Friday, June 23, 2006
PEDCOR
The PEDCOR company is based out of Indianapolis, Indiana. They primarily build large apartment complexes with at least 100 units in each development. At the open meeting last night in council chambers they proposed building a complex between Fairmount, Hickory Grove and 39th Street in Davenport’s 2nd Ward.
The proposed development will occur in two phases. In the first proposed phase 192 units and a club house will be built. As the developer intends to utilize federal bonds for this project tenants must fall within 60% of the median income. This means tenants will make less than $34,500. With Phase I a Club House will be built which includes a community center, managers office, computer access and pool. Two ponds will also be built on the property.
Phase II will be rented to tenants of all incomes. PEDCOR plans to judge how many units to build in Phase II with the response they find from tenants in Phase I (Market Analysis). PEDCOR representatives believe Phase II will include roughly 100 units.
PEDCORE has been building complexes in the Midwest since 1987. This is their first move into the Quad City Area. While they are planning this project they are planning another in Moline, Illinois of similar size and fashion.
PEDCOR intends to manage and own each of these complexes. In the Davenport location they will employ a manager, assistant manager and two employees for maintenance. PEDCOR has never sold a complex they have built. They also intend to employ local contractors to complete the construction work.
PEDCOR intends to sell the frontage land on Hickory Grove and Fairmount for commercial development. They also intend to sell half of the property not being used for the complex for future single family housing.
Last night neighbors expressed concerns about potential crime, traffic on Fairmount, sewer capacity and easement rights with neighbors. What do you think? I welcome your ideas.
Shawn Hamerlinck
The proposed development will occur in two phases. In the first proposed phase 192 units and a club house will be built. As the developer intends to utilize federal bonds for this project tenants must fall within 60% of the median income. This means tenants will make less than $34,500. With Phase I a Club House will be built which includes a community center, managers office, computer access and pool. Two ponds will also be built on the property.
Phase II will be rented to tenants of all incomes. PEDCOR plans to judge how many units to build in Phase II with the response they find from tenants in Phase I (Market Analysis). PEDCOR representatives believe Phase II will include roughly 100 units.
PEDCORE has been building complexes in the Midwest since 1987. This is their first move into the Quad City Area. While they are planning this project they are planning another in Moline, Illinois of similar size and fashion.
PEDCOR intends to manage and own each of these complexes. In the Davenport location they will employ a manager, assistant manager and two employees for maintenance. PEDCOR has never sold a complex they have built. They also intend to employ local contractors to complete the construction work.
PEDCOR intends to sell the frontage land on Hickory Grove and Fairmount for commercial development. They also intend to sell half of the property not being used for the complex for future single family housing.
Last night neighbors expressed concerns about potential crime, traffic on Fairmount, sewer capacity and easement rights with neighbors. What do you think? I welcome your ideas.
Shawn Hamerlinck
# posted by Hamerlinck @ 3:11 PM 
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Thanks for sharing the facts on Petcor. QCI'S blog has a posting that said petcore makes some sort of pet spray. Thanks for sorting out this mystery.
# posted by 
: 6/23/2006 03:46:00 PM
: 6/23/2006 03:46:00 PM 
Alderman Hamerlinck,
I am generally supportive of your actions and progress during your first months on the council. However it'ss an egregious error to misstate the name of this company. What a difference it may have made to people considering whether to show up at the meeting or converse with you. Low income housing is a huge leap from flea spray even though the confusion is ripe territory for jokes.
I am generally supportive of your actions and progress during your first months on the council. However it'ss an egregious error to misstate the name of this company. What a difference it may have made to people considering whether to show up at the meeting or converse with you. Low income housing is a huge leap from flea spray even though the confusion is ripe territory for jokes.
# posted by : 6/23/2006 09:05:00 PM
: 6/23/2006 09:05:00 PM
Jeez guys, I thought I'm the accused Shawn critic around here.
What if he never saw it in writing, and just talked about it with people? In that case it'd be easy to mistake Petcor for PEDCOR.
What if he never saw it in writing, and just talked about it with people? In that case it'd be easy to mistake Petcor for PEDCOR.
QCI has never made a mistake in his life and should consider being canonized by the Pope ASAP.
# posted by : 6/24/2006 11:39:00 AM
: 6/24/2006 11:39:00 AM
Petcor or Pedcor, neither one is a common word. Therefore ask how to spell it, ask what it means, ask who it is and what they do. Ask. Ask and keep asking.
# posted by : 6/24/2006 01:10:00 PM
: 6/24/2006 01:10:00 PM
I have no problem admitting when I have made a mistake and I have here. QCI you are correct in your spelling of PEDCOR. I highly doubt this will be my only mistake over the two year period of my term. Though small and simple to fix, I still apologize for the mistake.
I hope we can engage in a discussion on the issue. My concerns involved the current saturation of similar complexes found in the southern half of the second ward. I am also concerned with crime which has been fostered by similar complexes. I am waiting for a report on whether or not the sewer can handle an increase in demand. I have these questions while understanding that there is limited growth in the Second Ward.
I will try and fix my error without changing my original comments or losing previous posts. I also welcome your further discussion.
I hope we can engage in a discussion on the issue. My concerns involved the current saturation of similar complexes found in the southern half of the second ward. I am also concerned with crime which has been fostered by similar complexes. I am waiting for a report on whether or not the sewer can handle an increase in demand. I have these questions while understanding that there is limited growth in the Second Ward.
I will try and fix my error without changing my original comments or losing previous posts. I also welcome your further discussion.
Grow and improve what you have in Ward 2. DOn't build new just because someone from outside the QC sees an opportunity to make money -- they make it through the financing. Do not toss incentives at this when Davenport doesn't need more rental units. Look at all the vacancies in the older wards. Do we need another factor to draw life out of central Davenport? I think not.
# posted by : 6/26/2006 05:01:00 AM
: 6/26/2006 05:01:00 AM
Shawn
This looks dangerously close to low income complexes. We have enough problems with the low income property in the second ward already lets not create more problems. Another Crystal Creek Neighborhood would be nice…………
This looks dangerously close to low income complexes. We have enough problems with the low income property in the second ward already lets not create more problems. Another Crystal Creek Neighborhood would be nice…………
# posted by : 6/26/2006 12:01:00 PM
: 6/26/2006 12:01:00 PM
A single family development would be far more acceptable to the neighborhood.
# posted by : 6/27/2006 02:30:00 AM
: 6/27/2006 02:30:00 AM
You are correct, Alderman Hamerlinck, in checking into the sewer capacity on this project. When Walmart built just north of this location, the houses north of Kimberly and surrounding Hillandale suffered with sewage backups for months until something was corrected. Please look at this issue carefully.
# posted by : 6/27/2006 06:49:00 AM
: 6/27/2006 06:49:00 AM
Shawn, help us on this one. I have to agree with a post in the QC Times comments section of today’s paper. “The Crystal Creek neighborhood enhances that area nicely. A nicer upscale neighborhood would compliment the new library, bike trail and golf course that run near that property. We have a huge potential to make that area every bit as nice as neighborhoods on the east side of town” This guy has is right we need to do our best to start enhancing this area with upscale housing not lower income housing. We do have a huge potential for improvements and further development if we play our cards right and use the common sense approach you have taken on many issues.
# posted by : 6/27/2006 09:55:00 AM
: 6/27/2006 09:55:00 AM
JLCS and its supporters (like the Fosters) will surely tell you that we need more affordable housing in Davenport, just not North of Locust.
Hope this debate continues because it will expose what we already know here in Dav, we are saturated with affordable housing. We are also saturated with people who cannot qualify for it because they are not good renters. Criminals and the like. No lie.
This is a bad idea Shawn. Say no. Please.
Hope this debate continues because it will expose what we already know here in Dav, we are saturated with affordable housing. We are also saturated with people who cannot qualify for it because they are not good renters. Criminals and the like. No lie.
This is a bad idea Shawn. Say no. Please.
# posted by : 6/28/2006 09:06:00 PM
: 6/28/2006 09:06:00 PM
Bone up on the project and PEDCOR fast. Know Davenport's Comprehensive Plan (of which lines are being redrawn even before the ink dries thanks to Clayton Lloyd.) Then hire an attorney. Don't waste your breath meeting with staff or lobbying a bunch of prodevelopment at any cost aldermen
# posted by : 6/29/2006 07:04:00 PM
: 6/29/2006 07:04:00 PM
I completely agree. I was involved in a fight over a development and learned the most valuable lesson is to NOT waste time meeting with Lloyd and the staff of the Commununty Economic development. DON't meet, don't compromise and don't believe a damn word that they tell you.
Get an attorney NOW!!!! Do not pass go, do not collect $100.00. Well, collect several from your neighbors to pay the lawyer.
Look into its financing. Look into the comp plan because in this case I believe it goes against the plan and if it does, then it can be a legal argument in court against the thing. Consult an attorney.
Oraganize your neighbor and make an appointment.
Get an attorney NOW!!!! Do not pass go, do not collect $100.00. Well, collect several from your neighbors to pay the lawyer.
Look into its financing. Look into the comp plan because in this case I believe it goes against the plan and if it does, then it can be a legal argument in court against the thing. Consult an attorney.
Oraganize your neighbor and make an appointment.
# posted by : 6/29/2006 07:45:00 PM
: 6/29/2006 07:45:00 PM
Be smart and learn the facts about the project and the comp plan. This is just a bad fit for this city.
The comp plan states that there is an area (outskirts) that are not within the city amnenties and should not be developed. This land is in such an area and really should not be developed for housing. It will stretch our resources and will promote sprawl. That is one reason.
We also need to be sure that we aren't amending that comp plan and making too many exceptions to it. That is bad precedence to set and this town will be a free for all.
Another reason is that we don't need any more rental housing developed in Dav. We have a majorly high rental vacancy rate here. Not only that we have tons of low income or affordable housing and we are running out of decent low income people to rent to. So, the apartments will be nice at first, but according to the terms of the financing, the developer has to rent to a certain section of low income people. SO, they will fill the place up with anyone to fulfill the terms of financing. This is what John Lewis does frequently. The complex will go down hill eventually and so will your area.
Traditionally, concentrated low income housing like a huge complex is an incubater for crime and bad stuff.
This is a dumb idea and I hope you Shawn are recognizing that and don't support it.
I believe you are a man of the people and will do what they want you to do.
SO - PEOPLE IN THE 2nd WARD:
Oppose this now, get a lawyer and be very very vocal publicly. Tell Shawn NO! I think he will listen.
The comp plan states that there is an area (outskirts) that are not within the city amnenties and should not be developed. This land is in such an area and really should not be developed for housing. It will stretch our resources and will promote sprawl. That is one reason.
We also need to be sure that we aren't amending that comp plan and making too many exceptions to it. That is bad precedence to set and this town will be a free for all.
Another reason is that we don't need any more rental housing developed in Dav. We have a majorly high rental vacancy rate here. Not only that we have tons of low income or affordable housing and we are running out of decent low income people to rent to. So, the apartments will be nice at first, but according to the terms of the financing, the developer has to rent to a certain section of low income people. SO, they will fill the place up with anyone to fulfill the terms of financing. This is what John Lewis does frequently. The complex will go down hill eventually and so will your area.
Traditionally, concentrated low income housing like a huge complex is an incubater for crime and bad stuff.
This is a dumb idea and I hope you Shawn are recognizing that and don't support it.
I believe you are a man of the people and will do what they want you to do.
SO - PEOPLE IN THE 2nd WARD:
Oppose this now, get a lawyer and be very very vocal publicly. Tell Shawn NO! I think he will listen.
# posted by : 6/29/2006 08:01:00 PM
: 6/29/2006 08:01:00 PM
Shawn,
Ask Pedcor to provide records from their projects for police calls, occupany rates, turnover rates, evictions, leases used, and all their managment and financial reports required by the states they've received tax credits from. Better yet, get them yourself from these sources, since developers are known for their ability to show pretty drawings and do creative number crunching. Do we need better affordable housing? Probably. But we dont' need this implementation of affordable housing. Pedcor will use a lot of your time as an Alderman. WOuldn't your time better serve city residents if you work to promote housing rehabilitation. If you support PEDCOR we get 190+ apartments, a higher vacancy rate, crime, sewer problems and will STILL have the same vacant or rundown housing that stands in Davneport. Pedcor is a distraction from where you could be really productive. Dont' get sucked in.
Ask Pedcor to provide records from their projects for police calls, occupany rates, turnover rates, evictions, leases used, and all their managment and financial reports required by the states they've received tax credits from. Better yet, get them yourself from these sources, since developers are known for their ability to show pretty drawings and do creative number crunching. Do we need better affordable housing? Probably. But we dont' need this implementation of affordable housing. Pedcor will use a lot of your time as an Alderman. WOuldn't your time better serve city residents if you work to promote housing rehabilitation. If you support PEDCOR we get 190+ apartments, a higher vacancy rate, crime, sewer problems and will STILL have the same vacant or rundown housing that stands in Davneport. Pedcor is a distraction from where you could be really productive. Dont' get sucked in.
# posted by : 6/29/2006 08:37:00 PM
: 6/29/2006 08:37:00 PM
Alderman H. as this thing moves along youwill hear from alldirections that Pedcor is following the rules, they meet zoning requirements, the city has no grounds to deny a green light, etc. And if there are problems down the road that we can count on the city to help us work them out. The city doesn't back up its residents. Sheri and Tom Carnahan is a classic example. Ask them why it took 7 years to get some relief from a large apartment complex by them. The city council can say no even if Pedcor looks good on paper. Staff makes technical decisions, but the council is expected to use judgement. Judgement based on what is good for the city now and later. You have to factor in other things besides zoning code. Such as Davenport's stagnant population growth; it's not from a lack of affordable housing. Does the city need more housing of this kind? Will it burden our resources,sewer, police. These huge apartment complexes are the residential equivalents of big box retail stores with the same negative effects on smaller scaled competitors. Say no.
# posted by : 6/29/2006 10:33:00 PM
: 6/29/2006 10:33:00 PM
Hey 2nd ward, when you are ready to hire that attorney let us all know where we can send our contributions. I live in Ward 3 but I'll support your opposition. maybe your Alderman will handle the collections. Pedcor may be eyeing 2nd ward but all residents need to hang together to put a stop to these needless projects regardless of whether incentives are offered to the developers. Pedcor is not the solution to davenports housing or other problems.
# posted by : 6/30/2006 05:53:00 AM
: 6/30/2006 05:53:00 AM
People of the 2nd ward should contact the folks in the Taylor Heights area for suggestions on how to fight a tax credit project. The money has strings attached and those folks found out how to fight the thing. The John Lewis project was downsized considerably due to the neighhbors.
We do not need more housing like this in Davenport. We need to rehap properties using tax dollars instead of building new ones.
There needs to be a market study done of the area and the project. Usually they are fabricated (like JLCS) and make a project fit into the proposed area. Get this market study and take a look NOW!!!
It is a requirement of the financing. Get a copy of the tax credit application and you will find a world of fabricated information.
We do not need more housing like this in Davenport. We need to rehap properties using tax dollars instead of building new ones.
There needs to be a market study done of the area and the project. Usually they are fabricated (like JLCS) and make a project fit into the proposed area. Get this market study and take a look NOW!!!
It is a requirement of the financing. Get a copy of the tax credit application and you will find a world of fabricated information.
# posted by : 6/30/2006 10:43:00 AM
: 6/30/2006 10:43:00 AM
People of the 2nd ward should contact the folks in the Taylor Heights area for suggestions on how to fight a tax credit project. The money has strings attached and those folks found out how to fight the thing. The John Lewis project was downsized considerably due to the neighhbors.
We do not need more housing like this in Davenport. We need to rehap properties using tax dollars instead of building new ones.
There needs to be a market study done of the area and the project. Usually they are fabricated (like JLCS) and make a project fit into the proposed area. Get this market study and take a look NOW!!!
It is a requirement of the financing. Get a copy of the tax credit application and you will find a world of fabricated information.
We do not need more housing like this in Davenport. We need to rehap properties using tax dollars instead of building new ones.
There needs to be a market study done of the area and the project. Usually they are fabricated (like JLCS) and make a project fit into the proposed area. Get this market study and take a look NOW!!!
It is a requirement of the financing. Get a copy of the tax credit application and you will find a world of fabricated information.
# posted by : 6/30/2006 10:43:00 AM
: 6/30/2006 10:43:00 AM
People of the 2nd ward should contact the folks in the Taylor Heights area for suggestions on how to fight a tax credit project. The money has strings attached and those folks found out how to fight the thing. The John Lewis project was downsized considerably due to the neighhbors.
We do not need more housing like this in Davenport. We need to rehap properties using tax dollars instead of building new ones.
There needs to be a market study done of the area and the project. Usually they are fabricated (like JLCS) and make a project fit into the proposed area. Get this market study and take a look NOW!!!
It is a requirement of the financing. Get a copy of the tax credit application and you will find a world of fabricated information.
We do not need more housing like this in Davenport. We need to rehap properties using tax dollars instead of building new ones.
There needs to be a market study done of the area and the project. Usually they are fabricated (like JLCS) and make a project fit into the proposed area. Get this market study and take a look NOW!!!
It is a requirement of the financing. Get a copy of the tax credit application and you will find a world of fabricated information.
# posted by : 6/30/2006 10:43:00 AM
: 6/30/2006 10:43:00 AM
PEDCOR MUST BE STOPPED!!! They are a huge money making company in the business of building tomorrow's slums. Research some of the projects they have owned in Indiana and other states. They look great when they open and after a couple of years of being host to gang bangers, drug dealers, and domestic abusers they look like slums.Then they ask for your city to reassess their properties at a lower rate so they avoid paying local property taxes.
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# posted by : 7/21/2006 08:57:00 AM
: 7/21/2006 08:57:00 AM << Home
