On the agenda: Peoria County meeting — data center (Jun 22)

P EORIA C OUNTY B OARD
James C. Dillon - Chairperson
Rachael Parker - County Clerk

LAND USE COMMITTEE
Agenda
June 22, 2026
4:00 pm

County Courthouse • 324 Main Street • County Board Room 403 • Peoria, Illinois 61602
Voice: (309) 672-6056 • Fax: (309) 672-6054 • TDD: (309) 672-6073
www.peoriacounty.gov
Peoria County Committee meetings are livestreamed and may be watched remotely.
Comments on these platforms will not be added to the record.
Facebook: https://www.facebook.com/peoriacountygov
YouTube: https://www.youtube.com/channel/UC-qaAdj6tzIxqi3odzEoMlQ

1.

CALL TO ORDER

2.

APPROVAL OF MINUTES
2.1

3.

4.

April 27, 2026

INFORMATIONAL ITEMS / REPORTS / OTHER MINUTES / UPDATES
3.1

Tri-County Regional Planning Commission Minutes

3.2

Unsafe Structures

3.3

Development Summary

3.4

Peoria County Comprehensive Plan Update

ZONING CASES
4.1

Zoning Case #ZBA-2026-0019, Petition of Roxanne Ibe

5.

PUBLIC COMMENT

6.

MISCELLANEOUS

7.

ADJOURNMENT

Committed to Serving All

Page 1

Land Use Committee - 06-22-2026

P EORIA C OUNTY B OARD
James C. Dillon - Chairperson
Rachael Parker - County Clerk

LAND USE COMMITTEE
Minutes
April 27, 2026
4:00 pm

County Courthouse • 324 Main Street • County Board Room 403 • Peoria, Illinois 61602
Voice: (309) 672-6056 • Fax: (309) 672-6054 • TDD: (309) 672-6073
www.peoriacounty.gov
Peoria County Committee meetings are livestreamed and may be watched remotely.
Comments on these platforms will not be added to the record.
Facebook: https://www.facebook.com/peoriacountygov
YouTube: https://www.youtube.com/channel/UC-qaAdj6tzIxqi3odzEoMlQ

Attendance
Present:
Members: Member Rosenbohm, Member Ruhland, Member Dillon, Member Duncan, Member Kelch,
Member McCann, Member Salzer, Member Williams, Member Windish
Staff & Guests:
Scott Sorrel, Shauna Musselman, Jennie Cordis Boswell, Andrew Keyt, Seth Uphoff, Andrew Braun,
Heather McCord, Sarah Kelly, Joyce Blumenshine, Megan Bentley
Absent:
Members:
1.

CALL TO ORDER
1.1

2.

Call to Order
The meeting was called to order by Chairperson Rosenbohm at 4:07 pm.

APPROVAL OF MINUTES
2.1

March 23, 2026
A motion to approve the Land Use Committee meeting minutes from March
23, 2026, was made by Member Duncan and was seconded by Member
Kelch.
Motion Carried. (9-0)

3.

INFORMATIONAL ITEMS / REPORTS / OTHER MINUTES / UPDATES
Chairperson Rosenbohm moved to receive and file the informational items.
Committed to Serving All
Committed to Serving All

Page 1
Page 2

Land Use Committee - 06-22-2026
Land Use Committee - 04-27-2026

3.1

Tri-County Regional Planning Commission Minutes

3.2

Unsafe Structures

3.3

Development Summary

3.4

Peoria County Comprehensive Plan Update
Mr. Braun introduced Sarah Kelly from Planning Next, who is the consultant on
this project. He stated that tonight they will kick off phase II of the project and
are excited to begin public engagement.
Ms. Kelly gave a presentation discussing the Peoria County Comprehensive
Plan.
Chairperson Rosenbohm called for questions from the committee.
Member Ruhland asked that the Board Members have the link emailed to
them.

4.

ZONING CASES
4.1

Zoning Case #ZBA-2026-0010, Petition of Peoria County
A motion to approve the resolution as amended was made by Member
Williams and was seconded by Member Dillon.
Mr. Braun provided a summary of the information from the Agenda Briefing
that was included in the packet.
Chairperson Rosenbohm called for questions from the committee.
Member Ruhland asked whether there are fees that have been increased
that are not a result of compliance with the state mandate.
Mr. Braun advised that the state has actually stepped in and regulated the
fee schedule for solar and wind; previously, it was at the discretion of
individual communities. He explained that the state has gone to a per
megawatt model.
Member Ruhland asked if the state-mandated fee structure generates more
revenue in Planning and Zoning than previously.
Mr. Braun stated, for solar, yes. He explained that they have yet to file a
wind case.
Member Ruhland stated that it seems appropriate to suggest that we go
through the process routinely used to determine how a department in the
courthouse generates revenue and how it pays for services rendered. He

Committed to Serving All
Committed to Serving All

Page 2
Page 3

Land Use Committee - 06-22-2026
Land Use Committee - 04-27-2026

further stated that the County should look at this as an opportunity to take a
little load off of its residents.
Mr. Braun advised that last year, solar energy generation facilities really
carried the bulk of the permitting revenue for the Department of Planning
and Zoning, and that was before any type of fee modification.
Member Dillon stated that if there is a public comment and both of our
attorneys are present, those comments will be heard prior to the vote.
Mr. Uphoff, attorney for Four Creeks Wind, requested that the Board
consider making the date of June 1st the effective date of the ordinance
rather than the day it is voted on, so that it creates consistency and lines up
with state law. He thanked Mr. Braun and County staff for the hard work on
the text amendment.
Member Dillon asked the staff if this was an issue.
Mr. Keyt stated that, from a legal perspective, it does not have any impact on
the County. He advised that the only wild card would be an application filed
within that two-week period.
Member Ruhland voiced concerns regarding whether or not Four Creeks
intends to file an application prior to that point. He stated that he would
want the State's Attorney's Office to advise us regarding the risk that the
state would determine they were simply trying to beat that date with their
application.
Ms. Cordis Boswell stated that she would let Mr. Keyt and Mr. Braun field this
more specifically, but believes that the application fees will go down for them
after June 1st, so filing before June 1st would not be in their best interest.
Mr. Keyt advised that he does not feel there is any advantage in their filing it
ahead of time.
Mr. Uphoff stated that Ms. Cordis Boswell is correct; there is no advantage
for them to file early. He advised that at this point, it would actually be more
expensive for them to do that.
Chairperson Rosenbohm asked what difference it makes for Four Creeks
when they will be doing everything according to the fee structure we will be
implementing.
Mr. Uphoff advised that other mandates in the public act will have
implications for wind projects and generation, which are all going into place
on June 1st. He explained that implementing it early creates a gray area of
uncertainty for two weeks, if they did happen to apply in that time frame.
Committed to Serving All
Committed to Serving All

Page 3
Page 4

Land Use Committee - 06-22-2026
Land Use Committee - 04-27-2026

Motion Carried - AS AMENDED. (9-0)
5.

RESOLUTIONS
5.1

Amendment to Appendix A Building Permit Fee Schedule, Chapter 12 Building and Property Maintenance Code
A motion to approve the resolution was made by Member Dillon and was
seconded by Member Salzer.
Mr. Braun advised that this is effectively part two of the amendments. He
explained that Chapter 12 of the Building and Property Maintenance Code
addresses permit fees. He stated that this will be an amendment to keep the
building permit fees in line with the regulations that the state has brought
forward. He noted that this does reduce building permit fees significantly.
Chairperson Rosenbohm called for questions from the committee. There were
none.
Motion Carried. (9-0)

6.

PUBLIC COMMENT
6.1

7.

MISCELLANEOUS
7.1

8.

Public Comment
Chairperson Rosenbohm called for public comments. There were none.

Miscellaneous
Chairperson Rosenbohm called for miscellaneous comments. There were none.

ADJOURNMENT
8.1

Adjournment
The meeting was adjourned by Chairperson Rosenbohm at 4:49 pm.

Committed to Serving All
Committed to Serving All

Page 4
Page 5

Land Use Committee - 06-22-2026

TRI-COUNTY REGIONAL PLANNING COMMISSION
EST. 1958

TRI-COUNTY REGIONAL PLANNING COMMISSION
456 FULTON STREET, SUITE 420
PEORIA, IL 61602
Phone: 309-673-9330
www.tricountyrpc.org
Full Commission/Executive Board (in lieu of Lack of Quorum):
May 6, 2026, 9:00 a.m.
MINUTES
1. Call to Order, Welcome, Recognition of Audience
Chairman Chuck Nagel called the meeting to order at 9:01 a.m.
2. Roll Call
Commissioner
Amanda
Beadles
Chillicothe
Rita Ali
City of Peoria
Patrick Urich
City of Peoria
Rick Powers
City of Peoria
Terry Keogel
Creve Coeur

Present
X

Absent

Commissioner
Leon Ricca
Bartonville

X

Nate Parrott
Morton
Autum Jones
Woodford Co.
Chuck Nagel
Woodford Co.
Camille Coates
Peoria Co.
Danny Phelan
Peoria Co.
Russ Crawford
Tazewell Co.
Cathryn Stump
Tazewell Co.
Don Knox
CityLink
Karen Dvorsky
IDOT

X

John Kahl
X
East Peoria
X
Karl Figg
Germantown Hills
Matt Wigginton
V
Peoria Heights
X
Mary Burress
City of Pekin
X
Lilija Stevens
Washington
X
James Dillon
West Peoria
V = Virtual participant

X
X

Present
X

Absent

X
X
X

X
X
X
X
V
X

Also Present: Rebecca Eisele, Eric Miller, Michael Bruner, Reema Abi-Akar, Isaiah Hageman,
Adam Crutcher, Else Hayes, and Lori Reynolds. TCRPC; Doug DeLille, IDOT.
Virtual: Cheryl Budzinski, League of Women Voters.

1
Committed to Serving All

Page 6

Land Use Committee - 06-22-2026

3. Public Comment
None
4. Motion to Approve the Meeting Minutes of April 1, 2026
Amanda Beadles made a motion to approve the Meeting Minutes of April 1, 2026, and John Kahl
seconded the motion.
Motion carried.
5. Chairman Report
No report.
6. Executive Director Report
Eric Miller reported on the following:

•

TCRPC has been advertising for the two open positions – Planner I/II/III and Planning
Program Manager.
o

•

Danny Phelan asked how many applicants have applied. Eric replied, 50 submissions
were received from all over the United States for the Planner position, and they were
narrowed down to four for interviews to start next week. Approximately 25 applicants
were received for the Program Manager position, also from all over the United States.

TCRPC will have two interns starting on May 18th to help staff complete some work
o

Karl Figg asked if the interns are college students. Eric responded that yes, they are
current or recently graduated planning students and will be fulfilling their 12-week
internships.

•

Peoria County has taken leadership of the Chillicothe viaduct project, and IDOT will work on
Phase I engineering.

•

There will be a webinar tomorrow hosted by Department of Commerce & Economic
Opportunity (DCEO) on Community Development Block Grants (CDBG). They have asked
TCRPC to take the lead on this because Greater Peoria Economic Development Council
(GPEDC) will no longer be administering it. It will cover infrastructure, housing rehab, and new
area of community revitalization. Contact staff if you need assistance.
o

Amanda Beadles asked if there will be someone on staff available to help fill out the
form. Michael stated that staff will be available to help.

o

Patrick Urich gave a reminder that Peoria and Pekin cannot apply because they get
money directly from HUD.

o

Eric gave a shout out to Adam Crutcher for setting up a presentation on data center
facts in coordination with the GPEDC, with some statewide subject matter experts.

7. Ways and Means Report
a. Motion to approve the March 2026 Financial Statements and Billings (Res. 26-53)

John Kahl made a motion to approve the March 2026 Financial Statements and Billings, and
Leon Ricca seconded the motion.
Rebecca Eisele reported on the following:
•

Total Operating Cash at the end of March was approximately $870k. Operating cash
decreased by $2k in March, compared to February.
2
Committed to Serving All

Page 7

Land Use Committee - 06-22-2026

•

Total Accounts Receivable balance at the end of the month was $367k. Of the A/R
balance, $248k was federal funds, $42k was state funds, and $77k was local funds.

•

Accounts Payable balance at the end of the month was $100k, and of that amount there
was $93k in unpaid pass-through expenses as of the end of March. The remaining $7k
Accounts Payable balance at the end of March was for regular bills and legal fees.

•

Total Revenue for March was $144k.

•

Total Expenses for March were $148k.

•

March ended with a deficit of approximately $4k.

•

Approximately $83k of local TCRPC funds have been used for local matching funds so
far in FY26.

•

Fiscal Year 2026 has a surplus of approximately $120k as of the end of March.

Motion carried.
b. Motion to approve the proposal and contract with the firm of M|H CPA, LLC to complete
the financial and compliance audit for FY2026 (Resolution 26-50)
Autum Jones made a motion to approve the proposal and contract with the firm of M|H CPA,
LLC to complete the financial and compliance audit for FY2026. Mary Burress seconded the
motion.
Eric Miller stated that the fee this year will be $29,650, which will be reimbursed through IDOT.
Chuck Nagel stated that even though the same firm has done the audit for the last several
years, they always send a different team of auditors each time, so it is always a different set of
eyes.
c. Discussion and Review of FY27 Draft Budget
Eric Miller reported that the final budget will be ready for approval at next month’s meeting.
This is a positive healthy budget with a surplus of $380,000. An estimate of $120,000 from
the FY26 IDOT budget will be moved forward. Regarding UPWP FY27 funding, this will be the
last year of the provisional funds from IDOT, so that will not be available going forward. TCRPC
has put that into Special Studies so members could use it. So, the Special Studies money will
be going down after this.
The Bus Stop study is being done in-house, so that has a positive effect on TCRPC’s bottom
line. El Paso, Elmwood, and Mackinaw comprehensive plans are two-year projects that staff
sought.
Employee costs will go down due to staff leaving, which also results in healthcare and retirement
costs decreasing.
d. Motion to approve increasing credit card limit from $5,000 to $10,000 (Resolution 2654)
John Kahl made a motion to approve increasing the credit card limit from $5,000 to
$10,000. Russ Crawford seconded the motion.
3
Committed to Serving All

Page 8

Land Use Committee - 06-22-2026

Eric Miller reported that the limit has been at $5,000 for many years, and he needs to juggle
the card limits from month to month in order to allow larger purchases to be made.
Rebecca Eisele stated that the parking company is very quick to shut off the parking passes if
they do not apply payments in a timely manner, so in order to avoid having the parking shut
off, she would like to set it up to auto-pay via the credit card.
Motion carried.
8.

Transportation
a. Motion to approve the Executive Director to enter into an Agreement with Lochmueller
Group for Travel Demand Modeling Support (Resolution 26-55)
Rick Powers made a motion to approve the Executive Director to enter into an Agreement
with Lochmueller Group for Travel Demand Modeling Support. John Kahl seconded the
motion.
Michael Bruner presented the following:
• The Commission maintains a regional travel demand model (TDM) for Peoria,
Tazewell, and Woodford counties.
o

•

Staff utilize this tool to calculate the current and projected transportation
demand in this region
Additionally, staff utilizes the tool to help guide potential changes to the regional
transportation network by assessing regional value of projects requesting funding
from TCRPC’s federal funding programs, such as the Surface Transportation Block
Grant (STBG).

•

Staff do not have the technical expertise to fully utilize the model for assisting in
data requests for regionally significant projects and the programming of STBG funds
from the Combined Call for Projects.

•

Staff recommends contracting with Lochmueller, who was the consulting firm that
developed TCRPC’s current TDM for an amount not to exceed $25,000.

Motion carried.
b. Motion to support a regional Safe Streets and Roads for All Grant Application
(Resolution 26-56)
Danny Phelan made a motion to support a regional Safe Streets and Roads for All Grant
Application. John Kahl seconded the motion.
Michael Bruner reported the following:
• The United States Department of Transportation (USDOT) issued a Notice of Funding
Opportunity for the Fiscal Year 2026 Safe Streets and Roads for All (SS4A)
discretionary grant program with a due date of May 26, 2026.
o

The SS4A program provides competitive funding to support planning,
demonstration, and implementation activities identified in an adopted
Comprehensive Safety Action Plan.
4
Committed to Serving All

Page 9

Land Use Committee - 06-22-2026

•

The Commission previously received a Fiscal Year 2022 SS4A grant to develop the
Tri‑County Comprehensive Safety Action Plan (CSAP), which was adopted on June 4,
2025.

•

The proposed project builds on the CSAP and focuses on moving from planning to
action by identifying, testing, and preparing safety improvements that can be
implemented locally.

•

The goal is to reduce fatal and serious injury crashes by conducting the following
within a 36-month timeline:
o

o

•

Conduct a corridor‑level safety diagnosis on priority high‑injury roadways:


Collect and analyze detailed safety and speed data to refine solutions.



Implement temporary, low‑cost demonstration projects (quick‑build
safety treatments) to test what works before permanent investment.



Support education and public communication efforts to improve
safety awareness and user behavior.

Produce a Safety Implementation & Investment Plan that translates CSAP
strategies into:


Grant‑ready project concepts



Preliminary designs and cost estimates



Prioritization guidance for implementation

The project allows this region to reduce risk by testing improvements before
permanent construction, generating local support, and accelerating progress towards
fewer fatal and serious-injury crashes.

Karl Figg asked for some examples of temporary measures. Michael responded that cones or
raised plastic areas could be applied to simulate possible changes.
Russ Crawford asked if this would integrate with the safety committee. Michael responded
that yes, this would go hand in hand with the safety committee.
Cathryn Stump asked how this all works. Eric Miller responded that perhaps a city gets
repeated calls about a specific intersection that causes a lot of trouble. A study would be
done, and engineers would consider different ways a resolution could be reached. The
residents would be educated prior to setting up different options to test with the involvement
of public works, then the residents would be surveyed afterwards to get their opinions.
Motion carried.
c. Combined Call for Projects
Reema Abi-Akar presented the following:
•

Tri-County released its 2026 Call for Projects at the April 15 Technical Committee
meeting, which combines multiple funding sources into a single coordinated
application process.
5
Committed to Serving All

Page 10

Land Use Committee - 06-22-2026

o
•

Applications are due to TCRPC staff by 4:30 p.m. on May 29, 2026.

Funding available through this call is as follows:
o

Carbon Reduction Program: $630,405

o

Section 5310: $348,247

o

Surface Transportation Block Grant – Pavement Preservation Set-Aside:
$811,669

o

Surface Transportation Block Grant – Traditional (Reconstruction / New
Construction): $3,246,678

o

Transportation Alternative Set-Aside: $873,963

9. Updates
a. Discussion of Results of USDOT MPO Certification Review
https://tricountyrpc.org/wp-content/uploads/USDOT_CertificationReviewReport_TCRPC.pdf

Eric Miller reported the following:
•

The Federal Highway Administration (FHWA) and the Federal Transit Administration
(FTA) have jointly submitted the Federal Certification Review Findings Letter and
Report.

•

The review, which takes place every four years, found the transportation planning
process for the Peoria-Pekin Urban Area has fully implemented all necessary
requirements under 23 USC 134 and 49 USC 5303.
o

The process generated zero findings, nine recommendations, and eight
commendations.

o

Eric thanked staff for getting all the information together in a timely manner.

b. IDOT – Doug DeLille had no report
c. FHWA – no report
10. Other
a. Next meeting is scheduled for June 3, 2026, at 9:00 a.m.

b. Open Meetings Act training
For those who have not already done so, members should send their OMA certificates to Lori
as soon as possible.
11. Adjournment
James Dillon motioned to adjourn. Autum Jones seconded the motion, and the meeting adjourned

at 9:45 a.m.

Submitted by Eric Miller, Executive Director
Recorded and transcribed by Lori Reynolds, Office Administrator
6
Committed to Serving All

Page 11

Land Use Committee - 06-22-2026

TRI-COUNTY REGIONAL PLANNING COMMISSION
EST. 1958

TRI-COUNTY REGIONAL PLANNING COMMISSION
456 FULTON STREET, SUITE 420
PEORIA, IL 61602
Phone: 309-673-9330
www.tricountyrpc.org
Full Commission/Executive Board (in lieu of Lack of Quorum):
April 1, 2026, 9:00 a.m.
MINUTES

1. Call to Order, Welcome, Recognition of Audience
Chairman Chuck Nagel called the meeting to order at 9:01 a.m.

Russ Crawford introduced Cathryn Stump from the Tazewell County Board, who will be
replacing Greg Menold on this Commission once appointed. Greg is leaving his seat on the
Commission.
2. Roll Call

Commissioner
Present
X
Amanda
Beadles
Chillicothe
Rita Ali
City of Peoria
X
Patrick Urich
City of Peoria
Rick Powers
City of Peoria
Terry Keogel
Creve Coeur
X
John Kahl
East Peoria
X
Karl Figg
Germantown Hills
Matt Wigginton
X
Peoria Heights
Mary Burress
City of Pekin
X
Lilija Stevens
Washington
James Dillon
West Peoria
~ = Virtual participant

Absent

Commissioner
Leon Ricca
Bartonville

Present

X

Nate Parrott
Morton
Autum Jones
Woodford Co.
Chuck Nagel
Woodford Co.
Camille Coates
Peoria Co.
Danny Phelan
Peoria Co.
Russ Crawford
Tazewell Co.
Greg Menold
Tazewell Co.
Don Knox
CityLink
Karen Dvorsky
IDOT

X

X
X

X

Absent
X

X
X

X

X

X
X
X
X

X

Also Present: Rebecca Eisele, Eric Miller, Michael Bruner, Isaiah Hageman, Adam Crutcher, Else
Hayes, Reema Abi-Akar, Gavin Hunt and Lori Reynolds, TCRPC; Doug DeLille, IDOT; Cathryn
Stump, Tazewell County Board.

1
Committed to Serving All

Page 12

Land Use Committee - 06-22-2026

3. Public Comment
None
4. Motion to Approve the Meeting Minutes of March 4, 2026

John Kahl made a motion to approve the Meeting Minutes of March 4, 2026, and Karl
Figg seconded the motion.
Motion carried.
5. Chairman Report

Chairman Chuck Nagel stated that he is sad to see Greg Menold leave the Commission
after 10 years. On behalf of the Commission, he wished him well and thanked him for his
service.
6. Executive Director Report

Eric Miller reported on the following:
o Ray Lees tendered his resignation. On behalf of the Commission, he thanked Ray
for his service and wished him all the best in his future endeavors.
o In Ray’s place, Eric stated he has appointed Senior Planner Michael Bruner as the
Interim Planning Program Manager. The Commission will begin a search for a
permanent replacement as well as filling other staff openings.
o Staff are working on the FY 27 budget and will have a draft to the Commission next
month.
o Included in the packet are fact sheets on the BASICS Act, which is a house bill in
Congress pertaining to MPOs as an add-on to the current transportation bill. It is
a drastic change that takes away a bit of authority from the Illinois Department
of Transportation and gives it to the MPOs. The Commission has always had a great
relationship with IDOT and considers them to be excellent partners and stewards.
The bill would provide 100% federal funding and propose a direct relationship with
US DOT. BRIDGE program is a formula program for MPOs.
o TCRPC is still researching and deciding whether to provide a letter of
support. This is still just a proposal and not yet signed as a bill; it is still being
negotiated.
o Doug DeLille pointed out that it is voluntary at this point.
o Russ Crawford asked if the issues that happened with the transition to new
federal administration have been worked out.
o Eric replied that there are still a few issues being worked out, but from
TCRPC’s funding perspective, it seems to have worked out for the most part.
IDOT provided some protection in speaking for all MPOs on these issues and
provides many helpful services, and the Commission appreciates the
relationship it has with IDOT.

2
Committed to Serving All

Page 13

Land Use Committee - 06-22-2026

7. Ways and Means Report
o Motion to approve the February 2026 Financial Statements and Billings (Res.

26-45)

John Kahl made a motion to approve the February 2026 Financial Statements and
Billings, and Autum Jones seconded the motion.
Rebecca Eisele reported on the following:
•

Total Operating Cash at the end of February was approximately $872,000.
Operating cash decreased by $9,000 in February, compared to January.

•

Total Accounts Receivable balance at the end of the month was $413,000. Of
the A/R balance, $286,000 was federal funds, $42,000 was state funds, and
$85,000 was local funds.

•

•

Accounts Payable balance at the end of the month was $128k, and of that
amount there was $94,000 in unpaid pass-through expenses as of the end of
February. The remaining $34,000 Accounts Payable balance at the end of
February was for regular bills, HR consultant services, and legal fees.
Total Revenue for February was $154,000.

•
•

Total Expenses for February were $167,000.
February ended with a deficit of approximately $14,000.

•

Approximately $75,000 of local TCRPC funds have been used for local matching
funds so far in FY26.
Fiscal Year 2026 has a surplus of approximately $125,000 as of the end of
February.

•

Motion carried.
8. Administrative
o Motion to approve the purchase of Miovision Traffic Data Connectivity and
Processing Credits (Res 26-48)
John Kahl made a motion to approve the purchase of Miovision Traffic Data
Connectivity and Processing Credits. Danny Phelan seconded the motion.

Michael Bruner reported the following:
i. During the August 2025 Commission Meeting, staff presented an overview of
the MioVision Scout Plus traffic counting equipment.
ii. The MioVision Scout Plus is a device that can be set up along a roadway or trail
without disrupting traffic and can be monitored remotely.
iii. It includes a telescoping pole that allows a camera to be extended up to 21 feet
above the roadway and capture traffic data for up to four lanes at a time.
iv. The device can also collect turning movement counts at intersections.
v. This motion is for the purchase of credits used to process the collected video
data into usable traffic data
vi. This is a budgeted item in the FY 2026 UPWP
3
Committed to Serving All

Page 14

Land Use Committee - 06-22-2026

Motion carried.
o

Motion to approve update to Morton Community Bank Signatories (Res. 26-49) handout
Russ Crawford made a motion to approve update to Morton Community Bank
Signatories. Danny Phelan seconded the motion.
Eric Miller stated that it is a requirement of Morton Community Bank to have a
resolution and minutes in order to change or update the signatories, which TCRPC is
doing to replace Ray Lees with Michael Bruner on an interim basis.
Motion carried.

9.

Transportation
o Motion to approve Transportation Improvement Program Amendments (Res.
26-46)
i. Project S-27-13 IL-26 Pavement Preservation
Nate Parrott made a motion to approve Transportation Improvement Program
Amendments. John Kahl seconded the motion.
Michael Bruner reported on the following:
1. SMART Overlay on IL-26 for north Corporate Limits of Spring Bay to Junction
IL-116
2. Project is being added to the FY 2027 Program and scheduled for the June
letting this year
Motion carried.
o Motion to approve the Combined Call for Projects Selection Criteria (Res. 26-47)
Danny Phelan made a motion to approve the Combined Call for Projects Selection
Criteria. Patrick Urich seconded the motion.
Reema Abi-Akar presented the following:
i. In preparation for the Spring 2026 Call for Projects, the Technical Committee
directed staff to review the existing selection criteria and remove
redundancies and structural inconsistencies.
• Note that there is no change in the actual policy; this is meant to maintain
the
original intent of the criteria.
 The proposed framework maintains program integrity while establishing
a consistent 100-point scoring system applicable across all project types.
ii. Staff subsequently presented a consolidated, singular Project Selection
Criteria framework to the Technical Committee at its March meeting:
• During the discussion, the committee expressed general support for the
unified framework and offered constructive recommendations.
 As a result, staff:
4
Committed to Serving All

Page 15

Land Use Committee - 06-22-2026

o Clarified the Environmental Sustainability and Stewardship section
to recognize life cycle and asset management benefits of a project
o Updated the Nondiscrimination and Accessibility section to better
accommodate preservation projects
o Minorly adjusted the Project Readiness and Flexibility section to
make more sense for non-infrastructure projects
iii. Based on comments from Technical, Staff then conducted a validation process.
This entailed applying for previously funded projects by utilizing this new
criteria. Staff wanted to test the following:
• Validation that the consolidated criteria produce reasonable and
defensible results
• Confirmation that different project types are evaluated equitably
• Ensure the original intent and funding priorities previously adopted by
the MPO hold true with the consolidated framework
iv. The scoring analysis resulted in generally consistent scores, with some
variations, understandably since the structure is shifting.
• The large comparison document shows where staff shifted the categories
and how.
v. Overall, this improves usability while reflecting prior MPO policy direction.
• Therefore, staff recommends approval of this updated Combined Call for
Projects Selection Criteria.
John Kahl asked if there was any opposition from the Technical Committee about
the changes. Reema responded no, just recommendations.
Matt Wigginton asked if smaller communities get overlooked. Michael stated that
Technical Committee members who are not applying are the ones doing the
grading. Types of projects are graded together by at least three peers and staff,
and the scores are discussed and averaged together, to be fair. So, there is no way
any community would be overlooked.
Motion carried.
b. FY 2027-2030 Transportation Improvement Program Call for Projects
Michael Bruner presented the following:
i. As an MPO, Tri-County is federally required to develop and maintain the
Transportation Improvement Program (TIP), which is a short-term plan that
identifies all federally funded and regionally significant transportation
projects programmed for state and local jurisdictions for the next four fiscal
years (FY 2027-30).
ii. The TIP is typically updated annually and includes roadway, non-motorized,
and transit projects. All projects must be consistent with the region’s LRTP.
iii. The TIP must be fiscally constrained, meaning projects are not included in
the active project lists without a funding source.

5
Committed to Serving All

Page 16

Land Use Committee - 06-22-2026

iv. Projects that are regionally significant, reflect local jurisdiction priorities, and
would be included in the TIP if reasonable funding sources when available
are included in the Illustrative Project List.
v. At the March 18 MPO Technical Committee meeting, staff released a Call for
Projects for the FY 2027-30 TIP and asked Technical to review the current TIP
to make sure all the current projects are currently listed and submit new
projects on IDOT’s BLR 17100 form.
10. Updates
o Federal MPO Certification Review
Eric Miller reported that in March, the Commission had its certification review in a
much more streamlined manner than in the past. Results were provided
immediately rather than having to wait.

Michael Bruner reported that during this process, the opportunity was given to show
the accomplishments of the Commission over the last four years including
developing priorities, special studies, updating plans, many grant applications, and
safety action plans among many more projects.
Reema Abi-Akar reported that also during this process Section 5310 federally
funded projects were reviewed, which is included in the Combined Call for Projects.
This included projects related to transit, some of which included Washington paratransit expansion and a pedestrian crossing near Glen Oak Park.
Eric Miller stated that this is just a small portion of the list of work which staff has
worked tirelessly to complete over the last four years. Chuck Nagel stated this is a
good reminder to see this extremely impressive list of work that is accomplished by
the Commission staff and the Technical Committee members.
o

IDOT – Doug DeLille reported that a notice of funding went out for Safe Streets for
All (SS4A) and is due May 26. He also mentioned that there are webinars on many
topics available; be sure to register. He reminded the group that this is the last year
for the reauthorization bill, and there is no guarantee that it will remain after this,
as it may be going back to formula rather than discretionary.

o

FHWA – no report

11. Other

o

Next meeting is scheduled for May 6, 2026, at 9:00 a.m.
Chairman Nagel also mentioned there will be an Employee Handbook meeting at 8
a.m. prior to the Executive Board meeting at 9 a.m. on April 20.

o

Open Meetings Act training and Economic Interest Statement reminders
For those who have not already done so, members should send their OMA
certificates to Lori.
6
Committed to Serving All

Page 17

Land Use Committee - 06-22-2026

Members should complete their Peoria County Economic Interest Statement, as
fines will be added if not completed soon.
12. Adjournment
Autum Jones motioned to adjourn. Nate Parrott seconded the motion, and the meeting

adjourned at 9:47 a.m.

Submitted by Eric Miller, Executive Director
Recorded by Reema Abi-Akar, Senior Planner
Transcribed by Lori Reynolds, Office Administrator

7
Committed to Serving All

Page 18

Land Use Committee - 06-22-2026

UNSAFE PRINCIPAL STRUCTURES AND STRUCTURES UNFIT FOR HUMAN OCCUPANCY
Updated 6/10/26
Henry, Wesley - 1613 E Resthaven Rd. – Medina – Sec. 34 – (09-34-405-038) – Complaint #2021-020 – House is
abandoned. The house has sustained substantial damage from numerous floods beginning back in 2013 and is damaged
beyond repair. Numerous holes in roof and sides allow more water damage and is deteriorating at a rapid rate. There is
some siding and shingles falling off the structure. Windows are broken and rotting out. This property has been included
in a grant application for demolition funding. 15 day demo notice has been posted on property. A demo order has been
granted for this property. Bids have been received for demo cost. The bids have been approved by the county board.
Schaub, Christopher - 21118 N North Hampton Rd. – Hallock – Sec. 12 – (04-12-300-005) – Complaint #2021-029 –
House is abandoned. Holes on the exterior side of the house, door and windows are not secured and are broken or
missing. This property has been included in a grant application for demolition funding.
EAC Properties LLC Series 15—Formally Tibbs, Jeremy - 3708 W Lincoln Ave - Limestone - Sec. 12 - (17-12383-001) - Complaint # 2022-000316. – The house roof is sagging significantly, and the foundation has holes in it
causing it to collapse. This case is scheduled for the hearing officer on Nov. 2nd. This case was continued until Jan 4,
2023. This case was fined and continued until 2/1/2023. This case was continued until 4/5/2023. This case was closed
with a fine and a lien was filed with the SAO.
Nallamothu, Prasad - 5716 E Main St – Chillicothe -Sec. 05 – (10-05-160-014) Complaint #2025-000031. This
property has been vacant since 2013 due to substantial flood damage. The structure is beyond repair and the foundation
is crumbling out. The deck is rotten and has fallen off the house. 15 day demo notice has been posted on property. A
demo order has been granted for this property. Bids have been received for demo cost. The bids have been approved by
the county board.
Barrera, Vianey B - 3409 W Freemont St. - Limestone – Sec. 13 – (17-13-406-009) Complaint # 2024-000196.
Structure fire that is a total loss. Second floor is completely destroyed and only a few walls on the main floor are still
standing. All walls have been taken down but subfloor has been left so there is no open hole until new house can start
construction.
Otto, Johnny-2423 Kickapoo Creek Rd- Kickapoo - Sec. 35 – (13-35-426-001) Complaint # 2026-000050. This
structure has many unsafe conditions. The front porch is rotten and falling off, the chimney is falling away from the
house and the foundation has holes and cracks throughout. The roof is rotting and sagging, Also the entire back wall is
leaning so much it could fall anytime.
Wiser, Amy - 13117 Wheeler Rd. – Timber - Sec. 27 – (19-27-400-026)- Complaint # 2025-000006. This was a fire in
the garage which is completely gone and then some fire damage in the main portion of the house. The windows are
broke out to which you can see some burnt areas of main house but unable to get close to see damage due to a locked
gate at the end of the driveway. This case has been continued until Aug. 1. Case was continued until 9/3. Case was
fined and closed. Will be put on demo list for next grant.
Wertz, Judy - 10825 N Brimfield Rd. -Brimfield - Sec. 26 – (06-26-400-002)- Complaint # 2025-000175. This house
caught fire and is a total loss. The garage has completely collapsed. The entire roof has caved in and all windows have
been boarded up. It has been posted an unsafe structure and a no occupancy sign has been posted.
J&J Decatur Foundation— Formally Hafele, Donna - 3120 Latrobe St.- Limestone - Sec. 13 – (17-13-429-006)
Complaint # 2025-000081. New complaint number is (#2025-000149) This house has been abandoned for a while
now. The front deck is collapsing and there is a hole in the roof on the front right side of the house. Most of the
foundation in the back of the house has completely collapsed and is missing, and there are holes in the foundation in
other spots. This case was fined and continued to 12/3/25. Complaint fined and closed.
J&J Decatur Foundation LLC - 15035 N River Beach Dr. - Rome - Sec. 07 – (10-07-226-003) Complaint # 2025000150. This property is vacant and has a tree leaning on the house causing one wall to be broken, holes in the roof and
Committed to Serving All

Page 19

Land Use Committee - 06-22-2026
starting to lean. Also the foundation has many holes and missing bricks. This case was fined and continued to 12/3/26.
Complaint fined and closed.
Goodell, Linda - 10200 W HWY 150 – Brimfield - Sec. 06 – (13-06-304-005)- Complaint # 2024-000097. This house
caught fire. Part of the roof has a hole and other parts have burnt and covered with a tarp. The porch roof is also burnt
and collapsing.
Rumbold, Duane - 16221 Old Galena Rd- Medina - Sec.03 – (09-03-200-003) Complaint # 2026-000009 This
house is a total loss after a fire. All windows have been broken out, ceiling joists burnt and collapsed. The entire inside
has been burnt beyond repair.
Oary, Kelly – 625 Hilltop Rd – Limestone – Sec. 11 – (17-11-201-002) Complaint # 2026-000085. Structure fire that
left partial house still standing. Garage is completely gone and what is left is totaled. Placed no Occupancy sign on
front deck. Attorney contacted me to get information on a demo permit.

CASES IN THE HEARING OFFICER PROCESS

PROPERTIES IN COMPLIANCE FOR THE PAST FIVE YEARS

Compliance Year 2022
Walsh, Pamela—14229 W Farmington Rd.- Logan- Sec. 04- (16-04-400-014) Complaint #2022-000010- This was a
house fire. The structure has been demolished during the fire and no part of the structure is standing. A violation letter
will be sent out on 2-22-2022. A permit has been issued for the demolition of this structure. Demo has not been
completed and will be going to the June 1st hearing. Demo has been completed.
Beal, Jeffrey & Lockwood, Tiffany (Previous owners CR 2018 LLC, Robert Williams) - 3708 W Lincoln Ave Limestone Twp - Sec. 12 - (17-12-383-001) - Complaint # 2019-100 is closed (prior #2014-195) – The house roof is
sagging significantly, the foundation is failing, and the deck is unsafe. A 15-day notice was posted and mailed on
March 6, 2019. This case has been sent to the SAO for a demolition order but has changed ownership. Permits were
issued for repairing the house but will remain on the list until the unsafe structure has been repaired. Permits have been
renewed. These permits have expired and a new violation has been started. Viol-2022-000144. This case was
reinspected and scheduled for the hearing on July 6th. This property was fined and continued until Sept. 7th.
This case has been closed due to new ownership.
Roberts, George - 17304 North Second St. - Chillicothe- Sec. 32 - (05-32-204-004)- Complaint #2021-00028- This
property has been abandoned with broken windows, large hole in roof and walls and a sagging roof causing it to be
unfit for human occupancy. This property also has a history of flooding. This property has been included in the Grant
Application for demolition funding and has been referred to the SAO for demolition order. The owner has obtained a
demo permit to take down this structure. This property has been demolished and cleaned up. Case closed.
Snider, Julie A- 15417 N. River Beach Dr.- Rome- Sec. 05 – (10-05-301-019) – Complaint #2022-000170- This is a
house that caught fire. Most the roof has collapsed but the exterior walls are still standing. The extent of interior
damage is unknown at this time. A demo permit has been issued and the structure has been taken down.
Committed to Serving All

Page 20

Land Use Committee - 06-22-2026

GLB Investments- 3601 W Farmington Rd.- Limestone- Sec. 01- (17-01-401-001) Complaint #2022-000033- This is
a business that caught fire. The entire roof has burnt and collapsed. The exterior block walls are black in places from
the fire and cracks throughout all the walls. No permits have been issued for this demo and will be going to the June 1st
hearing. This property was fined and continued until July 6th hearing. This property was fined again and continued until
Aud. 3rd. This property was fined and closed. The lien which was placed on this property has been satisfied and
released.
Venzon, Richard - 3317 West Latrobe St.- Limestone- Sec. 13 - (17-13-426-015)- Complaint #2021-000201- This
property has been abandoned with holes in the sides of the house allowing rodents and weather to deteriorate the
interior and exterior of the house causing it to be unfit for human occupancy. This property has been included in
the Grant Application for demolition funding and has been referred to the SAO for demolition order. A demolition
order has been granted for this property. A demo permit has been issued. Demo has been completed and cleaned up.
Harper, Elbert – 2305 S Skyway Rd – Limestone – Sec. 23 – (17-23-152-012) – Complaint # 2019-305 – The house
has holes and is sagging. The Hearing Officer has issued her final order. The roof condition is getting worse with more
holes and sagging. This property has been included in the Grant Application for demolition funding and has been
referred to the SAO for demolition order. A demolition order has been granted for this property. A demo permit has
been issued. This structure has been demolished.
Ford, Margaret - 1725 E. Lane- Limestone – Sec. 13 - (17-13-476-032) - Complaint #2020-224 – House is abandoned,
holes forming in the roof, back wall of breezeway has collapsed. There has been no change in this property. This
property has been included in the Grant Application for demolition funding and has been referred to the SAO for
demolition order. This case was closed and leveed a fine. A demolition order has been granted for this property. A
demo permit has been issued. This structure has been demolished.
Sasso, Michael – N. Beall Rd. – Princeville – Sec. 02--(02-29-400-005) – Complaint #2021-027- The roof is
collapsing, and the foundation has many holes in it. This property has been included in the Grant Application for
demolition funding and has been referred to the SAO for demolition order. A demolition order has been granted for
this property. A demo permit has been issued. Demo has been completed.
Maher, James – W Laura Rd. – Princeville – Sec. 02 – (02-30-100-003) – Complaint #2021-022 – The porch roof is
collapsing, and the house is missing part of the foundation causing the walls to start to collapse. One main structural
post supporting the 2nd story is rotten. This property has been included in the Grant Application for demolition funding
and has been referred to the SAO for demolition order. A demolition order has been granted for this property. A demo
permit has been issued. Demo has been completed.
Gschwind, Berniece - 1616 East Hendryx Ln.- Medina- Sec. 34 - (09-34-404-020)- Complaint #2021-00019- This
house has been abandoned and left in disrepair with holes in the roof, many property maintenance issues. This property
has a history of flooding issues as well causing it to be unfit for human occupancy. This property has been included in
the Grant Application for demolition funding and has been referred to the SAO for demolition order. A demolition
order has been granted for this property. A demo permit has been issued. Demo has been completed.
Barr Landscape Lawn Service INC--- - 3601 W Farmington Rd.- Limestone- Sec. 01- (17-01-401-001) Complaint
#2022-000601- This is a business that caught fire. The entire roof has burnt and collapsed. The exterior block walls are
black in places from the fire and cracks throughout all the walls. Property has annexed into West Peoria.
Isaacson, Carrie – 19010 N Hakes Rd.- Hallock- Sec. 19 – (04-19-300-005) – Complaint #2022-000005 – This was a
house fire. The entire house has significant fire damage with windows broken out and much of the soffit and siding are
missing. This case has been closed due to new ownership and a demo permit has been issued for this property.

Compliance Year 2023

Committed to Serving All

Page 21

Land Use Committee - 06-22-2026

Debord, Alec- 21820 N White Grove Rd -Radnor- Sec. 08- (02-08-100-005) Complaint #2023-000056. This structure
has holes in the roof allowing weather to rot the inside. There are many foundation problems which is allowing the
structure to fall down the hillside. House has been demolished and cleaned up.
Krause, Marvin- Medina- Sec. 34-(09-34-100-020) Complaint #2023-000057. This structure is missing foundation
walls and being supported in front by posts. The entire structure is leaning to one side and all of the windows are broke
allowing weather to rot the inside. The structure has been demolished and cleaned up.
Hanlon, Kenneth- 16407 W Oak Hill Cemetery Rd.- Brimfield- Sec. 05 – (12-05-100-014)- Complaint # 2022000489. This house is missing a foundation along most of the front of the structure and a giant hole in the back of the
house to the inside. The roof is sagging and could collapse with the weight of snow. A demo permit has been issued for
this structure, but it will remain on this list until the demolition is complete. This structure has been demolished.
Maldonado, Nedys, previously known as DURHAM, Ronald – 713 N Cherry Ln – Limestone – Sec. 03 – (17-03-377026) – Complaint #2019-333 & 2020-022 – House has failing walls and roofs due to significant deterioration and tree
damage, there is not any foundation, and the house is not safe. The detached garage has collapsing walls and roof.
Referred to SAO. The tarp has now been blown off the roof exposing the damage showing a giant hole through the 2nd
story roof. The hearing officer continued this case until June 1st. This case was continued until Oct. 5th. Mr.
Maldonado’s attorney asked for this to be continued until Jan. 4th 2023. The attorney stated there was an eviction case
later in January for this case so this was continued until March 1, 2023. Hearing on March 1st was canceled and this
was rescheduled for May 3, 2023. A demo permit has been issued for this structure and cont. until 7/5/23. The
structure has been demolished.
Gillam Estate, Shirley- 14821 W Mendell Rd- Princeville- Sec. 16- (02-16-100-001) – Complaint # 2023-000103- A
large amount of the side of the house has collapsed leaving the rest of the house without a bearing wall and exposed to
weather. The pictures were taken from the road due to no trespassing signs. A demo permit was issued and the
structure has ben demolished.
Gasparovich, John- Medina- Sec. 34-(09-34-452-035) Complaint #2023-000061. This structure is a breezeway and
garage that are attached to the house. The roof has holes in it and is collapsing. The walls are leaning to a point that
there has been a 2x4 brace into the yard to support it from falling over. A demo permit has been issued and the
structure has been taken down.
Frederick, Jonathon – 1307 N. Dempster Ln.- Limestone- Sec. 03 – (17-03-251-005)- Complaint #2021-000531 –
This was a house fire. The entire roof structure is completely burnt and could collapse at any time. All windows are
missing and many holes in the exterior walls. A Permit has been issued for this project but will remain on this list until
structure has been repaired. This property has been repaired and completed.
Wetterauer, Cathy D- 1606 N Boyd Ave.- Norwood- Sec. 04- (17-04-227-033)- Complaint #2023-000128. This
structure had a fire but is still standing. The garage is completely burnt but the entire house is still up and a no
occupancy sign has been posted on the property. A demo permit has been issued for this structure. This structure has
been demolished and cleaned up.
Larke, Thomas C- 1808 N Park Ave.-Norwood- Sec.03- (17-03-102-028) Complaint #2023-000 .This was a house
fire that had burnt completely to the ground. There is no structure standing but the foundation is open with debris
sitting in it. There is a snow fence around the open hole so nobody can walk into it. Hole has been filled in and closed.
Patterson, Karen - 1636 N. Norwood Blvd- Limestone- Sec. 03 - (17-03-101-070)- Complaint #2021-000134 –The
house is abandoned. The block foundation on the north side of the house has collapsed. The back fall is a walkout with
holes in the plywood and the studs are rotting. This case was fined and closed by the Hearing Officer on 11/3/21. A
lien was filed on 6/3/22. Property is not in compliance but is now outside of our jurisdiction.

Committed to Serving All

Page 22

Land Use Committee - 06-22-2026

Compliance year 2024
Warren, Helen- 3315 W. Lincoln Ave. – Limestone- Sec. 12 – (17-12-480-003) – Complaint #2021-000328- This
house is abandoned and has many property maintenance issues. Daylight can be seen numerous places in the roof and
the ceilings inside in the front room have already collapsed. This case was fined and closed by the Hearing Officer
March 2, 2022. A lien was filed on 5/16/22. This property has been included in a grant application for demolition
funding. A demo permit has been issued. The house demo has been completed.
Peoria County Trustee—formally Hammel, Alex J- 3214 W. Augustana Ave.- Limestone- Sec. 13 – (17-13-479005) – Complaint #2022-000075- House is abandoned. The entire east exterior wall of the house is missing and the
roof is collapsing. A no occupancy sign was posted. This case was fined and closed by the Hearing Officer on
8/3/2022. This property has been included in a grant application for demolition funding. A demo permit has been
issued. The house demo has been completed.
Geltmaker, Patricia A- 17414 W Todd School Rd.- Trivoli – Sec. 06 – (19-06-101-001)-Complaint # 2023-292. The
structure had a house fire. All of the brick on exterior of house was blown off. The back screen porch was blown off
and the roof has collapsed into the garage. The front porch columns that support the roof were also damaged causing
the front roof to now be not supported which will collapse with time. A demo permit has been issued. The demo has
been completed.
Comer, Danny- 5819 Hart Ln.-Radnor- Sec. 08- (05-08-300-008) Complaint #2022-000574. The back roof on the
house has a giant hole in it and missing rafters. The rafters that are exposed are rotting causing the roof to start to
collapse. This property was fined and continued to 2/1/2023. This property has been included in a grant application for
demolition funding. A demo permit has been issued. Demo has been completed.
Peoria County Trustee—formally Green, Jimmy- 9926 Layne St.- Edwards- Sec. 19- (13-19-176-002) Complaint
#2022-000573. The block walls are cracking and crumbling. The back foundation of the house has pushed in causing
the bearing wall of the house to not be supported. There are multiple holes in the house and roof allowing weather to
get in. This property has been included in a grant application for demolition funding. A demo permit has been issued.
Demo has been completed.
Husein Muhamad Estate- 3005 W Main St.-Hallock- Sec. 18 (04-18-151-005)- Complaint #2022-000562- The
structure has burnt down leaving a small corner of a wall and a brick chimney standing. The basement is open with
debris in it. This case was fined and continued until 7/5/23. This case was continued until 8/2/23. This case has been
fined and closed and sent to the S.O.A. This case has been included in a grant application for demolition funding. A
demo permit has been issued. Demo has been completed by someone other than the county. When the county’s demo
company showed up on site they discovered someone else had already completed the job.
Puno, Jose – 20510 N Rt. 40 – Edelstein – Sec. 04 – (04-18-200-002) – Complaint #2021-034 – There are two
separate foundations under the house. There is a portion of foundation missing on the east side of the house causing
half the house to move. The main support beam and joists have rotted and broken causing the floor to collapse. A
demolition order has already been granted for this property. This property has been included in a grant application for
demolition funding. A demo permit has been issued. Demo has been completed.
Medina, Teresa- 511 S. Kickapoo Creek Rd. – Limestone- Sec. 12 – (17-12-352-004) – Complaint #2022-000204 –
This house has a large hole in the foundation and the center of the roof has suffered damage and is sagging. There are
also many property maintenance issues with this property. This case was fined and closed on 1/4/2023. This property
has been included in a grant application for demolition funding. Demo has been completed.

Committed to Serving All

Page 23

Land Use Committee - 06-22-2026
Thompson, Louise- 21510 Korth Rd. – Elmwood – Sec. 33 – (11-33-200-001)- Complaint # 2022-000490 This house
is collapsing. The roof is caving in on the front of the house. The foundation has completely collapsed in the front of
the house into the basement allowing rodents and weather in the structure. This case will go to the hearing on 2/1/2023.
This case was continued until 5/3/2023. The owner stated she was going to take down the structure and was continued
until 6/7/23. This case was cont. until 9/5/2023 for owner to get rest of things out and demolish. Owner has purchased
the demo permit and case was continued until Dec.1st. Case has been continued until Feb. 7th. Case was moved to May
1st hearing. A demo permit has been issued. Case has been closed. Demo has been completed.
Dickerson, Walter Lee- 20825 W Maple St., Laura – Sec. 22 – (01-22-307-005) Complaint #2024-000143. This
structure has 2 exterior walls missing causing the roof to collapse, and causing the dormer wall to buckle in on itself.
Two other exterior walls have no siding causing them to rot. Structure removed.

Compliance Year 2025
Monroe, Nathan – 5305 W Cisna Rd. Peoria – Sec. 23 (17-23-153-029) Complaint #2024-000202. This house had a
fire in the garage that burnt through the entire attic causing the roof to be unsafe. Permit was issued for this property to
fix.
Hammell, Alex J- 1805 S Laramie St. – Peoria- Sec. 13 – (17-13-477-030) Complaint # 2023-312. At this property the
front porch is collapsing, and missing sheeting on walls and floor system allowing weather to rot the structure. It also
has foundation cracking and some foundation blocks are missing. This case was closed and has been included in a
grant application for demolition funding. A demo order has been granted by a judge. This structure has been
demolished.
Hicks, Jon- 4611 Fernleaf Rd , Peoria – Sec. 02 – (17-02-406-009) Complaint # 2024-000096. This structure has
exposed rotting wood on the walls and roof. There have been I-joists used to build on the back of this house that are
not made to be outside, not be installed laying flat like they are. The I-joists could collapse anytime due to the amount
of rotting and they can not be installed flat. There is no soffit on the structure and I can see that the rafters are starting
to rot from the bottom. The front gable is missing siding allowing water to get inside the structure. There is also siding
missing numerous other places on the structure allowing wood to rot and become unsafe. A demo order has been
granted by a judge. This structure has been demolished.
Miller, Dan- 21909 N Main St.- Laura- Sec. 07- (01-07-182-004)- Complaint #2023-000143 The structure has burnt
down leaving 2 walls and a chimney standing. The basement is open causing a hazard to anyone on the property. The
detached garage was also bunt completely down. This property will be going to the Hearing officer on 9/6/23. This
case was closed and has been included in a grant application for demolition funding. A demo order has been granted by
a judge. This structure has been demolished.
Krosse Corporation, - 6326 Farmington Rd. Peoria – Sec. 03 – (17-03-377-001) Complaint # 2024-00138. This
structures roof has completely collapsed into the building. The tops of the block exterior walls are starting to collapse
with the weight of the roof pushing on them from the inside. This case will go to the hearing officer on 11/6/24. This
case was continued until 1/8/25. Case was continued until 2/5/25. A demo permit has been issued. Demo has been
completed.
Boze, Joseph H- 12907 N Rt. 29, Chillicothe – Sec. 13 – (09-13-303-048) Complaint #2024-000094. The House
sustained damage due to fire in January of 2013. The structure was deemed uninhabitable by the Planning & Zoning
Department at that time. The house has been boarded up since 2013 with some of the windows open and the interior
exposed to the elements. In the south corner of the porch, exposed structural members show heavy fire damage in
the form of deep charring. This indicates that the structural integrity of the house has been compromised. This case
has been continued until 1/8/25. Case was continued until 4/2/25. A Demo permit has been issued. Demo has been
completed.
Drummond, Bonnie B, estate – 15035 N River Beach Dr. Sec. 07 – (10-07-226-003) Complaint # 2025-000104. This
property is vacant and has a tree leaning on the house causing one wall to be broken, holes in the roof and starting to
lean. Also the foundation has many holes and missing bricks. Property has been sold.
Committed to Serving All

Page 24

Land Use Committee - 06-22-2026

Roxby, Francis- 3527 Farmington Rd. Sec. 01 – (17-01-401-004) Complaint # 2025-000055. This structure is attached
to another building sharing a center wall. One side of the building the roof has collapsed and the east wall is bowing
out and ready to collapse. The owner had an engineer out to look at the other side and is deemed able to be occupied
and no part of the structure has been compromised. Unsafe piece of the building has been taken off.
Sturgeon, Cindy R, Estate- 5341 Summit Ave. Peoria- Sec. 14- (20-14-151-005)- Complaint # 2023-277. This
structure has large holes in the foundation that will cause the floor and roof to collapse. Also the decks on the south
side of the house have partially collapsed and what is left has holes and rotten. This case was closed and has been
included in a grant application for demolition funding. A demo order was granted.
Otto, Harold E, CHANGE IN OWNERSHIP - 2423 Kickapoo Creek Rd- Kickapoo - Sec. 35 – (13-35-426-001)
Complaint # 2025-000034. This structure has many unsafe conditions. The front porch is rotten and falling off, the
chimney is falling away from the house and the foundation has holes and cracks throughout. The roof is rotting and
sagging, Also the entire back wall is leaning so much it could fall anytime. A permit has been issued for repairs.
Baker, David - 5625 Farmington Rd- Limestone - Sec. 03 – (17-03-476-013) Complaint # 2025-0000145. This house
has many areas of the foundation that are crumbling or are just missing blocks. Many holes in the foundation with
missing blocks. There is some soffit and siding off the west side of the house. Window frames are unprotected and are
rotting. There are also many other issues with this house. This case has been fined and closed. 15 day demo notice has
been posted on property. A demo order has been granted for this property. Bids have been received for demo cost. The
bids have been approved by the county board. The contractor had started demo on this property without getting gas
turned off and without asbestos be discarded properly. Demo has been completed and property is cleaned up.

Committed to Serving All

Page 25

Land Use Committee - 06-22-2026

LAND USE COMMITTEE DEVELOPMENT SUMMARY
PERMITS ISSUED
(5/1/2026 TO 5/31/2026)

NON-RESIDENTIAL BUILDING
SEGF-2026-000001
Type: Solar Energy Generation Facility
Issue Date: 5/22/2026 Valuation: $55,000,000.00
Description: Cornwell Solar Facility

Main Address: 14001 W LAURA RD

Parcel: 02-21-400-019

TELE-2026-000005
Type: Telecommunications
Issue Date: 5/1/2026 Valuation: $50,000.00
Description: Co-locate on existing tower

Main Address: 6518 W PLANK RD.

Parcel: 17-10-301-005

TELE-2026-000007
Type: Telecommunications
Issue Date: 5/28/2026 Valuation: $50,000.00
Description: Co-locate on existing tower

Main Address: 10403 W LANCASTER RD.

Parcel: 16-36-451-006

TOTAL VALUE FOR NON-RESIDENTIAL CONSTRUCTION THIS PERIOD:

$55,100,000.00

RESIDENTIAL NEW HOME CONSTRUCTION
BLDR-2026-000010
Type: Residential New Home Construction
Issue Date: 5/1/2026 Valuation: $750,000.00
Description: New House

Main Address: 10621 N EVANS MILL RD.

BLDR-2026-000012
Type: Residential New Home Construction
Issue Date: 5/8/2026 Valuation: $475,000.00
Description: New House

Main Address: 16304 W TODD SCHOOL RD.

Committed to Serving All

Parcel: 08-30-400-009

Parcel: 19-06-400-002

Page 26

Land Use Committee - 06-22-2026

TOTAL VALUE FOR NEW HOME CONSTRUCTION THIS PERIOD:

$1,225,000.00

ALL PERMITS
TOTAL NUMBER OF ALL PERMITS THIS PERIOD:

57

TOTAL VALUE OF ALL PERMITS THIS PERIOD:

$60,951,145.30

Committed to Serving All

Page 27

Land Use Committee - 06-22-2026
4.1

Zoning Case #ZBA-2026-0019, Petition Of Roxanne Ibe

Vice Chairperson - Sharon K. Williams, District 1
Camille Coates, District 2
Betty Duncan, District 3
Brandy Bryant, District 4
Chairperson – James C. Dillon, District 5
Eden S. Blair, District 6
Phillip Salzer, District 7
Marcia McCann, District 8
Danny Phelan, District 9

Peoria County Board

Robert Reneau, District 10
Linda Daley, District 11
Daniel Kelch, District 12
Terry Ruhland, District 13
Brian Elsasser, District 14
Steven Rieker, District 15
Matthew Windish, District 16
Jennifer Groves Allison, District 17
Paul Rosenbohm, District 18

AGENDA BRIEFING COMMUNICATION
Committee:

Land Use Committee

Prepared By:

Taylor Armbruster

Committee Meeting:

June 22, 2026

Title:

Planner II

County Board Meeting:

July 9, 2026

Department:

Planning And Zoning

County Board District:

District 16

Date Prepared:

June 12, 2026

Agenda Category:

ZONING CASES

Item Title:

Zoning Case #ZBA-2026-0019, Petition of Roxanne Ibe

ISSUE:
A Special Use request from Section 20-5.2.2.2.c of the Unified Development Ordinance, which allows for
animal hospitals, animal clinics, and commercial kennels, provided the minimum lot size is two (2) acres;
treatment rooms or pens for large animals and no kennel shall be located closer than two hundred (200) feet
from any off-site residential building or one hundred (100) feet from any property line, unless maintained
within a completely enclosed building; and no objectionable odors are noticeable at or beyond the lot line.
The petitioner proposes to operate a Veterinary Clinic in the “A-2” Agriculture Zoning District.
BACKGROUND:
The petitioner, Roxanne Ibe, requests a Special Use to operate a Veterinary Clinic in the “A-2” Agriculture
Zoning District. The proposed Veterinary Clinic will be an expansion of services already offered on-site, as
Western Hearts Ranch & Riding Club operates from the subject location. According to the Western Hearts
Ranch website, they offer a private, family-friendly riding and ranch club, with facilities and staff available
24/7 for boarding, and indoor and outdoor arenas. The property has been owned and operated as such by
Western Heart Properties, LLC since 2012. Willibald Berlinger is listed as the manager for Western Heart
Properties, LLC. The subject parcel is located at 6628 N. Kramm Rd. in Rosefield Township (PIN 12-14-202007).
The petitioner proposes to construct a 1,990 sq ft veterinary clinic on the parcel to expand the riding and
ranch club to offer an on-site veterinary clinic, which would include small animals such as dogs, cats, etc.,
and large animals, mainly horses from the ranch. Other large farm animals will typically be visited at their
home farm via the mobile clinic, where the vet goes to them. The proposed veterinary clinic will not offer
any additional boarding services beyond what is offered for the horses at Western Hearts Ranch. In the
case of surgeries, it may be required for the occasional overnight stay. In these cases, a staff member
would be there after hours to accompany the animal.
The proposed veterinary clinic includes the addition of one (1) new ADA parking space and will utilize the
existing nine (9) spaces currently on site. The petitioner states that the 1,990 sq ft structure will be
designed similarly to the existing onsite structures. This would include similar height, width, exterior
cladding, and general form to what is already existing, making it feel natural and appropriately sized. The
Committed to Serving All

Page 28

Land Use Committee - 06-22-2026

new structure primarily fronts property owned by Western Hearts Ranch, LLC, and only a small portion of
the addition faces a neighboring property which is located more than 200’ away.
The petitioner states that the hours of operation for the clinic will be 8 a.m. - 5 p.m. Monday through
Friday and 8 a.m. - 12 p.m. on Saturdays. The veterinary clinic is positioned to employ only one
veterinarian, so at most, only 1-2 clients will be at the clinic at one time. There will likely be one additional
office staff person at the clinic at any given time as well. The petitioner states that staff, clients, and
occasional delivery vehicles may use Kramm Rd. or the existing private lane that runs along the East side
of the property to reach the new veterinary clinic. Accordingly, traffic could increase up to 1-2 cars per
hour during business hours. No traffic increase is expected during non-work hours. The petitioner states
that the proposed veterinary clinic is also a “backup” space for a mobile clinic, so when the veterinarian is
out on mobile house calls, the clinic will not have any visitors or staff coming those days/times. The
subject parcel is located at 6628 N. Kramm Rd. in the Northeast Quarter of Section 14 in Rosefield
Township.
The subject parcel is currently zoned “A-2” Agricultural, along with all surrounding parcels, and consists of
9.885 acres. Surrounding land uses include agriculture, timber, and single-family dwellings. The parcel is
accessed by Kramm Rd and a driveway shared with the 4 neighboring existing dwellings. According to the
petitioner’s site plan, the subject parcel consists of multiple existing barns and riding areas. A field
observation conducted by staff revealed no noticeable odors, noises, or negative visual effects at or
beyond the lot line. The petitioner’s request is consistent with the agricultural zoning and character of the
surrounding area. The Future Land Use Form Map designates this area as Rural. The subject property is
currently used as a horse ranch and riding club and will continue to operate with the proposed veterinary
clinic. The petitioner’s request is consistent with the Rural Land Use Form, as the petitioner’s request
would reflect the surrounding area’s agricultural character. The petitioner’s request is also consistent with
the Peoria County Growth Strategy of generating economic opportunity and stability, as the operation of
a veterinary clinic would provide income for a local business, and visitors to the area would have an
additional option for animal care.
IMPACT ANALYSIS:
FISCAL IMPACT: Approval of the request would allow for the operation of a Veterinary Clinic in a location
in need of veterinary service, and additional access to animal care in the County would be made available.
OPERATIONAL IMPACT: Building permits through Planning and Zoning and any well or septic permits
through the City/County Health Department would be required for new development at the property.
STRATEGIC PLAN:
☒ Community Investment, Communication & Marketing
EQUITY IMPACT: N/A
ALTERNATIVES: The petitioner would not be able to operate the existing business without requesting a
special use, as Veterinary Clinics are not permitted as of right now in the “A-2” Agriculture Zoning District.
The alternative would be to outsource to other Veterinary Clinics in the county or operate the business
elsewhere.
RECOMMENDATIONS:
STAFF RECOMMENDATION: Approval with the following restrictions:
Committed to Serving All

Page 29

Land Use Committee - 06-22-2026



Petitioners must obtain required permits from the Health Department to ensure proper waste
disposal for the veterinary clinic.

RECOMMENDATIONS BY OTHER BODIES:
 The Peoria County Health Department has indicated that at the time of review, no conditions
were found that would cause the Department to recommend denial of the request. However,
during the review process, it is the understanding of this Department that plumbing will be
installed in the new building on the property. Be aware that a private onsite wastewater permit
will be required for all new onsite wastewater disposal systems. Additionally, the existing septic
field on the property must be protected from heavy machinery and equipment.
 The Peoria County Highway Department will defer to the Elmwood Township Road Commissioner
as access to the parcel is off Korth Road, which is maintained by the road district. No comments
were received from the Elmwood Township Road Commissioner.
 The Zoning Board of Appeals recommended approval (5-0).
PRIOR COUNTY BOARD ACTIONS:
 None.
COMMITTEE ACTION:
ATTACHMENTS:
1.
ZBA 2026 0019 Planner s Report [4.1.1 - 6 pages]
2.
ZBA 2026 0019 LEGAL DESCRIPTION [4.1.2 - 1 page]
3.
ZBA 2026 0019 DELIBERATION MINUTES DRAFT [4.1.3 - 3 pages]

Committed to Serving All

Page 30

Land Use Committee - 06-22-2026

TO THE HONORABLE COUNTY BOARD
COUNTY OF PEORIA, ILLINOIS

)
)
)

Your Land Use Committee does hereby recommend passage of the following Resolution:
Re: Approval of Special Use, Petition of Roxanne Ibe
RESOLUTION
WHEREAS, the County of Peoria has enacted a Unified Development Ordinance, Chapter 20 of the
Peoria County Code; and
WHEREAS, said ordinance allows for a Veterinary Clinic as a Special Use in the “A-2” Agricultural
Zoning District; and
WHEREAS, the petitioner requests to operate as a Veterinary Clinic on an agricultural property; and
WHEREAS, a hearing on said Special Use was held before the Zoning Board of Appeals (ZBA) on June
11, 2026, in Case No. ZBA-2026-0019; a copy of the deliberation minutes of said hearing and a legal description
of the subject property are attached; and
WHEREAS, the ZBA deliberated its decision on June 11, 2026, and voted to recommend approval of the
Special Use; a copy of the ZBA’s findings of fact is attached; and
WHEREAS, your Committee met on June 22, 2026 to consider the ZBA’s recommendation and voted to
approve the Special Use with restrictions.
NOW, THEREFORE BE IT RESOLVED, by the County Board of Peoria County, Illinois, that the Special
Use in Case No. ZBA-2026-0019 is hereby approved with the following restrictions:


Petitioners must obtain required permits from the Health Department to ensure proper waste disposal
for the veterinary clinic.

RESPECTFULLY SUBMITTED,
LAND USE COMMITTEE

Committed to Serving All

Page 31

Land Use Committee - 06-22-2026

Report to the Zoning Board of Appeals for the June 11, 2026 Public Hearing
Date:

June 2, 2026

Case/Petitioner:

ZBA-2026-0019 / Roxanne Ibe / 1310 E Samuel Ave, Peoria Heights, IL 61616 (owner,
Western Heart Properties LLC, 231 W Detweiller Dr, Peoria, IL 61615)

Request:

A Special Use request from Section 20-5.2.2.2.c of the Unified Development Ordinance,
which allows for Animal hospitals, animal clinics, and commercial kennels, provided the
minimum lot size is two (2) acres; treatment rooms or pens for large animals and no kennel
shall be located closer than two hundred (200) feet from any off-site residential building or
one hundred (100) feet from any property line, unless maintained within a completely
enclosed building; and no objectionable odors are noticeable at or beyond the lot line. The
petitioner proposes to operate a Veterinary Clinic in the “A-2” Agriculture Zoning District.

Location:

NE 1/4 Section 14, Rosefield Township / 6628 N. Kramm Rd., Brimfield, IL 61517 /
PIN: 12-14-202-007

Land Use Form:

Rural

Current Zoning:

“A-2” Agriculture

Present Use:

Agriculture / Residential

Size of Site:

9.885 acres

Surrounding Zoning:

North:
South:
East:
West:

“A-2” Agriculture
“A-2” Agriculture
“A-2” Agriculture
“A-2” Agriculture

Surrounding Land Uses:

North:
South:
East:
West:

Residential / Agriculture
Residential / Agriculture
Agriculture
Residential

Public Services:

Fire: Brimfield FPD
Schools: Elmwood USD #322

Transportation:

N. Kramm Rd., Township Road

Pertinent Zoning Cases
On Site:

None.

Pertinent Zoning Cases
In Surrounding Area:

None.

Department of
Planning and Zoning
Recommendation:

APPROVAL WITH RESTRICTIONS

Water: Well
Sewer: Septic

Committed to Serving All

Page 32

Land Use Committee - 06-22-2026

Case Analysis
Request and Location: The petitioner, Roxanne Ibe, requests a Special Use to operate a Veterinary Clinic in the “A-2”
Agriculture Zoning District. The proposed Veterinary Clinic will be an expansion of services already offered on-site, as
Western Hearts Ranch & Riding Club operates from the subject location. According to the Western Hearts Ranch website,
they offer a private, family friendly riding and ranch club, with facilities and staff available 24/7 for boarding and indoor
and outdoor arenas. The property has been owned and operated as such by Western Heart Properties, LLC since 2012.
Willibald Berlinger is listed as the management for Western Heart Properties, LLC.
The petitioner proposes to construct a 1,990 sq ft veterinary clinic on the parcel to expand the riding and ranch club to offer
an on-site veterinary clinic, which would include small animals such as dogs, cats, etc. and large animals, mainly horses
from the ranch. Other large farm animals will typically be visited at their home farm via the mobile clinic where the vet
goes to them. The proposed veterinary clinic will not offer any additional boarding services beyond what is offered for the
horses as Western Hearts Ranch. In the case of surgeries, it may be required for the occasional overnight stay. In these cases,
a staff member would be there after hours to accompany the animal.
The proposed veterinary clinic includes the addition of one (1) new ADA parking space and will utilize the existing nine
(9) spaces currently on site. The petitioner states that the 1,990 sq ft structure will be designed similarly to the existing
onsite structures. This would include similar height, width, exterior cladding and general form to what is already existing,
making it feel natural and appropriately sized. The new structure primary fronts property owned by Western Hearts Ranch,
LLC and only a small portion of the addition faces a neighboring property which is located more than 200’ away.
The petitioner states that the hours of operation for the clinic will be 8 a.m. - 5 p.m. Monday thru Friday and 8 a.m. - 12
p.m. on Saturdays. The veterinary clinic is positioned to employ only one veterinarian, so at most, only 1-2 clients will be
at the clinic at one time. There will likely be one additional office staff person at the clinic at any given time as well. The
petitioner states that staff, clients, and occasional delivery vehicles may use Kramm Rd. or the existing private lane that
runs along the East side of the property to reach the new veterinary clinic. Accordingly, traffic could increase up to 1-2 cars
per hour during business hours. No traffic increase is expected during non-work hours. The petitioner states that the proposed
veterinary clinic is also a “back up” space for a mobile clinic, so when the veterinarian is out on mobile house calls, the
clinic will not have any visitors or staff coming those days/times. The subject parcel is located at 6628 N. Kramm Rd. in
the Northeast Quarter of Section 14 in Rosefield Township.
Pertinent Zoning Cases on Site: None.
Pertinent Zoning Cases in Surrounding Area: None.
Surrounding Zoning and Land Use: The subject parcel is currently zoned “A-2” Agricultural, along with all surrounding
parcels, and consists of 9.885 acres. Parcels to the north and south consist of agriculture, timber, and a single-family dwelling
with detached accessory structures. Parcels to the east consist of agriculture, accessory structures, and open space. Parcels
to the west consist of single-family dwellings, timber, and open space. The parcel is accessed by Kramm Rd and a driveway
shared with the 4 neighboring existing dwellings. According to the petitioner’s site plan, the subject parcel consists of
multiple existing barns, riding areas, and a proposal to build a new 1,990 sq ft veterinary clinic to operate on the animals
with approval of the special use. A field observation conducted by staff revealed no noticeable odors, noises or negative
visual effects at or beyond the lot line. The petitioner’s request is consistent with the agricultural zoning and character of
the surrounding area.
Technical Adequacy: The subject parcel is currently zoned “A-2” Agriculture. Section 20-5.2.2.2.c of the Unified
Development Ordinance allows for a special use for animal hospitals, animal clinics and commercial kennels in the “A-2”
Agriculture District provided that the following conditions are met: (1) the size of the lot is two or more acres, (2) the
treatment rooms or pens for large animals are not located closer than 200 feet from any off-site residential building or 100
feet from any property line unless maintained within a completely enclosed building, and (3) no objectionable odors are
noticeable beyond the lot line. The petitioners meet all the conditions to operate an animal hospital/clinic. The petitioners
intend to operate a veterinary clinic from the subject location. The UDO defines an animal hospital as “a public or private
institution, whether organized for profit or not, which is devoted primarily to the maintenance and operation of facilities for
the diagnosis and treatment or care of animals which are admitted for overnight stay or longer in order to obtain veterinary
treatment for illnesses, diseases, injuries and deformities.” The UDO defines an animal clinic as “any building or portion
thereof, the principal use of which is for offices of one or more licensed veterinarians for the examination and treatment of
animals on an out-patient basis only.” The proposed use is a veterinary clinic that treats and examines animals that will
Committed to Serving All

Page 33

Land Use Committee - 06-22-2026

occasionally have overnight stays in the case of surgeries. The veterinary clinic will also employ one licensed veterinarian.
According to the petitioners, the proposed 1,990 sq ft will be the only location on the parcel that the veterinary clinic
operates. According to the petitioner, the new building will complement the existing structures and blend with what already
exists on the parcel.
Environmental Impacts: The petitioner’s application states that the subject parcel is currently served by a private well and
septic system. According to the petition, the new proposed 1,990 sq ft building will be connected to an existing well on the
parcel. Additionally, a new private septic tank will be added to the parcel for the new proposed Veterinary Clinic. The size
is to be determined during the building phase of the project. The parcel is currently a horse ranch and riding club and that
will continue as well as the operation of the proposed Veterinary Clinic. The Peoria County Health Department has indicated
that at the time of review, no conditions were found that would cause the Department to recommend denial of the request.
However, during the review process it is the understanding of this Department that plumbing will be installed in the new
building on the property. Be aware that a private onsite wastewater permit will be required for all new onsite wastewater
disposal systems. Additionally, the existing septic field on the property must be protected from heavy machinery and
equipment.
Transportation Impacts: The subject parcel is located on Kramm Rd, a township road. According to the petitioner's site
plan, vehicles enter and exit the site at the existing drive off N Kramm Rd and an existing shared driveway on the east side
of the property. The IDOT traffic map indicates approximately 225 vehicle trips along this portion of N Kramm Rd in a 24hour period. The increase in vehicle trips as a result of staff, clients, and occasional deliveries should create little to no
impact on the surrounding transportation system above those of the permitted use. The petitioner has indicated that the
special use will not generate more daily vehicle trips by customers, delivery persons, or employees in greater volumes than
would normally be expected in the “A-2” zoning district. The Peoria County Highway Department will defer to the Rosefield
Township Road Commissioner as access to the parcel is off Kramm Road, which is maintained by the road district. No
comments were received from the Township Road Commissioner.
Land Use Form: The Future Land Use Form Map in the Peoria County Comprehensive Land Use Plan designates this area
as Rural. The Land Use Plan states that the Rural Form is largely agricultural but is distinguished from the Agriculture
Preservation and Agriculture Forms by the allowance of more intensive residential development. Agriculture is the
predominant land use and includes farming, farm-service businesses, pastures, and homesteads. It is balanced with other
types of development, especially residential development. The subject property is currently used as a horse ranch and riding
club and will continue to operate with the proposed veterinary clinic. The petitioner’s request to operate a veterinary clinic
is consistent with the current land use and does not affect any surrounding property. The new proposed 1,990 sq ft building
ties in with existing buildings and will not change any surrounding structures. The petitioner’s request is consistent with the
County’s Comprehensive Land Use Plan’s recommendations for the Rural Land Use Form, as the petitioner’s request would
reflect the surrounding area’s agricultural character. The petitioner’s request is also consistent with the Peoria County
Growth Strategy of generating economic opportunity and stability, as the operation of a veterinary clinic would provide
income for a local business, and visitors to the area would have an additional option for animal care. The petitioners’ request
is consistent with the Rural Land Use Form designations and with the recommendations of the Comprehensive Land Use
Plan.

Committed to Serving All

Page 34

Land Use Committee - 06-22-2026

Conclusions
Consistency with Adopted County Plan. The special use request is for a veterinary clinic. The Peoria County Future Land
Use Form Map designates this area as Rural. The use is consistent with the Rural Land Use Form described in the Peoria
County Comprehensive Land Use Plan, which allows for commercial and residential uses. If approved, the proposal would
bring a new business into Peoria County. The use is supported by the Peoria County Growth Strategy to generate economic
opportunity and stability. The petitioner has stated that the proposed veterinary clinic would support the horse ranch’s
current functions and also provide much needed veterinary services to the surrounding community. The petitioner’s request
is consistent with the recommendations of the Comprehensive Land Use Plan.
Impacts on Public (Welfare, Not Injurious): The petitioner requests to operate a Veterinary Clinic. The petitioner states
that all animal operations will take place in the new proposed 1,990 sq ft building. The new building is consistent with other
barns on the subject parcel. The surrounding area consists primarily of agriculture, timber, and single-family dwellings.
Lastly, with a low employee count, there would be little to no change for local traffic.
Impact on Surrounding Area (Property Values, Adjacent Development): The petitioner’s request should not have
adverse effects on property values of the surrounding area nor impede surrounding development, as the use is confined to
the subject parcel. Surrounding land uses include timber, agriculture, and single-family dwellings.
Availability of Infrastructure: The petitioner’s application states that the subject parcel is currently served by a private
well and septic system. According to the petition, the new proposed 1,990 sq ft building will be connected to an existing
well on the parcel. Additionally, a new private septic tank will be added to the parcel for the new proposed Veterinary
Clinic. The size is to be determined during the building phase of the project. The Peoria County Health Department has
indicated that at the time of review, no conditions were found that would cause the Department to recommend denial of the
request. However, during the review process it is the understanding of this Department that plumbing will be installed in
the new building on the property. Be aware that a private onsite wastewater permit will be required for all new onsite
wastewater disposal systems. Additionally, the existing septic field on the property must be protected from heavy machinery
and equipment.
Consistency with General Area: The subject parcel is currently zoned “A-2” Agriculture and consists of 9.885 acres.
Parcels to the north, south, east, and west are zoned “A-2” Agricultural. Parcels to the north and south consist of agriculture,
timber, and a single-family dwelling with detached accessory structures. Parcels to the east consist of agriculture, accessory
structures, and open space. Parcels to the west consist of single-family dwellings, timber, and open space. According to the
petitioner’s site plan, the subject parcel consists of multiple existing barns, riding areas, and a proposal to build a new 1,990
sq ft veterinary clinic to operate on the animals with approval of the special use. The petitioner’s request fits with the
agricultural zoning and character of the surrounding area.

Committed to Serving All

Page 35

Land Use Committee - 06-22-2026

Committed to Serving All

Page 36

Land Use Committee - 06-22-2026

Staff Recommendation
Based on the above information, the Department recommends approval with the following restrictions:
1. Petitioners must obtain required permits from the Health Department to ensure proper waste disposal for the
veterinary clinic.
Respectfully submitted,

Joseph Schmitt
Planner I

Andrew Braun
Director

Committed to Serving All

Page 37

Land Use Committee - 06-22-2026

Legal Description
ZBA-2026-0019
A part of the Northeast Quarter of Section 14, Township 9 North, Range 6 East of the Fourth
Principal Meridian, more particularly described as follows:
Commencing at the Northeast corner of the Northeast Quarter of said Section 14; thence North
88 degrees 59 minutes 25 seconds West along the North line of the Northeast Quarter of said
Section 14, a distance of 1626.98 feet to the Point of Beginning of the tract to be described;
thence South 3 degrees 14 minutes 11 seconds West, a distance of 194.74 feet; thence South 86
degrees 47 minutes 26 seconds East, a distance of 283.43 feet; thence North 27 degrees 02
minutes 32 seconds East, a distance of 228.68 feet to a point on the North line of the Northeast
Quarter of said Section 14; thence South 88 degrees 59 minutes 25 seconds East along the North
line of the Northeast Quarter of said Section 14, a distance of 46.70 feet; thence South 3 degrees
23 minutes 0 seconds East, a distance of 549.83 feet; thence North 89 degrees 57 minutes 51
seconds West, a distance of 489.65 feet; thence North 10 degrees 14 minutes 11 seconds East, a
distance of 25.40 feet; thence North 87 degrees 23 minutes 22 seconds West, a distance of
540.00 feet; thence North 17 degrees 13 minutes 6 seconds East, a distance of 142.56 feet;
thence South 72 degrees 46 minutes 54 seconds East, a distance of 6.56 feet; thence North 23
degrees 8 minutes 33 seconds East, a distance of 150.24 feet; thence North 9 degrees 24 minutes
27 seconds East, a distance of 150.60 feet; thence North 72 degrees 46 minutes 54 seconds West,
a distance of 1.60 feet; thence North 17 degrees 13 minutes 6 seconds East, a distance of 96.55
feet to a point on the North line of the Northeast Quarter of said Section 14; thence South 88
degrees 59 minutes 25 seconds East along the North line of the Northeast Quarter of said Section
14, a distance of 410.35 feet to the Point of Beginning, containing 9.885 acres, situated in Peoria
County, Illinois, subject to that portion along the North side of the above described parcel of land
used of public roadway purposes.
Also subject to: a 20 foot wide easement for ingress and egress purposes, over, across and
through a part of the Northeast Quarter of said Section 14, the centerline of said easement being
more particularly described as follows:
Commencing at the Point of Beginning of the above described tract; thence South 3 degrees 14
minutes 11 seconds West, a distance of 194.74 feet; thence South 86 degrees 47 minutes 26
seconds East, a distance of 283.43 feet; thence North 27 degrees 2 minutes 32 seconds East, a
distance of 81.63 feet to the Point of Beginning of the centerline to be described; thence South 88
degrees 21 minutes 6 seconds East, a distance of 35.59 feet; thence North 55 degrees 17 minutes
21 seconds East, a distance of 43.33 feet; thence North 18 degrees 38 minutes 36 seconds East, a
distance of 32.84 feet; thence North 11 degrees 34 minutes 33 seconds East, a distance of 77.34
feet to a point on the North line of the Northeast Quarter of said Section 14 and the terminus of
said centerline, situated in Peoria County, Illinois. (ROSEFIELD TOWNSHIP 12-14-202-007)

Committed to Serving All

Page 38

Land Use Committee - 06-22-2026

MINUTES OF THE DELIBERATION OF THE
PEORIA COUNTY ZONING BOARD OF APPEALS
A meeting of the Peoria County Zoning Board of Appeals was held on Thursday, June 11, 2026. The
meeting was called to order by Vice Chairperson, Rob Asbell at 9:00 a.m.
PRESENT:

Rob Asbell – Vice Chairperson, Richard Burns, Steven Pollack, Steve Schmitt, Thomas
Modlin

ABSENT:

Greg Fletcher – Chairperson, Greg Happ, LaVonne Sammis

STAFF:

Andrew Braun – Director
Taylor Armbruster – Planner II
Joseph Schmitt – Planner I
Jennie Cordis Boswell – Civil Assistant State’s Attorney
Brittany Eson – Senior Planner

Case No. ZBA-2026-0019 at 9:00 a.m. Hearing to be held in Room 403, of the Peoria County Courthouse,
Peoria, Illinois.
Petition of ROXANNE IBE, acting on behalf of WESTERN HEART PROPERTIES, LLC (A
Limited Liability Company, Willibald Berlinger – Manager, of 231 W. Detweiller Dr., Peoria, Il
61615) (owner), a SPECIAL USE request from Section 20-5.2.2.2.c of the Unified Development
Ordinance, which allows for Animal hospitals, animal clinics, and commercial kennels, provided the
minimum lot size is two (2) acres; treatment rooms or pens for large animals and no kennel shall be
located closer than two hundred (200) feet from any off-site residential building or one hundred (100)
feet from any property line, unless maintained within a completely enclosed building; and no
objectionable odors are noticeable at or beyond the lot line. The petitioner proposes
to operate a Veterinary Clinic in the “A-2” Agriculture Zoning District.
No deliberation occurred.
FINDINGS OF FACT FOR SPECIAL USES
Section 20-3.5.4
When considering an application for a special use permit, the following factors shall be considered as a
balancing test, not one of which shall be controlling:
1. The establishment, maintenance or operation of the proposed use will not be detrimental to or
endanger the public health, safety, morals, comfort or general welfare;
• The petitioner requests to operate a Veterinary Clinic. The petitioner states that all animal
operations will take place in the new proposed 1,990 sq ft building.
2. The proposed use will not be injurious to the uses and enjoyment of other property in the immediate
vicinity for the purposes already permitted;
• Parcels to the north and south consist of agriculture, timber, and a single-family dwelling
with detached accessory structures. Parcels to the east consist of single-family dwellings,
timber, and open space.

Committed to Serving All

Page 39

Land Use Committee - 06-22-2026

•

3.

4.

5.

6.

7.
8.

9.

According to the petitioner’s site plan, the subject parcel consists of multiple existing barns,
riding areas, and a proposal to build a new 1,990 sq ft veterinary clinic to operate on the
animals with approval of the special use. The petitioner’s request fits with the agricultural
zoning and character of the surrounding area.
The proposed use will not substantially diminish or impair property values of surrounding
properties;
• There is no evidence to suggest the proposed use will substantially diminish or impair
property values of surrounding properties
The establishment of the proposed use will not impede the normal and orderly development and
improvement of the surrounding properties;
• The petitioner states that the 1,990 sq ft structure will be designed similarly to the existing
onsite structures. This would include similar height, width, exterior cladding and general
form to what is already existing making it feel natural and appropriately sized. The new
structure primary fronts property owned by Western Hearts Ranch, LLC and only a small
portion of the addition faces a neighboring property which is located more than 200’ away.
• A field observation conducted by staff revealed no noticeable odors, noises or negative
visual effects at or beyond the lot line. The petitioner’s request is consistent with the
agricultural zoning and character of the surrounding areas
• There are 0 objections on file.
Adequate public utilities, access roads, drainage and/or necessary facilities have been or will be
provided;
• the petitioner’s application states that the subject parcel is currently served by an onsite
well and an existing on-site private sewage disposal system on the property. Additionally,
a new private septic tank will be added to the parcel for the new proposed Veterinary Clinic.
The Peoria City/County Health Department commented that if a new private onsite
wastewater system is constructed, a permit will be required. The petitioner’s floor plan
identified the proposed structure will have bathrooms installed.
• The subject parcel has frontage on Kramm Rd, a township road.
Adequate measures have been or will be taken to provide ingress and egress so designed as to
minimize traffic congestion in the public streets;
• According to the petitioner’s site plan, vehicles enter and exit the site at the existing drive
off N Kramm Rd and an existing shared driveway on the east side of the property. The
IDOT traffic map indicated approximately 225 vehicle trips along this portion of N Kramm
Rd in a 24-hour period. The increase in vehicle trips as a result of staff, clients, and
occasional deliveries should create little to no impact on the surrounding transportation
system above those of permitted use.
The length of time the property has been vacant as zoned, considered in the context of land
development in the area in the vicinity of the subject property;
• Western Hearts Ranch & Riding Club has existed at this location since 2012.
The community need for the proposed use;
• The petitioner proposes and expansion of services offered on-site, as Western Hearts Ranch
& Riding Club operates from the subject location. According to the Western Hearts Ranch
website, they offer private, family friendly riding and ranch club, with facilities and staff
available 24/7 for boarding and indoor and outdoor arenas. Based on the applicant’s
successful history, the community has identified a need for the proposed use.
Whether the proposed use would be contrary to any officially adopted County plan;
• The Peoria County Future Land Use Form Map designates this area as Rural. The use is
consistent with the Rural Land Use Form described in the Peoria County Comprehensive

Committed to Serving All

Page 40

Land Use Committee - 06-22-2026

Land Use Plan, which allows for commercial and residential uses. If approved, the proposal
would expand an existing business in Peoria County. The petitioner has stated that the
proposed veterinary clinic would support the horse ranch’s current functions and also
provide much needed veterinary services to the surrounding community.
A motion to approve the Findings of Fact was made by Mr. Modlin and seconded by Mr. Schmitt. Five
affirmative votes; (5-0). A motion to approve the Special Use with Restrictions was made by Mr. Burns
and seconded by Mr. Schmitt. A vote was taken, and the motion was approved; (5-0).
Meeting adjourned at 9:47 a.m.
Respectfully submitted,
Brittany Eson
Senior Planner

Committed to Serving All

Page 41