments, with either fixed rate or floating interest rates, with or without capitalized interest, with or without deferred principal retirement, with or without interest rate limits, except as limited by law, with or without redemption provisions, and on such other terms, all as the City may determine and deem appropriate. X. ESTABLISHMENT AND TERM OF THE DISTRICT The establishment of the District shall become effective upon adoption of an ordinance by the Corporate Authorities adopting this Plan and designating the District. Pursuant to the Act, the Business District Retailers' Occupation Tax and the Business District Service Occupation Tax may not be imposed for more than twenty-three (23) years from the date of adoption of the ordinance approving this Plan. The District shall expire upon the termination of the imposition of the Business District Retailers' Occupation Tax and the Business District Service Occupation Tax and the final payout of same from the Farm Creek Area Business District Tax Allocation Fund, which shall be no later than twenty-three (23) years from the date of adoption of the ordinance approving this Plan. XI. EXERCISE OF OTHER AUTHORITY In implementing this Plan, the City may utilize any and all other authority of any nature whatsoever. In particular, and without limitation, the City may utilize any authority provided to it by the East Peoria Municipal Code and any statute, regulation, or order of either the State or Federal government. XII. AMENDMENTS TO THIS PLAN The Corporate Authorities may amend this Plan from time to time as they may deem necessary, in accordance with the Act, by adopting an ordinance providing for such amendment

13 EXHIBIT A Costco Area Business District Boundary Description Being part of the East Half of Section 32, Township 26 North, Range 4 West of the Third Principal Meridian, Tazewell County, Illinois. Commencing at the southern most corner of Lot 5 of Technology Park Subdivision (recorded in Plat Book CCC, pages 24 and 25 at the Tazewell County Recorder s Office), as the Point of Beginning; thence in a southerly direction, to the eastern most corner of Lot 6 of said Technology Park Subdivision; thence in a southwesterly direction, along the southeasterly line of said Lot 6 extended, a distance of feet; thence in a southeasterly direction, a distance of feet to the northwesterly right of way line of Commercial Drive; thence in a southwesterly direction, along said northwesterly right of way line, to said southeasterly line of Lot 6; thence in a northwesterly direction along said southeasterly line of Lot 6, a distance of feet; the following two courses are along a part of said Lot 6 conveyed to the adjacent property in document number at the Tazewell County Recorder s Office, said conveyance is not included in this district, thence continuing in a northwesterly direction, a distance of feet; thence in a southwesterly direction, a distance of feet to the northeasterly right of way line of F.A ROUTE 10 (Illinois Route 116/Cedar Street); thence in a northwesterly direction, along said northeasterly right of way line, to the southerly line of Lot 16 in Brown & Bourland s Subdivision (Recorded in Plat Book D Page 76 at the Tazewell County Recorder s Office); thence in an easterly direction, along said southerly line, to the southeastern corner of said Lot 16; thence in a northerly direction, along the easterly line of said Lot 16, to the southeasterly line of Lot 17 in said Brown & Bourland s Subdivision; thence in a northeasterly direction, along said southeasterly line, to the southerly line of Lot 8 in Brown & Bourland s Subdivision extended; thence in an easterly direction, along said southerly line extended, to the westerly right of way line of Center Street; thence in a northerly direction, along said westerly right of way line extended, to the northeasterly right of way line of Washington Street; thence in a southeasterly direction, along said northeasterly right of way line to the Point of Beginning

14 EXHIBIT B

15 EXHIBIT C LIST OF PARCELS OF REAL PROPERTY PIN ADDRESS CITY_STATE ZIP_CODE CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL EDMUND ST EAST PEORIA IL EDMUND ST EAST PEORIA IL EDMUND ST EAST PEORIA IL EDMUND ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL EDMUND ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL EDMUND ST EAST PEORIA IL EDMUND ST EAST PEORIA IL EDMUND ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL block of RICHLAND ST EAST PEORIA IL W WASHINGTON ST block of RICHLAND ST EAST PEORIA IL W WASHINGTON ST block of RICHLAND ST EAST PEORIA IL W WASHINGTON ST block of RICHLAND ST W WASHINGTON ST EAST PEORIA IL

16 CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL block of RICHLAND ST EAST PEORIA IL W WASHINGTON ST RICHLAND ST EAST PEORIA IL W WASHINGTON ST RICHLAND ST EAST PEORIA IL W WASHINGTON ST RICHLAND ST EAST PEORIA IL W WASHINGTON ST CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL CENTER ST EAST PEORIA IL RICHLAND ST EAST PEORIA IL W WASHINGTON ST CENTER ST EAST PEORIA IL Part of W WASHINGTON ST EAST PEORIA IL block of RICHLAND ST EAST PEORIA IL W WASHINGTON ST block of RICHLAND ST EAST PEORIA IL W WASHINGTON ST block of W WASHINGTON ST EAST PEORIA IL