Planning & Zoning Commission

DeKalb Municipal Building Council Chambers 200 S. Fourth St., 2nd Floor DeKalb, IL 60115 AGENDA Planning and Zoning Commission October 17, 2018 6:00 PM A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. September 19, 2018 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – Amendment to the City of DeKalb 2005 Comprehensive Plan to approve a sub-area plan for the neighborhoods located in the northwest corner of the City along both sides of Annie Glidden Road - Annie Glidden North (AGN) Revitalization Plan. 2. Public Hearing – Petition by the City of DeKalb for text amendments to Chapter 23 “Unified Development Ordinance” of the Municipal Code to amend Article 5.14 “RC-1” Residential Conservation District of the UDO to establish a procedure and criteria for allowing single family attached dwellings having a common wall along a lot line be permitted with the approval of a special use permit. 3. Public Hearing – Petition by Fant Family, LLC, represented by Gary Lothson, for a special use permit to allow the resubdivision of a “RC-1” Residential Conservation 1 zoned lot into two single-family attached lots located at 801- 803 S. 2nd St; Final Plat of Fant’s First Division. 4. Public Hearing – Petition by Fant Family, LLC, represented by Gary Lothson, for a special use permit to allow the resubdivision of a “TFR” Two-Family Residential zoned lot into two single-family attached lots located at 722-724 Grove St.; Final Plat of Fant’s Second Division. 5. Public Hearing – Petition by Pete Occhipinti, represented by Mark Johnson, and West Suburban Bank, as Trustee under Trust No. 12128, owner, for approval of a special use permit for residential apartments over a ground floor  commercial use in the “LC” Light Commercial District for property located at 1015 Blackhawk Road. 6. Item for Public Discussion - Petition by MCJ Investments-Green Circuit for approval of a special use permit for a solar garden proposed to be located in unincorporated DeKalb County and within the City of DeKalb’s 1 ½ mile planning jurisdiction for the site located along the south side of Twombly Road, approximately 1,300 feet west of Annie Glidden Road with an address of 1400 Twombly Road (Suburban Apartments). F. REPORTS G. ADJOURNMENT  MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION September 19, 2018 The Planning and Zoning Commission held a Meeting on September 19, 2018 at the City of DeKalb Municipal Building, 200 S. Fourth St., DeKalb, Illinois. Chair Christina Doe called the meeting to order at 6:02PM. A. ROLL CALL Recording Secretary, Linda Odom called the roll. Planning and Zoning Commission members present were Chair Christina Doe, Katharina Barbe, Vicki Buckley, Max Maxwell, and Jerry Wright. Commissioner David Castro was absent. City staff present were Principal Planner, Dan Olson and Recording Secretary, Linda Odom. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Christina Doe requested a motion to approve the September 19, 2018 agenda as presented. Ms. Buckley motioned to approve the agenda as presented. Mr. Maxwell seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES Mr. Olson noted the minutes from the September 5, 2018 Commission meeting will be presented for approval at the next meeting on October 3rd. D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) None E. NEW BUSINESS 1. Public Hearing – Petition by Banner-Up Signs, applicant, and Hillcrest Covenant Church, owner, for a special use permit for a church in order to approve a waiver to Article 13.03.9 of the Unified Development Ordinance to allow an electronic changeable copy sign (digital display sign) on the subject property located at 1515 North 1st Street. Chair Doe opened the meeting to the petitioner John Kuhn of Banner-Up Signs in Sycamore and Jen Zerby, Pastor at Hillcrest Covenant Church. Ms. Zerby talked about the church history mentioning that the congregation is around 150 people Planning and Zoning Commission September 19, 2018 Page 2 of 3 and their current sign is about 25 years old. She said they would like to replace the sign with an electronic readerboard sign. Mr. Kuhn provided a slide presentation explaining what the new sign would look like. He said the only thing that lights up will be the letters, the message center is amber in color and the church can control everything on the sign. He mentioned the church plans to have the sign on from 6am-11pm. Mr. Olson went through the staff report dated September 14, 2018 stating that the church is asking for a special use permit for an electronic changeable copy sign (digital display sign). He noted the UDO prohibits electronic changeable copy signs, however a waiver can be granted with a special use permit. He reported the sign will not be flashing and there are currently no restrictions when the existing sign can be on. Mr. Olson mentioned the proposed sign should not be detrimental to the neighborhood and is surrounded by single family homes with the closest one about 125’ away. He noted the sign will be on the corner of Ridge Dr. and N. 1st St. He said the City received Citizen Response Forms from Sharon Pflaumer of 1623 Margaret Lane, Vickie Novak and Sonya Wiley of 1701 Judy Lane indicating they do not support the proposal. Mr. Olson also mentioned that a Citizen Response Form from Dennis & Wanda Sabin of 1501 N. 1st St., Elaine Licking representing 104 Ridge Dr. and an email from Linda Lahey of 1527 Margaret Lane were received all noting their support of the request. Mr. Olson concluded there is a sample motion recommending approval in the Commissioner’s packet. Chair Doe gave the public a chance to speak. Randy Bourdages representing Trinity Lutheran Church noted their support of the request. He mentioned the church requested a similar sign 15 years ago and it didn’t go through, however someday they would like to try again. Chair Doe opened up the discussion to the Commissioners for comments or questions. Mr. Maxwell asked about the lighting intensity restrictions (e.g. 500 nits) in the recommendation. Mr. Kuhn from Banner Up Signs said the church can control the intensity and brightness and there are sensors that make it dimmer during the day and brighter at night. Mr. Wright asked if the sign could be animated. Mr. Kuhn said yes it could be programmed for that. Ms. Buckley asked if they would be open to turning it off an hour earlier at 10:00pm. The church indicated they could. Ms. Barbe asked about the color of the letters. Mr. Kuhn responded they will be orange (amber). Mr. Kuhn said there will be no movement in the sign only changes in the message. Ms. Buckley asked how the prosed sign compares with the digital display sign at Bemis Toyota (Sycamore Road) regarding brightness. Mr. Olson said they have the same restrictions as recommended for the church but is not sure on the intensity of the Bemis sign. He noted it can be programmed to change. Chair Doe asked if the blue will be lit in the sign. Mr. Kuhn said no it will only be lit behind the letters. Mr. Kuhn said the top portion would only be on when it is dark out and the bottom electronic portion would be on if they Planning and Zoning Commission September 19, 2018 Page 3 of 3 choose the times of 6am-11pm. He added that the top portion is controlled separately from the bottom portion of the sign. Chair Doe gave the public one more chance to speak. There was none. Chair Doe asked the Commissioners if they had any more questions. There was none. Mr. Wright moved that based upon the submitted petition and testimony presented, the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of a Special Use Permit for a church in order to approve a waiver to Article 13.03.9 of the Unified Development Ordinance to allow an electronic changeable copy sign (digital display sign) as shown on the sign details and site plan received on August 15, 2018 prepared by Banner Up Signs labeled as Exhibit A and per the conditions as indicated on Exhibit B. Ms. Buckley seconded. Ms. Barbe made a motion to amend the original motion to restrict the time the sign could be on from 6:00am to 11:00pm. There was no second to the amended motion. Mr. Wright did not agree to the amended motion. A roll call vote was taken. Ms. Buckley – yes, Mr. Maxwell – yes, Mr. Wright – yes, Ms. Barbe – no, Chair Doe – yes. Motion passes 4-1-1. Mr. Castro was absent. F. REPORTS Mr. Olson mentioned the next Planning and Zoning Commission meeting will be Wednesday, October 3, 2018. There will be one hearing for 209 W. Hillcrest for a garage addition that encroaches in the front and rear yard setbacks. He reported at the September 10th City Council meeting they did pass the first reading for the Home2 Suites hotel and the 2nd reading will be in front of the Council next Monday night, September 24th. Mr. Olson reported the Mayor received a resignation from Commissioner Deborah Nier and hopefully the vacancy will be filled soon. Chair Doe stated she would like to thank Deb for her service and she was a great asset to the team. G. ADJOURNMENT Ms. Barbe motioned to adjourn, Mr. Maxwell seconded the motion, and the motion was approved by unanimous voice vote. The meeting adjourned at 6:28pm. Respectfully Submitted, Linda Odom, Recording Secretary Minutes were approved by the Planning and Zoning Commission on October 17, 2018. TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner Jason Michnick, Economic Development Planner DATE: October 12, 2018 RE: Amendment to the City of DeKalb 2005 Comprehensive Plan to approve the Annie Glidden North Revitalization Plan I. General Information On August 14, 2017, City Council approved a contract with urban planning firm, Camiros, to lead an effort of creating a sub-area plan for the neighborhood colloquially referred to as Annie Glidden North (AGN). The subject area is located along the east and west sides of Annie Glidden Road between Lucina Avenue and the County Health Department building. A map of the subject area is included in the draft document on the page prior to the Executive Summary. The decision to engage in the creation of the AGN Revitalization Plan (the Plan) came from recognizing the long-term shift in demographics in the neighborhood, and the present challenges for residents, such as persistent crime, a lack of access to resources, connectivity, and neighborhood identify. The AGN neighborhood is the most densely populated area of the City, with roughly 23% of DeKalb residents residing in the area that is predominately multifamily rental housing. The development of the neighborhood took place between the 1960’s and early 2000’s as a response to growing enrollment at Northern Illinois University (NIU). The neighborhood was designed and planned for students and faculty at the university. Over the past ten years, enrollment at NIU has declined from a high of approximately 26,000 to 17,169 in the current academic year. The substantial loss of students resulted in a temporary surplus of rental units in the market, especially in the AGN area. The availability of affordable market rate housing has resulted in an influx of low-income families now residing in the area. The neighborhood was built for students that largely relied on the university for services and resources, which is a cause for many of the challenges for families that now live there. The purpose of the Plan was to develop a vision for the neighborhood and address the systemic issues leading to many of the challenges that are present. Given the diversity of stakeholders and residents, a robust community engagement strategy was critical to the process of developing the Plan. Following the approval of a contract with Camiros, the Page |1 Mayor appointed a special task force specifically for the Plan. The 30-person AGN Task Force includes community leaders, representatives from various social service agencies and governmental units, and student and non-student residents of AGN. During early conversations of the AGN Task Force, it became evident that there were specific themes emerging. As a result, the AGN Task Force split into four separate sub- committees. The format of the Plan, especially the Recommended Projects and Initiatives section is based off of the four subcommittees that were formed. The projects fall into the following four categories: A. Transportation, Infrastructure and Open Space B. Community Services C. Neighborhood Safety and Security D. Housing and Commercial Development A total of 45 projects and initiatives have been identified in the Plan and prioritized based on feedback from the AGN Task Force, as well as their perceived impact on the neighborhood. Ten of the projects have been called out as being the most transformational and are identified on page four of the Plan. Greater detail on the projects, as well as supporting case studies for how those types of projects have been implemented in other parts of the country are also included. In addition to the AGN Task Force’s work on identifying the projects and prioritizing them, several public meetings were held in order to get input and feedback from residents of the neighborhood. Summaries of the community meetings are included in the Community Engagement section of the Plan. Additionally, the Plan is available on the City’s website and the public is also able to provide feedback to staff via email. The formal public comment period ends on October 17, 2018, but the public will have additional opportunities to provide feedback during future public City Council meetings. A public hearing on the Plan is required because it is considered a sub-area plan and would be adopted as an amendment to the City’s 2005 Comprehensive Plan. Should the Plan be adopted, it would only amend the parts of the 2005 Comprehensive Plan that are in conflict with specific elements of the Plan. Within the Plan are recommendations for further modifications to the City’s Unified Development Ordinance as well as other zoning changes. Further action would be required to adopt those recommendations if the Planning and Zoning Commission and City Council determine they are desirable. These recommendations are included in the section Zoning Review that begins on page 69. Other potential further action that would be required in relation to the Plan would be if specific development/redevelopment projects that are called for in the Plan are brought forward for consideration. The Plan does call for further investigation and efforts to attract mixed-use developments in the areas of Blackhawk Drive and Hilcrest Drive, and Lucinda Avenue and Annie Glidden Road. The development of a community center that is constructed in a manner to provide maximum flexibility for programming and service delivery is also called for in the Plan. Page |2 The most critical component of the Plan, should it be adopted, will be the implementation of the projects and initiatives called for. It is important to consider that the Plan is visionary document, and there will be instances where opportunities present themselves that do not fit with a specific element of the plan but do fit within the ideals and general vision of the Plan. When opportunities/investments do present themselves, the Plan provides a tremendous value in that it provides confidence that the project or opportunity would be supported because it fits the vision that the community has agreed upon. In fact, the Plan although not yet adopted, has already helped staff in multiple occasions such as applying for grants or requesting designation for the area to be an Opportunity Zone. Also, similar to the City’s other sub-area plans, it should not be expected that all of the projects will be executed in an expedited timeframe. Many of the projects required substantial resources or rely on private party transactions, which the City does not have control over. The changes that have occurred in the AGN neighborhood have not occurred overnight, and achieving the vision outlined in the Plan will take considerable time and effort. Continued collaboration between governmental units, residents, and community stakeholders will be necessary if a meaningful improvement to the quality of life for residents in the AGN area is to be achieved. II. Citizen Response/Comments Citizen comments related to the draft Plan have been collected via email and also during community meetings. A consolidation of the comments from community meetings and those sent by email will be provided to the Commission at the time of the Public Hearing and entered into the record. III. Conclusion and Recommendations The Plan was created through a considerable amount of public engagement and collaboration by a diverse group of community stakeholders that served on the AGN Task Force. Robust conversations that address the neighborhood’s challenges, needs, and opportunities took place over the past 13 months. Based on the amount of community engagement that took place, and the level of support from the public on the Plan, it is recommended that the Plan be moved forward to City Council with a positive recommendation. IV. Sample Motion I move that the Planning and Zoning Commission recommend to the City Council approval of an amendment to the City of DeKalb 2005 Comprehensive Plan to approve the Annie Glidden North (AGN) Revitalization Plan dated October 2018. Page |3 LEGAL NOTICE NOTICE is hereby given that a public hearing will be held before the DeKalb Planning and Zoning Commission at its regular meeting on Wednesday, October 17, 2018 at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on a City initiated amendment to the City of DeKalb 2005 Comprehensive Plan to approve a sub- area plan for the neighborhoods located in the northwest corner of the City along both sides of Annie Glidden Road. The Annie Glidden North (AGN) Revitalization Plan is a community-led, collaborative effort that describes the strategies to improve the quality of life for residents, with a focus on identifying specific projects for the AGN neighborhood. All interested persons are invited to appear and be heard at the time and place listed above. Interested persons are also encouraged to submit written comments on the Plan to the City of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. by Wednesday, October 10, 2018. Further information regarding the petition is available from the Community Development Department at (815) 748-2060 or (815) 748-2096 or on the City of DeKalb’s web page at https://www.cityofdekalb.com/ Christina Doe, Chairperson DeKalb Planning and Zoning Commission Prepared for: The City of DeKalb, Illinois Prepared by: Camiros, Ltd. OCTOBER 2018 DRAFT  ACKNOWLEDGMENTS We would also like to thank the organizations that have been involved with this project and who will continue to contribute to its implementation. • Morgan Brickley • Christie Krupp AGN TASK FORCE Associate Director, Fraternity & Sorority Life Krupp and Krupp, LLP • Michelle Bringas • Mohammad Labadi Director of Asian American Resource Center President, Islamic Center of DeKalb • Deanna Cada • Dr. Leroy Mitchell DeKalb County Community Action Department Retired Pastor, New Hope Missionary Baptist Church • David Castro • Michael Newman Planning and Zoning Commission Member Hope Haven Coordinator • Jamie Craven • Shelly Perkins DeKalb School District Interm Superintendent DeKalb County Housing Authority • Bill Finucane • Patti Perkins City Council Liaison DeKalb Park District • Rudy Galvan • Mike Pittsley Owner, Burritoville Owner, Pittsley Realty • Joe Gastiger, • Valerie Redmond Pastor, United Church of Christ Children Home and Aide / Former UV Resident • Chad Glover • Glenn Roby Director of Jobs PLUS Board Treasurer of Phi Sigma Kappa Alumni Association • Rachel Jacob, President • Herb Rubin NIU Student Association Retired NIU Professor • Will Heinisch • Ecila Scaife DARA President NIU Child Development Supervisor • Derek Hiland • Gip Seaver DeKalb County Community Development Director Retired NIU Deputy Provost • Tiara Huggins • Kurt Thurmaier University Village Tenants Association President Chair of Public Administration Department • Dan Kenney • Ellingsworth Webb DeKalb County Community Gardens President Property Manager of Eden’s Garden • David Jacobson • Denise Weinmann City Council Liaison RVG Commercial Developer • Andrew John Knox Student Member of Greek Community OTHER ORGANIZATIONS INVOLVED IN • 4-C: Community Coordinated Child Care • DeKalb Businesses • DeKalb County Health Department • DeKalb Park District • DeKalb Property Owners and Managers • First United Methodist Church • Immanuel Lutheran Church • Kishwaukee United Way • Northern Illinois University – All Departments • Northwestern Medicine Kishwaukee Hospital • Westminster Presbyterian Church AGN REVITALIZATION EFFORTS The Annie Glidden North Neighborhood will be attractive, walkable and bikeable, with abundant green amenities. It will include safe and clean blocks that are inviting and livable for a vibrant mix of businesses, students, and all residents alike.  TABLE OF CONTENTS Executive Summary ......................................................... 1 Recommended Projects and Initiatives ............................. 5 Transportation, Infrastructure and Open Space .......... 11 Community Services..................................................... 27 Neighborhood Safety and Security .............................. 39 Housing and Commercial Development ...................... 45 Market Study Summary ................................................. 59 Community Engagement ................................................ 61 Community Feedback .................................................... 65 Zoning Ordinance Review .............................................. 71 Implementation ............................................................. 79 PROJECT AREA The area of Suburban Apartments is unincorporated and DEKALB COUNTY is not within the HEALTH DEPARTMENT jurisdiction of the City of DeKalb. The plan recommends that the City, DeKalb EDEN’S County, property GARDEN owners, and partner organizations collaborate to include unincorporated areas bordering the AGN neighborhood in Garden of initiatives whenever DRESSER RD Eden Park possible. It is the intent to increase the quality of life and living standards for TWOMBLY RD all of the City and surrounding areas SUBURBAN through the initiatives APARTMENTS that take place as a result of this Plan. WEST AMBER RIDGE MANOR RIDGE DR SUBURBAN APARTMENTS RIDGEBROOK BLACKHAWK DR GREEK ROW Boardman Park COLLEGE NORMAL RD PARK ANNIE GLIDDEN AVE HILLCREST DR GR EEK ROW Pappas Park FOTIS DR VARSITY BLVD VARSITY UNIVERSITY SQUARE HEIGHTS RUSSELL RD UNIVERSITY VILLAGE Welsh Park CRANE DR UNIVERSITY PLAZA LUCINDA AVE  EXECUTIVE SUMMARY Many of the issues identified in studies conducted in prior years that gave cause to this planning effort, are ones that can only truly be addressed by PURPOSE This Plan serves two main purposes: focusing on systemic root causes rather than the symptoms they produce 1. Describes the AGN Revitalization such as crime. The goal of the Annie Glidden North Revitalization Plan is to Plan process to provide a historical create a visionary guiding document that sets forth the strategic direction background of the planning process for revitalization of the AGN Neighborhood through addressing root causes underwent that led to the creation of this plan, and the projects and of the issues that have led to its decline. This Plan provides guidance for recommendations included as a result. initiatives that can transform the AGN Neighborhood into a desirable area to reside in or visit. 2. Lists specific initiatives and goals that have been recommended by members of the community, the Task Force, the The issues that brought about the need for this Plan did not arise in a short City and partner organizations, and the span of time just as it will take significant time and effort to realize the planning consulting tasked with leading positive change that is the hope of those invested in the community, who live the process and building the Plan, in or near the neighborhood, and/or who are affected by its condition. The Camiros. residents of the AGN Neighborhood make up 23% of the total population of the City of DeKalb. The wellbeing of this area is tantamount to the overall health of the entire City. If actions are organized and carried through in the short-term, long-term commitment is made, public-private partnerships are leveraged, and significant efforts are contributed by all community members and stakeholders invested in the success of this Plan, revitalization of the AGN Neighborhood can occur. This Plan is a community led, collaborative effort that describes strategies to improve the quality of life for residents. The intent of this Plan is to chart a course for achieving the community vision for the AGN neighborhood while encouraging reinvestment. Successful implementation of Plan initiatives are dependent on strong commitments from and close collaboration among Executive Summary AGN Neighborhood Plan DRAFT 1  all partners. Stakeholders, including Northern Illinois University (NIU), OUTCOMES property owners, developers, other units of government, and local The intended outcomes of this Plan are many residents have their own sets of interests and goals for community but to assist the reader understand more improvement that often align with each other. The Plan builds on these specifically what is meant by transformation and synergies. revitalization, intentions for AGN Revitalization efforts can be summarized into the following statements for the community as a whole: Development of the Plan has been directed by several goals including improving safety and security, generating commercial redevelopment, 1. We intend to create an environment that developing high quality rental units for a mix of incomes, attracting can provide residents with a foundation to thrive economically as long-term members greater investment toward improving existing properties, improving of the community existing assets, and establishing better connections to jobs and services. The Plan has also been guided by comments received during 2. We intend to make the neighborhood a safe the planning process, such as the need to address lifestyle conflicts and inviting place for both students and non-student residents who are seeking to between families and NIU students, lack of housing diversity and issues live productive and positive lives and want with current zoning regulations. In order to advance the vision of the to enjoy the area they live in. community and address these issues, the Plan outlines and prioritizes a suite of proactive and reactive neighborhood initiatives and policy 3. We intend to attract and retain property owners that genuinely care about the recommendations based on both local understanding and national best wellbeing of their residents and the practice case studies, which are included within the Recommended community. The types of property owners Projects and Initiatives section. that we will strive to work with and open our community to are those who will proactively comply with city building This Plan includes project descriptions that are intended to be adopted codes, make necessary investments in by agencies and community partners who will then organize actions their property to provide quality standard to take during the implementation stage after the final approval of this living conditions to tenants regardless document. The many projects listed in this Plan vary widely in size and of unit rates or resident demographics, and be responsive to the needs of scope but all of them are strategic in their purpose to effect positive the neighborhood and community as change through initiatives involving community services, safety and revitalization actions begin. We will not security, infrastructure improvements, beautification, redesign of parks be amenable to property owners and and open space, and housing and commercial development. The Core managers who do not have a vested interest in the vitality of this neighborhood Transformational Projects that are listed on page 4, were designed and and the entire community. selected as catalysts to create positive change through interconnection of new services and physical improvements for the AGN Neighborhood 4. We intend to reintegrate the area into and all residents of DeKalb. the community and make the AGN neighborhood a desirable destination for any person to live in or visit through improvement and addition of transit services, parks, trails, retail shopping, attractive, safe, and affordable housing options, entertainment and events, place making, and beautification of the environment. 2 Executive Summary AGN Neighborhood Plan DRAFT STRENGTHENING TOWN-GOWN RELATIONSHIPS Surrounding the Northern Illinois University campus are The AGN Plan establishes priorities for community neighborhoods of renters and homeowners, families service, volunteerism, and investments that will strengthen and single professionals, students, and seniors. These town-gown bonds and make the area a better place to live. residents are proud of the campus, just as they are proud By utilizing the AGN Plan as a roadmap for future changes, and protective of their streets, yards, and homes. NIU, students, faculty, staff, property owners, and full-time City of DeKalb, and local neighborhood organizations residents can enjoy and look forward to the work they are encouraged to work together to promote a safe, will do together and engage in making their community sustainable and livable community. A primary issue facing stronger as a whole. town-gown communities such as the AGN Neighborhood is the ability for students, higher education professionals, and community members to establish healthy, “neighborly” relationships. Is this the place to raise my family? Should I stay after I Can I retire here? graduate? Am I welcomed here? How safe is my neighborhood? Executive Summary AGN Neighborhood Plan DRAFT 3  core transformational projects The Plan recommends that the community consider ten primary projects as the highest These projects were priorities for the implementation agenda. The Core Transformational Projects were designed chosen to change and specifically selected as catalysts for creating positive activity through interconnection the status of the neighborhood from of new services and uses for the AGN Neighborhood and surrounding community. These “Surviving to Thriving” are projects that have the potential to stimulate the revitalization of the AGN area and trigger positive momentum for quality improvements and renewal.The Core Transformational Projects reflect each of the four key initiatives of the Plan and should be initiated within the next one to four years in order to advance implementation. Project descriptions begin on page 17. B1 D1 C1 A1 B2 Establish a Consider creation Implementation Identification Create a Community Food of a Community of safety of local Community and Education Development improvements transportation Center Program Center Corporation focused on improvements (CDC) to focus on improved and direct implementation lighting and integration with of revitalization surveillance DSATS Study efforts Recommended Implementation Priorities B3 D3 A3 D2 A2 Work with local Create a Develop Create a Lucinda Redesign Welsh health care Hillcrest/ streetscape Focus Area, Park as a local providers, to Blackhawk Focus and gateway prioritizing and regional establish a Area, prioritizing improvements redevelopment destination walk-in clinic mixed-use for the Greek through a or urgent care development Row area in potential facility through a order to help public/private potential improve its partnership public/private identity and partnership perception 4 Executive Summary AGN Neighborhood Plan DRAFT  RECOMMENDED PROJECTS AND INITIATIVES CORE GOALS As part of the Listening and Learning phase of the Plan, • Growing the local tax base with new residents Core Goals were developed by the project Task Force. These goals were used to develop the Project Reference • Create an environment that provides residents with Map and Implementation Projects and include: a foundation to thrive economically as long-term members of the community • Developing a stronger sense of cohesion internally • Improving the return on investment for property and with the rest of the City owners • Reduce crime • Increasing access to healthy food as a tool for • Ensuring that AGN is a “high choice” area for empowerment living that university and employers can use for • Addressing the deficiencies of the neighborhood in recruitment terms of social services in order to fill the gaps with • Enhancing the overall college experience viable solutions • Making the area more pedestrian friendly • Ensuring that various stakeholders have ownership and pride in the AGN Revitalization Plan • Developing a deeper understanding of those who live in poverty and their challenges • Changing the direction of AGN from surviving to thriving DRAFT ALTERNATIVES Prior to development of the Plan, Draft Alternatives incorporate feedback from Community Meeting 2, as well were created in Spring 2018 to reflect community as additional comments received from the Task Force feedback on potential improvements to the AGN area. and other stakeholders. Elements of the Draft Alternatives The Draft Alternatives, shown on the following pages, were incorporated into the Plan. were intended to illustrate a vision for the future and Recommended Projects and Initiatives AGN Neighborhood Plan DRAFT 5  inspiration for the future New multi-use path leading to campus Mixed-use development with student-oriented amenities Running path and other park Student-related Redeveloped services & enhancements commercial node facilities with night life Multi-Family establishments Rehab or redevelopment Access point Enhanced Multi-Family Intersection Access Multi-use path Rehab or New mixed-use connecting to point redevelopment development & Welsh Park green square replacing relocated ail parking lot Ne w tr Relocated creek University Plaza parking lot Enhanced Intersection Student apartments Mixed-use development To campus ANNIE GLIDDEN NORTH REVITALIZATION PLAN DRAFT ALTERNATIVE - “CAMPUS COMMUNITY” camiros DEKALB, IL FOR ILLUSTRATIVE PURPOSES ONLY APRIL2018 DRAFT ALTERNATIVE - “CAMPUS COMMUNITY” The “Campus Community” Alternative was oriented around the idea of strengthening the AGN neighborhood as a student-oriented community and creating stronger linkages with Northern Illinois University (NIU). The Alternative focused on public improvements including a new creek trail, pathways and improved pedestrian crossings, that would coincide with private mixed-use and commercial redevelopment at the Annie Glidden / Lucinda and Annie Glidden / Hillcrest intersections. A student-related service hub was suggested for the Blackhawk/Hillcrest area while a strong focus for residential reinvestment was on apartment areas west of Normal Road and immediately south of Varsity Boulevard. 6 Recommended Projects and Initiatives AGN Neighborhood Plan DRAFT  inspiration for the future High school ball fields New single-family DeKalb County neighborhood Health Services New commercial node To High School and Downtown Improved multi-modal New single-family infrastructure neighborhood To Downtown Redeveloped commercial node Family Dog park with improved services building configuration Community gardens on vacant parcels To Downtown Improved basketball court Rezone parcels to redevelop for single-family Improved Improved path to Path to New multi-use path new creek trail new creek trail Enhanced Intersections New park space & New community center/ Mixed-Use Park Facility New multi-unit facul- ty/staff housing with reconfigured parking lot to rear Plaza Commercial To Downtown development ANNIE GLIDDEN NORTH REVITALIZATION PLAN DRAFT ALTERNATIVE - “HEALTHY HOME” camiros DEKALB, IL FOR ILLUSTRATIVE PURPOSES ONLY APRIL2018 DRAFT ALTERNATIVE “HEALTHY HOME” The “Healthy Home” Alternative focuses on ensuring that the AGN Area becomes a more attractive and livable community for families. New lower-density redevelopment would help to fill in vacant property, along with a strong emphasis on the development of services and amenities that were oriented towards families. Commercial redevelopment was focused on the west side of the Annie Glidden / Hillcrest intersection, as well as at the corner of Annie Glidden / Lucinda. Parks and open spaces, including Welsh Park and Boardman Park would be redesigned to be more usable for children and teens. Community gardens would be incorporated on vacant or underutilized properties. Family services would be anchored at the the Blackhawk / Lucinda intersection, as well as at the 912 Edgebrook Property. Pedestrian and bicycle connections would be strengthened to the DeKalb County Health Services campus as well as to DeKalb High School. Recommended Projects and Initiatives AGN Neighborhood Plan DRAFT 7  PROJECT REFERENCE MAP D5 B3 D1 B7 D4 W DRESSER ROAD A8 TWOMBLY ROAD Potential Street Connections Low to Medium C1 Density Infill N ANNIE GLIDDEN ROAD Residential Potential Street RIDGE DRIVE Connection D2 B2 A4 W HIlLCREST DRIVE A3 A6 A1 VARSITY BOULEVARD B4 D7 A5 C2 B1 A2 CRANE DRIVE D6 NORMAL DRIVE RUSSELL ROAD D3 A6 B5 LUCINDA AVENUE A6 B6 HIGHER AND MEDIUM PRIORITY PROJECTS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY 8 Recommended Projects and Initiatives AGN Neighborhood Plan DRAFT PLAN PRIORITIES The Plan outlines overall priorities for the AGN Project complexity is determined by evaluating the Neighborhood, reflecting stakeholder and Task Force following foreseeable criteria: Project time and value, comments and feedback generated through the team size and composition, project urgency, schedule, community engagement process. The Plan is organized cost and scope flexibility, clarity of the problem and according to the following four priorities. These solution, stability of requirements, strategic importance, four priorities were initially determined through prior stakeholder influence, level of organizational and studies that eventually led to the inception of the AGN commercial change, and external constraints and Revitalization Plan process. Each priority includes a dependencies. range of public and private implementation projects. The descriptions listed below for each priority are summaries of the desired outcomes that the AGN Task Force working groups developed. TRANSPORTATION, INFRASTRUCTURE AND OPEN SPACE A Ensure efficient transit service is available to neighborhood residents and Annie Glidden Road is safe for both motorists and pedestrians. Street trees should be plentiful, shading residents and beautifying the neighborhood. Efficient, safe, and well-located off-street parking should be provided. Improved lighting will allow residents to safely enjoy the neighborhood. Redesign Welsh Park and other available green space for all ages, to accommodate passive and active uses. Make AGN a desirable area for the entire community to visit or live in by providing quality living standards, adding useful park and recreation space, and creating interconnectivity between the neighborhood and the rest of the City. COMMUNITY SERVICES B Foster increased civic participation by neighborhood residents. Increase local daycare services and alternatives to help current families and attract new families. Promote greater awareness of community-focused services already in place. Ensure AGN residents are able to access employment opportunities and resources. Build and link partnerships between organizations that are located and/or operate in the neighborhood. NEIGHBORHOOD SAFETY AND SECURITY C Reduce crimes by ensuring greater incorporation of crime-free housing. Add cameras and lighting while ensuring improved property maintenance. Create better communication between property owners, City government, tenants, and NIU along with a network of neighborhood associations. Increase enforcement of minor quality of life infractions and the Safe Streets initiative. Continue to support cooperation between the City of DeKalb and NIU police. HOUSING AND COMMERCIAL DEVELOPMENT D Create a neighborhood with a vibrant and managed mix of students, families, and Greeks. Create efficient and well-located off-street parking. Promote well-maintained and managed properties. Develop a blend of retail and entertainment / nightlife options attractive to students, local residents and visitors. Ensure that public and private investment are aligned and coordinated. Recommended Projects and Initiatives AGN Neighborhood Plan DRAFT 9 - PAGE INTENTIONALLY LEFT BLANK -  TRANSPORTATION Make AGN a desirable area for the INFRASTRUCTURE AND entire community to visit or live in by providing quality living standards, adding useful park and recreation space, and creating interconnectivity OPEN SPACE between the neighborhood and the rest of the City. INTRODUCTION DESIRED OUTCOMES Transportation, infrastructure and open space elements Desired Outcomes were developed by the Transportation, of the Plan are intended to foster public investments that Infrastructure and Open Space working group at the initial can improve the quality of life for local residents while also brainstorming session and include the following: helping to incentivize improved private redevelopment. Projects in this section focus heavily on achieving the • Ensure efficient transit service is available to following Plan goals: neighborhood residents and Annie Glidden Road is safe for both motorists and pedestrians. • Developing a stronger sense of cohesion internally • Street trees should be plentiful, shading residents and and with the rest of the City beautifying the neighborhood. • Efficient, safe, and well-located off-street parking • Ensuring that AGN is a “high choice” area for should be provided. living that university and employers can use for • Improved lighting will allow residents to safely enjoy recruitment the neighborhood. • Redesign Welsh Park and other available green space • Making the area more pedestrian friendly for all ages, to accommodate passive and active uses. • Make AGN a desirable area for the entire community • Changing the direction of AGN from surviving to to visit or live in by providing quality living standards, thriving adding useful park and recreation space, and creating interconnectivity between the neighborhood and the rest of the City. Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT 11  HIGHER PRIORITY PROJECTS IDENTIFICATION OF LOCAL TRANSPORTATION which are based on stakeholder feedback and reflect A1 IMPROVEMENTS AND DIRECT INTEGRATION fundamentals of effective transit service: WITH DSATS STUDY Community and stakeholder feedback indicates a • Increase frequency strong desire to ensure that area families are well- • Increase span of service connected to essential services, shopping and • Simplify routing to increase directness employment centers. As redevelopment occurs, • Reduce overlapping service transportation improvements including transit routing • Simplify schedules and standardize service periods may also need to be revised. The Plan recommends organizations incorporation of these goals in future updates to the DeKalb Sycamore Area Transportation Study (DSATS). The central element of the proposed service options, DSATS is the Metropolitan Planning Organization referred to as the Core Network, combines portions (MPO) for the DeKalb Illinois Metropolitan Area. of existing routes to create a network of 30-minute service for much of the day, operating seven days per In 2017, DSATS completed the most recent update week. Under the proposed service options, the current of its Transit Development Plan (TDP). The purpose Huskie Line routes that focus primarily on access of the update was to review and evaluate the existing to campus will continue with minor modifications; operations of NIU Transit Services and TransVAC, the TransVAC deviated fixed routes, serving the community two primary transit services in the DeKalb-Sycamore more broadly, are also modified. In terms of significant region; investigate the costs and benefits of a more service expansion, a new flex route in Sycamore is integrated intra-community transit service among the proposed, and four new shorter community fixed two primary transit services; and consider options routes are proposed, to be introduced in the mid- and for improving intercommunity transit connections. long-term. Options for service to Elburn are also Major trip generators contribute to the feasibility of presented. enhancing existing transit service and support new transit service. Some of the major trip generators Complexity Lower identified by stakeholders and DSATS members that Estimated Cost $0-$50k are located within the AGN Area include the NIU DSATS, TransVAC, Huskie Campus, University Village Apartments, Eco Park Potential Lead Partners Line, City of DeKalb, Northern Apartments, Suburban Apartments, Amber Manor Illinois University, Apartments, and DeKalb County Human Services. The DSATS Plan outlines the following service principles, 12 Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT WELSH PARK REDESIGN CR AN E DR IV E OA D LR SEL RUS FOR ILLUSTRATIVE PURPOSES ONLY A2 REDESIGN WELSH PARK AS A LOCAL AND • Shaded seating near basketball area REGIONAL DESTINATION • More open shelter areas • Installation of a splash pad or other water feature Community residents strongly agreed that • Replacement of playground, consider locating closer neighborhood parks and recreational facilities to existing shelter positively contribute to quality of life. As part • Installation of free Wi-Fi in the Park of an integrated green space improvement and • Creation of pathways connecting directly to University Village apartments integration plan for the area, the redesign of Welsh • Amphitheater area for outdoor performances and Park has the potential to greatly improve the AGN movies neighborhood while creating a local and regional • Crosswalk and colored paving at Russell Road and destination. Currently, the park is underutilized and Moraine Terrace to improve connections between northern and southern sections of the park provides limited value as an amenity to surrounding • Installation of landscaping, seating and pedestrian- residents. A redesign could greatly improve access, scaled lighting along paths activity and appearance of the space, while providing • Planting additional trees along paths a public anchor for surrounding private residential • Decorative fencing along park perimeter • Reimagining of enclosed hockey rink area to redevelopment. By creating a park that is well-used and accommodate new uses including skateboarding or well-loved, potential residents will value proximity to gaga ball this space. The Plan recommends close coordination, • Public art and sculpture through collaboration with led by the DeKalb Park District, to evaluate and NIU and local arts programs • Additional park programs to help activate space implement the following proposed changes that during daytime and evenings can appeal to both families, the surrounding student population, and all of DeKalb: Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT 13 CASE STUDY: MARVIN GAYE PARK - WASHINGTON D.C. Marvin Gaye Park in Washington, D.C. illustrates the life cycle associated with many urban parks, because the conditions and subsequent use of the park follows the variations in the economy and the available funds for maintenance and improvements. It was Marvin Gaye Park where the National Recreation and Park Association (NRPA) launched its initial community revitalization initiative, Parks Build Community Phase I. In the 1970s, the District’s limited funds led to the gradual disrepair of the park: it fell victim to illegal dumping and criminal activity. It became known as “Needle Park,” reflecting the drug sales and use within its boundaries. Renamed in honor of musician Marvin Gaye, who frequented the banks of the stream while writing his music, the park remained in disrepair and misuse. Enter Washington Parks & People, a nonprofit citizens’ organization that spearheaded an effort to clean up the land and restore the park. Over a five-year period beginning in 2001, this volunteer effort resulted in a multimillion dollar rejuvenation of the park, during which 24,000 volunteers removed more than 3.5 million pounds of trash. Beginning in 2007, as part of it’s first urban park project, NRPA partnered with Washington Parks & People and the DC Department of Parks and Recreation. This initial undertaking by NRPA resulted in improvements to Marvin Gaye Park— providing further evidence that the health of a park is directly connected to the health and beauty of its surrounding neighborhoods. Marvin Gaye Park, the former Watts Branch Stream Valley Park, was officially reopened in 2009 and featured state-of- the-art playground equipment, permanent mosaics honoring community heroes, and rebuilt hiking and biking trails. The story of a park renovation project intended to revitalize a neighborhood does not stop with a successful dedication. More changes and improvements were on the horizon, due to continued involvement by Washington Parks & People and the strong community leadership developed as part of this effort. The renovated and reopened park led to positive changes in a newly revitalized neighborhood, including: • The closing of a nearby methadone clinic that attracted drug users to the area • More people, young and old, visiting the park • Visitors staying longer in the park • Youths being more active physically while visiting the park • Adults recalling childhood memories they recaptured by spending time in the park • People speaking about how the park has broken down barriers among residents Source: Rejuvenating Neighborhoods and Communities Through Parks—A Guide To Success www.nrpa.org/uploadedFiles/nrpa.org/Publications_and_Research/Research/Papers/Rejuvenating-Neighborhoods-White-Pa- per.pdf 14 Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT These improvements should be coupled with a focus DEVELOP BICYCLE ROUTE TO HIGH SCHOOL AND A3 on development of new medium-density housing HEALTH DEPARTMENT UTILIZING NORMAL AND and parking at the vacant property on Crane Drive DRESSER ROADS and Russell Road to take advantage of the enhanced DeKalb High School is a major destination that amenity. The DeKalb Park District currently has limited currently remains out of reach for recreational funds to begin Welsh Park improvements. This funding cyclists, including youth. The Plan recommends the should be leveraged with grants through organizations evaluation and design of bicycle facilities on Normal such as the National Recreation and Park Association, and Dresser Roads to accommodate and promote KaBOOM! - which provides funding for playground active Transportation. These recommendations should improvements, as well as the National Endowment be incorporated into the DSATS Active Transportation for the Arts, which provides resources and grants for Plan, currently in development. placemaking and neighborhood improvements. Complexity Lower Complexity Medium Estimated Cost $50k - $100k Estimated Cost $100k and above DeKalb Park District, City of DeKalb Park District, City of DeKalb, NIU, Live Healthy Potential Lead Partners DeKalb, NIU Potential Lead Partners DeKalb County, Live Healthy DeKalb County, DeKalb School District Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT 15 A4 DEVELOP SIDEWALK CONNECTION TO HEALTH DEPARTMENT UTILIZING ANNIE GLIDDEN AND Complexity Lower DRESSER ROADS Estimated Cost $50k - $100k The DeKalb County Health Department is a major DeKalb Park District, City of destination that is currently disconnected from the DeKalb, NIU, Live Healthy pedestrian network of the community. The Plan Potential Lead Partners DeKalb County, Live Healthy recommends the evaluation and design of sidewalks DeKalb County, DeKalb and other streetscape amenities on Annie Glidden School District Road north of Dresser Road and west of Normal Road to promote walkability. These recommendations should be incorporated into the DSATS Active Transportation Plan, currently in development. MEDIUM PRIORITY PROJECTS DEVELOP STREETSCAPE AND GATEWAY term residents, and representatives from various IMPROVEMENTS FOR THE GREEK ROW AREA IN nationalities add to its vibrance. The Plan recommends A5 ORDER TO HELP IMPROVE ITS IDENTITY AND the following physical improvements to the Blackhawk PERCEPTION / Hillcrest area: Greek Row is a unique location within the City of DeKalb that currently lacks a cohesive aesthetic or • Gateway signage at the northeast corner of identity. This project proposes a set of comprehensive Blackhawk / Hillcrest streetscape and gateway improvement features which • Pedestrian crosswalks across Hillcrest Drive from will help improve the overall appearance of the Greek Blackhawk Row area. The distinctiveness of the Greek Row area • Landscaped medians along both Blackhawk Road is a result of a youthful vitality, proximity to Northern and Hillcrest Drive Illinois University, and uniformity of the neighborhood • Investigate a potential intersection reconstruction through its shared educational experience. Embedded of Hillcrest Drive and Greenbrier Road, including a in rich tradition, the Pan-Hellenic organizations potential landscaped traffic circle located in the Greek Row area provide its name • Street trees on the west side of Blackhawk Drive, and the institutional framework. In addition to these in conjunction with redevelopment of the vacant organizations, scholarship-oriented societies, long- movie theater property. 16 Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT • Increased pedestrian-scaled lighting along A6 REDESIGN NIU NURSING SCHOOL GREEN SPACE Blackhawk / Hillcrest AS NEIGHBORHOOD PARK AND INCORPORATE INTO OPEN SPACE NETWORK These improvements should coincide with additional The NIU School of Nursing is housed in the former housing and commercial development and safety Elementary School at the corner of Ridge Drive and and security projects as outlined in the Plan. Sources Normal Road. The NIU Nursing School is a desirable of funding for improvements could come from the tenant for this space and this project. NIU owns the establishment of a tax-increment financing district open land that is south of the nursing school building. (TIF) or through other state and federal sources such The Plan recommends stakeholders work with as the Illinois Transportation Enhancement Program community partners such as the Park District and / (ITEP). ITEP is a federally funded program that requires or DeKalb County Community Gardens to develop local matching funds from an eligible project sponsor. proposals for utilizing the open space to improve the The purpose is to provide funding for community neighborhood. A project for this open space could be based projects that expand travel choices and enhance leveraged with the positive potential that this facility the transportation experience by improving the cultural, along with the NIU Nursing School program could historic, aesthetic and environmental aspects of our provide. This project seeks to redesign and activate the transportation infrastructure. The program focuses school grounds as a small neighborhood park, which on providing alternate modes of transportation where can serve residents from the surrounding apartment the scope of transportation projects goes beyond and single-family areas. In tandem with Welsh Park the traditional accommodations for cars, trucks and improvements, the school grounds can provide much- transit. needed playground and athletic field space for local children and sports leagues. Any improvements Complexity Medium should be installed close to Normal Road to ensure a Estimated Cost $100k and above high degree of visibility. Sources of funding for open City of DeKalb, NIU - space improvements could include NIU as well as state Potential Lead Partners Fraternity & Sorority Life, NIU and federal sources such as KaBOOM! - which provides Student Association funding for playground improvements, MLB’s Baseball Tomorrow Fund and the Cal Ripken Sr. Foundation. Complexity Medium Estimated Cost $100k and above NIU School of Nursing, Potential Lead Partners DeKalb Park District, City of DeKalb Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT 17  CREATE A DEDICATED PEDESTRIAN PATH FROM A8 IMPROVE AND ENHANCE PEDESTRIAN A7 THE END OF HIGH TERRACE CROSSINGS AT ANNIE GLIDDEN ROAD AND Ensuring that a redesigned Welsh Park has full LUCINDA AVENUE, HILLCREST DRIVE AND access from surrounding residential areas is a key LINCOLN DRIVE goal of the Plan. This project proposes that the City DSATS is currently updating its Active Transportation acquire the right-of-way through a vacant parcel Plan. Active transportation includes any form of non- connecting Russell Road and High Terrace to create motorized transportation, such as walking, bicycling, a pedestrian connection. This route is already used or using a wheelchair. This project, to be integrated in as an informal walking path by students and other the Active Transportation Plan, focuses on improving residents. By creating a formal path with lighting and pedestrian safety at the key intersections of Annie other features, safety can be improved and Welsh Glidden Road and Lucinda Avenue, Hillcrest Avenue Park can become better utilized. In addition to the and Lincoln Drive. Improvements could include the path, the site could also function as a community following design features: garden to provide an additional amenity for local residents. In addition, sidewalks should be installed • Pedestrian crossing lights along High Terrace where they are currently lacking. • Handicap ramps Funding for this improvement would likely come from • Decorative paving patterns the City of DeKalb‘s general fund or other State and • Bumpouts to shorten crossing distance Federal sources such as the Illinois Transportation Enhancement Program (ITEP). Funding for this improvement would likely come from the City of DeKalb‘s general fund or other State and Complexity Lower Federal sources such as the Illinois Transportation Estimated Cost $50k - $100k Enhancement Program (ITEP). City of DeKalb, DeKalb Potential Lead Partners County Community Gardens, Complexity Medium DSATS, DeKalb Park District Estimated Cost $100k and above Potential Lead Partners City of DeKalb, NIU 18 Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT A9 REDUCE DENSITY WHEN OPPORTUNITIES ARISE AND ENSURE THAT PLANS FOR NEW OR REDEVELOPED PROPERTIES INCLUDE PROVISIONS FOR INCREASED PARKING AND OPEN SPACE Project Task Force members have expressed a strong interest in having the City develop a policy that would help reduce density within portions of the AGN area while increasing open space and creating more well-located and efficient parking areas. The Plan recommends that the City evaluate the following policy approaches: • Evaluation of vacant properties within the AGN area for future City purchase in order to create additional open space or trail connections. • Development of shared parking standards to ensure that existing and future lots are better utilized, especially at different times of the day or week, an example would be church parking lots. that are typically used only one or two days a week • Potential rezoning of some MFR-2 (Multi Family Residential 2) areas to MFR-1 (Multi-Family Residential 1) or TFR (Two Family Residential). Complexity Higher Estimated Cost $100k and above Potential Lead Partners City of DeKalb Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT 19 CASE STUDY: HOCKHOCKING ADENA BIKEWAY – ATHENS, OH The Hockhocking Adena Bikeway stretches 18 miles from Nelsonville through downtown Athens past Ohio University. The City of Athens says the path is a well-utilized resource in the community. “Families love it. Like I said, tourists love it. It gets really well used by our university students. As much as we can, we contribute to projects that encourage walking and biking. That’s also a positive in the health spectrum,” says Athens County Planner Miranda Kridler. The bikeway has many points of interest along the way. There are also several places for users to rent a bike. The City of Athens is set to begin construction on the third and final phase of a bike spur extending the Hockhocking Adena Bikeway from Armitage Road to University Estates housing development near Ohio Route 682. Ninety-five percent of the project (up to about $312,000) is funded by a grant from the Ohio Department of Transportation’s transportation alternatives program; the remaining 5 percent will come from City funds. Athens Mayor Steve Patterson said that extension of the bike path to University Estates was envisioned in the original development agreement the City entered into with University Estates in 2000. ODOT also announced about $1.5 million in grant funding for extension of the bikeway to Chauncey. City Engineer Andy Stone said that much of the design of the Athens bike spur extension project already has been completed, although he said he didn’t expect construction to get underway until mid-summer into late fall 2018, or possibly early spring 2019. “What this means is people who live up at University Estates will now be able to get onto this new spur and ride it all the way into the City of Athens without having to go onto Ohio Rt. 682,” the mayor said. Patterson noted that the City has been seeing more development taking place in and around University Estates in recent years, and said he hoped that the bike- path extension will help encourage further development in the area. In order to create connections to the Bikeway, the City is now looking at adding bike lanes “strategically” to certain roads in the city, including East State Street. The City is also looking at adding “sharrows,” or shared-lane markings reminding drivers that they must share the road with bikers, to certain roads. Source: www.athensnews.com/news/local/bike-path-to-be-extended-to-university-estates-chauncey/article_041a7aee-829e- 11e7-b5b1-9fa420415c32.html 20 Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT  LOWER PRIORITY PROJECTS A10 DEVELOP HIKE / BIKE TRAIL ALONG CREEK FROM eligible units of government to acquire, construct, and LUCINDA AVENUE TO LORUSSO LAGOON AND rehabilitate public, non-motorized bicycle paths and REGENT DRIVE directly related support facilities. Grants are available The Hike-Bike Trail project utilizes an existing creek and to any local government agency having statutory public right-of-way as an asset to begin to develop a authority to acquire and develop land for public bicycle recreational corridor and trail that can benefit current path purposes. The federal Recreational Trails Program and future AGN residents. This project recognizes the (RTP) provides funding assistance for acquisition, need for facilities that encourage active transportation development, rehabilitation and maintenance of both and support neighborhood beautification and motorized and non-motorized recreation trails. By law, restoration of the natural environment. The creek 30% of each states’ RTP funding must be earmarked that primarily runs northwest to southeast from for motorized trail projects, 30% for non-motorized Lorosso Lagoon into the NIU campus offers a great trail projects and the remaining 40% for multi-use opportunity to co-locate a Hike-Bike Trail along its (diversified) motorized and non-motorized trails or a course, providing a route that connects residential combination of either. areas with local amenities. As part of this project, a Complexity Medium “friends of the trail” volunteer team could be created Estimated Cost $100k and above to help clean, maintain, and promote the corridor. The DeKalb Park District, City of friends of the trail should collaborate, promote, and Potential Lead Partners DeKalb, NIU, Live Healthy educate the community on the purpose for the hike- DeKalb County bike trail while providing organizational and fundraising capacities to supplement and lessen the burden on the City. The City should acquire needed right-of-ways and develop a detailed design for the trail. The Illinois Department of Natural Resources (IDNR) administers grant programs that can provide funding assistance to acquire, develop and, in some cases, maintain trails for a variety of public recreation uses. The Illinois Bicycle Path Grant Program was created to financially assist Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT 21 A11 RECOMMEND CONNECTIONS TO CITY PARKS A12 REDESIGN UNIVERSITY PLAZA PARKING LOT OUTSIDE OF THE NEIGHBORHOOD THROUGH AS NEIGHBORHOOD SQUARE AND RELOCATE DSATS STUDY. PARKING TO SHARED LOT ON CRANE DRIVE AND Through conversations with residents and RUSSELL ROAD stakeholders, it became clear that some families feel The Plan recommends that the owner of University isolated from the recreational amenities that exist Plaza evaluate a redesign of their property to shift throughout the City and County including Prairie parking to Crane Drive and Russell Road. Doing so Park and the PA Nehring Forest Preserve. The Plan would open up a prime site on Annie Glidden Road recommends incorporation of transit and bicycle for commercial or mixed-use redevelopment while connections to these regional amenities in future providing the opportunity to create a semi-public updates to the DeKalb Sycamore Area Transportation open space amenity for University Plaza residents. Study (DSATS). The property owner should work directly with the City to evaluate the feasibility of this proposal and a Complexity Lower potential public-private partnership. Funding for these Estimated Cost $0 - $50k improvements could come through the implementation DSATS, VAC, Huskie Line, City of a tax-increment financing district (TIF) as well as Potential Lead Partners of DeKalb, NIU other sources. New parking at Crane Drive and Russell road could be utilized as a shared lot for Welsh Park activities through a partnership with the DeKalb Parks District. Complexity Higher Estimated Cost $100k and above Private (University Plaza Potential Lead Partners ownership), City of DeKalb, DeKalb Park District 22 Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT A13 DISTRIBUTE AND POST TRANSIT ROUTE MAPS A14 IMPROVE BOARDMAN AND PAPPAS PARKS TO BROADEN VISIBILITY OF SYSTEM WITH RUNNING PATHS CIRCLING DETENTION In an effort to encourage greater use of local transit PONDS, CREATING MORE USABLE SPACES FOR systems, NIU Transit Services/Huskie Line and RESIDENTS TransVAC should post a single service map featuring On the west side of the AGN area, Boardman and routes of both systems. Service map should be posted Pappas Parks represent underutilized open spaces that at each bus stop, as well as in highly visable areas could be greatly enhanced with walking and running including local businesses, parks, schools and larger paths, picnic areas, additional landscaping, lighting apartment complexes. In the future, when real-time and seating. In addition, signage and wayfinding to arrival information is made available, stops should also the parks should be greatly improved, especially from include digital sign boards showing the arrival times of Annie Glidden Road. Currently, the parks have very low local buses. visibility to those who live outside of the immediate area. These parks have the potential to anchor the Complexity Lower surrounding residential uses, similar to how Welsh EstimatedCost $0 - $50k Park can become a desirable amenity on the east side DSATS, TransVAC, Huskie of the neighborhood. The Dekalb Park District has Potential Lead Partners Line, City of DeKalb, Northern a current Comprehensive Master Plan that calls for Illinois University, improvements to these parks Future potential DeKalb Park District funding should be leveraged with grants through organizations such as the National Recreation and Park Association and other sources. Complexity Medium Estimated Cost $100k and above DeKalb Park District, City of Potential Lead Partners DeKalb, NIU Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT 23 A15 DEVELOP COMMUNITY GARDENS ON VACANT A16 CREATE NEW STREET CONNECTION FROM PARCELS AT GREENBRIAR AND RUSSELL ROADS TWOMBLY ROAD TO W HILLCREST DRIVE Vacant properties along Greenbriar and Russell The AGN neighborhood currently suffers from a lack of Roads provide the opportunity to initiate community street connectivity. Planned in conjunction with project garden programs as interim or long-term uses of A12, this project would help create vehicular, bicycle the sites. The establishment of community gardens and pedestrian access from the termination of Regent can help bring neighbors and stakeholders together Drive north to Twombly Road. This corridor would to beautify the neighborhood, while also potentially help connect the isolated Eden’s Garden, Suburban providing fresh fruit and vegetables for local residents. Apartments and New Hope Missionary Baptist Church The City should work with local property owners to to Boardman Park and the Hillcrest Drive Area, enabling assess the availability of these sites, and promote the a north-south traffic route separate from Annie Glidden initiative with local partners including DeKalb County Road. Some right-of-way acquisition may be necessary Community Gardens, and local Greek Organizations. in order to create this new street connection. Funding for the project would come primarily through the City’s Complexity Lower general fund. Estimated Cost $50k - $100k City of DeKalb, DeKalb Complexity Higher Potential Lead Partners County Community Gardens, Estimated Cost $100k and above Greek Organizations Potential Lead Partners City of DeKalb 24 Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT A17 DEVELOP NEW STREET NETWORK BETWEEN W DRESSER ROAD AND RIDGE DRIVE TO FACILITATE INFILL DEVELOPMENT In order to provide a framework for new development, a new street network should be planned between Dresser Road and Ridge Drive. This network should be segmented to create a walkable grid of streets, and should connect to Annie Glidden Road and Blackhawk Road. The City should consider connecting the design of the public street environment (complete streets) to zoning approvals through the zoning ordinance and subdivision regulations. This would facilitate the establishment of regulations to coordinate on-site design requirements addressing vehicular and bicycle parking; and bicycle, pedestrian and vehicular access. It will also facilitate coordination of site-based signage and landscape requirements with public way signage and landscaping. This would enable a site plan review process to consider both on-site and off-site aspects affecting the relationship of new development to the public way. Complexity Higher Cost $100k and above Potential Lead Partners City of DeKalb Transportation, Infrastructure and Open Space AGN Neighborhood Plan DRAFT 25 - PAGE INTENTIONALLY LEFT BLANK -  COMMUNITY SERVICES INTRODUCTION DESIRED OUTCOMES The Community Services initiative of the Plan is intended Desired Outcomes were developed by the Community to connect residents to existing resources, and to Services working group at the initial brainstorming session identify new services where needed in order to enhance and include the following: opportunity. This initiative focuses on health, economic development, and education projects. Each of these areas • Foster increased civic participation by neighborhood address critical gaps and needs identified throughout our residents planning process. Projects in this section focus heavily on • Increase local daycare services and alternatives to achieving the following Plan goals: help current families and attract new families • Promote greater awareness of community-focused • Developing a stronger sense of cohesion internally services already in place and with the rest of the City • Ensure AGN residents are able to access employment opportunities and resources • Developing a deeper understanding of those who • Build and link partnerships between organizations that live in poverty and their challenges are located and/or operate in the neighborhood • Increasing access to healthy food as a tool for empowerment • Addressing the deficiencies of the neighborhood in terms of social services to fill gaps with viable solutions • Ensuring that various stakeholders have ownership and pride in the Plan • Changing the direction of AGN from surviving to thriving Community Services AGN Neighborhood Plan DRAFT 27  HIGHER PRIORITY PROJECTS B1 ESTABLISH A COMMUNITY FOOD AND benefit from counselors, financial literacy courses, GED EDUCATION CENTER classes, prenatal instruction, and much more within a DeKalb County Community Gardens has presented a bright, clean, and welcoming environment in the middle proposal of a large coalition that has the potential to of a lush soothing greenspace. address several of the AGN Neighborhood needs in one project. The Community Food and Education Center Combining many services and needs with multiple project has the potential to impact hundreds of lives revenue streams, establishes a path toward in and outside the neighborhood. Few projects offer sustainability for the project. At a time when federal such a strong possibility for ending the marginalization and state funding is often constrained, it is important of the residents of AGN. There are many opportunities for nonprofits to have a variety of revenue generating in this project for members of the neighborhood to programs to advance their mission. The center will feel welcomed and engaged in the wider community serve needs of different nonprofit organizations in one as residents from outside the neighborhood and location, thereby saving capital costs and increasing City come into the neighborhood to experience food, services offered. Also a collaborative effort addressing beauty, and experiences they cannot have anywhere many needs in one central location will appeal to local else. The Community Food and Education Center is the funders and attract more capital to make it financially type of neighborhood service location that will displace viable. This project should be aligned with project D3, negative activity by attracting positive activity. Create a Hillcrest/Blackhawk Focus Area. The Community Food and Education Center could also Complexity Higher stimulate additional commercial development. As part Estimated Cost $100k and above of the project, a farm-to-table restaurant with a focus DeKalb County Community on delicious, creatively presented local food, wine, Gardens, City of DeKalb, beer, and spirits will be especially attractive to young DeKalb County Health professionals as the local food movement continues Potential Lead Partners Department, DeKalb to gain in interest. The Center could also provide a County Community Action, variety of jobs and job training opportunities for local Northwestern Medicine residents. By combining a grocery store and restaurant Kishwaukee Hospital, NIU with a strong local focus along with a community shared use kitchen, food hub, greenhouse, and urban farm, there will be a variety of training experiences. classrooms, shared workspaces, and offices will 28 Community Services AGN Neighborhood Plan DRAFT CASE STUDY: ARTHOUSE: A SOCIAL KITCHEN - GARY, IN in 2016, ArtHouse: A Social Kitchen opened a culinary incubator/art gallery in downtown Gary in hope of creating more food-related entrepreneurs. Gary, IN is a city of 76,000 with just 30 restaurants, many of which are fast-food joints that line Broadway and Grant Street. City officials credit the center, which has already hosted more than 100 programs, with sparking new life along the Fifth Avenue corridor. Now it’s expanding to a vacant lot across the street in what’s being heralded as a “major milestone.” ArtHouse: A Social Kitchen unveiled the new ArtHouse Patio, an outdoor area that includes a public sculpture by acclaimed South Side Chicago artist Theaster Gates, ArtHouse’s founder. The sculpture consists of three shingled walls that resemble gabled roofs, with a mulch floor on a newly sodded lot. The patio addition is meant to be a public gathering spot that will be incorporated into ArtHouse’s outdoor programing, which have included festivals, grilling sessions and movie screenings. ArtHouse also plans to plant gardens and add more public sculptures. ArtHouse has clearly brought residents from across the city together and energized downtown. ArtHouse has also provided business and professional development training to more than 30 entrepreneurs. Legacy Foundation President Carolyn Saxton said ArtHouse has been a catalyst for change in downtown Gary, where the sponsor, the John L. and James S. Knight Foundation, has also funded the City Methodist Church Ruins Garden and Steel City Salvage’s reclaimed building material warehouse. “We see this as a first step to the redevelopment of Gary, Indiana,” she said. “We want to be a major partner to help it flourish and grow in the future.” Gary Mayor Karen Freeman-Wilson said some questioned private foundations pumping $1 million into an arts center downtown when the city has many other needs, but contends it has helped bring Fifth Avenue back to life with new investments at 504 Broadway, the U.S. Steel Yard and the former Calumet Township site. “It was the result of the catalyst created by ArtHouse: A Social Kitchen,” Mayor Freeman-Wilson said. “That’s what development is all about. If you are able to get someone to be the first in, you find others who are willing to get involved, and to invest their money or time.” Gates, who had the vision for the community center to regularly host business seminars, cooking classes, yoga and visual art exhibits, said he wanted to ensure that the resources that came into the Steel City would have an impact, proclaiming “I’m proud to say the investments that have come have touched lives in Gary.” Sources: http://arthousegary.com/ https://www.nwitimes.com/business/lake-newsletter/arthouse-heralded-as-downtown-gary-catalyst-expands/ article_1e9a3986-b288-510e-a126-0d2c927c03ad.html Community Services AGN Neighborhood Plan DRAFT 29  POTENTIAL COMMUNITY CENTER E R IV O KD B RO GE ED FOR ILLUSTRATIVE PURPOSES ONLY B2 CREATE A COMMUNITY CENTER PROGRAM include the development of a program of uses, size Community Center Programming should be requirements and parking needs for a new building. investigated and planned to propose services that If the City decides to retain the building (following a could be offered in the neighborhood if a building structural analysis), partners should be identified to or site for a community center is identified. Plans provide funding and management. More likely, the City for the Community Center program should include will look to clear the site and encourage community participating agencies, funding sources, staffing uses through the Planned Development process, requirements, volunteer recruitment options, and as the Zoning Ordinance does not currently have a other imminent resources that would need to be designation for community facilities. New development identified in order to pursue development. Planning should reflect the neighborhood character by orienting efforts should be conducted in cooperation with social the building towards Blackhawk Road with landscaping service agencies such as those already engaged with and screened parking along the eastern portion of the University Village. site. EVALUATION OF 912 EDGEBROOK Complexity Higher 912 Edgebrook is one potential location for a Estimated Cost $100k and above new Community Center. The 47-unit building was City of DeKalb, DARA, condemned in 2014 because of multiple safety DeKalb Park District, NIU, violations and was later purchased by the City. Due University Village Tenants to its central location, the property provides an Association, Hope Haven, opportunity to create a mixture of uses including NIU Child Development NIU Potential Lead Partners community services, neighborhood gathering space, Administration, Family Services and shared parking for surrounding residents. The Agency, Illinois Work Net, Plan recommends that the City work directly with Kishwaukee College, DeKalb potential partners to evaluate the viability of the County, Northwestern Medicine site as a Community Center. This evaluation should Kishwaukee Hospital 30 Community Services AGN Neighborhood Plan DRAFT CASE STUDY: FOWLER CENTER - BETHLEHEM, PA Located in the heart of Southside Bethlehem, near Lehigh Universtiy, the Fowler Center is a community hub offering a wide range of educational opportunities for 30,000 people every year. Northampton Community College (NCC) purchased the building, formerly housing offices for Bethlehem Steel, in 2005. At the time, NCC was taking a big gamble on the distressed Third Street corridor. Over the years, the building’s uses have morphed as the community’s needs have evolved. Featured programs currently include the Hospitality Career and Leadership and Executive Development Institutes, and programs in public safety, healthcare, adult literacy and workforce training. The Fowler Center is home to numerous non- credit classes that can be taken for enrichment and pleasure. The Center boasts art studios equipped for jewelry and glass-making, dance studios, and a theatre-style demonstration kitchen. Designers and entrepreneurs can take advantage of the 3-D fabrication studio (known as The Fab Lab) to develop prototypes and push the limits of their creativity. The Center also offers clinical services and community programs including dental care, literacy training, and learning how to plan a fundraiser. A $5 million renovation of the 30,000-square-foot center is slated to open in the fall of 2018. Modeled after tech companies, the design of the center seeks to maximize collaboration with open concept work spaces, incubation areas for brainstorming, private meeting rooms, and a prototyping facility. “Having a community college make a commitment to the revitalization, as the first entity, was a very big deal. It’s easy now, 10 years later, not to think much of it, but it was the first institution or company to take a leap of faith and was a catalyst to make things happen in South Bethlehem,” said Don Cunningham, president and CEO of the Lehigh Valley Economic Development Corp. The Center has spurred reinvestment in surrounding properties, including Five10Flats — a $20 million residential and retail building. Under construction directly across the street. The five-story Five10Flats is the first of three mixed-use buildings envisioned by the builder, Peron Development and includes 95 one- and two- bedroom units and commercial space. Sources: www.mcall.com/entertainment/restaurants/blog/mc-ent-starbucks-first-retail-tenant-five10flats-south-bethlehem- 20180718-story.html northampton.edu/admissions/campus-locations/fowler-center.htm Community Services AGN Neighborhood Plan DRAFT 31 B3 WORK WITH LOCAL HEALTH CARE PROVIDERS TO Federal regulations. ESTABLISH A WALK-IN CLINIC OR URGENT CARE • The new or expanded health clinic has met FACILITY WITHIN THE NEIGHBORHOOD all aforementioned requirements on or before Residents and Task Force members expressed a December 31, 2019. strong desire to increase health care offerings within the AGN area. As a recommendation, the City may wish Ideal locations for a health clinic could include the to stimulate the opening of a heath clinic within the City-owned property at 912 Edgebrook, the NIU project area by offering a small start-up subsidy to an School of Nursing, or other central, walkable areas organization that meets the following criteria: of the neighborhood. Clinic operators can potentially • The operator is establishing or expanding a receive funding through charities, fundraising, federal Federally Qualified Health Center (FQHC). Existing or state grants and local events. Clinics should health centers in the AGN area may become a determine eligibility for funding from sources like the FQHC to meet this requirement. Bureau of Primary Health Care (BPHC) or the National • The health clinic operates on a full-time basis (a Association of Community Health Centers (NACHC). minimum of 35 hours per week), in perpetuity. Existing health centers in the AGN area operating Complexity Medium less than 35 hours per week may expand their Estimated Cost $100k and above operational hours to a minimum of 35 hours per City of DeKalb, Northwestern week to meet this requirement. Kishwaukee, Hope Haven, • The new or expanded health clinic is licensed by Potential Lead Partners NIU School of Nursing, the State of Illinois. DeKalb County Health • The new or expanded health clinic is operating Department in compliance with all applicable local, State and 32 Community Services AGN Neighborhood Plan DRAFT  MEDIUM PRIORITY PROJECTS B4 PROMOTE ENROLLMENT IN TENANTS By first making the role of the Association clear to ASSOCIATIONS THROUGHOUT THE residents, they can be encouraged to attend meetings NEIGHBORHOOD and participate in community events. In addition, the This project is intended to improve communication Association can also take a proactive role in advocating between residents, tenants, and local landlords for, planning and implementing smaller projects that by promoting enrollment in the local Tenants can improve the quality of life for tenants and nearby Associations. Often times it takes the action of an residents. Projects with greater visibility will encourage organized group of tenants to make their voices greater participation and enrollment in the Association. heard. If organized, tenants can use collective political, economic, and social pressures to overcome recurring problems. A Tenants Association can collectively exert Complexity Lower more pressure for their views than an individual tenant Estimated Cost $0k - $50k can on their own. Tenants can work together for a University Village Tenants common goal, to make their lives and living situations Association, other apartment Potential Lead Partners better. Some common rental housing issues that can tenant associations, local be addressed through the Association include: churches • Shared repairs issues among neighbors • Emergency repairs: loss of essential services such as running water, hot water, electricity, or sanitary facilities • Loss of heat or inadequate heating • Utility shutoffs due to landlord nonpayment • Poor management; bad record-keeping, abusive and retaliatory behavior by management, privacy violations • Threat of loss of affordable housing Community Services AGN Neighborhood Plan DRAFT 33 B5 INVENTORY WORKFORCE TRAINING PROGRAMS B6 WORK WITH NIU, LOCAL CHURCHES AND OTHER AND EMPLOYERS LINKED TO THOSE PROGRAMS. PARTNERS TO IDENTIFY PROGRAMS THAT SURVEY RESIDENTS TO GENERATE A FEEDBACK PROVIDE DAYCARE, HEALTH CARE, AND OTHER LOOP ON PROGRAMS’ EFFECTIVENESS COMMUNITY SERVICES. DEVELOP A PACKET Linking residents to potential job opportunities in the OF RESOURCES, SERVICES, AND TOOLS, AND City and County is seen as a important goal by the DESIGN A PROGRAM TO MARKET SERVICES AGN Task Force. This project would identify partners Connecting the dots between residents and available and create an updated inventory of workforce training daycare, health care and other community services programs and local employers with job openings in will help create greater utilization of existing resources the area. This inventory could then be used to identify while preventing overlap between providers. This needed skills and gaps in existing training programs. inventory should be summarized in a packet or AGN residents that are already participating in local brochure that can be distributed to residents at training programs should be identified and surveyed community events, churches and other gathering to help gauge overall effectiveness and participation places in order to promote services. NIU students rates. NIU students could help lead the initial inventory could help lead the initial inventory effort as part of effort as part of related academic work. related academic work. Complexity Medium Complexity Medium Estimated Cost $50k - $100k Estimated Cost $100k and above NIU Jobs PLUS, DeKalb NIU, local churches, DeKalb County Community County Health Department, Development, Illinois Potential Lead Partners DeKalb Park District, City Potential Lead Partners Worknet, local staffing of DeKalb, Voluntary Action agencies, Kishwaukee Career Center Planning 34 Community Services AGN Neighborhood Plan DRAFT B7 REACH OUT TO NON-PROFIT GROUPS TO The Plan recommends developing an inventory of OFFER AFTER-SCHOOL ACTIVITIES FOR local programs and activities for kids and utilizing the NEIGHBORHOOD KIDS inventory to help promote available programs. NIU An after-school activity is any organized program students could help to lead the initial inventory effort that youth can participate in outside of the traditional as part of related academic work. school day. Some programs are run by a primary or secondary school, while others are run by externally Complexity Lower funded non-profit or commercial organizations. After- Estimated Cost $0k - $50k school youth programs can occur inside a school NIU, local churches, DeKalb building or elsewhere in the community, such as a School District 428, City of Potential Lead Partners community center, church, library, or park. Benefits of DeKalb, Voluntary Action after-school activities can include: Center, DeKalb Park District • Positive use of time • Academic growth • Behavioral growth • Closing the achievement gap LOWER PRIORITY PROJECTS HOLD A JOB FAIR WITHIN ANNIE GLIDDEN NORTH Complexity Lower B8 TO PROMOTE LOCAL HIRING. Cost $0k - $50k A job fair, also referred commonly as a career fair or NIU, DeKalb County career expo, is an event in which employers, recruiters, Community Development, IL Potential Lead Partners and schools give information to potential employees. Worknet, Kishwaukee Career Job seekers attend these while trying to make a good Planning, NIU Jobs Plus impression to potential coworkers by speaking face- to-face with one another, filling out résumés, and asking questions in attempt to get a good feel for the work needed. In order to provide additional exposure for local employers and to connect residents to job opportunities, the Plan recommends quarterly job fairs at a convenient location within the AGN area. Community Services AGN Neighborhood Plan DRAFT 35 B9 INSTALL KIOSKS AND/OR COMMUNITY BULLETIN B10 PROVIDE VOTER REGISTRATION SERVICES IN BOARDS TO ADVERTISE SOCIAL EVENTS THE AGN NEIGHBORHOOD AND LINK RESIDENTS The lack of neighborhood communication is seen as an TO CLOSEST POLLING PLACES. ENSURE THE issue in the AGN area. Different groups communicate 2020 US CENSUS INCLUDES A FULL COUNT OF and take in public information in different ways, with ALL STUDENTS AND OTHER RESIDENTS students most likely to use online tools and older Civic engagement—best exemplified by voting—is residents used to more traditional means. Bulletin dependent upon an engaged and informed citizenry. boards serve an important community building Too often, the voting process undermines lower function. Posted fliers advertise services, events and income community of color, affecting proper people’s interests, and invite community members to representation at all levels of government. Another communicate, participate, interact and transact. The factor is that individuals living below the poverty line Plan recommends the strategic installation of digital are more likely to move requiring an extra step of kiosks or bulletin boards to help improve neighborhood paperwork to register, before even arriving to the polls. communication. These displays should be unobtrusive This Plan recommends assisting AGN tenants with and located in areas with a high volume of local registration and guidance to the nearest polling places, pedestrian traffic. Funding for these installations can so that registered and non-registered voters can have a potentially be derived from discreet advertising, catered better opportunity for civic engagement. In addition the to local businesses. Leadership Conference on Civil Rights has produced a series of fact sheets and data tables to encourage Complexity Medium an accurate record of people most often missed by Estimated Cost $0k - $50k the decennial count which includes communities of Potential Lead Partners City of DeKalb color, residents of rural areas, immigrants and young children. These tools are designed to help advocates and communities understand and bring attention to the factors that create persistent underrepresentation of certain groups in the census. Complexity Lower Estimated Cost $0k - $50k DeKalb County Clerk and Potential Lead Partners Recorder 36 Community Services AGN Neighborhood Plan DRAFT B11 ESTABLISH A LEGAL AID OFFICE IN THE NEIGHBORHOOD Legal aid is the provision of assistance to people otherwise unable to afford legal representation and access to the court system. Legal aid is regarded as central in providing access to justice by ensuring equality before the law, the right to counsel and the right to a fair trial. A legal aid office is often a law school program providing hands-on-legal experience to law school students and services to various clients. Legal aid offices typically do pro bono work in a particular area, providing free legal services to clients. The Plan recommends the establishment of a legal aid office within the AGN area, in partnership with NIU. Complexity Medium Estimated Cost $50k-$100k Potential Lead Partners NIU Community Services AGN Neighborhood Plan DRAFT 37 - PAGE INTENTIONALLY LEFT BLANK -  NEIGHBORHOOD Safety and security were identified by residents as one of the highest SAFETY AND SECURITY priorities for neighborhood improvement. INTRODUCTION DESIRED OUTCOMES Concerns over safety and security potential solutions Desired Outcomes were developed by the were discussed in community meetings, youth Neighborhood Safety and Security working group at the meetings and working group sessions. Residents initial brainstorming session and include the following: proposed strategies and projects to create a safer environment including: reducing crime, promoting • Reduce crimes by ensuring greater incorporation community policing, building trust between residents of crime-free housing. and the Dekalb Police Department, discussing code • Add cameras and lighting while ensuring improved enforcement to address vacant lots and buildings, and property maintenance. improving lighting. Projects in this section focus heavily • Improve communication between property owners, on achieving the following Plan goals: City government, tenants, NIU, and network of neighborhood associations. • Developing a stronger sense of cohesion • Increase enforcement of minor quality of life internally and with the rest of the City infractions and build upon the Safe Streets initiative. • Reducing crime • Continue to support cooperation between the City of DeKalb and NIU police. • Ensuring that AGN is a “high choice” area for living that university and employers can use for recruitment • Enhancing the overall college experience Many of the other Plan strategies outlined in this document are intended to increase economic opportunity, which will have a • Changing the direction of AGN from surviving to direct effect on reducing future crime rates. thriving Neighborhood Safety and Security AGN Neighborhood Plan DRAFT 39  Pictured, Dwell DeKalb Property Owner Dave Grant, Security Camera Tech Jacob Santos, and DeKalb Police Chief Gene Lowery HIGHER PRIORITY PROJECT C1 IMPLEMENTATION OF SAFETY IMPROVEMENTS areas first lets police figure out how best to place FOCUSED ON IMPROVED LIGHTING AND cameras and monitor them before going to scale. SURVEILLANCE. • Consider location - While camera locations should Security cameras—when actively monitored— can be be guided by high-crime hot spots, practical effective at cutting down crime. Research shows that concerns will also play a role—such as how close the savings and benefits of fewer crimes generally the camera needs to be to a power source and outweigh the costs of the surveillance system. what natural and manmade barriers will have to be Police, policymakers, and others involved in criminal accommodated. justice largely viewed the cameras as a useful tool for • Consider investing in live monitoring - Actively preventing crimes, aiding in arrests, and supporting monitoring allows police to zoom into a scene to investigations and prosecutions. Guidelines for positive capture important details of a crime that may be application of security cameras include: missed if the camera is simply programmed on an automated tour, panning back and forth. • Balance utility with privacy - When deciding how to • Prioritize training - Detectives and prosecutors monitor the cameras, the Police Department must need to be trained on how to use camera footage balance privacy and utility—guidelines that are too and how to retrieve it. restrictive can limit what the system can do, but residents must be protected against invasion of A variety of grants are available to help Police privacy. Departments with technology needs. Many of the • Involve the community at the onset - Developing major law enforcement grant funding opportunities and disseminating written policies on how the come from either the Department of Homeland footage will be used and secured can go a long Security (DHS) or the Department of Justice (DOJ). way toward building public support. • Don’t underestimate costs - The cost of installation, Complexity Higher maintenance, and monitoring is typically much Estimated Cost $100k or above higher than the cost of the cameras themselves. DeKalb Police Department, Potential Lead Partners • Anticipate technology upgrades - Camera NIU technology is constantly evolving, offering greater resolution and more useful features with each new version. Plan and budget for such upgrades. • Start small - Installing cameras in one or two 40 Neighborhood Safety and Security AGN Neighborhood Plan DRAFT CASE STUDY: SECURITY CAMERA INSTALLATION IN HUMBOLDT PARK - CHICAGO, IL Chicago leveraged federal and state funds and committed their own resources to support a multimillion-dollar surveillance program with more than 8,000 cameras, including police, transit, and public school cameras. The Justice Policy Center of the Urban Institute focused on a subset of the 2,000-some cameras (called police observation devices, or PODs) operated by the Chicago Police Department in the Humboldt Park neighborhood. In August 2003, when the cameras were installed in Humboldt Park, the area experienced a brief spike in crime, with nearly 500 reported incidents in a single month. The crime rate dropped 20 percent the next month and stayed low on average. To weed out other factors that affect crime trends, the Justice Policy Center compared Humboldt Park with a similar neighborhood (matched on historical crime rates, demographics, and land use) and determined that the cameras alone were likely responsible for a nearly 12 percent drop in the crime rate. Average monthly crime counts for drug-related offenses and robberies fell by nearly a third (or over 30 fewer drug-related offenses and three fewer robberies per month). Violent crime was down 20 percent, with six fewer incidents per month on average. The numbers suggest that the cameras did their job in controlling crime, with no signs that criminals moved elsewhere as a result. Humboldt Park had a high concentration of cameras (about 53 per square mile), which could have influenced officers’ ability to interrupt crimes in progress, intervene, make arrests, and deter potential offenders. The crimes prevented in Humboldt Park saved the city $4.30 for every dollar spent on the surveillance system. Even taking the victims’ costs out of the calculation, the benefits of the cameras far outweighed the costs, with $2.81 in savings for every dollar spent. Two particular lessons from Chicago’s experience stand out. First, get public input. Officials involved in setting up the surveillance system said they could have benefited from early input from the mayor, law enforcement, and the community. Second, train prosecutors and defense attorneys on how to use and present camera footage as evidence in court. Source: www.urban.org/sites/default/files/publication/27546/412401-Evaluating-the-Use-of-Public-Surveillance-Camer- as-for-Crime-Control-and-Prevention-A-Summary.PDF Neighborhood Safety and Security AGN Neighborhood Plan DRAFT 41  MEDIUM PRIORITY PROJECT CREATE A GRADING SYSTEM AND DATABASE times based on these grades, landlords would have C2 FOR RENTAL PROPERTIES, ASSESSING SAFETY an incentive to maintain their buildings to a superior AND SECURITY OF APARTMENTS level. By awarding high ratings for well-maintained The City’s Crime Free Housing and Inspections properties, the City could extend inspection time Program is designed to form a partnership between frames to as long as five (5) years. This could reduce law enforcement and the residents and owners/ inspection costs for well-maintained properties and managers of rental properties in an effort to keep allow inspectors to focus on problem properties. drugs and other illegal activity off their property. This Additionally, properties with higher grades could be is an honest, direct, solution-oriented program that used in the landlords’ marketing plans to hopefully has proven to be an effective way to reduce crime in entice better tenants. The Plan also supports the residential rental properties in other communities. implementation of the Police2Citizen Software The City currently requires every landlord to register Program, which is intended to provide up to date its rental property annually. The Plan recommends public access to Police Records of reported incidents. that these programs be evaluated as a potential Training or educational aspects of existing or starting point in creating a grading system for the restructured programs, should be focused on informing condition and security of rental properties. The City tenants of their rights and City codes regarding rental may wish to investigate such a system in an effort to properties. entice or provide an incentive to landlords to achieve Complexity Medium highest level of maintenance in their rental properties. Estimated Cost $50k - $100k By grading buildings and associating re-inspection Potential Lead Partners City of DeKalb, DARA LOWER PRIORITY PROJECTS ARRANGE MEETINGS FOR SAFETY EXPERTS TO gathering feedback and comments. C3 ADDRESS RESIDENTS OF ANNIE GLIDDEN NORTH Officers from the DeKalb Police Department have Complexity Lower made a particular effort to reach out to Annie Glidden Estimated Cost $0k - $50k North residents at community events and maintaining City of DeKalb Police a high visibility in the neighborhood. This project is Department, City of DeKalb, Potential Lead Partners designed to continue to strengthen these connections NIU, University Village by educating residents on current safety initiatives and Tenants Association 42 Neighborhood Safety and Security AGN Neighborhood Plan DRAFT C4 RESEARCH AND, IF POSSIBLE, IMPLEMENT C5 ENCOURAGE PROPERTY OWNERS WITH COST-EFFECTIVE BACKGROUND SEARCHES FOR CAMERAS TO MAKE LIVE FEEDS AVAILABLE TO PROSPECTIVE RENTAL TENANTS THE DEKALB POLICE DEPARTMENT Several online tools are available to help landlords In order to augment project C1, the Plan recommends provide background searches for prospective rental connecting local property and business owners to tenants. Background searches can help landlords the DeKalb Police Department in order to potentially secure their investment and prevent evictions while make live feeds of private security cameras available identifying responsible tenants who will pay rent to law enforcement. In addition, it is recommended consistently on time, not break their lease and not that the City create a Camera Registry Program (CRP) damage property. to allow residents and business owners to register the locations of their video surveillance systems with the A background check will show a tenant’s criminal City. When a crime occurs, police will be able to identify record, if they’re a registered sex offender, if they’ve the locations of nearby video cameras and enlist the ever damaged any property, and whether if they assistance of the community to help officers collect paid rent on time. Under the FCRA, landlords must video evidence and follow up on leads. use an approved Consumer Reporting Agency to obtain a background check on a potential tenant. The Through the program, DeKalb Police will be able to Consumer Finance Protection Bureau has compiled directly contact CRP registrants who are using video in a list of approved CRAs for tenant screening. Tenant an area where a crime occurred. Police would ask CRP background checks can run anywhere from $20 to registrants to check their video surveillance system $50, depending on the items selected. Landlords can for a specific date and time for video that may show request tenants to pay an application fee that will cover activity involved with a crime, and identify getaway cars the cost of the background and credit checks. This or the direction that a person of interest was headed. project would promote online tools for use by local Complexity Medium landlords and help to advocate for their use. A list of Estimated Cost $0k - $50k approved Consumer Reporting Agencies is available City of DeKalb Police at: files.consumerfinance.gov/f/201604_cfpb_list-of- Potential Lead Partners Department, DeKalb Area consumer-reporting-companies.pdf Renters Association Complexity Medium Estimated Cost $0k - $50k Potential Lead Partners DARA Neighborhood Safety and Security AGN Neighborhood Plan DRAFT 43 C6 ASSIGN DEKALB STAFF TO MONITOR C7 SUPPORT DEKALB AREA RENTAL ASSOCIATION NEIGHBORHOOD SAFETY AND SECURITY, AND (DARA) BY ENCOURAGING ETHICAL BEHAVIOR SERVE AS LIAISON BETWEEN NEIGHBORHOOD BY MEMBER PROPERTY OWNERS ASSOCIATIONS DARA is a nonprofit, educational organization To help create and strengthen community connections, representing rental housing units in DeKalb and its the Plan recommends that a City staff member be immediate area, striving to provide the rental housing assigned as a liaison between local neighborhood public with quality service based upon high standards groups and tenants associations. This individual would of honesty and integrity. DARA Members agree to: have the responsibility of disseminating important information to residents while also receiving feedback • Promote, employ and maintain a high standard of from residents and connecting local partners with one integrity another. The role of the liaison would be to: • Maintain and operate rental properties with fair and honorable standards of competition • Report environmental safety issues like lighting, • Promote education landscaping, and property design to the City and • Provide better values landlords. • Establish a high ethical standard of conduct • Make contact with residents to educate, promote • Maintain properties in accordance with the neighborhood safety, and available community appropriate governmental authorities resources. • Provide the public with a convenient means of • Work on a camera campaign with the City, contacting landlords landlords, and NIU. • Ensure full compliance with Fair Housing Laws • Help with neighborhood watch groups. • Visit and support businesses in the neighborhood. The City of DeKalb and other local partners should support DARA in encouraging positive and ethical As part of recommendation D1, this Liaison may behaviour by member property owners, and also also serve as part of a Community Development promote the organization to other landlords that are Corporation Steering Committee. not currently members. Complexity Medium Complexity Lower Estimated Cost $0k - $50k Estimated Cost $0k - $50k Potential Lead Partners City of DeKalb Potential Lead Partners City of DeKalb, DARA 44 Neighborhood Safety and Security AGN Neighborhood Plan DRAFT  HOUSING AND COMMERCIAL DEVELOPMENT INTRODUCTION DESIRED OUTCOMES Housing and Commercial Development elements of the Desired Outcomes were developed by the Housing and Plan are intended to identify areas and actions related Commercial Development working group at the initial to physical reinvestment of private property within the brainstorming session and include the following: neighborhood. Projects in this section focus heavily on achieving the following Plan goals: • Create a neighborhood with a vibrant and managed mix of students, families, and Greeks • Developing a stronger sense of cohesion internally • Create efficient and well-located off-street parking and with the rest of the City • Promote well-maintained and managed properties • Develop a blend of retail and entertainment / nightlife • Ensuring that AGN is a “high choice” area for options attractive to students, local residents and living that university and employers can use for visitors recruitment • Ensure that public and private investment are aligned and coordinated. • Enhancing the overall college experience • Making the area more pedestrian friendly • Growing the local tax base with new residents • Creating an environment that provides residents with a foundation to thrive economically as long- term members of the community • Improving the return on investment for property owners • Changing the direction of AGN from surviving to thriving Housing and Commercial Development AGN Neighborhood Plan DRAFT 45  HIGHER PRIORITY PROJECTS D1 CONSIDER CREATION OF A COMMUNITY • Economic Development - CDCs create jobs and DEVELOPMENT CORPORATION (CDC) TO FOCUS entrepreneurship opportunities, build individual ON IMPLEMENTATION OF REVITALIZATION and community wealth, and attract capital to EFFORTS disinvested communities. • Community Engagement - Through local The likelihood for success of Plan initiatives depends engagement, residents can take ownership of their on setting up an organization or agency that will community and make lasting changes through be responsible for the long term implementation of grass roots efforts. projects. The Plan recommends consideration for a • Financial Empowerment - CDCs provide Community Development Corporation (CDC), which education and asset building tools so low- and could serve as a mechanism to provide programs, offer moderate-income families can become financially services, and engage in other activities that promote independent, improve credit, reduce debt and and support redevelopment of AGN. foreclosure risk, and contribute to community stability. CDCs in Illinois have empowered communities to • Food Access - CDCs strengthen local food take local action to generate economic opportunities systems to improve access to healthy foods-- and improve the quality of life in underserved benefiting the community, the local economy, and neighborhoods. These non-profits provide a wide the environment. range of programs that have revitalized and stabilized disadvantaged communities throughout the state. To initiate a CDC, the following steps should be taken: These initiatives include: 1. Form a steering committee that includes key • Affordable Housing - CDCs revitalize distressed neighborhood stakeholders. This steering communities by building, rehabilitating and committee could include various representatives preserving affordable, safe homes and rentals of the AGN Task Force and help identify specific for Illinois families, senior citizens and veterans. such as marketing, communications, real estate Housing development and counseling help development, advocacy, legal and financial families and communities become more stable assistance, etc. and attract new jobs and businesses to allow the neighborhoods to thrive. 2. Define the community need, geographic boundaries, and initial focus areas envisioned to be 46 Housing and Commercial Development AGN Neighborhood Plan DRAFT  addressed by the new CDC. Create a working name local supporters can have a voice in community for the CDC. development decisions, keep their funds close to home, and share in the positive results. 3. Discuss and refine a “statement of need” and preferred focus areas. 9. Utilize the City Attorney to do some early work establishing the CDC. 4. Identify any existing organizations working on similar issues in the region and consider joining 10. Recruit and name an initial board of directors. efforts or expanding their services, geography or focus areas. If this is not a viable option, continue Guiding AGN renewal will require a full time, focused with efforts to create a new CDC. effort. If implemented, the proposed CDC should coordinate directly with the City and NIU, and should 5. Contact the National Alliance of Community include representation from both entities on the Economic Development Associations (www. Steering Committee, but for administrative and naceda.org) or the Community Law Project (www. financial reasons, should be separate from either clccrul.org) for potential technical assistance entity. in setting up the organization. The Law Project specifically offers training in Chicago for new Local banks have obligations for community nonprofit startups. reinvestment under the Community Reinvestment Act and could help jump start the creation of a CDC. Local 6. Share the CDC vision informally with key foundations could also be heavily involved in funding community-wide stakeholders and incorporate this effort. their comments and priorities. Complexity Medium 7. Provide a forum in which interested individuals Estimated Cost $10k - $50k are invited to learn the vision of the steering AGN Task Force, Local committee. Potential Lead Partners Banks, Regional Foundations, City of DeKalb, NIU 8. Estimate the funds needed to complete one or two early projects. By investing in local CDC projects, Housing and Commercial Development AGN Neighborhood Plan DRAFT 47  CASE STUDY: CITYWIDE DEVELOPMENT CORPORATION AND THE GENESIS PROJECT - DAYTON, OH For over 40 years, the CityWide Development Corporation has served as a non-profit Community Development Corporation (CDC) with a mission to strengthen Dayton through strategic economic and community development. The Genesis Project is a cooperative effort of public and private organizations with a common goal of rebuilding and enhancing Dayton’s Fairgrounds Neighborhood and the adjacent Brown‐Warren Business District. Deteriorating physical conditions in the Fairgrounds Neighborhood surrounding the University of Dayton had led to the perception that the community was not safe. Residents, Miami Valley Hospital, the University and the City all shared the common concern that, without a stabilization plan, continued disinvestment would occur. This common concern led these major stakeholders to come together to form the Genesis Project. With leadership and management provided by CityWide, a vision for rebuilding and enhancing the Fairgrounds Neighborhood was launched. To effectively develop a strategy to improve the neighborhood’s civic and social environment the stakeholders developed a Neighborhood Life Team. Led by CityWide, the neighborhood life team included two community based police officers, a social worker employed by Miami Valley Hospital, a city housing inspector, a credit counselor to assist people in financially preparing for homeownership, and two community organizers from the Family Service Association’s Neighborhood Development program. One of the signature achievements of this effort was the formation of a formal neighborhood organization, which helped shape the long range plans for the neighborhood. Since the mid 1990’s over $14M has been invested in the neighborhood. In the first phase of the project, 68 residential and commercial properties were acquired and 41 demolished, 11 single - family homes were rehabilitated, and 23 new single-family units were constructed. Additionally, to spur interest in the housing that was planned, Miami Valley Hospital launched an employee benefit program called “homestead assistance,” which encouraged their employees to buy homes in the Fairgrounds Neighborhood by providing them with a $7,500 down payment assistance grant. This package proved very appealing and 14 Miami Valley Hospital employees purchased homes in the Fairgrounds neighborhood during the Genesis Project and many more joined a waiting list for future opportunities. The growth and success of the Fairgrounds neighborhood also led to significant private investment along the Brown-Warren Street corridor, as private sector developers were willing to risk their own capital in business development. Seven new townhouses were completed in 2012 and an 100,000 square feet of commercial space was added. The area is now a lively retail destination with a mix of both locally-owned retail shops and restaurants, and national chains such as Panera Bread, Chipotle, and Starbucks. Source: www.citywidedev.com/projects/community-development/genesis/ 48 Housing and Commercial Development AGN Neighborhood Plan DRAFT LUCINDA REDESIGN AND CREEKWALK LU C I N DA AV ENUE NIU CAMPUS FOR ILLUSTRATIVE PURPOSES ONLY D2 CREATE A LUCINDA FOCUS AREA, PRIORITIZING a maximum build-out of three-story commercial/ REDEVELOPMENT THROUGH A POTENTIAL mixed use developments, or three-story multi-family PUBLIC/PRIVATE PARTNERSHIP. residential developments. Compared to existing built Investment in the area of Lucinda and Annie Glidden structures, this is not a significant departure from what North adjacent to the NIU campus could greatly currently exists. improve neighborhood vitality and walkability, while providing a model for contemporary mixed-use The Plan recommends the creation of a public plaza or development that may be applicable in other parts of square at the center of the redevelopment, serving as the neighborhood. Near-term reinvestment within the a unique gathering place and gateway to the proposed Focus Area should be dedicated to redevelopment of creek walk heading north along the existing stream. the commercial area in order to strengthen this key Framing the plaza would be three to four-story mixed node as a campus gateway and to provide a center for use buildings to the west and east. These buildings student retail, housing and services. should include flexible first-floor spaces that can be utilized for a variety of active retail, restaurant, service The Lucinda Focus Area is currently zoned LC (Light or community functions. Upper stories could include Commercial) and MFR-2 (High Density, High Bulk residential or office uses. Parking for the developments Multiple Family Residential District). Existing uses should be located to the rear of the sites, and accessed on Lucinda include two-story commercial structures, from Lucinda Avenue. Due to its central location within two to three-story multi-family residential structures, easy walking distance to campus and other amenities, and parking. Current zoning regulations allow for on-site residential parking should be limited. Housing and Commercial Development AGN Neighborhood Plan DRAFT 49 Redevelopment of these properties would provide a D3 CREATE A HILLCREST/BLACKHAWK FOCUS vibrant and attractive gateway to the Annie Glidden AREA, PRIORITIZING MIXED-USE DEVELOPMENT Road corridor, while also greatly enhancing the THROUGH A POTENTIAL PUBLIC/PRIVATE northern edge of the NIU campus and creating new PARTNERSHIP spaces and places for both students and other local The Hillcrest/Blackhawk area provides a potential residents to congregate. location for a significant mixed-use redevelopment that can help provide shopping, services, and other In order to initiate redevelopment efforts in the area, community amenities to both surrounding families the Plan recommends the creation of a public-private and the local student population. Currently, Hillcrest/ partnership and joint development agreements Blackhawk has a blighted appearance, due to large between major stakeholder organizations and a surface parking lots, poor sidewalks and infrastructure, selected developer. If created as considered and single story commercial structures and the large outlined in project D1, a local Community Development vacant Campus Theaters that dominate the area. The Corporation could also play a key role in reinvestment Plan recommends focused reinvestment in this area of this area in a way that will catalyze additional to make it significantly more attractive, walkable and improvements in surrounding blocks. supportive of businesses and services that can benefit area residents. Complexity Higher Estimated Cost $100k or above The Hillcrest/Blackhawk Focus Area is zoned LC (Light City of DeKalb, NIU, Local Commercial). Current zoning allows for significantly Potential Lead Partners Property Owners higher densities compared to existing built structures. Zoning regulations allow for a maximum of three- story commercial/mixed use developments, which is a significant density increase over the existing built environment on Blackhawk and Hillcrest. Due to the focus area’s location and densely populated surroundings, it is recommended that the City focus investment in public service infrastructure, including transportation, health care services, and enhanced security. 50 Housing and Commercial Development AGN Neighborhood Plan DRAFT HILLCREST / BLACKHAWK REDESIGN R OA D WH WK ILL C KHA CRE ST BLA DRI VE FOR ILLUSTRATIVE PURPOSES ONLY The Plan envisions a two to three-story mixed Complexity Higher use building anchoring the corner of Hillcrest and Estimated Cost $100k or above Blackhawk with flexible ground floor space geared City of DeKalb, NIU, Local Potential Lead Partners towards community and entertainment uses. North of Property Owners this development, attached townhomes could provide attractive medium-density development for the area and help strengthen Greek Row. West of the Campus Cinema’s property, the existing strip mall could be reinvisioned as a “main street” environment with single- story retail or mixed-use buildings adjacent to Hillcrest Drive and parking to the rear of the site. If created as considered and outlined in project D1, a local Community Development Corporation could play a key role in reinvestment of this area in a way that will catalyze additional improvements in surrounding blocks. This project should be aligned with project B1, Establish a Community Food and Education Center Housing and Commercial Development AGN Neighborhood Plan DRAFT 51  MEDIUM PRIORITY PROJECTS D4 EXPLORE BENEFITS AND PROMOTE D5 EXPLORE THE CREATION OF A TAX INCREMENT D4 OPPORTUNITY ZONE DESIGNATION FINANCING (TIF) DISTRICT COVERING ONE OR The AGN neighborhood has recently been designated BOTH OF THE REDEVELOPMENT AREAS an Opportunity Zone by the Internal Revenue Service. In order to facilitate changes in the two Focus Areas An Opportunity Zone is an economically-distressed identified in D2 and D3, the City should explore the community where new investments, under certain creation of a Tax Increment Financing (TIF) District. conditions, may be eligible for preferential tax DeKalb currently has two TIF Districts, the Central treatment. Opportunity Zones are designed to spur TIF District and the TIF 2 District. TIF is an economic economic development by providing tax benefits development tool that helps local governments to investors. First, investors can defer tax on any restore run-down and blighted areas and/or jump- prior gains until the earlier of the date on which an start economically challenged parts of town. TIFs can investment is sold or exchanged, or December 31, help finance public infrastructure improvements and, 2026, so long as the gain is reinvested in a Qualified in certain circumstances, residential rehabilitation. Opportunity Fund. Second, if the investor holds the Payments derived from the increased assessed value investment in the Opportunity Fund for at least ten of any improvement to real property beyond its base years, the investor would be eligible for an increase in amount are deposited in a separate fund to finance the basis equal to the fair market value of the investment construction of public infrastructure or provide other on the date that the investment is sold or exchanged. assistance as defined within the TIF legislation. Local A Qualified Opportunity Fund is an investment vehicle jurisdictions seeking to establish a TIF district must: that is set up as either a partnership or corporation for • Establish the proposed redevelopment project area investing in eligible property located in an Opportunity meets the statutory eligibility requirements Zone and utilizes the investor’s gains from a prior • Determine that redevelopment through private investment for funding the Opportunity Fund. investment is most likely to occur without public intervention • Set forth redevelopment plan goals, a general land use Complexity Medium plan and a project budget Estimated Cost Low - $50k • Assess the potential financial impact on other taxing City of DeKalb, Local districts Potential Lead Partners Property Owners • Meet other statutory requirements Complexity Medium Estimated Cost Low - $50k City of DeKalb, Local Potential Lead Partners Property Owners 52 Housing and Commercial Development AGN Neighborhood Plan DRAFT CASE STUDY: EDDY STREET COMMONS - SOUTH BEND, IN Eddy Street Commons is part of a “College Town” development program immediately adjacent to the University of Notre Dame in South Bend, Indiana. Built in an area owned by the University, the project grew out of a robust community planning process that identified Eddy Street as a good candidate to foster a brand new, mixed-use community designed for a variety of tenants and retailers serving the University, the Northeast Neighborhood, and the surrounding area. The project is a key component to a larger vision for the neighborhood, involving an intimate collaboration between the University, the City, and other stakeholders to improve Northeast through strategic investments in “education, housing, and infrastructure.” Phase I of Eddy Street Commons opened during the aftermath of the 2008 recession and was able to weather that period which is now currently 100% leased. This phase boasts numerous features, including 170,000 square feet of retail/restaurant/office space, 266 apartment units, 123 condos, 78 row/townhomes, and a parking garage with 1,276 spaces. Also located on site are two hotels with over 280 rooms. Phase II has recently been approved for construction. The design has incorporated feedback from the University, the City, nearby businesses, and residents. Phase II will add 8,500 square feet of restaurant space, 433 apartment units, 22 single-family homes, a community center, a grocery store, and 17 “flex” units. The flex units have been designed to accommodate either residential or commercial uses depending on the demand. Their inclusion is a response to requests for more retail/office space for local businesses. Per data from Notre Dame, the two phases represent nearly $300 million in investment for the Northeast Neighborhood. Phase I • 170,000 square feet of retail/restaurant/office space • 266 apartment units • 123 condo units • 78 row/townhomes (100% leased) • 1,276-vehicle multi-level parking garage • 119-room Fairfield Inn & Suites • 164-room Embassy Suites Phase II • $90 million mixed-use project • 8,500 square feet of restaurant space • 17 “flex” units • Modest street-level units that can be adapted for commercial or residential use depending on demand • Small, local specialty shops, small cafes or coffee shops or insurance or law offices • 433 apartment units • 22 single-family homes • Robinson Community Learning Center • Stand-alone grocery store • Source: news.nd.edu/news/kite-notre-dame-break-groundS-on-eddy-street-commons-phase-ii/ Housing and Commercial Development AGN Neighborhood Plan DRAFT 53 D6 FOCUS ON ENFORCEMENT OF BUILDING AND D7 RELOCATE UNIVERSITY PLAZA’S PARKING LOTS PROPERTY MAINTENANCE CODES TO EAST SIDE OF PROPERTY, CONVERTING TO A The City of DeKalb operates in compliance with locally COMMERCIAL FRONTAGE adopted codes that are designed to maintain a healthy, As outlined in project A10, the Plan recommends that safe, and clean environment and to preserve the quality the owner of University Plaza evaluate a redesign of life that residents and businesses enjoy in the of their property to shift parking to Crane Drive and community. Safety is achieved through proper design Russell Road. Doing so would open up a prime site and construction practices, issuance of permits, and on Annie Glidden Road for commercial or mixed-use inspections that verify compliance with building codes. redevelopment while providing the opportunity to The Building and Code Enforcement Division currently create a semi-public open space amenity for University has several duties including: Plaza residents. The property owner should work directly with the City to evaluate the feasibility of this • Inspecting construction work proposal and a potential public-private partnership. • Issuing building permits Funding for these improvements could come through • Providing technical assistance to residents and the implementation of a tax-increment financing contractors district (TIF) as well as other sources. New parking • Reviewing building permit applications at Crane Drive and Russell Road could be utilized • Enforcing local Property Maintenance codes as as a shared lot for Welsh Park activities through a well as responding to citizen concerns. partnership with the DeKalb Parks District. The Plan recommends a focus of additional City Complexity Higher resources on enforcement of building and property Estimated Cost $100k or above maintenance codes. Improvements for further Private, City of DeKalb, Potential Lead Partners evaluation include dictating more frequent exterior DeKalb Park District inspections for multi-family dwellings, increasing the use of technology to improve and streamlining inspection processing and communication, and potentially hiring an additional inspector if needed. Complexity Lower Estimated Cost $50k - $100k Potential Lead Partners City of DeKalb 54 Housing and Commercial Development AGN Neighborhood Plan DRAFT D8 EVALUATE THE LONG-TERM VIABILITY OF OLDER units. The prices are representative of the “going rate” APARTMENT COMPLEXES WHILE ENCOURAGING in the rehab field as of June 2012. The cyclical nature MIXED-INCOME REDEVELOPMENT AND THE of the construction industry, the fluctuation of energy CREATION OF NEW OPEN SPACES AND PARKING prices, varying costs of commodities with time, and In order to evaluate the long-term viability of older the specific conditions present in a specific building apartment complexes, the Plan recommends that will determine whether actual costs will be higher or property owners consult The Rehab Checklist - An lower. Apartment Building Owner’s Guide by the Community Investment Corporation(CIC) (www.cicchicago. If a building owner finds that costs for improvement com/wp-content/uploads/2013/04/RehabChecklist. are too high, and is not interested in pursuing English.2013.pdf). The Checklist includes rough cost redevelopment, the Plan recommends they begin estimates for many of the components in a rehab conversations with the City regarding potential sale project and can help an owner decide whether it and acquisition of the property for open space and or makes sense to improve, redevelop or sell a property shared parking. that may be in need of repairs. The costs attached to Complexity Medium the items represent averages or ranges that CIC sees Estimated Cost $0k - $50k in contractors’ proposals for buildings of five or more Potential Lead Partners City of DeKalb, DARA Housing and Commercial Development AGN Neighborhood Plan DRAFT 55  LOWER PRIORITY PROJECTS D9 EMPLOY ACTIVATION AND PLACEMAKING The Plan recommends that the City dedicate a STRATEGIES TO CREATE EXCITEMENT AND small portion of funding to implement a micro-grant ENTHUSIASM WHILE STRENGTHENING placemaking program (less than $5,000/grant) for CONNECTIONS AMONG THE COMMUNITY the AGN area. Funds distributed through this program Placemaking is a multi-faceted approach to the can provide local organizations and neighborhood planning, design and management of public spaces. groups with empowerment and financial support for Placemaking capitalizes on a local community’s activities that promote citizen engagement, enhance assets, inspiration, and potential, with the intention of neighborhood beautification, improve safety, encourage creating public spaces that promote people’s health, economic development and/or address neighborhood happiness, and well being. It is political due to the needs and aspirations. This can be integrated with NIU nature of place identity. Placemaking is both a process Arts engagement programs and augmented by other and a philosophy that makes use of urban design grant opportunities including the National Endowment principles. It can be either official and government led, for the Arts - Our Town Grant or a National Association or community driven. A grass roots tactical urbanism of Realtors (NAR) - Placemaking Micro-Grant. approach can include extending sidewalks with chalk, paint, and planters, or hosting an open streets events. An example placemaking project, Build a Better Park Good placemaking makes use of underutilized space Event, could be held at Welsh Park to activate and bring to enhance the urban experience at the pedestrian attention to the potential of the space while engaging scale. the community in a series of conversations about long- term park improvements. Complexity Lower Cost $0k - $50k City of DeKalb, NIU Office of Student Engagement, Potential Lead Partners Community Education Food Center 56 Housing and Commercial Development AGN Neighborhood Plan DRAFT D10 ENCOURAGE NIU TO DEVELOP FACULTY / STAFF D11 PRIORITIZE MIXED-INCOME SINGLE-FAMILY HOUSING ON PARKING LOT AT ANNIE GLIDDEN OR TOWNHOME DEVELOPMENT TO CREATE ROAD AND CRANE DRIVE A LARGER AND MORE DIVERSE RESIDENTIAL In order to increase the supply of faculty and staff POPULATION housing within the AGN area, the Plan recommends As apartment buildings in the AGN reach the end of that NIU consider developing the parking lot at Annie their lifespan, the Plan recommends shifting residential Glidden Road and Crane Drive known as Lot X. This site investment to lower and medium-density building types is strategically located along the proposed creek walk compatible with traditional neighborhood development and contains frontage along Annie Glidden that could (TND) principles and townhome and small-lot single be attractive to retail or services. Future development family building types. TND refers to the development of this site should be urban and pedestrian-oriented of a complete neighborhood or town using traditional in character with parking at the rear of buildings and town planning principles. To qualify as a TND, a project complete with wide sidewalks for pedestrians. should include a range of housing types, a network of well-connected streets and blocks, public spaces, and Complexity Higher have amenities such as stores, schools, and places Estimated Cost $100k or above of worship within walking distance of residences. Potential Lead Partners NIU This strategy may also include the potential rezoning of some MFR-2 (Multi Family Residential 2) areas to MFR-1 (Multi-Family Residential 1) or TFR (Two Family Residential) Complexity Higher Estimated Cost $100k or above Potential Lead Partners City of DeKalb Housing and Commercial Development AGN Neighborhood Plan DRAFT 57 D12 AS REDEVELOPMENT OCCURS, BRAND THE • AGN: A Global Neighborhood ANNIE GLIDDEN NORTH NEIGHBORHOOD TO • Annie Glidden Fields HELP IMPROVE PERCEPTION • Credence Quarter Any successful community needs to have a positive • Varsity Heights image among its current and potential residents, and • Northern Heights building a strong, positive image for a neighborhood is • Doorstep Heights often critical to its success. Image means two different things: Rebranding should only happen after tangible positive changes begin to occur in the community. This effort • The visual impression of the neighborhood from may be led by a local Community Development residents and visitors. Corporation as outlined in project D1, in collaboration • The neighborhood’s “brand” – the idea of the with the City of DeKalb and local residents and property neighborhood that people have in their heads. owners. Both images feed off and reinforce one another. As Complexity Medium part of the revitalization effort, the Plan recommends Cost $100k or above evaluating and potentially rebranding the AGN area to Potential Lead Partners City of DeKalb promote positive changes that are occurring. When asked to create a name for the area at Community Meeting 2, attendees submitted the following ideas: • DeKalb Village • Campus Heights • Glidden Square • The Village • Northern Commons • Huskey Gate • University North • Annie Glidden North • Annie Glidden Horizons • Glidden Glen • West Welsh Park • Uptown • Communiversity North 58 Housing and Commercial Development AGN Neighborhood Plan DRAFT  MARKET STUDY SUMMARY OVERVIEW As part of the AGN Plan, a Market Study was prepared to • Most of the businesses’ annual revenues and to profile the residential and commercial market within the employment numbers are declining project area and to identify opportunities for development • Declining revenues and employment are linked to and redevelopment. The planning team reviewed a variety limited sales/revenue and a lack of clients, specifically of data, including demographics, household expenditures, a declining student consumer base NIU enrollment, commercial properties for sale or lease • AGN’s workforce is predominantly composed of part- and zoning. The team also conducted a local business time workers survey. • Top recommendations for how the City of DeKalb could improve the AGN business environment are The planning team analyzed demographic data for AGN increasing area safety, planning events for large and compared it to the City of DeKalb. The total area of groups, increasing the visual marketing of NIU events, AGN is 0.86 square miles compared to 14.81 square miles and engaging with businesses to offer guidance on for the City of DeKalb. Despite the relatively small total improvements. area, AGN has an estimated 2017 population of 9,893, approximately 23% of DeKalb’s total population of 43,445. The planning team identified commercial properties 1,758 residents in this area are enrolled at NIU. AGN’s for sale and lease in the AGN area and analyzed zoning 2017 median household income is $17,689 compared for potential redevelopment opportunities. AGN is to $39,643 for DeKalb. The average amount spent predominately zoned Light Commercial (LC), which allows annually per AGN household in 2017 was $27,036. The a variety of retail and commercial uses, including grocery top expenditures include housing (32.9%), food (13.1%), stores, restaurants, general retail stores, among others. transportation (12.0%), and health care (6.2%). BUSINESS SURVEY The team researched AGN’s business community and conducted a business survey with the City of DeKalb. AGN contains 28 businesses: 43% retail, 39% restaurant, 11% real estate, and 7% service. Of the 28 businesses, 13 businesses (46%) responded to the business survey. Key survey results included the following points: Market Study Summary AGN Neighborhood Plan DRAFT 59 RECOMMENDATIONS Key recommendations of the Market Study have been incorporated into the AGN Plan and include: • Separate AGN into two distinct commercial sub- markets for redevelopment, including the Lucinda Ave corridor and the Hillcrest/Blackhawk zone. • Prioritize the commercial property in the Lucinda Ave corridor for potential redevelopment. • A planned development or upzoning parcels should be considered along the Lucinda Ave corridor to attract higher density development. Explore investment from NIU in this area. • Invest in public service infrastructure, such as transportation, health care, and security, in the Hillcrest/Blackhawk zone. • Explore the creation of a Tax Increment Financing (TIF) District • Prioritize the redevelopment of commercial property within the Hillcrest/Blackhawk focus area. • Launch business engagement programming to connect the City of DeKalb with businesses on a regular basis to support business development and address business owners’ needs. • Develop a customer attraction strategy, such as a shop local campaign to create awareness and generate new customers for AGN’s businesses. 60 Market Study Summary AGN Neighborhood Plan DRAFT  COMMUNITY ENGAGEMENT The AGN Plan process began in August 2017 and has central to the planning process were structured to break included participation of local residents and stakeholders. down barriers and build trust so that entities responsible A primary goal was to ensure that all participants had for project implementation are prepared to succeed. A the tools and information needed to actively participate. timeline of the planning process is shown below and Conversations and community engagement activities described on the following pages. KICK OFF VISIONING FOR THE FUTURE LISTENING + LEARNING AGN REVITALIZATION PLAN STRATEGIES PROGRAMS + PROJECTS W O RK S IN NG GG TI ROUP MEE Community Engagement AGN Neighborhood Plan DRAFT 61 TASK FORCE MISSION The AGN Task Force was created consisting of • Generate and vet ideas in order to prioritize the community residents, property owners and managers, strategies and projects that merit consideration for local business representatives, service providers, inclusion in the AGN Plan educational leaders and public officials who are all • Review deliverables and provide comments and stakeholders in the improvement of the Annie Glidden feedback before they go to the larger community North neighborhood. The role of the Task Force was to: • Help identify potential partners and guide post Plan implementation • Identify resources regarding conditions within the • Provide overall Plan recommendations to City neighborhood Council • Provide information regarding conditions within the neighborhood Task Force members were asked to review • Assist in promoting larger Community Meetings to materials provided to them and attend meetings a broad range of community members to discuss the issues raised in these materials by • Provide information about agencies, businesses the planners and by other Task Force members or other entities that could assist in neighborhood in order to provide direction to Plan development. improvement Meetings of the Task Force are working meetings • Reflect concerns and issues from neighborhood to address issues of planning implementation, data and citywide residents, businesses and collection, and Plan development. stakeholders • Identify project recommendations Task Force proposals and directions are considered as guidance • to the City and planning team in the development of the Plan, but are not binding upon the final content of the Plan. PROJECT INITIATION - KEY PERSON INTERVIEWS The initial phase of the planning process included departments of NIU, the Dekalb County Housing interviewing stakeholders, creating a project Task Authority, New Hope Baptist Church, the DeKalb Police Force, and reviewing base materials and previous Department, and many others. These sessions were plans. Key person interviews involved selected designed to gain local insights into the project area, agencies and service providers, such as various its history, existing conditions, planned improvement 62 Community Engagement AGN Neighborhood Plan DRAFT initiatives, and other topics to be addressed in the through those discussions. Attendees were then asked to development of the AGN Plan, and to begin to build local identify the City’s assets, issues, and opportunities. For the support for implementation. This phase helped establish final activity, audience members proposed potential early the community context, and provided the Planning action projects to be completed during the AGN planning Team important information on the assets, issues, and process. opportunities present in DeKalb. NIU STUDENT MEETING COMMUNITY MEETING 1 University students are often underrepresented in The first community meeting was held on September traditional planning processes. The AGN Plan was 27, 2017. The Planning Team introduced themselves, structured to include student engagement, including provided an overview of the AGN Plan schedule of tasks, representation on the Task Force. The Planning Team was and had attendees vote on a logo for the project. The invited to a City / Student Leadership meeting to engage Team explained the purpose of the AGN Plan and its students on the Plan. Results from that meeting showed relationship to previous planning efforts. The Planning that students are concerned about crime as well as the Team summarized their own observations of the project lack of entertainment and nightlife amenities in the local area and interviews with people from key agencies and area. The majority of attendees believe that students and organizations, highlighting issues that were identified families can co-exist in the neighborhood. VISIONING The Visioning phase involved working with neighborhood the results of the first community meeting. Attendees residents and stakeholders to define a broad outlook for were then asked to think about the future of the AGN the future of the community. Neighborhood and the ways its improvement could manifest over the next 10-15 years. The visioning exercise COMMUNITY MEETING 2 identified five smaller areas within the larger project Community Meeting 2 took place on November 2, area that generated discussion about more targeted 2017 and provided an analysis of assets, issues, and improvements. These “focus areas” exemplify challenges opportunities identified at Community Meeting 1, within their immediate context, and attendees were asked highlighting common themes for each category and to offer their vision for each through a visual preference specific examples that showed up repeatedly. The concept survey. of early action projects was reintroduced and community members ranked 10 options that were developed from Community Engagement AGN Neighborhood Plan DRAFT 63 STRATEGIES PROGRAMS + PROJECTS The strategies, programs and projects phase involved the creation of four Working Groups from the Task Force focused around the following topics: • Transportation, Infrastucture and Open Space • Community Services • Neighborhood Safety and Security • Housing and Commercial Development Each Working Group met three or more times over spring 2018, identifying desired outcomes and defining specific project ideas. Results from the Working Groups were brought back to the Task Force for summary, review and refinement. COMMUNITY MEETING 3 Community Meeting 3 took place on April 16, 2018 and focused on providing local residents and stakeholders a summary of Working Group ideas, as well as a review of Draft Alternatives as described in the Recommended Projects and Initiatives section. Feedback from the meeting was used to refine the projects of each initiative, and to create the Project Reference Map for the AGN area. 64 Community Engagement AGN Neighborhood Plan DRAFT  COMMUNITY FEEDBACK ASSETS / OPPORTUNITIES / ISSUES As an initial step in development of the AGN Plan, community members identified specific assets, issues, and opportunities for consideration at Community Meeting 1. The elements listed on the following pages reflect the feedback received at that meeting and established a starting point for crafting neighborhood strategies. A timeline of the planning process is shown below. 2nd Community Draft of Meeting 3 Plan 1st Key Person Task Force Task Force Task Force Draft of Task Force Interviews Meeting 2 Meeting 3 Meeting 4 Plan Meeting 5 2017 2018 Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept Oct Nov Project Community Community Working Draft Final Kickoff Meeting 1 Meeting 2 Group Plan Plan Meetings Review Task Force Student Meeting 1 Meeting Community Feedback AGN Neighborhood Plan DRAFT 65 ASSETS / OPPORTUNITIES What we heard from the community A community asset is anything that can be used to improve the quality of community life. Once assets are identified, they can be nurtured into opportunities through a combination of community support, dedicated resources, and strategies structured to enhance their transformative properties. The following were identified by residents and stakeholders as assets of the AGN Neighborhood: GREEK ORGANIZATIONS The presence of Greek organizations and their homes is highly regarded. Some even considered them and Greek row as a stabilizing force for the neighborhood. Attendees noted that they have a long tradition of volunteering for good causes, which could assist in addressing some of the issues in the neighborhood. NIU NIU is the anchor institution, contributing much to the neighborhood: resources, employment, and a student population. They are also heavily invested in the health of neighborhood and the success of the larger community as that allows them to attract more students, a better workforce, and elite faculty. DIVERSITY A major asset of the Annie Glidden North is the variety of residents with different backgrounds living within such a small area. This diversity is appreciated by many and should be maintained and harnessed to improve neighborhood conditions. PLACES OF WORSHIP The faith community provides many resources in addition to spaces for worship, including community facilities, social services, and programming that engages a variety of residents. The faith community is a fixture that supports many residents in need and helps provide a mission for those residents that want to serve the community. VACANT MOVIE THEATER While also regarded as an issue, Campus Cinemas was seen as a major opportunity by many residents. It is currently vacant and centrally located for residents, including both Greek and non-Greek students. Many are excited about the potential reuse of this building and see it as a catalyst for additional development. 66 Community Feedback AGN Neighborhood Plan DRAFT The Annie Glidden North Neighborhood was recently designated as an Opportunity Zone by the Internal What we heard from the community Revenue Service. This designation is seen as a major opportunity for revitalization and is summarized in project D4. ROOM FOR GROWTH The neighborhood is large and is able to accommodate additional development that can meet resident needs and could add diversity to the existing housing stock. Others see an opportunity to transition to a lower-density environment that could result in a more livable neighborhood. YOUNG POPULATION Students and other young residents contribute a youthful energy to the area. They support existing businesses, help stabilize the community, and offer unique perspectives alongside established residents and homeowners. PARKS Parks and open space areas are highly valued. They offer opportunities for youth recreation as well as opportunities for relaxation and respite for other residents. They could be used as an organizing force for neighborhood improvements and a venue for residents to gather. If nurtured with expanded recreational facilities, they could be a major asset to attract and maintain residents. COMMUNITY GARDENS Community gardens provide numerous benefits to residents. They not only offer residents access to fresh produce, they are also great venues for interacting, physical exercise, and may be a source of income for some residents. Community gardens are also viewed as a potential beautifying element for the neighborhood. HEALTH DEPARTMENT The DeKalb County Health Department is identified as a major asset for the neighborhood. In addition to providing necessary health care, it also offers high quality employment and could act as an anchor for the north side for the community. Community Feedback AGN Neighborhood Plan DRAFT 67 ISSUES What we heard from the community An issue represents a liability that is lowering the community’s quality of life. If left unabated for too long, its impact can grow and adversely impact the larger city or region. The following were identified by residents and stakeholders as the most critical issues to address in the AGN Plan: CRIME Crime and or the perception of the lack of safety is a major concern of neighborhood residents. Some residents have direct experience, others are reacting to news and community discussions. Safety concerns are highest over weekend nights. TRANSPORTATION/TRANSIT SERVICE Transportation within the community and between neighborhoods is difficult for many, which is designed for auto owners over those that rely on other modes of transportation. This condition is especially difficult for those with limited means to access employment opportunities and grocery stores, the latter being the hardest to access on weekends. PEDESTRIAN/BIKE INFRASTRUCTURE The pedestrian environment needs improvement throughout the area, with specific areas exhibiting unique challenges. Sidewalk conditions along Russell Road were highlighted as being particularly distressed. Attendees noted that Annie Glidden Road is a very unwelcoming pedestrian and biking environment, with limited crossings, high- speed/volume traffic, and multiple lanes to cross. There is little bike infrastructure for a young student/resident population with limited means of transportation. VACANT MOVIE THEATER This vacant building at West Hillcrest Drive and Blackhawk Road blights the immediate area and is an eyesore for residents and students. LACK OF ENTERTAINMENT/NIGHT LIFE AMENITIES In addition to the vacant Campus Cinemas, many criticized the lack of entertainment options and night life amenities within the neighborhood, particularly those suited to the student population. 68 Community Feedback AGN Neighborhood Plan DRAFT  What we heard from the community LACK OF HEALTH AND RECREATION FACILITIES There are a limited number of health and recreation facilities that appeal to students and other younger adults. Students would prefer a fitness facility that is more accessible than what is available on the NIU campus. Other residents expressed concern about the lack of health care facilities, including medical and dental clinics available within or near the neighborhood. INADEQUATE ACCESS TO FRESH HEALTHY FOOD Fresh food is hard to access because large grocery retailers are not located in the neighborhood and there are no small fresh produce sellers in the area. Because of this limited access to fresh food, poorer residents with limited mobility options are especially burdened, compromising their quality of life and limiting them to patronize fast food establishments and convenience stores on Annie Glidden. POOR PROPERTY CONDITIONS Some properties are blighted, which adversely impacts the greater neighborhood area and supports its negative perception. Some attendees noted positive momentum with the rehabilitation of University Village, but think more work is needed for other properties. Some suspected that code enforcement is too lax in adequately addressing overcrowding in residential units. Some residents, lamented the lack of internet infrastructure within buildings. POOR LIGHTING Lighting is seen as inadequate, which is contributing to unsafe conditions in certain parts of the neighborhood. Some residents noted that trees were not being properly maintained and this neglect was obscuring existing lighting. NO SPACES FOR SOCIALIZING With such a large population that is young (including 1,758 students living in AGN neighborhood), there is a notable lack of spaces for residents to meet and socialize with one another. This condition may feed into the perception of isolation within the neighborhood and contribute to tensions between homeowners, renters, and students. Community Feedback AGN Neighborhood Plan DRAFT 69 - PAGE INTENTIONALLY LEFT BLANK -  ZONING REVIEW INTRODUCTION This analysis – informed by both an independent review of the relevant regulatory documents in January 2018, as well as by staff comments – is intended to suggest This review focuses upon current conditions within the a series of actions that the City may take to modify Annie Glidden North neighborhood and is intended to current zoning requirements in an effort to improve provide a broad review of the current regulatory structure quality of life and ensure the long-term viability of the impacting development within the neighborhood. As such, economic and built environment of Annie Glidden North. parcel-specific recommendations are not included here, Though recommendations made here are specific to the though specific rezoning actions are recommended as conditions and issues identified within the Annie Glidden part of the larger Annie Glidden North Revitalization Plan North neighborhood, some suggested actions may have where appropriate. larger applicability within the community and should be evaluated for their usefulness in light of the manner in which specific districts and regulations are applied City- wide. DEFINITIONS Any adjustment of the zoning ordinance should contain • “Density” - Staff have suggested that adjusting density a careful assessment of the range of current definitions, calculations to include a per-bedroom standard may modifications to existing terms, or inclusion of new terms be desired as a means to more closely regulate actual to ensure consistency and clear applicability. In focusing population densities. We would recommend against on the Annie Glidden North neighborhood, it is critical this approach. Most modern ordinances have moved that housing types be well defined and any terms used to away from per-bedroom standards, as these types calculate permitted housing are carefully evaluated and of standards are not necessarily any more accurate clarified where needed to ensure the effective application than per-unit standards. This is because bedrooms of the ordinance. This review has identified a number of are often a poor indicator of occupancy; a two preliminary areas where adjustment may be needed: bedroom unit may be occupied by three people, or a three bedroom unit may be occupied by only one or Zoning Review AGN Neighborhood Plan DRAFT 71  two people. Switching to per-bedroom standards recommended that the definition be adjusted to a can also create additional complications in terms unified standard. There are also questions as to the of calculating and recalibrating additional items legality of defining household differently within the such as required open space (where applicable), same municipal boundaries. Zoning regulations and parking. Rather than switching to a per- should be applied consistently across the City. bedroom standard, the City may want to evaluate and recalibrate the permitted densities based upon required lot area in the current districts • “Rooming House” - Similar to the “household” mapped within the AGN neighborhood. Often these definition, “rooming house” is defined in two standards, paired with adjusted bulk and setback different ways based upon geography. There are regulations, parking, open space, and landscape two conflicting definitions of “rooming house:” requirements can be the simplest, most effective one within the zoning ordinance, and one within tool to control density. chapter 14 of the City’s Municipal Code. Chapter 14 defines a “rooming house” as a single dwelling unit occupied by no more than three or four unrelated • “Household” - The current definition of household individuals. The zoning code does not specify is split into two thresholds based upon geography. a single unit but allows four or five unrelated The intent of this “split” approach would appear to individuals based upon geography. Further, the regulate density differently in the areas in proximity City should consider revising the definition of to Northern Illinois University; a goal which may “rooming house” to remove any stipulations on be more effectively achieved by evaluating and unrelated individuals, as this creates conflicts or fleshing out definitions for other housing types inconsistencies with the definition of “household” permitted in these areas. This geographically split and definitions for types of dwellings that approach is uncommon, and may unintentionally should not be defined by occupancy. It may also create a lack of consistency or clarity in terms unintentionally allow increased occupancy by of how it is applied across the ordinance. It is virtue of a relation. 72 Zoning Review AGN Neighborhood Plan DRAFT ZONING DISTRICTS An initial review of the zoning districts within the AGN in the multi-family districts. The scale of development neighborhood yields a few areas in which strategic within the multi-family districts, particularly the adjustments may benefit future development and bring MFR2 district, may warrant this type of adjustment. the physical form of the neighborhood closer in line Standards for site design, such as for required building with the City’s goals. separation, site landscape, the location of building entrances, driveways and parking can help to alleviate GENERAL STANDARDS concerns related to multiple structures on a lot. It is recommended that the City evaluate current Further, new residential development will continue development standards within the base districts to be subject to the site plan review standards in currently mapped to the AGN neighborhood to the current ordinance, allowing the City to review all verify where inconsistencies between the regulatory relevant aspects of the development for functionality requirements and the built environment exist. If there and compliance with the ordinance. are a high number of substandard lots, this may indicate that district standards need adjustment, BASE ZONING DISTRICTS VS. PLANNED or that new districts are needed to accommodate DEVELOPMENT development and redevelopment within the Generally, it is recommended that the City adjust neighborhood. Often, when lot sizes and widths permitted densities within current districts (if are built out-of-sync with the requirements of the appropriate) or create new base districts to zoning districts, it can lead to a ripple effect in terms accommodate the desired uses and development of accommodating other site elements such as forms within the AGN neighborhood. This approach required setbacks, parking, common open space, and would yield the greatest amount of predictability landscape. Evaluating and adjusting these standards for future development within the neighborhood, where needed can help to ensure a rational and and would allow the City to craft new regulations effective combination of bulk and area standards specifically to achieve the future vision for the that may help to alleviate some of the difficulties neighborhood. Further, per the current site plan review encountered with physical development in the requirements, the City would still have a level of neighborhood. review to ensure quality new development within the neighborhood. Additionally, the City may want to consider allowing more than one principal structure per lot without the Focusing new development on the PD process need to move through a planned development process can often become burdensome on staff and Zoning Review AGN Neighborhood Plan DRAFT 73 the development community, and can lead to a or redevelopment would be required to come in development environment where property owners through the PD process to allow for smaller projects, have a diminished ability to predict what uses or or those with fewer impacts to occur by-right. Such a building forms might locate adjacent to them--as requirement might read as follows: all development coming into the neighborhood is essentially negotiated from the ground up, and not “Planned development is prohibited in Single-Family occurring within a predetermined set of parameters Residential Districts in all circumstances. In all other “by-right.” It can also create administrative issues over districts, any development of 20,000 square feet time for staff, as each PD becomes its own individual or more in gross floor area that requires relief from zoning district requiring city staff and enforcement zoning regulations is required to go through the officers to remember which unique rules apply to each planned development process. In all other districts, any PD. development with a minimum of 10,000 square feet and up to 20,000 square feet in gross floor area that Planned Development is best used as a tool to requires relief from zoning regulations has the option, encourage innovative and creative development at the applicant’s request, to undergo the planned or redevelopment, by allowing for flexibility in the development process.” use and development of land and the design of structures that may not be achievable through a strict Such a provision would require that larger projects application of the ordinance. As such, it is typically undergo the Planned Development process when reserved for unique or innovative development types requiring relief from zoning regulations and would that may need relief from certain requirements of provide the option for smaller developments to the zoning ordinance, and which the City is willing to undergo the process if desired. offer in exchange for high-quality amenities or other community benefits. The DeKalb County complex east ROOMING HOUSES of Annie Glidden Road may be the best example of The City has identified a number of issues related such a development within the neighborhood, offering to rooming houses as a use within the AGN a mixture of uses and densities that would not be neighborhood, focused primarily upon the density that achievable through strict application of the district such uses create, as well as their potential conversion requirements. to other types of residential units. In addition to the issues identified with the definition of the use above, If the City wishes to pursue an approach that Chapter 14 of the City’s Municipal Code contains prioritizes Planned Development within the AGN specific square footage regulations for rooming houses neighborhood, it is recommended that a sensible based upon occupancy, with thresholds at 20, 30, 40 threshold be established, at which, new development and 50 residents. These square footage requirements 74 Zoning Review AGN Neighborhood Plan DRAFT seem to be aimed toward ensuring that there is enough “Residential conversions of rooming houses into multi- area both within the structure and subsequently on family dwellings within the ___ Districts are permitted, a lot to accommodate the density of occupants that and must meet the following standards. Residential such uses create. However, these thresholds seem conversions require approval of a special use permit. quite high given the impacts that these types of uses Construction drawings and plans that describe the can have on the surrounding neighborhood. proposed conversion are required as part of the application. Currently, any rooming house with greater than 50 residents requires a special use permit from the City. It (a) The existing rooming house must be a minimum is recommended that the City should consider revising of 3,000 square feet or more in gross floor area. This the existing square footage thresholds in Chapter gross floor area calculation does not include any 14 and lower the number of rooms/occupants that basement area. triggers a special use permit. Currently, the MFR1 District limits the number of residential units within (b) Upon conversion, the unit mix must meet or exceed any building to a maximum of eight, which may be a the gross floor area as calculated by the unit types logical place to start thinking about a new threshold for below: rooming house occupancy. Eight to ten units should be permitted without the use of a special use permit, but i. Efficiency Unit: 500 square feet the City may want to carefully evaluate the impacts of any new rooming house with a number of occupants ii. One Bedroom: 800 square feet that is higher than ten. iii. Two Bedroom: 1,000 square feet Further, conditions for residential conversions of rooming houses should be evaluated to ensure that iv. Three or More Bedroom: 1,250 square feet these types of uses are allowed to convert where it makes sense, and that the requirements for conversion (c) The building must conform to the applicable are simple and reasonable. The City should consider dimensional standards for the district in which the revising standards for residential conversions to building is located. allow for a variety of unit types, with square footage requirements for each, and may want to consider (d) No residential conversion may violate any specific standards to ensure the integrity or original occupancy regulations.” appearance of the structure and its relation to the public environment in the neighborhood is maintained or improved. Such a set of standards may look like the following: Zoning Review AGN Neighborhood Plan DRAFT 75 NONCONFORMITIES PARKING + LANDSCAPE The City should evaluate how nonconforming A review of current parking and landscape regulations situations are handled within the ordinance, to ensure for the districts within the Annie Glidden North rational, clear triggers for when developments must neighborhood is needed. The density of residential be brought into conformance with current ordinance uses within the neighborhood appears to be creating requirements, and in what cases they may be exempt. a situation where the amount of off-street parking The City’s current ordinance contains provisions for required by the ordinance is often unable to be nonconforming lots of record, nonconforming uses of accommodated on individual development sites. lots, nonconforming uses of buildings and structures, This generally indicates that ordinance requirements and nonconforming buildings and structures. However, may be out of sync with the practical realities of the more modern ordinances often include a range of development pattern within the neighborhood. Given nonconforming situations (including nonconforming this situation, the City may want to pursue one the uses, nonconforming lots, nonconforming structures, following directions: nonconforming site elements, and nonconforming signs) with specific requirements for each. With 1. Adjust dimensional standards such as required particular attention toward the current number of setbacks and buffering to make more room for nonconforming parking lots in the AGN neighborhood, additional parking on-site, and increase required the City may want to move to an approach that parking amounts (such as to 2 spaces per dwelling treats such lots as nonconforming site elements, unit for multi-family or 1.5 spaces per occupant for with specific requirements for when conformance rooming houses). is required. Such an approach typically allows for normal maintenance and incidental repair of the 2. Require fewer parking spaces for development nonconforming lot, but would require it to come into within the neighborhood to reduce the number conformance when: of nonconforming situations. New development and redevelopment will continue to provide • The existing principal structure is demolished and the amount of parking deemed necessary, but a new one is constructed. the ordinance should not require amounts that • A new principal structure is constructed on the lot. cannot be realistically accommodated within the • The existing principal structure is increased in neighborhood. As part of this strategy, the City building footprint by 30% or more. may consider a provision that would allow both • When the parking lot is fully reconstructed or residential and nonresidential uses to count on- repaved, or when the lot is expanded by 50% or street parking spaces located in front of their sites more. toward required off-street parking amounts. 76 Zoning Review AGN Neighborhood Plan DRAFT 3. Leave parking requirements as-is and consider residential development within the neighborhood. The the creation of a tool such as an administrative standards should be evaluated and revised to ensure variation that would allow the Community that the following elements are addressed relative to Development Director to adjust ordinance new residential structures within the neighborhood. dimensional and parking requirements by up to 10%. This would give the City the flexibility to either • Building orientation and massing (orient buildings administratively reduce the amount of required toward streets, not parking lots) parking for sites that do not need it and are unable • Principal entry location (buildings should contain a to provide it, or to reduce required setbacks and principal entry from the street) landscape on sites that may need to provide more • Fenestration (multi-family buildings can require a parking but cannot do so and continue to meet minimum transparency on the ground floor and these standards. upper stories if desired) • Building articulation / blank wall area (ensure that The current ordinance’s landscape requirements recesses and projections, changes in material, should also be evaluated to ensure that a pleasant and inset or projected windows, awnings, canopies, walkable pedestrian environment is maintained within balconies, and other architectural features are the neighborhood. Many residential developments are utilized to provide a rhythm and visual interest to currently providing surface parking lots immediately the façade) adjacent to the right-of-way with no screening or • Roof design (rooflines in excess of 75 feet should separation from existing sidewalks and the public require an element of variation in height or a right-of-way. Further, the threshold for requiring interior prominent repeated design element) parking lot landscape may need to be lowered from 60 • Driveway design and access should be spaces. A typical threshold for this type of landscaping addressed, particularly for duplex and townhouse requirement is 20-30 spaces. developments that currently provide access to individual garages from the street. DESIGN • Building materials may also be addressed, to The City’s current set of residential design standards ensure high-quality, durable materials are used in should be evaluated to ensure they are effectively new development or significant exterior alterations. improving the appearance of the neighborhood as redevelopment occurs. The current set of design standards seems to be heavily oriented toward ensuring residential compatibility for new single- family homes, but may not be adequately addressing design issues specific to multi-family or other types of Zoning Review AGN Neighborhood Plan DRAFT 77 - PAGE INTENTIONALLY LEFT BLANK -  IMPLEMENTATION • The CDC or other organization potentially leads the INTRODUCTION process and adjusts the implementation agenda Successful neighborhood plan implementation is typically over time in response to new development, market the result of strong municipal leadership combined changes, and community feedback. with other stakeholders fulfilling important roles. In • The City enact development regulations customized implementing community plans, the municipality has the for neighborhood redevelopment. broadest perspective and interest, which is to improve • The City undertakes public improvements within the community and enhance public welfare. Other the AGN area to enhance the attractiveness of stakeholders, such as property owners, developers, other development sites. units of government and nearby residents each have • The City provides financial incentives to encourage their own sets of interests and goals for neighborhood developers to build desired projects while improvement. safeguarding community values and resources. • Landowners understand and support the land use/ The AGN Revitalization Plan was undertaken to chart a development policies of the Plan, and value their land course for achieving the community vision for the Annie consistent with these policies and current market Glidden North area. This Plan represents the initial step in conditions. realizing that vision. Implementation is a fluid process that • Developers recognize the potential of the AGN area requires adapting to a range of changing conditions. as a unique neighborhood within the City, and act to maximize the appeal and value of building sites within While the City of DeKalb should ultimately oversee the neighborhood. revitalization efforts, successful implementation of the • The financial sector, including community AGN Plan will likely require consideration for the creation development financial institutions (CDFIs), is willing of a Community Development Corporation (CDC) or to invest in new and different forms of development, similar organization to drive the process. This organization which at least initially, are not represented in the local should posses an understanding of the respective market and reflect a higher level of risk. interests and roles of all stakeholders. These interests • Local residents, businesses and community include: organizations make a commitment to stay informed and participate in public forums to make sure their values and priorities are included in neighborhood planning and project reviews. Implementation AGN Neighborhood Plan DRAFT 79 • Innovative and “out of the box” strategies for • Local partner agencies identify programmatic gaps building design, parking, public amenities and and begin working together to implement projects financing are often part of successful projects. related to community services and neighborhood Partnerships involving the public and private safety and security. sectors, including Northern Illinois University make these new approaches possible. NEIGHBORHOOD ASSOCIATION FORMATION In addition to consideration for the development of a CDC or similar organization, the Plan recommends the formation of a local neighborhood group or association to represent the AGN community. Neighborhood groups play a vital role in representing the interests of residents and enhancing the local community. A well-organized neighborhood can wield powerful influence when addressing the needs and problems of local residents. Steps to create a neighborhood association or group are listed below. 1. Define the issues. Using the AGN Plan as a 4. Hold core group meetings. The core group acts starting point, talk to residents to find out what as the temporary steering committee until the they think the important issues are and what general membership meeting is held. When should be done. the core group meets, it should come up with ideas for projects to kick off the organizing 2. Research the community. Define the geography drive. of the community and identify if there is a particular grouping — tenants, homeowners, 5. Plan a general meeting. Leaders should decide students, parents — who are most concerned on a time, date and place that are convenient and most likely to join the organization? for people in the neighborhood. When an agenda is prepared for the first general 3. Build a core group. Leaders should recruit meeting, the goal should be to come out of the a handful of people to help launch the meeting with an agreement on the issues and organization. A group has more credibility than priorities that the organization will take on. an individual and one individual cannot do all the work. Candidates can be found for the core 6. Reach out to the community. Getting the word group by talking to neighbors and looking for out is crucial to create a well-balanced, fully people who are committed to the community. representative organization. 80 Implementation AGN Neighborhood Plan DRAFT - PAGE INTENTIONALLY LEFT BLANK -  TRANSPORTATION, INFRASTRUCTURE AND OPEN SPACE A Ensure efficient transit service is available to neighborhood residents and Annie Glidden Road is safe for both motorists and pedestrians. Street trees should be plentiful, shading residents and beautifying the neighborhood. Efficient, safe, and well-located off-street parking should be provided. Improved lighting will allow residents to safely enjoy the neighborhood. Redesign Welsh Park and other available green space for all ages, to accommodate passive and active uses. Make AGN a desirable area for the entire community to visit or live in by providing quality living standards, adding useful park and recreation space, and creating interconnectivity between the neighborhood and the rest of the City. Projects are further detailed in the Transportation, Infrastructure and Open Space Chapter, on Page 11 PRIORITY COMPLEXITY EST COST PROJECT POTENTIAL LEAD PARTNERS Commun Govt Private Neigh Orgs Identification of local transportation improvements A1 Higher Lower $0k - $50k and direct integration with X X X DSATS Study. Redesign Welsh Park $100k and A2 Higher Medium above as a local and regional X X destination. Develop bicycle route to A3 Higher Lower $50k - $100k High School utilizing Normal X and Dresser Roads. Develop sidewalk connection to Health Department A4 Higher Lower $50k - $100k utilizing Annie Glidden and X Dresser Roads. Develop streetscape and gateway improvements for $100k and A5 Medium Medium above the Greek Row area in order X X X to help improve its identity and perception. Redesign NIU Nursing School green space as $100k and A6 Medium Medium above neighborhood park and X X incorporate into open space network. Create a dedicated A7 Medium Lower $50k - $100k pedestrian path from the end X X X of High Terrace. Improve and enhance pedestrian crossings at $100k and A8 Medium Medium above Annie Glidden Road and X Lucinda Avenue, Hillcrest Drive and Lincoln Drive Reduce density when opportunities arise and $100k and ensure that plans for new A9 Medium Higher above or redeveloped properties X X X X include provisions for increased parking and open space. 82 Implementation AGN Neighborhood Plan DRAFT  PRIORITY COMPLEXITY EST COST PROJECT POTENTIAL LEAD PARTNERS Commun Govt Private Neigh Orgs Develop hike / bike trail $100k and along creek from Lucinda A10 Medium Medium above Avenue to Lorusso Lagoon X X X X and Regent Drive. Recommend connections to City parks outside of A11 Lower Lower $0k - $50k the neighborhood through X DSATS Study. Redesign University Plaza parking lot as neighborhood $100k and A12 Lower Higher above square and relocate parking X X X to shared lot on Crane Drive and Russell Road. Distribute and post transit A13 Lower Lower $0k - $50k route maps to broaden X visibility of system. Improve Boardman and Pappas Parks with running $100k and A14 Lower Medium above paths circling detention X X ponds, creating more usable spaces for residents. Develop community gardens on vacant parcels A15 Lower Lower $50k - $100k at Greenbriar and Russelll X X Roads. Create new street $100k and A16 Lower Higher above connection from Twombly X Road to W Hillcrest Drive. Develop new street network $100k and between W Dresser Road A17 Lower Higher above and Ridge Drive to facilitate X infill development Implementation AGN Neighborhood Plan DRAFT 83  COMMUNITY SERVICES B Foster increased civic participation by neighborhood residents. Increase local daycare services and alternatives to help current families and attract new families. Promote greater awareness of community-focused services already in place. Ensure AGN residents are able to access employment opportunities and resources. Build and link partnerships between organizations that are located and/or operate in the neighborhood. Projects are further detailed in the Community Services Chapter, on Page 27. PRIORITY COMPLEXITY EST COST PROJECT POTENTIAL LEAD PARTNERS Commun Govt Private Neigh Orgs $100k and Establish a Community Food B1 Higher Higher above and Education Center X X X $100k and Community Center Program B2 Higher Higher above Planning X X X Work with local health care providers to establish $100k and B3 Higher Medium above a walk-in clinic or urgent X X X care facility within the neighborhood. Promote enrollment in Tenants Association B4 Medium Lower $0k - $50k throughout the X X neighborhood. Inventory workforce training programs and employers linked to those programs. B5 Medium Medium $50k - $100k Survey residents to X X generate a feedback loop on programs' effectiveness. Work with NIU, local churches and other partners to identify programs that provide daycare, health $100k and B6 Medium Medium above care, and other community X X X X services. Develop a packet of resources, services, and tools, and design a program to market services. Reach out to non-profit groups to offer after-school B7 Medium Lower $0k - $50k activities for neighborhood X X X kids. 84 Implementation AGN Neighborhood Plan DRAFT  PRIORITY COMPLEXITY EST COST PROJECT POTENTIAL LEAD PARTNERS Commun Govt Private Neigh Orgs Hold a job fair within Annie B8 Lower Lower $0k - $50k Glidden North to promote X X X local hiring. Install kiosks and/or B9 Lower Medium $0k - $50k community bulletin boards X X to advertise social events. Provide voter registration services in the AGN Neighborhood and link residents with closest B10 Lower Lower $0k - $50k polling places. Ensure the X 2020 US Census includes a full count of all students and other residents. Establish a legal aid office in B11 Lower Medium $50k - $100k the neighborhood. X X Implementation AGN Neighborhood Plan DRAFT 85  NEIGHBORHOOD SAFETY AND SECURITY C Reduce crimes by ensuring greater incorporation of crime-free housing. Add cameras and lighting while ensuring improved property maintenance. Create better communication between property owners, City government, tenants, and NIU along with a network of neighborhood associations. Increase enforcement of minor quality of life infractions and upon the Safe Streets initiative. Celebrate cooperation between the City of DeKalb and NIU police. Projects are further detailed in the Neighborhood Safety and Security Chapter, on Page 39. PRIORITY COMPLEXITY EST COST PROJECT POTENTIAL LEAD PARTNERS Commun Govt Private Neigh Orgs Implementation of safety $100k and improvements focused C1 Higher Higher above on improved lighting and X X X surveillance. Create a grading system and database for rental C2 Medium Medium $50k - $100k properties, assessing safety X X X X and security of apartments. Arrange meetings for safety C3 Lower Lower $0k - $50k experts to address residents X X of Annie Glidden North. Research and, if possible, implement cost-effective C4 Lower Medium $0k - $50k background searches for X X prospective rental tenants. Encourage property owners with cameras to make live C5 Lower Medium $0k - $50k feeds available to the DeKalb X X X Police Department. 86 Implementation AGN Neighborhood Plan DRAFT  PRIORITY COMPLEXITY EST COST PROJECT POTENTIAL LEAD PARTNERS Commun Govt Private Neigh Orgs Assign DeKalb staff to monitor neighborhood C6 Lower Medium $0k - $50k safety and security, and X X serve as liaison between neighborhood associations. Support DeKalb Area Rental Association (DARA) C7 Lower Lower $0k - $50k encouraging ethical behavior X X X by member property owners. Implementation AGN Neighborhood Plan DRAFT 87  HOUSING AND COMMERCIAL DEVELOPMENT D Create a neighborhood with a vibrant and managed mix of students, families, and Greeks. Create efficient and well-located off-street parking. Ensure annual increases in local property values. Promote well-maintained and managed properties. Develop a blend of retail and entertainment / nightlife options attractive to students, local residents and visitors. Ensure that public and private investment are aligned and coordinated. Projects are further detailed in the Housing and Commercial Development Chapter, on Page 45. PRIORITY COMPLEXITY EST COST PROJECT POTENTIAL LEAD PARTNERS Commun Govt Private Neigh Orgs Consider creation of a Community Development D1 Higher Medium $0k - $50k Corporation (CDC) to focus X X X on implementation of revitalization efforts. Create a Lucinda Focus Area, $100k and prioritizing redevelopment D2 Higher Higher above through a potential public/ X X X private partnership. Create a Hillcrest/Blackhawk Focus Area, prioritizing $100k and D3 Higher Higher above mixed-use development X X through a potential public/ private partnership. Explore benefits and D4 Medium Medium Low - $50k promote Opportunity Zone X X X designation. Explore the creation of a Tax Increment Financing (TIF) D5 Medium Medium Low - $50k District covering one or both X X X of the redevelopment areas. Focus on better enforcement D6 Medium Lower $50k - $100k of building and property X maintenance codes. Relocate University Plaza’s parking lots to east side of D7 Medium Higher $0k - $50k property, converting to a X commercial frontage. 88 Implementation AGN Neighborhood Plan DRAFT  PRIORITY COMPLEXITY EST COST PROJECT POTENTIAL LEAD PARTNERS Commun Govt Private Neigh Orgs Evaluate the long- term viability of older apartment complexes while D8 Medium Medium $0k - $50k encouraging mixed-income X redevelopment and the creation of new open spaces and parking. Employ activation and placemaking strategies to create excitement D9 Lower Lower $0k - $50k and enthusiasm while X X X strengthening connections among the community. Encourage NIU to develop $100k and faculty / staff housing on D10 Lower Higher above parking lot at Annie Glidden X Road and Crane Drive. Prioritize mixed-income single-family or townhome $100k and D11 Lower Higher above development to create a X larger and more diverse residential population. As redevelopment occurs, $100k and brand the Annie Glidden D12 Lower Medium above North Neighborhood to help X X X X improve perception. Implementation AGN Neighborhood Plan DRAFT 89  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT October 12, 2018 TO: Planning and Zoning Commission Members FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Petition for Text Amendments to Chapter 23 “Unified Development Ordinance” of the Municipal Code to Amend Article 5.14 “RC-1” Residential Conservation District of the UDO to Establish a Procedure and Criteria for Allowing Single Family Attached Dwellings Having a Common Wall Along a Lot Line be Permitted with the Approval of a Special Use Permit. I. BACKGROUND AND ANALYSIS The City is initiating text amendments to Chapter 23 “Unified Development Ordinance” of the Municipal Code to amend Article 5.14 “RC-1” Residential Conservation District of the UDO to establish a procedure and criteria for allowing single family attached dwellings having a common wall along a lot line be permitted with the approval of a special use permit. This procedure is currently allowed in the ‘TFR” Two-Family Residential District and the “MFR1” MFR-1 Multiple Family Residential District (see attached Article from the UDO for the TFR District). The TFR and MFR1 Districts were amended in 1994 to allow this special use permit process. The City has approved ten special use requests for this procedure in the TFR District since 2001. The RC-1 District was created in 2007 and may have been overlooked regarding the allowance for this procedure. There are several properties in the RC-1 District that could potentially qualify to be subdivided in a similar fashion to properties in the TFR and MFR1 Districts. Staff is proposing the same criteria and conditions that are part of the language for the special use permit in the TFR and MFR1 Districts be adopted in the RC-1 District. II. RECOMMENDATION Sample Motion: Based upon the submitted petition and testimony presented, I move that the Planning and Zoning Commission recommend to the City Council approval of text amendments to Chapter 23 “Unified Development Ordinance” of the Municipal Code to Amend Article 5.14 “RC-1” Residential Conservation District of the UDO to establish a procedure and criteria for allowing single family attached dwellings having a common wall along a lot line be permitted with the approval of a special use permit as indicated on Exhibit A.  EXHIBIT A 5.14 “RC-1” Residential Conservation District 5.14.01 Purpose and Intent Within the City of DeKalb there are unique and distinctive older residential neighborhoods which contribute significantly to the overall character and identity of the City and are worthy of preservation and protection. As a matter of public policy, the City aims to preserve, protect, enhance, and perpetuate the value of these residential neighborhoods through the establishment of a Residential Conservation District. The following is the purpose of a Residential Conservation District in older City residential neighborhoods or commercial districts: 1. to promote and provide for economic revitalization and/or enhancement; 2. to protect and strengthen desirable and unique physical features, design characteristics, and recognized identity, charm and flavor; 3. to protect and enhance the livability of the City; 4. to reduce conflict and prevent blighting caused by incompatible and insensitive development, and to promote new compatible development; 5. to enhance property values; 6. to encourage and strengthen civic pride; and 7. to encourage the harmonious, orderly and efficient growth and redevelopment of the City. 5.14.02 Designation Criteria To be designated a Residential Conservation District; the area must meet the following criteria: 1. The area must contain a minimum of one block face (all the lots on one side of a block); 2. The area must have been platted or developed at least twenty-five (25) years ago; 3. At least seventy-five (75) percent of the land area in the proposed district is presently improved; and 4. The area must possess one or more of the following distinctive features that create a cohesive identifiable setting, character or association; a. scale, size, type of construction, or distinctive building materials; b. lot layouts, setbacks, street layouts, alleys or sidewalks; c. special natural or streetscape characteristics, such as creek beds, parks, gardens or street landscaping; d. land use patterns, including mixed or unique uses or activities; or e. abuts or links designated historic landmarks 5. The area must be predominantly residential in use and character. 5- This section contains the district regulations of the “RC-1” Residential Conservation District. These regulations are supplemented and qualified by additional regulations appearing elsewhere in this Ordinance, which are incorporated as part of this Article by reference. 5.14.03 Permitted Land Uses and Developments of a “RC-1” Residential Conservation District The principal type of land use and development intended for this district is: Single family detached dwellings. Original Residential Uses defines in part as: any lawfully established single-family dwellings, two-family dwellings, or multiple-family dwellings, but excluding rooming house dwellings units on lots that are less than seven thousand (7,000) square feet, and subject to the terms of this Article. Additional permitted land uses and developments include: Accessory uses; Passive Park facilities owned by the Park District or private entity; Day care homes; Home occupations; 5.14.04 Special Land Uses and Developments of a “RC-1” Residential Conservation District The following land uses and developments may be permitted upon the issuance of a special use permit in accordance with the procedures and standards contained in Article 14, “Permits.” Two-Family Units; Multi-Family Units; Bed and breakfasts; Churches; Converted Dwellings; Day Care Centers in buildings constructed prior to the effective date of this Ordinance, where said buildings were designed and clearly intended for non-residential uses; Active Parks Public buildings used by any department of the City, School District, Library District, Park District, County, State, or Federal governments; except for vehicle maintenance, raw material storage and other similar type facilities. Public utility facilities, excluding communication towers. Any installation other than poles and equipment attached to the poles, shall be: adequately screened with landscaping, fencing, or walls, or any combination thereof, or placed underground, or 5-  enclosed in a structure in such a manner so as to blend with and complement the character of the surrounding area. All plans for screening these facilities shall be submitted as a part of the special use permit application; Parking facilities within 300 feet of principal ancillary use; Community Centers (2008-051). 5.14.05 Density and Dimensional Regulations of a “RC-1” Residential Conservation District 1. Minimum Lot Size: a. The minimum lot size for permitted and special land uses in the RC-1 District shall be as follows: Use Minimum Lot Size Community Residence (Small) 8,000 sq. ft. Community Residence (Large) 11,000 sq. ft. Day Care Homes 6,000 sq. ft. Group Day Care Homes 9,000 sq. ft. Dwellings, Single Family 6,000 sq. ft. Dwellings, Two-Family 7,000 sq. ft. Dwellings, Multi-Family 3,500 sq. ft./unit b. For uses other than those listed above, the lot area shall be adequate to provide the building setbacks required by this Section and the parking, as required by Article 12, “Off-Street Parking and Loading Requirements,” but in no instance shall a lot be created that is less than six thousand (6,000) square feet (except for public utility facilities). c. Any lot of record in existence, on the effective date of this Ordinance, which contains less than six thousand (6,000) square feet of land area, may be used as a site for one (1) single-family detached dwelling together with accessory structures and uses, provided the location of such dwelling satisfies the minimum setback requirements identified in paragraph 2 below. d. Lots created for public utility facilities may be less than six thousand (6,000) square feet, provided that such lots or tracts shall not be used for any other use, except that in the event the public utility facility use terminates and where the lot or tract is combined with an adjacent parcel or parcels to equal or exceed six thousand (6,000) square feet, then said lot may be used by any allowable use in the RC-1 district. e. In this RC-1 Zoning District, the minimum required zoning lot area shall be six thousand (6,000) square feet per single-family detached dwelling. For “original residential uses” (SEE BELOW), encompassing existing two-family dwellings and existing multiple-family dwellings the minimum required lot area shall be the original lot area at the time the land use was lawfully established or the minimum required lot area at the time the land use was lawfully established, whichever is greater and constitutes the zoning lot area on the effective date of this Article. In the case where the existing dwelling unit is rebuilt, a replacement deadline of one year will be enforced, otherwise replacement with a single family dwelling is the only permissible option. 2. Building Setback Requirements: Except as provided for in Article 7, “Supplementary District Regulations,” the following setback requirements apply to principal buildings in the RC-1 district. a. Front Yard: No principal building shall be allowed within twenty-five (25) feet of any front lot line or a street right-of-way line. 5-  b. Side Yard: No principal building shall be allowed within five (5) feet of any side lot line or within a distance of any side lot line equal to ten (10) percent of the average width of the lot, whichever is less, except that no side yard shall have a width of less than three (3) feet. c. Rear Yard: No principal building shall be allowed within thirty (30) feet of the rear lot line or within a distance measured from the rear lot line that is equivalent to twenty (20) percent of the total lot depth, whichever is less. 3. Building Height Limitations: No building shall exceed two and one-half (2-1/2) stories or thirty-five (35) feet in height, except for non-residential structures; this may be waived as part of the approval of the Special Use Permit. 4. Design Requirements: Principal structures constructed after the date of this Ordinance shall comply with the provisions of Article 7.14, Design Requirements for New Residential Construction. 5.14.06 Other Development Regulations for the “RC-1” Residential Conservation District The following references the appropriate Articles in this Ordinance which specify the other regulations governing development in this district. 1. “Overlay District Regulations”: Article 6 2. “Supplementary District Regulations”: Article 7 3. “Streets, Sidewalks and Subdivision Design”: Article 9 4. “Utilities”: Article 10 5. “Floodways, Floodplains, Stormdrainage and Erosion”: Article 11 6. “Off-Street Parking and Loading Requirements”: Article 12 7. “Signs”: Article 13 5.14.07 Conditions of Use of a “RC-1” Residential Conservation District 1. Use: Not more than one (1) principal building shall be located on a zoning lot. 2. Conversions: In no event shall existing dwellings be converted to more units, partially or otherwise, except as specifically provided for in this district by Planning and Zoning Commission approval subject to the Special Use Requirements, however converting to fewer units is permissible by right, provided the total number of bedrooms is also reduced. Restrictions on number of bedrooms shall not apply to single family residences. 3. Reconstruction: The reconstruction of dwellings will be permitted for “original residential uses” pending no additional residential dwelling units are created. All other permitted uses will be subject to Special Use Approval. 4. Parking Requirements: Any change in use or conversion (I.E. new development, building additions or conversions of use required by this Ordinance) shall provide required Off-Street Parking Areas in accordance with the following regulations. a. Existing Parking Areas: Off-Street Parking Areas shall not be reduced below the minimum requirement for such use as required by this Ordinance. Any Off-Street Parking Areas existing prior to the effective date of this Ordinance which were already below the standards established by this Ordinance shall not be further reduced. 5-  b. Location of Parking Areas: Off-Street Parking Areas shall be located on the same Lot or within three hundred (300) feet of the Building, Structure or use served by the Off-Street Parking Area. Off-Street Parking for any use shall be located within a zoning District which permits the use for which the Off-Street Parking is required per Article 12. 5. Lot combinations / Subdivision: Any combination or subdivision of an existing lot of record would require that the new zoning lot(s) created conform to all applicable zoning regulations, except as allowed with a Special Use Permit outlined in Article 5.14.07(7). A Final Plat shall be prepared and submitted in accordance with Article 15.07, Final Plats. 6. The following rules shall govern the transition from the provisions of the former Zoning Ordinance to the provisions of this Article or to the provisions of any subsequent amendment hereto: a. Permitted Uses Rendered Special: Where a property is used for a purpose which was classified as a “permitted use” in the zoning district in which it was located prior to mapping of this District, or prior to any subsequent amendment hereto, and such use is classified by this Article as a “Special Use” in this zoning district, such use is hereby deemed a lawful existing Special Use, subject to the provisions of subsection D below.. b. Existing Special Use: Where a property has become a lawful Special Use pursuant to subsection A, above, or where a property has been granted a Special Use prior to the effective date of this Article, or prior to any subsequent amendment hereto, such use shall be considered a lawful Special Use if the use is classified by this Article as a Special Use. 1) If the passage of the ordinance granting such Special Use was subject to one or more conditions, those conditions shall remain in full force and effect, as may be amended from time to time, subject to the provisions of this Article. 2) All Special Uses shall be subject to the provision that they shall expire if not established within one year from the date of passage of the ordinance granting the Special Use. No Special Use shall be reestablished subsequent to abandonment through a discontinuation of use for three hundred sixty-five (365) consecutive days, regardless of any reservation of intent to reestablish such Special Use. c. Changes To Existing Special Use: Where a property has been granted a Special Use prior to the effective date of this Article, or where a property has been granted a Special Use pursuant to the provisions of this Article, a change to such Special Use shall be allowed provided that the desired change was explicitly approved in the ordinance passed granting the Special Use. Any other change to such an existing Special Use shall be subject to the provisions this Chapter or others, as applicable. However, changes involving accessory structures may be made to existing Special Uses, subject to the site design regulations of the zoning district in which it is located, and provided that there is no change to the function, operation, or traffic characteristics of the existing Special Use. Any change in a lawful Special Use shall be required to comply with the provisions of this Article. c. 7. Single family attached dwellings having a common wall along a lot line may be permitted in the “RC-1” Residential Conservation District provided the City Council approves a Special Use Permit (see Article 14, “Permits”) meeting the following criteria: a. Not more than one dwelling unit shall be constructed on a lot. b. Not more than one dwelling unit shall be attached to another dwelling unit. c. The side yard setback from the lot line on which the common wall will be placed shall be abated entirely. All other setback requirements of the “RC-1” district shall be adhered to. 5-  d. A dwelling unit on a lot with an abated side yard setback from the lot line on which the common wall will be placed shall share said common wall with a dwelling unit on an adjacent lot which shall also have an abated side yard setback from the same lot line. e. All common wall construction standards, whether existing or proposed, shall be in conformance with all building, electrical, plumbing, and other applicable codes and ordinances. f. Each dwelling unit shall be serviced with its own water line, sanitary sewer line, sump pump line, and all other utility lines and extensions. g. A minor subdivision plat shall be prepared in accordance with Article 15, “Subdivision of Land” and approved subject to a Minor Plat application. The plat shall reference a recorded common wall agreement, and shall include a note stating that the construction on the proposed lots shall be limited to “common wall construction only.” 1) Individual lots shall have an area of not less than 3500 square feet and shall have a width of not less than twenty-five (25) feet. 2) All other setback and dimensional requirements of this Ordinance shall be adhered to. h. Covenants, Conditions and Deed Restrictions (CCR’s), shall be prepared and recorded simultaneously with the Final Plat and Common Wall Agreement. An Owners Association shall be created, in accordance with Article 15.07, either through the CCR’s or in a separate document, which shall also be recorded simultaneously with the other required documents and plat. Any change in a lawful Special Use shall be required to comply with the provisions of this Article. 5.14.08 Definitions Original Residential Use: The initial use of a zoning lot for the purpose of a dwelling, as such initial dwelling was originally designed and intended, encompassing any lawfully established single-family dwellings, two- family dwellings, or multiple-family dwellings, but excluding rooming house dwellings. Change in Use: A change in the use of a zoning lot from one land use specifically enumerated in the lists of permitted uses and special uses to another land use specifically enumerated in the lists of permitted uses and Special Uses. For multiple-family dwellings, an increase or decrease in the number of dwelling units shall be considered a change in use. 5- TFR District 5.14 “RC-1” Residential Conservation District 5.14.01 Purpose and Intent Within the City of DeKalb there are unique and distinctive older residential neighborhoods which contribute significantly to the overall character and identity of the City and are worthy of preservation and protection. As a matter of public policy, the City aims to preserve, protect, enhance, and perpetuate the value of these residential neighborhoods through the establishment of a Residential Conservation District. The following is the purpose of a Residential Conservation District in older City residential neighborhoods or commercial districts: 1. to promote and provide for economic revitalization and/or enhancement; 2. to protect and strengthen desirable and unique physical features, design characteristics, and recognized identity, charm and flavor; 3. to protect and enhance the livability of the City; 4. to reduce conflict and prevent blighting caused by incompatible and insensitive development, and to promote new compatible development; 5. to enhance property values; 6. to encourage and strengthen civic pride; and 7. to encourage the harmonious, orderly and efficient growth and redevelopment of the City. 5.14.02 Designation Criteria To be designated a Residential Conservation District; the area must meet the following criteria: 1. The area must contain a minimum of one block face (all the lots on one side of a block); 2. The area must have been platted or developed at least twenty-five (25) years ago; 3. At least seventy-five (75) percent of the land area in the proposed district is presently improved; and 4. The area must possess one or more of the following distinctive features that create a cohesive identifiable setting, character or association; a. scale, size, type of construction, or distinctive building materials; b. lot layouts, setbacks, street layouts, alleys or sidewalks; c. special natural or streetscape characteristics, such as creek beds, parks, gardens or street landscaping; d. land use patterns, including mixed or unique uses or activities; or e. abuts or links designated historic landmarks 5. The area must be predominantly residential in use and character. 5- This section contains the district regulations of the “RC-1” Residential Conservation District. These regulations are supplemented and qualified by additional regulations appearing elsewhere in this Ordinance, which are incorporated as part of this Article by reference. 5.14.03 Permitted Land Uses and Developments of a “RC-1” Residential Conservation District The principal type of land use and development intended for this district is: Single family detached dwellings. Original Residential Uses defines in part as: any lawfully established single-family dwellings, two-family dwellings, or multiple-family dwellings, but excluding rooming house dwellings units on lots that are less than seven thousand (7,000) square feet, and subject to the terms of this Article. Additional permitted land uses and developments include: Accessory uses; Passive Park facilities owned by the Park District or private entity; Day care homes; Home occupations; 5.14.04 Special Land Uses and Developments of a “RC-1” Residential Conservation District The following land uses and developments may be permitted upon the issuance of a special use permit in accordance with the procedures and standards contained in Article 14, “Permits.” Two-Family Units; Multi-Family Units; Bed and breakfasts; Churches; Converted Dwellings; Day Care Centers in buildings constructed prior to the effective date of this Ordinance, where said buildings were designed and clearly intended for non-residential uses; Active Parks Public buildings used by any department of the City, School District, Library District, Park District, County, State, or Federal governments; except for vehicle maintenance, raw material storage and other similar type facilities. Public utility facilities, excluding communication towers. Any installation other than poles and equipment attached to the poles, shall be: adequately screened with landscaping, fencing, or walls, or any combination thereof, or placed underground, or 5-  enclosed in a structure in such a manner so as to blend with and complement the character of the surrounding area. All plans for screening these facilities shall be submitted as a part of the special use permit application; Parking facilities within 300 feet of principal ancillary use; Community Centers (2008-051). 5.14.05 Density and Dimensional Regulations of a “RC-1” Residential Conservation District 1. Minimum Lot Size: a. The minimum lot size for permitted and special land uses in the RC-1 District shall be as follows: Use Minimum Lot Size Community Residence (Small) 8,000 sq. ft. Community Residence (Large) 11,000 sq. ft. Day Care Homes 6,000 sq. ft. Group Day Care Homes 9,000 sq. ft. Dwellings, Single Family 6,000 sq. ft. Dwellings, Two-Family 7,000 sq. ft. Dwellings, Multi-Family 3,500 sq. ft./unit b. For uses other than those listed above, the lot area shall be adequate to provide the building setbacks required by this Section and the parking, as required by Article 12, “Off-Street Parking and Loading Requirements,” but in no instance shall a lot be created that is less than six thousand (6,000) square feet (except for public utility facilities). c. Any lot of record in existence, on the effective date of this Ordinance, which contains less than six thousand (6,000) square feet of land area, may be used as a site for one (1) single-family detached dwelling together with accessory structures and uses, provided the location of such dwelling satisfies the minimum setback requirements identified in paragraph 2 below. d. Lots created for public utility facilities may be less than six thousand (6,000) square feet, provided that such lots or tracts shall not be used for any other use, except that in the event the public utility facility use terminates and where the lot or tract is combined with an adjacent parcel or parcels to equal or exceed six thousand (6,000) square feet, then said lot may be used by any allowable use in the RC-1 district. e. In this RC-1 Zoning District, the minimum required zoning lot area shall be six thousand (6,000) square feet per single-family detached dwelling. For “original residential uses” (SEE BELOW), encompassing existing two-family dwellings and existing multiple-family dwellings the minimum required lot area shall be the original lot area at the time the land use was lawfully established or the minimum required lot area at the time the land use was lawfully established, whichever is greater and constitutes the zoning lot area on the effective date of this Article. In the case where the existing dwelling unit is rebuilt, a replacement deadline of one year will be enforced, otherwise replacement with a single family dwelling is the only permissible option. 2. Building Setback Requirements: Except as provided for in Article 7, “Supplementary District Regulations,” the following setback requirements apply to principal buildings in the RC-1 district. a. Front Yard: No principal building shall be allowed within twenty-five (25) feet of any front lot line or a street right-of-way line. 5-  b. Side Yard: No principal building shall be allowed within five (5) feet of any side lot line or within a distance of any side lot line equal to ten (10) percent of the average width of the lot, whichever is less, except that no side yard shall have a width of less than three (3) feet. c. Rear Yard: No principal building shall be allowed within thirty (30) feet of the rear lot line or within a distance measured from the rear lot line that is equivalent to twenty (20) percent of the total lot depth, whichever is less. 3. Building Height Limitations: No building shall exceed two and one-half (2-1/2) stories or thirty-five (35) feet in height, except for non-residential structures; this may be waived as part of the approval of the Special Use Permit. 4. Design Requirements: Principal structures constructed after the date of this Ordinance shall comply with the provisions of Article 7.14, Design Requirements for New Residential Construction. 5.14.06 Other Development Regulations for the “RC-1” Residential Conservation District The following references the appropriate Articles in this Ordinance which specify the other regulations governing development in this district. 1. “Overlay District Regulations”: Article 6 2. “Supplementary District Regulations”: Article 7 3. “Streets, Sidewalks and Subdivision Design”: Article 9 4. “Utilities”: Article 10 5. “Floodways, Floodplains, Stormdrainage and Erosion”: Article 11 6. “Off-Street Parking and Loading Requirements”: Article 12 7. “Signs”: Article 13 5.14.07 Conditions of Use of a “RC-1” Residential Conservation District 1. Use: Not more than one (1) principal building shall be located on a zoning lot. 2. Conversions: In no event shall existing dwellings be converted to more units, partially or otherwise, except as specifically provided for in this district by Planning and Zoning Commission approval subject to the Special Use Requirements, however converting to fewer units is permissible by right, provided the total number of bedrooms is also reduced. Restrictions on number of bedrooms shall not apply to single family residences. 3. Reconstruction: The reconstruction of dwellings will be permitted for “original residential uses” pending no additional residential dwelling units are created. All other permitted uses will be subject to Special Use Approval. 4. Parking Requirements: Any change in use or conversion (I.E. new development, building additions or conversions of use required by this Ordinance) shall provide required Off-Street Parking Areas in accordance with the following regulations. a. Existing Parking Areas: Off-Street Parking Areas shall not be reduced below the minimum requirement for such use as required by this Ordinance. Any Off-Street Parking Areas existing prior to the effective date of this Ordinance which were already below the standards established by this Ordinance shall not be further reduced. 5-  b. Location of Parking Areas: Off-Street Parking Areas shall be located on the same Lot or within three hundred (300) feet of the Building, Structure or use served by the Off-Street Parking Area. Off-Street Parking for any use shall be located within a zoning District which permits the use for which the Off-Street Parking is required per Article 12. 5. Lot combinations / Subdivision: Any combination or subdivision of an existing lot of record would require that the new zoning lot(s) created conform to all applicable zoning regulations, except as allowed with a Special Use Permit outlined in Article 5.14.07(7). A Final Plat shall be prepared and submitted in accordance with Article 15.07, Final Plats. 6. The following rules shall govern the transition from the provisions of the former Zoning Ordinance to the provisions of this Article or to the provisions of any subsequent amendment hereto: a. Permitted Uses Rendered Special: Where a property is used for a purpose which was classified as a “permitted use” in the zoning district in which it was located prior to mapping of this District, or prior to any subsequent amendment hereto, and such use is classified by this Article as a “Special Use” in this zoning district, such use is hereby deemed a lawful existing Special Use, subject to the provisions of subsection D below.. b. Existing Special Use: Where a property has become a lawful Special Use pursuant to subsection A, above, or where a property has been granted a Special Use prior to the effective date of this Article, or prior to any subsequent amendment hereto, such use shall be considered a lawful Special Use if the use is classified by this Article as a Special Use. 1) If the passage of the ordinance granting such Special Use was subject to one or more conditions, those conditions shall remain in full force and effect, as may be amended from time to time, subject to the provisions of this Article. 2) All Special Uses shall be subject to the provision that they shall expire if not established within one year from the date of passage of the ordinance granting the Special Use. No Special Use shall be reestablished subsequent to abandonment through a discontinuation of use for three hundred sixty-five (365) consecutive days, regardless of any reservation of intent to reestablish such Special Use. c. Changes To Existing Special Use: Where a property has been granted a Special Use prior to the effective date of this Article, or where a property has been granted a Special Use pursuant to the provisions of this Article, a change to such Special Use shall be allowed provided that the desired change was explicitly approved in the ordinance passed granting the Special Use. Any other change to such an existing Special Use shall be subject to the provisions this Chapter or others, as applicable. However, changes involving accessory structures may be made to existing Special Uses, subject to the site design regulations of the zoning district in which it is located, and provided that there is no change to the function, operation, or traffic characteristics of the existing Special Use. Any change in a lawful Special Use shall be required to comply with the provisions of this Article. c. 7. Single family attached dwellings having a common wall along a lot line may be permitted in the “RC-1” Residential Conservation District provided the City Council approves a Special Use Permit (see Article 14, “Permits”) meeting the following criteria: a. Not more than one dwelling unit shall be constructed on a lot. b. Not more than one dwelling unit shall be attached to another dwelling unit. c. The side yard setback from the lot line on which the common wall will be placed shall be abated entirely. All other setback requirements of the “RC-1” district shall be adhered to. 5-  d. A dwelling unit on a lot with an abated side yard setback from the lot line on which the common wall will be placed shall share said common wall with a dwelling unit on an adjacent lot which shall also have an abated side yard setback from the same lot line. e. All common wall construction standards, whether existing or proposed, shall be in conformance with all building, electrical, plumbing, and other applicable codes and ordinances. f. Each dwelling unit shall be serviced with its own water line, sanitary sewer line, sump pump line, and all other utility lines and extensions. g. A minor subdivision plat shall be prepared in accordance with Article 15, “Subdivision of Land” and approved subject to a Minor Plat application. The plat shall reference a recorded common wall agreement, and shall include a note stating that the construction on the proposed lots shall be limited to “common wall construction only.” 1) Individual lots shall have an area of not less than 3500 square feet and shall have a width of not less than twenty-five (25) feet. 2) All other setback and dimensional requirements of this Ordinance shall be adhered to. h. Covenants, Conditions and Deed Restrictions (CCR’s), shall be prepared and recorded simultaneously with the Final Plat and Common Wall Agreement. An Owners Association shall be created, in accordance with Article 15.07, either through the CCR’s or in a separate document, which shall also be recorded simultaneously with the other required documents and plat. Any change in a lawful Special Use shall be required to comply with the provisions of this Article. 5.14.08 Definitions Original Residential Use: The initial use of a zoning lot for the purpose of a dwelling, as such initial dwelling was originally designed and intended, encompassing any lawfully established single-family dwellings, two- family dwellings, or multiple-family dwellings, but excluding rooming house dwellings. Change in Use: A change in the use of a zoning lot from one land use specifically enumerated in the lists of permitted uses and special uses to another land use specifically enumerated in the lists of permitted uses and Special Uses. For multiple-family dwellings, an increase or decrease in the number of dwelling units shall be considered a change in use. 5- LEGAL NOTICE NOTICE is hereby given that a public hearing will be held before the DeKalb Planning and Zoning Commission at its regular meeting on Wednesday, October 17, 2018 at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on City of DeKalb initiated text amendments to Chapter 23 “Unified Development Ordinance” of the Municipal Code to amend Article 5.14 “RC-1” Residential Conservation District of the UDO to establish a procedure and criteria for allowing single family attached dwellings having a common wall along a lot line be permitted with the approval of a special use permit. All interested persons are invited to appear and be heard at the time and place listed above. Interested persons are also encouraged to submit written comments on the proposal to the City of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. by Wednesday, October 10, 2018. Further information regarding the petition is available from the Community Development Department at (815) 748-2361 or on the City of DeKalb’s web page at http://www.cityofdekalb.com/1103/Public-Hearings Christina Doe, Chairperson DeKalb Planning and Zoning Commission  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT October 12, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Petition for a special use permit to allow the resubdivision of a “RC-1” Residential Conservation District zoned lot into two single-family attached lots in accordance with Article 5.14.07 of the Unified Development Ordinance; Final Plat of Fant’s Second Division (801-803 S. 2nd St.) (Fant Family, LLC) I. GENERAL INFORMATION A. Purpose Approval of a Special Use Permit to allow the resubdivision of a “RC-1” Residential Conservation 1 zoned lot into two single-family attached lots B. Location/Size 801-803 S. 2nd St./.26 acres – 11,532 sq. ft. C. Petitioner Fant Family LLC represented by Gary Lothson D. Existing Zoning “RC-1” Residential Conservation District E. Existing Land Use Two-Family Residential (Duplex) F. Proposed Land Use Two Single-Family-Attached (zero-lot-line) Lots G. Surrounding Zoning and Land Use North: RC-1; Two-Family Residential South: RC-1; Single-Family Residential East: RC-1; Two-Family Residential West: RC-1; Single-Family Residential H. Comprehensive Plan Designation Medium Density Residential II. BACKGROUND AND ANALYSIS The applicant is requesting approval of a special use permit and an accompanying final plat to resubdivide a two-family (duplex) lot at 801-803 S. 2nd St. into two single-family-attached (zero- lot-line) lots. The property is zoned “RC-1” Residential Conservation District and a proposed amendment to the RC-1 District will allow the resubdivision of a “RC-1” Residential Conservation 1 zoned lot into two single-family attached lots with the approval of a special use permit. The subject property is 11,532 square feet in size. The surrounding properties include mostly single- family dwelling units with some two-family dwelling units. The applicant proposes to resubdivide the property along the common wall of an existing two- family (duplex) residential structure constructed in 2007. The resubdivision would create two lots, with one residential unit on each of the new lots. Lot 1 would be 5,614 sq. ft., Lot 2 would be 5,303 sq. ft. and the alley would be 615 sq. ft. The resulting resubdivision would allow each of the units and the lots on which they are located to be owned or sold individually. The proposed resubdivision must meet the requirements proposed with the text amendments to the Page 2 of 6 RC-1 District, which stipulates the conditions under which a RC-1 zoned lot can be resubdivided. If the resubdivision is approved, the resulting lots will meet the 25-foot minimum lot width and the 3,500 square-foot minimum lot size requirements. The applicant has provided a Declaration of Cross Easements, which will be recorded with the final plat and would govern the maintenance of and liability for the common wall shared by the two units. Covenants, Conditions and Deed Restrictions (CCR’s) will be required to be submitted and recorded with the Final Plat and Declaration. The City’s Chief Building Official has reviewed the plans and inspected the common wall in the building and has indicated the wall meets all the applicable building codes. The City has approved ten similar special use requests in the “TFR” Two- Family Residential District since 2001. The TFR and MFR1 Districts were amended in 1994 to allow this special use permit process. The two-family unit on the subject property is served by separate water services extending from the water main located along S. 2nd St. and by separate sanitary services extending from the main along the alley. The UDO requires that each dwelling unit must be serviced with its own water line, sanitary sewer line, sump pump line and all other utility lines and extensions. III. STANDARDS OF A SPECIAL USE 1. The proposed special use complies with all provisions of the applicable district regulations. The proposed resubdivision conforms to the applicable district regulations. The proposed resubdivision would create two lots that will meet the 25-foot minimum lot width and the 3,500 square-foot minimum lot size requirements in the RC-1 District. Only one dwelling unit will be located on each lot, and the structures comply with the applicable setback requirements. 2. The proposed special use will not be unreasonably detrimental to the value of other property in the neighborhood in which it is to be located or to the public welfare at large. The proposed use is compatible with the residential uses found in the surrounding neighboring. The proposed special use permit would allow the resubdivision of the property into two lots, each of which can be owned or sold individually. The applicant has indicated that once these lots are subdivided they will be sold. It is intended that the generally agreed that homeownership is preferable to a rental arrangement. The proposed resubdivision would not be expected to have a negative impact on the adjacent properties’ values. 3. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with it, and the location of the site with respect to streets giving access to it are such that the special use will not dominate the immediate neighborhood so as to prevent development and use of neighboring property in accordance with the applicable zoning district regulations. The special use will not dominate the immediate area and will not prevent development on the Page 3 of 6 neighboring properties. The existing structure is in scale with the surrounding neighborhood, which includes mostly single-family and some two-family residential structures. No changes to the existing structure will result from the approval of the special use permit or the accompanying final plat. 4. Adequate utility, drainage and other such necessary facilities have been or will be provided. The UDO requires that each dwelling unit must be serviced with its own water line, sanitary sewer line, sump pump line and all other utility lines and extensions. The two-family unit is served by separate water services extending from the water main located along S. 2nd St. and by separate sanitary services extending from the sanitary main along the alley. 5. The proposed use, where such developments and uses are deemed consistent with good planning practice, or can be operated in a manner that is not detrimental to the permitted developments and uses in the district; can be developed and operated in a manner that is visually compatible with the permitted uses in the surrounding area; shall in all other respects conform to the applicable regulations of the district in which it is located; and is deemed essential or desirable to preserve and promote the public health, safety and general welfare of the City of DeKalb. It is in the public’s interest to provide a variety of housing types to meet the needs of DeKalb’s citizens. The approval of the special use permit would positively affect the health, safety and welfare of the citizens of DeKalb as it would allow the ownership and occupancy of each separate unit, which is generally accepted as a having a positive influence on the community and the surrounding neighborhood. IV. CITIZEN RESPONSE/COMMENTS The owner gathered several resident support letters that were forwarded to the City and will be made part of the record at the hearing. Alberta Berkes of 726 S. 2nd St. did contact the Community Development Department mentioning she could not attend the hearing but wanted to note she was in support of the request. V. CONCLUSIONS AND RECOMMENDATIONS Sample Special Use Permit Motion: Based upon the submitted petition and testimony presented, I move that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of a special use permit to allow the resubdivision of a “RC-1” Residential Conservation District zoned lot into two single-family attached lots in accordance with Article 5.14.07 of the Unified Development Ordinance for the property located at 801-803 S. 2nd St. and approval of the Final Plat of Fant’s Page 4 of 6 Second Division dated June 12, 2018 subject to the conditions as indicated on Exhibit A. Page 5 of 6  Exhibit A 1. The Declaration of Cross Easements shall be revised per the City Attorney’s review prior to final action by the City Council. 2. Covenants, Conditions, and Deed Restrictions (CCR’s) shall be prepared and reviewed and approved by the City Attorney and recorded simultaneously with the Final Plat. 3. No sales of the dwelling units shall occur on the property until all conditions are met and all documents are received, reviewed and recorded and on file with the City Clerk’s Office. 4. The Owner’s Certificate and School District Certificate should be separate on the Final Plat. 5. The Planning and Zoning Commission Certificate on the Final Plat should be revised to reflect the correct name for the Commission. 6. The City Clerk’s name shall be corrected to Lynn Fazekas on the Final Plat. Page 6 of 6 TFR District September 24, 2018 Dear Property Owner: The DeKalb Planning and Zoning Commission will consider a request on a petition by Fant Family, LLC, represented by Gary Lothson, for a special use permit to allow the resubdivision of a “RC-1” Residential Conservation 1 zoned lot into two single-family attached lots in accordance with a proposed text amendment to Article 5.14 the Unified Development Ordinance to allow such a procedure. The subject property is located at 801-803 S. 2nd St., DeKalb, IL 60115 zoned “RC- 1” Residential Conservation 1 District. The DeKalb Planning and Zoning Commission will review this request and hold a public hearing at its meeting on Wednesday, October 17th, 2018 at 6:00 p.m. The meeting will be at the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. As a property owner within 250 feet of the above-mentioned property, you are encouraged to attend this meeting to learn about and comment on the proposal. You are also welcome to submit any written comments you may have on the proposal no later than Wednesday, October 10, 2018. You may submit written comments regarding the request on the enclosed comment sheet by mail to the address listed above, or by e-mail to dan.olson@cityofdekalb.com. All comments will be shared with the Commission and included in the public record. Additional information regarding the public hearing and request can be found on the City of DeKalb’s web page at http://www.cityofdekalb.com/1103/Public-Hearings. If you have any questions about this request, please feel free to contact the Community Development Department at (815) 748-2361. Sincerely, Dan Olson Principal Planner Enclosures CC: Mayor City Council Interim City Manager Planning and Zoning Commission 801-803 S. 2nd St. – Special Use Permit Page 2 of 4 LEGAL NOTICE NOTICE is hereby given that a public hearing will be held before the DeKalb Planning and Zoning Commission at its regular meeting on Wednesday, October 17, 2018, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by Fant Family, LLC, represented by Gary Lothson, for a special use permit to allow the resubdivision of a “RC-1” Residential Conservation 1 zoned lot into two single-family attached lots in accordance with a proposed text amendment to Article 5.14 the Unified Development Ordinance to allow such a procedure. The subject property is located at 801-803 S. 2nd St., DeKalb, IL 60115 zoned “RC-1” Residential Conservation 1 District and has a Parcel Identification Number (PIN) of 08- 22-477-053. All interested persons are invited to appear and be heard at the time and place listed above. Interested persons are also encouraged to submit written comments on the proposal to the City of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. by Wednesday, October 10, 2018. Further information regarding the petition is available from the Community Development Department at (815) 748-2361 or on the City of DeKalb’s web page at http://www.cityofdekalb.com/1103/Public-Hearings Christina Doe, Chairperson DeKalb Planning and Zoning Commission Page 4 of 4  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT October 12, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Petition for a special use permit to allow the resubdivision of a “TFR” Two-Family Residential zoned lot into two single-family attached lots in accordance with Article 5.03.06 of the Unified Development Ordinance; Final Plat of Fant’s First Division (722-724 Grove St.) (Fant Family, LLC) I. GENERAL INFORMATION A. Purpose Approval of a special use permit to allow the resubdivision of a “TFR” Two-Family Residential zoned lot into two single-family attached lots; Approval of Final Plat of Fant’s First Division B. Location/Size 722-724 Grove St. /.23 acres/10,344 sq. ft. C. Petitioner Fant Family, LLC represented by Gary Lothson D. Existing Zoning TFR – Two Family Residential District. E. Existing Land Use Two-Family Residential (Duplex) F. Proposed Land Use Two Single-Family-Attached (zero-lot-line) Lots G. Surrounding Zoning and Land Use North: LC and SFR2; Single-Family Residential and Commercial South: TFR; Two-Family Residential East: TFR: Two-Family Residential West: SFR2; Single-Family Residential H. Comprehensive Plan Designation Medium Density Residential II. BACKGROUND AND ANALYSIS The applicant is requesting approval of a special use permit and an accompanying final plat to resubdivide a two-family (duplex) lot at 722-724 Grove Street into two single-family-attached (zero-lot-line) lots. The property is zoned “TFR” Two-Family Residential and the UDO requires the approval of a special use permit before allowing the resubdivision of two-family lots in this zoning district. The subject property is 10,344 square feet in size and located just off the southwest corner of S. 8th St. and Grove St. The surrounding properties include a mix of single-family, two- family and multiple-family residences with some commercial uses to the north. The applicant proposes to resubdivide the property along the common wall of an existing two- family (duplex) residential structure built in 2006. The resubdivision would create two lots, with one residential unit on each of the new lots. Lot 1 would be 5,332 sq. ft. and Lot 2 would be 5,012 Page 2 of 7 sq. ft. The resulting resubdivision would allow each of the units and the lots on which they are located to be owned or sold individually. The proposed resubdivision must meet the requirements in the UDO (Article 5.03.06), which stipulates the conditions under which a TFR-zoned lot can be resubdivided (provided in packet). If the resubdivision is approved, the resulting lots will meet the 25-foot minimum lot width and the 3,500 square-foot minimum lot size requirements. The applicant has provided a Declaration of Cross Easements, which will be recorded with the final plat and would govern the maintenance of and liability for the common wall shared by the two units. Covenants, Conditions and Deed Restrictions (CCR’s) will be required to be submitted and recorded with the Final Plat and Declaration. The City’s Chief Building Official has reviewed the plans and inspected the common wall in the structure and has indicated the wall meets all the applicable building codes. The City has approved ten similar special use requests in the “TFR” Two- Family Residential District since 2001. The TFR and MFR1 Districts were amended in 1994 to allow this special use permit process. The two-family unit on the subject property is served by separate water services extending from the water main located along Grove St. and by separate sanitary services extending from the main also along Grove St. The UDO requires that each dwelling unit must be serviced with its own water line, sanitary sewer line, sump pump line and all other utility lines and extensions. III. STANDARDS OF A SPECIAL USE 1. The proposed special use complies with all provisions of the applicable district regulations. The proposed resubdivision conforms to the applicable district regulations. The proposed resubdivision would create two lots that will meet the 25-foot minimum lot width and the 3,500 square-foot minimum lot size requirements in the TFR District. Only one dwelling unit will be located on each lot, and the structures comply with the setback requirements for TFR-zoned properties. 2. The proposed special use will not be unreasonably detrimental to the value of other property in the neighborhood in which it is to be located or to the public welfare at large. The proposed use is compatible with the residential uses found in the surrounding neighboring. The proposed special use permit would allow the resubdivision of the property into two lots, each of which can be owned or sold individually. The applicant has indicated that once these lots are subdivided they will be sold. It is intended that the generally agreed that homeownership is preferable to a rental arrangement. The proposed resubdivision would not be expected to have a negative impact on the adjacent properties’ values. Page 3 of 7 3. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with it, and the location of the site with respect to streets giving access to it are such that the special use will not dominate the immediate neighborhood so as to prevent development and use of neighboring property in accordance with the applicable zoning district regulations. The special use will not dominate the immediate area and will not prevent development on the neighboring properties. The existing structure is in scale with the surrounding neighborhood, which includes a mix of single-family, two-family and multi-family residential structures with some commercial. No changes to the existing structure will result from the approval of the special use permit or the accompanying final plat. 4. Adequate utility, drainage and other such necessary facilities have been or will be provided. The UDO requires that each dwelling unit must be serviced with its own water line, sanitary sewer line, sump pump line and all other utility lines and extensions. The two-family unit is served by separate water services extending from the water main located along Grove St. and by separate sanitary services extending from the sewer main also along Grove St. 5. The proposed use, where such developments and uses are deemed consistent with good planning practice, or can be operated in a manner that is not detrimental to the permitted developments and uses in the district; can be developed and operated in a manner that is visually compatible with the permitted uses in the surrounding area; shall in all other respects conform to the applicable regulations of the district in which it is located; and is deemed essential or desirable to preserve and promote the public health, safety and general welfare of the City of DeKalb. It is in the public’s interest to provide a variety of housing types to meet the needs of DeKalb’s citizens. The approval of the special use permit would positively affect the health, safety and welfare of the citizens of DeKalb as it would allow the ownership and occupancy of each separate unit, which is generally accepted as a having a positive influence on the community and the surrounding neighborhood. IV. CITIZEN RESPONSE/COMMENTS We have received Citizen Response Forms from Mark Wilson of 730 Grove St. and Joseph and Dora Casurella of 716 Grove St., all indicating their support of the request. A copy of the forms are in your packet and will be made part of the record at the hearing. The owner gathered several resident support letters that were forwarded to the City and will also be made part of the record at the hearing. Page 4 of 7 V. RECOMMENDATION Sample Special Use Permit Motion: Based upon the submitted petition and testimony presented, I move that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of a special use permit to allow the resubdivision of a “TFR” Two-Family Residential zoned lot into two single-family attached lots in accordance with Article 5.03.06 of the Unified Development Ordinance for the property located at 722-724 Grove St. and approval of the Final Plat of Fant’s First Division dated June 6, 2018 subject to the conditions as indicated on Exhibit A. Page 5 of 7  Exhibit A 1. The Declaration of Cross Easements shall be revised per the City Attorney’s review prior to final action by the City Council. 2. Covenants, Conditions, and Deed Restrictions (CCR’s) shall be prepared and reviewed and approved by the City Attorney and recorded simultaneously with the Final Plat. 3. No sales of the dwelling units shall occur on the property until all conditions are met and all documents are received, reviewed and recorded and on file with the City Clerk’s Office. 4. The Owner’s Certificate and School District Certificate should be separate on the Final Plat. 5. The Planning and Zoning Commission Certificate on the Final Plat should be revised to reflect the correct name for the Commission. 6. The City Clerk’s name shall be corrected to Lynn Fazekas on the Final Plat. Page 6 of 7 TFR District September 24, 2018 Dear Property Owner: The DeKalb Planning and Zoning Commission will consider a request on a petition by Fant Family, LLC, represented by Gary Lothson, for a special use permit to allow the resubdivision of a “TFR” Two-Family Residential zoned lot into two single-family attached lots in accordance with Article 5.03.06 of the Unified Development Ordinance for the property is located at 722-724 Grove St., DeKalb, IL 60115 zoned “TFR” Two-Family Residential District. The DeKalb Planning and Zoning Commission will review this request and hold a public hearing at its meeting on Wednesday, October 17th, 2018 at 6:00 p.m. The meeting will be at the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. As a property owner within 250 feet of the above-mentioned property, you are encouraged to attend this meeting to learn about and comment on the proposal. You are also welcome to submit any written comments you may have on the proposal no later than Wednesday, October 10, 2018. You may submit written comments regarding the request on the enclosed comment sheet by mail to the address listed above, or by e-mail to dan.olson@cityofdekalb.com. All comments will be shared with the Commission and included in the public record. Additional information regarding the public hearing and request can be found on the City of DeKalb’s web page at http://www.cityofdekalb.com/1103/Public-Hearings. If you have any questions about this request, please feel free to contact the Community Development Department at (815) 748-2361. Sincerely, Dan Olson Principal Planner Enclosures CC: Mayor City Council Interim City Manager Planning and Zoning Commission 722-724 Grove St. – Special Use Permit Page 2 of 4 LEGAL NOTICE NOTICE is hereby given that a public hearing will be held before the DeKalb Planning and Zoning Commission at its regular meeting on Wednesday, October 17, 2018, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by Fant Family, LLC, represented by Gary Lothson, for a special use permit to allow the resubdivision of a “TFR” Two-Family Residential zoned lot into two single-family attached lots in accordance with Article 5.03.06 of the Unified Development Ordinance. The subject property is located at 722-724 Grove St., DeKalb, IL 60115 zoned “TFR” Two-Family Residential District and has a Parcel Identification Number (PIN) of 08-23-338-004. All interested persons are invited to appear and be heard at the time and place listed above. Interested persons are also encouraged to submit written comments on the proposal to the City of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. by Wednesday, October 10, 2018. Further information regarding the petition is available from the Community Development Department at (815) 748-2361 or on the City of DeKalb’s web page at http://www.cityofdekalb.com/1103/Public-Hearings Christina Doe, Chairperson DeKalb Planning and Zoning Commission Page 4 of 4  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT October 12, 2018 TO: DeKalb Planning and Zoning Commission RE: Special Use Permit for 1015 Blackhawk Road I. GENERAL INFORMATION A. Purpose Obtain a Special Use Permit in order to allow the construction of 22 residential units on two floors to be constructed above existing first floor space designed and previously used as an indoor theater that’s been vacant for several years B. Address 1015 Blackhawk Road C. Access One on Blackhawk and one on Hillcrest D. Size 105,863 Square feet or roughly 2.4 acres E. Existing Zoning “LC” Light Commercial District F. Existing Land Use Vacant Theater and paved parking area G. Proposed Land Use Same as above but with a two-floor addition with each floor having 11 units (22 units total) H. Surrounding Zoning and Land Use North – LC, PDR Parking lot, restaurant and apartment uses. South – MFR-2, Apartments and rooming houses. East – MFR-2, Apartments and rooming houses. West – LC, PDR, 2-story mixed used development, retail uses and apartment complexes. I. Floodplain Not in the floodplain J. Comprehensive Plan Designation Commercial II. APPLICANT'S REQUEST The Applicant requests approval of a special use permit for a proposed two-story addition above the existing Campus Cinema building to accommodate 22 new dwelling units. The Campus Cinema building has been vacant for several years. Additional horizontal expansions at the northeast and southwest corners of the building are proposed to accommodate entrance and exiting requirements for the new upper residential uses. Other than the special use identified above, the application included no other requests for variations or relief from the Unified Development Ordinance (UDO) or other City Codes. The following documents, attached to this report, were submitted by the applicant as part of the special use request and have been reviewed by staff. Comments within this report are based on these documents: 1. Colored Site Plan, not labeled, not dated, not dimensioned. 2. Aerial photo, not labeled, not dated, not identified. 3. Aerial photo, showing City GIS utility layers, not labeled, not dated, not identified. 4. Document entitled “GKC Theaters, Inc.” prepared by Survey-Tech consisting of 1 sheet and dated August 2, 2016. 5. Photometric Plan, prepared by U.S. Architectural/Sun Valley Lighting, dated 5/9/2016. 6. Sheet T-1, entitled The Campus Apartments, prepared by LaPage Architects, Ltd, dated 6-7-2018. 7. Sheet L1, entitled Landscape Plan and Schedule, prepared by LaPage Architects, Ltd., dated 05-30-2018. 8. Sheet A1, entitled Exterior Elevations, prepared by LaPage Architects, Ltd., dated 6-07-2018 9. Sheet A2, entitled Ground Floor Plan, prepared by LaPage Architects, Ltd., dated 05-30-2018. 10. Sheet A3, entitled 2nd Floor Plan, prepared by LaPage Architects, Ltd., dated 05- 30-2018. 11. Sheet A4, entitled 3rd Floor Plan, prepared by LaPage Architects, Ltd., dated 05- 30-2018. Page 2 of 14 III. CHARACTERISTICS OF SUBJECT PROPERTY AND SURROUNDING LAND USES AND ZONING CLASSIFICATIONS As shown in the picture to the right, the subject property is located on the northwest corner of Hillcrest Drive and Blackhawk Road. It currently contains a one-story building with roughly 15,200 square feet of space that previously operated as Campus Cinema Theaters, before closing and remaining vacant for the last several years. Late last year, the building suffered a roof collapse on the south end of the building, and although emergency repairs have been completed to close the open holes in the roof, the owner has not submitted any structural evaluation of the building to determine bearing capacity of the existing walls, foundations and trusses. The property has non-conforming building setbacks on both the west and east sides of the Subject Property  building. On the west side, a portion of the building (roughly the northern half of the building) is not greater than 30’ from the residential property located west of the west property line as required by Section 5.07.04 (2b) of the UDO. Additionally, the building has a setback from Blackhawk right-of-way of less than 40’ and has existing non-conforming parking pavement setbacks from the property lines. Note that the Survey document submitted with the application shows a greater than 40’ setback from Blackhawk drawn to a building line that is west of the true building line, which is on the east side of what is labeled “sidewalk” on the Plat. This sidewalk is actually a roof covered portico as shown in the picture below. This setback should be measured to the portico as it does not meet the exception criteria for encroachment into a yard as defined in the UDO. Additionally, as will be described later in this report, the plans (although inconsistent) show the proposed two-story addition extends up from the setback of the non-conforming portico. Page 3 of 14 An adjoining parking lot and the Fanatico Italian restaurant are both located to the north. The parking lot used to be owned by the applicant until he sold it to a nearby multiple family building so they could meet their parking requirement. Multiple family and campus housing is located to the east and south, and a shopping center and a residential planned development abuts the west property line of the Subject Property. IV. ANALYSIS The application submitted by the applicant includes a request for a special use as required by 5.07.01 to allow for the construction of 22 dwelling units in a proposed second and third floor addition over the existing building in the LC Zoning District. The application includes no requests for variations, although variations have been identified as part of staff review and are outlined in this report. Section 5.07 of the UDO allows “dwelling units when located above the ground floor, with an allowed commercial use on the ground floor” as a special use in the LC Zoning District. It is important to note that even if a use is listed as a specical use, it is not permitted “by right” as part of any expansion unless the proposed use or uses are or can be constructed to comply with all other provisions of associated City regulatory codes, and unless the development meets the special use standards as required by Article 14 of the UDO. The submittal documents referenced in Section II of this report were reviewed for conformance with the UDO and requirements for special use approval. Analysis on the following topics is provided below: 1. Expansion of a Non-Conforming Building 2. Proposed Plan’s Non-Conformance with UDO Requirements 3. Building Code Review 4. Examination of the Special Use Standards. 5. Additional Historical Information 1. Expansion of a Non-Conforming Building Section 19.04.1 of the UDO provides that structures with non-conforming setbacks can be expanded only if the expansion “conforms to the requirements of the Ordinance and does not expand any dimensional nonconformity.” As shown on the Plat, the existing building has setbacks along the west property line that are less than 30’, which is the required building setback in an LC Zoning District next to residential uses as required by 5.07.04 (2b) of the UDO. Therefore, although non-conforming provisions of the UDO would allow the existing building to remain, the proposed two-story addition violates Section 19.04.1 of the UDO because an expansion cannot expand any dimensional nonconformity. Page 4 of 14  The Plat also shows a building setback along the east property line of 49.36’, that is measured to a part of the building that is west of that part of a building defined as a portico. The setback should instead be measured to the face of the portico. The setback to the face of the portico is not dimensioned, but is believed to be less than required 40’ setback as required by 5.07.04 (2a) of the UDO. This assumption is based on a width (east/west) dimension provided on the applicant’s drawing for the second and third floor floorplans of 125.33’. That dimension plus the west setback dimension shown of the plat of 12.5’ is 137.83’. A building setback of 38.39’ from the east property line is estimated by subtracting the 137.83’ from the 176.22’ lot width shown on the applicant’s plat document. Furthermore, based on the difference between the east west dimensions between the first and upper floors (116’ on the first floors as shown on Sheet A2, and 125’4” on the upper floors as shown on Sheets A3 and A4), it appears the new residential units are intended to continue at the 38.39’ setback and not the 49.36’ setback. This is inconsistent with the north and south elevation drawings on Sheet A1, which show the arched portico with no addition above it. However, the actual building footprint, layout and related plans clearly show that the second and third floors extend over the portico and into the required setback area. Similar to the western setback, this eastern building setback with new residential construction continuing at a non-conforming setback also violates Section 19.04.1 of the UDO because an expansion cannot expand any dimensional nonconformity. 2. Proposed Plan’s Non-Conformance with UDO Requirements The table below provides a quick reference to how the proposed plan is not compliant with the UDO. In some cases, the last column will reference where to find additional details in this report. UDO Section Description Detail of Requirement Discussion of non-compliance 5.07.04 (1) Minimum Lot Area None, except lot This report outlines multiple dimensions shall be occurrences of non-compliance with sufficient to meet Article 12 of the UDO. requirements of Article 12 Off-Street Parking and Loading Requirements 5.07.04 (2a) Building Setback 40’ is required East building setback (including upper Requirements (Front level expansion) from Blackhawk Yard), including setback estimated at 38.39’ when measured from any street right-of- to the face of the portico, as way line. described in more detail in Section 1 above. Page 5 of 14 5.07.04 (2b) Side Yard Building None, except for a lot Part of the existing building adjoins setback abutting a residence residential property to west. Existing district, where 30’ is building setbacks in that area are as required little as 11.9’ according to the applicant’s plat. Although the existing one-story construction enjoys non-conforming rights to continue, upper story expansions are required to conform to the setback. 5.07.04 (3) Maximum Site Coverage May not exceed 70 Information not provided. Can’t percent determine compliance. 5.07.04 (4) Building Height 3 stories 45 feet in The south elevation on Sheet A1 Limitations height shows 45’ 4”, which exceeds the 45’ requirement. 5.07.06 (2) Conditions of Use in the A principal building, in With 49,785 square feet of space as LC District which one or more uses indicated in the applicant’s submittal, may locate, shall not the total square footage in the exceed twenty-five proposed development exceeds this thousand (25,000) restriction. square feet in gross floor area 7.05 (1a) Screening Requirements Landscape for Screening between parking and west Commercial Next to property line adjoining residential is Residential requires 1, not compliant. 2.5” tree every 30’ of common property line and other vegetation having a height not less than six feet at time of planting. 7.05 (1b) Screening Requirements Fencing Requirements Not Provided. for Commercial Next to Residential must be “neat, clean and maintained sight-proof fence…six feet” 7.05 (3) Screening Requirements Rooftop Mechanicals Details not provided 7.11 Screening of Rubbish, No details provided. Location of dumpster is shown, but Garbage and Dumpster Requires 6’ wall that no details provided to show conforms to principal compliance. building in material, type and design of construction, finish and color. Page 6 of 14 12.02 (1) Parking Requirement When a use is expanded Based on data provided in plans, the Applicability or changed, accessory uses require 121 parking spaces, off-street parking and while the plan indicates 136 spaces loading shall be are provided. The plans, however, do provided in accordance not comply with pavement setbacks with the regulations and other requirements as outlined herein for the area or below, therefore it is not possible to capacity of such know where adequate parking can be expansion or change. provided in accordance with regulations. 12.03 (5a) Setbacks of parking 5’ interior and rear Hillcrest setback is not 10’ facilities pavement. 10’ road setbacks 12.03 (5a) Setbacks of parking “In no instance shall a A 30’ buffer area is required between facilities parking lot be located in the parking lot and the west property a required buffer area.” line. The proposed parking lot is largely 29’2”, with a small section that is closer than 29’2”, but not dimensioned. 12.03 (5b) Setbacks of parking “No loading space...shall No loading space is shown on the facilities be close than 50’ to any plans, which would be difficult for a property in a residential grocery store or light commercial district unless use. completely enclosed by a building or extension of the building wall. 12.03 (6) Compact Vehicle Not more than 25% Plan shows 10 compact vehicle Parking 7’ 6” wide x 17’ deep spaces (11 allowed), but in a location where the pavement setback does not meet the required 10’ setback from Hillcrest. 12.03 (7) Lighting The submitted photometric plan shows plan for different parking layout. Light standards are shown in locations that would interfere with proposed drive aisle and parking spaces. 12.04 (3) Landscaping Adjacent 1 tree and 4 shrubs/30 Blackhawk frontage requires 19 Streets feet. shade trees and 76 shrubs. Hillcrest frontage requires 6 shade trees and 24 shrubs. Neither frontage meets the requirement. Page 7 of 14 12.04 (4) Landscaping for Side Superseded by Article 7 See 7.05 (1a) above. and Rear Yards 12.05 Landscaping 20 square feet/per Given that parking layout is not Requirements for parking space. compliant, the number of spaces that Interior Parking Lot Minimum width of 9’. 1 can be accommodated is unknown, Areas tree for every 300 therefore this calculation cannot be square feet. made. The central north/south island and some of the end islands in the existing plan are not 9’ in width as required. 12.06 (1) Parking Table “Additional aisle width The plans show a one way south and and turning radii may be west bound traffic movement around required to the east and south sides of the accommodate fire building. Given this area “serves as vehicles or where the the principal means of access” to the aisle serves as the building, a minimum two-way aisle principal means of of 24’ is required on the east and access to on-site south sides of the building, while also buildings or structures, meeting other pavement setback drive up or loading requirements. Aisle widths are not areas. provided on the east and south sides of the building, but scale to less than 24’ in areas. 12.05 (9) Bicycle Parking Required with 3 or more Not provided. units or parking lots having 20 or more stalls 12.05 (10) Shopping Cart Corrals required for parking lots None provided with greater than 100 stalls 12.08.01 Parking Requirements Grocery Store 1/200 sqft Required parking is 121 spaces based 1 BR: 1.5 spaces/unit on applicant’s designation of retail 2 BR: 2.5 spaces/unit grocery. Can’t determine compliance because of faulty parking lot design that does not comply with the ordinance. 19.04 Non-Conforming Non-conforming The second and third floor addition buildings buildings may be extends up at the same non- maintained but not conforming setbacks on the east and “enlarged, expanded, west sides of the building extended or altered, unless expansion conforms. Page 8 of 14  The applicant, his attorney, architect and realtor conducted a development review meeting with City staff several months ago and City staff received the applicant’s comments regarding the plans. Several weeks before the public hearing, the applicant’s attorney contacted City staff and requested an additional pre-hearing meeting with staff. Staff responded that same day and the applicant’s attorney did not reply until the Friday that the agenda packet for the Planning and Zoning Commission was released. 3. Building Code Review. As a building that has been vacant for several years, the structure has been subject to prolonged neglect where lack of heat, air and proper ventilation, and other factors led to roof failure on the south end of the building. On multiple occasions, a structural evaluation to determine bearing capacity of the existing walls, foundations, and trusses has been requested of the owner/applicant. In response to that request, the applicant has provided responses from its architect indicating that the building could be modified to accommodate the upper floors, but no details of how that would be accomplished were known. That information was provided at the working meeting discussed above. During the meeting, the applicant and his architect disagreed over whether the building modifications would require additional load bearing walls at the first floor, or whether truss modification was necessary. The architect felt that both additional load bearing walls and reinforced trusses would be required, and the applicant disagreed with his architect’s assertions. Furthermore, no documentation has been provided as part of this special use request to address whether the addition can be supported by the existing structure or what new structures would need to be provided to support the added resident units above. DeKalb Chief Building Official reviewed submitted documents and notes the following concerns: • Sheet A2: This plan shows retail use across the entire Blackhawk frontage, with additional retail uses behind. There is no lobby or other means for accessing the other retail uses designated in what was previously the theater areas. Additionally, no travel distances have been provided to indicate normal egress from this space. No bathrooms are shown for these retail developments. If set up with a common access corridor, a bank of bathrooms to support the total occupant load of the retail spaces would need to be added. Separate entrances for the retail spaces will be required as the only apparent entrance now is the retail development near the portico. The plan also does not show methodology for complying with the Illinois Energy Code with regard to the various tenancies. In addition, no information on provisions made for tenant buildout has been provided. Page 9 of 14  • Sheets A3/A4: There is not an elevator located on the plan. An elevator must be added and minimum 5% of resident units constructed and designated as handicap accessible. ADA units to be dispersed across the building between the 2nd and 3rd floors. Elevator plans must include location of elevator on first floor, plans for elevator pit and elevator machine room. Given that the footprint has been established consistent with the drawings, the elevator may be need to be constructed outside of the building footprint, which could increase the dimensional nonconformity. 4. Examination of Special Use Standards Section 14.03.05 of the UDO states that in making a recommendation to approve a special use, the Plan Commission shall consider and adopt findings in each of the following listed standards. Each standard is listed below in bold, and is followed by a finding that the Planning and Zoning Commission may consider based on staff’s review and either modify or adopt in its recommendation. a. The proposed special use complies with all provisions of the applicable district regulations. The staff report prepared for the October 17, 2018 public hearing conducted by the Planning and Zoning Commission for the applicant’s requested special use identified more than a dozen instances where the proposed plan does not comply with the provisions of the applicable regulations of the UDO, and for which no relief from those requirements was requested by the applicant. Rather, Exhibit C of the applicant’s submission erroneously indicates that the plans comply with the UDO. b. The proposed special use will not be unreasonably detrimental to the value of other property in the neighborhood in which it is to be located or to the public welfare at large. The staff report prepared for the October 17, 2018 public hearing conducted by the Planning and Zoning Commission for the applicant’s requested special use outlined conditions whereby the proposed plan is detrimental to the public. These include inadequate circulation around the south and east sides of the building to accommodate safe and reasonable traffic circulation and access by emergency vehicles, parking pavement that does not meet required setbacks on the south and west sides of the lot, and the absence of verifiable documentation from a structural engineer and health experts that the existing building, which has suffered long-term neglect, and a roof collapse, is capable of accommodating a two-story addition. Additionally, the proposed use of materials on the exterior of the building are not consistent within the development nor with the character of building materials used in the surrounding area. The image on the left below shows the existing exterior building materials used on the first floor. Note that there are 2 Page 10 of 14  distinct materials and colors used. The proposed plans call for both split face CMU block and aluminum siding, both of which are different from existing materials. This use of materials is also not consistent with the existing character of the nearby properties which utilize common materials and design technique on all four building elevations as shown in the image on the right below. The proposed exterior elevations would be completely incompatible with surrounding uses. c. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with it, and the location of the site with respect to streets giving access to it are such that the special use will not dominate the immediate neighborhood so as to prevent development and use of neighboring property in accordance with the applicable zoning district regulations. In determining whether the special use will so dominate the immediate neighborhood, consideration shall be given to: (1) The location, nature and height of buildings, structures, walls and fences on the site; and (2) The nature and extent of proposed landscaping and screening on the proposed site. The proposed plans are not compatible with the neighborhood. The location of the existing building is non-conforming both in its proximity to the existing residential property to the west, and its proximity to the east property line. Rather than address these non-conformities, the proposed expansion further encroaches on the neighborhoods by extending the new second and third floors straight up from the existing non-conforming setbacks. The buffer yard between the parking lot and the adjoining residential property to the west is slightly less than then 30’ required by ordinance, and no variations were requested. Additionally, the proposed landscape plan is not compliant with several sections of the UDO as outlined in the staff report prepared for the Page 11 of 14  October 17, 2018 public hearing conducted by the Planning and Zoning Commission for the applicant’s requested special use d. Adequate utility, drainage and other such necessary facilities have been or will be provided. The applicant did not submit any plans to determine whether there is adequate water, sanitary, and drainage facilities on the property to accommodate the needs of the proposed addition. Despite repeated requests for accurately located and surveyed utilities on a plan, the applicant repeatedly instructed his consultants to only provide copies of the City’s GIS maps, which are not always accurately located and up-to-date. With the addition of 22 new dwelling units, water and sanitary need increase over existing conditions, so it is vitally important to ensure that adequate utilities are provided so as not to negatively impact the neighborhood or the City. The applicant also did not provide cross section elevation information for existing or proposed conditions, noting that the elevation of Lot 70 will remain as it is today. To the contrary, modifications to the parking lot are required, including the addition of curbs, so drainage patterns are impacted by this development. It is imperative that these modifications to topography and drainage be evaluated as a condition of this special use approval to ensure that the proposed modifications will not alter drainage patterns or create flooding issues in other areas. e. The proposed use, where such developments and uses are deemed consistent with good planning practice, can be operated in a manner that is not detrimental to the permitted developments and uses in the district; can be developed and operated in a manner that is visually compatible with the permitted uses in the surrounding area; shall in all other respects conform to the applicable regulations of the district in which it is located; and is deemed essential or desirable to preserve and promote the public health, safety and general welfare of the City of DeKalb. The applicant has not provided plans or documentation to prove that this project can be constructed compliance with setbacks and parking requirements. The applicant has also not demonstrated that the structure is capable of safely accommodating the structural load of a two-story addition, particularly given that the extended vacancy, lack of maintenance within the existing building, and recent roof collapse, could have created a breeding ground for mold and other conditions that would not structurally support this addition or could otherwise pose a threat to the public health, safety and general welfare of the City. Professionally prepared signed and sealed reports should be provided for the City’s review to determine the safety and security of the building, and its capacity to structurally accommodate a two-story addition before the City considers any favorable action on any addition to this building. Page 12 of 14  5. Additional historical information. The Commission may recall that this Property has been in front of the Commission on previous occasions in the past two years. In 2013, the City approved a text amendment to the LC zoning district, changing upper floor residential use from a permitted use to a special use, after legally required notices and public hearing. In 2015, the applicant filed a lawsuit against the City, challenging that text amendment. That lawsuit was dismissed based on the applicant’s failure to satisfy administrative remedies. Shortly thereafter, the applicant filed for a special use permit and went through the Commission and City Council; his request was denied, ironically largely on the basis of nonconformities similar to those identified herein. In 2017, the applicant filed a second lawsuit against the City, now alleging that he had exhausted administrative remedies and was entitled to challenge the 2013 zoning text amendment. His allegations were premised on a claim that he had not received procedural due process with regard to his property. Accordingly, the City initiated a zoning map amendment for the subject property, to give the applicant full procedural due process with regard to the appropriate zoning. The applicant appeared at the hearing on that map amendment and declined to comment on the appropriate zoning. The 2017 lawsuit was dismissed in the Circuit Court (on the City’s motion) based upon the applicant having received full due process. The applicant filed an appeal to the Second District Appellate Court, and after the filing of briefs by the applicant and the City, the Appellate Court affirmed the Circuit Court’s ruling, entering judgment in favor of the City. The current judicial decision, then, is that the current LC zoning of the property was properly entered after giving the applicant full procedural due process. The applicant has now filed this present petition for a special use. Of note, while this claim is pending, the applicant has also filed a third lawsuit against the City, now alleging that the City bears responsibility for damage to the structure that accrued while the roof collapse was open. The third (pending) lawsuit does not relate to the zoning of the property. VI. CITIZEN INPUT No public comments have been received on this application. Additional citizen input is made possible via the public hearing to be held by the Planning and Zoning Commission. VII. CONCLUSIONS AND RECOMMENDATIONS It is unfortunate that this is the applicant’s second time requesting special use approval of a plan that is mostly similar to the plan that was rejected two years ago. Rather than amend the plan or pursue a different process to request relief from certain provisions of the code, the applicant chose to proceed with basically the same request. This application was fully reviewed by staff and reviewed on its own merits. The results of that review are Page 13 of 14 provided in this report and conclude that the proposal does not meet the standards of a special use as outlined in Article 14 of the UDO. A mixed-use development on this site is possible if designed correctly and a proper application is filed. The applicant has not met the burden of providing documentation that the proposed special use meets the requirements or standards outlined in the UDO, nor have any variations or relief been requested for the City’s consideration. Unless the applicant withdraws the application and requests permission to start with a new application and provide new plans for review, staff recommends the Plan Commission recommend denial of the requested special use. Staff recommends the Planning and Zoning Commission approve the following sample motion: Based on the submitted petition, staff report, and testimony presented, I move that the Planning and Zoning Commission adopt the findings for special uses enumerated in the October 12, 2018 staff report to the DeKalb Planning and Zoning Commission regarding the Special Use Permit for 1015 Blackhawk Road and recommend to the DeKalb City Council that the requested special use permit. Respectfully Submitted, Jo Ellen Charlton Page 14 of 14  INDEX OF DRAWINGS: T1 TITLE SHEET: SITE PLAN, PROJECT INFORMATION L1 LANDSCAPE PLAN & SCHEDULE A1 EXTERIOR ELEVATIONS A2 GROUND FLOOR PLAN A3 2nd FLOOR PLAN A4 3rd FLOOR PLAN c 951 West Liberty Drive Professional Design Firm Wheaton, Illinois 60187 Architect Corporation Phone: (630) 665-0006 Fax: (630) 665-0886 184-006116 www.lapagearchitects.com Expires: 04-30-19  Plant Material List c 951 West Liberty Drive Professional Design Firm Wheaton, Illinois 60187 Architect Corporation Phone: (630) 665-0006 Fax: (630) 665-0886 184-006116 www.lapagearchitects.com Expires: 04-30-19  CAMPUS APARTMENTS c 951 West Liberty Drive Professional Design Firm Wheaton, Illinois 60187 Architect Corporation Phone: (630) 665-0006 Fax: (630) 665-0886 184-006116 www.lapagearchitects.com Expires: 04-30-19  c 951 West Liberty Drive Professional Design Firm Wheaton, Illinois 60187 Architect Corporation Phone: (630) 665-0006 Fax: (630) 665-0886 184-006116 www.lapagearchitects.com Expires: 04-30-19  c 951 West Liberty Drive Professional Design Firm Wheaton, Illinois 60187 Architect Corporation Phone: (630) 665-0006 Fax: (630) 665-0886 184-006116 www.lapagearchitects.com Expires: 04-30-19  c 951 West Liberty Drive Professional Design Firm Wheaton, Illinois 60187 Architect Corporation Phone: (630) 665-0006 Fax: (630) 665-0886 184-006116 www.lapagearchitects.com Expires: 04-30-19  Housing Profile 1015 Blackhawk Rd, Dekalb, Illinois, 60115 2 Prepared by Esri 1015 Blackhawk Rd, Dekalb, Illinois, 60115 Latitude: 41.94730 Ring: 0.5 mile radius Longitude: -88.77000 Population Households 2010 Total Population 5,747 2018 Median Household Income $17,460 2018 Total Population 5,760 2023 Median Household Income $18,102 2023 Total Population 5,855 2018-2023 Annual Rate 0.72% 2018-2023 Annual Rate 0.33% Census 2010 2018 2023 Housing Units by Occupancy Status and Tenure Number Percent Number Percent Number Percent Total Housing Units 2,266 100.0% 2,285 100.0% 2,303 100.0% Occupied 2,105 92.9% 2,138 93.6% 2,182 94.7% Owner 170 7.5% 153 6.7% 155 6.7% Renter 1,935 85.4% 1,985 86.9% 2,027 88.0% Vacant 161 7.1% 146 6.4% 121 5.3% 2018 2023 Owner Occupied Housing Units by Value Number Percent Number Percent Total 149 100.0% 151 100.0% <$50,000 0 0.0% 0 0.0% $50,000-$99,999 2 1.3% 1 0.7% $100,000-$149,999 12 8.1% 9 6.0% $150,000-$199,999 46 30.9% 41 27.2% $200,000-$249,999 53 35.6% 55 36.4% $250,000-$299,999 27 18.1% 33 21.9% $300,000-$399,999 9 6.0% 12 7.9% $400,000-$499,999 0 0.0% 0 0.0% $500,000-$749,999 0 0.0% 0 0.0% $750,000-$999,999 0 0.0% 0 0.0% $1,000,000-$1,499,999 0 0.0% 0 0.0% $1,500,000-$1,999,999 0 0.0% 0 0.0% $2,000,000+ 0 0.0% 0 0.0% Median Value $213,679 $222,273 Average Value $216,107 $225,331 Census 2010 Housing Units Number Percent Total 2,266 100.0% In Urbanized Areas 2,266 100.0% In Urban Clusters 0 0.0% Rural Housing Units 0 0.0% Data Note: Persons of Hispanic Origin may be of any race. Source: U.S. Census Bureau, Census 2010 Summary File 1. July 19, 2018 ©2018 Esri Page 1 of 2  Housing Profile 1015 Blackhawk Rd, Dekalb, Illinois, 60115 2 Prepared by Esri 1015 Blackhawk Rd, Dekalb, Illinois, 60115 Latitude: 41.94730 Ring: 0.5 mile radius Longitude: -88.77000 Census 2010 Owner Occupied Housing Units by Mortgage Status Number Percent Total 169 100.0% Owned with a Mortgage/Loan 115 68.0% Owned Free and Clear 54 32.0% Census 2010 Vacant Housing Units by Status Number Percent Total 157 100.0% For Rent 131 83.4% Rented- Not Occupied 2 1.3% For Sale Only 3 1.9% Sold - Not Occupied 0 0.0% Seasonal/Recreational/Occasional Use 6 3.8% For Migrant Workers 0 0.0% Other Vacant 15 9.6% Census 2010 Occupied Housing Units by Age of Householder and Home Ownership Owner Occupied Units Occupied Units Number % of Occupied Total 2,104 169 8.0% 15-24 1,206 4 0.3% 25-34 474 17 3.6% 35-44 140 29 20.7% 45-54 130 44 33.8% 55-64 84 35 41.7% 65-74 43 23 53.5% 75-84 17 12 70.6% 85+ 10 5 50.0% Census 2010 Occupied Housing Units by Race/Ethnicity of Householder and Home Ownership Owner Occupied Units Occupied Units Number % of Occupied Total 2,103 169 8.0% White Alone 1,030 151 14.7% Black/African American 755 8 1.1% Alone American Indian/Alaska 6 0 0.0% Alone NativeAlone Asian 157 5 3.2% Pacific Islander Alone 0 0 0.0% Other Race Alone 110 3 2.7% Two or More Races 45 2 4.4% Hispanic Origin 216 7 3.2% Census 2010 Occupied Housing Units by Size and Home Ownership Owner Occupied Units Occupied Units Number % of Occupied Total 2,105 170 8.1% 1-Person 576 26 4.5% 2-Person 771 68 8.8% 3-Person 375 28 7.5% 4-Person 246 26 10.6% 5-Person 88 14 15.9% 6-Person 31 4 12.9% 7+ Person 18 4 22.2% Data Note: Persons of Hispanic Origin may be of any race. Source: U.S. Census Bureau, Census 2010 Summary File 1. July 19, 2018 ©2018 Esri Page 2 of 2 September 19, 2018 Dear Property Owner: The DeKalb Planning and Zoning Commission will consider a request on a petition by Pete Occhipinti represented by Mark Johnson, and West Suburban Bank, as Trustee under Trust No. 12128, owner, for approval of a special use permit for residential apartments over a ground floor commercial use in the “LC” Light Commercial District on the subject property commonly described as 1015 Blackhawk Road, DeKalb, IL 60115. No waivers or variance are requested to the Unified Development Ordinance for the proposed development. The DeKalb Planning and Zoning Commission will review this request and hold a public hearing at its regular meeting on Wednesday, October 17, 2018 at 6:00 p.m. The meeting will be at the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. As a property owner within 250 feet of the above-mentioned property, you are encouraged to attend this meeting to learn about and comment on the proposal. You are also welcome to submit any written comments you may have on the proposal no later than Wednesday, October 10, 2018. You may submit written comments regarding the request on the enclosed comment sheet by mail to the address listed above, or by e-mail to dan.olson@cityofdekalb.com. All comments will be shared with the Commission and included in the public record. Additional information regarding the public hearing and request can be found on the City of DeKalb’s web page at http://www.cityofdekalb.com/1103/Public-Hearings. If you have any questions about this request, please feel free to contact the Community Development Department at (815) 748-2361. Sincerely, Dan Olson Principal Planner Enclosures CC: Mayor City Council Interim City Manager Planning and Zoning Commission 1015 Blackhawk Road – Special Use Permit Page 2 of 4 LEGAL NOTICE NOTICE is hereby given that a public hearing will be held before the DeKalb Planning and Zoning Commission at its regular meeting on Wednesday, October 17, 2018, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by Pete Occhipinti represented by Mark Johnson, and West Suburban Bank, as Trustee under Trust No. 12128, owner, for approval of a special use permit for residential apartments over a ground floor commercial use in the “LC” Light Commercial District on the subject property commonly described as 1015 Blackhawk Road, DeKalb, IL 60115 and has a Parcel Identification Number (PIN) of 08-15-151-011. No waivers or variance are requested to the Unified Development Ordinance for the proposed development. All interested persons are invited to appear and be heard at the time and place listed above. Interested persons are also encouraged to submit written comments on the proposal to the City of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. by Wednesday, October 10, 2018. Further information regarding the petition is available from the Community Development Department at (815) 748-2361 or on the City of DeKalb’s web page at http://www.cityofdekalb.com/1103/Public-Hearings Christina Doe, Chairperson DeKalb Planning and Zoning Commission Page 4 of 4  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT October 12, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director RE: Discussion and Recommendation regarding DeKalb County Case DK-18-32 requesting special use approval for a solar garden on properties located on Twombly Road, approximately 1300 feet west of Annie Glidden Road, in DeKalb Township (PINS 08-16-200-013 and 08-16-200-035) I. GENERAL INFORMATION A. Purpose Discussion and Recommendation for a special use to allow a solar garden located in DeKalb County, but within the City of DeKalb’s 1.5 mile planning jurisdiction. B. Location/Size 20 Acre Vacant/Farmed site located immediately south of Suburban Estates Apartments C. Petitioner MCJ Investments D. Existing Zoning DeKalb County PDR E. Existing Land Use Mostly Farmed F. Proposed Land Use 2.0 MW Community Solar Garden G. Surrounding Zoning and Land Use North: County Zoning; Suburban Estates Apartments South: City of Dekalb “PDR” Planned Development Residential; multiple family East: County Zoning; Suburban Apartments West: County Zoning; Farm Field H. Comprehensive Plan Designation Medium Density Residential (4-8 DU/Acre) II. BACKGROUND AND ANALYSIS Background Suburban Suburban Apartments and Suburban Estates are Estates two multiple-family projects located on the southwest corner of Twombly and Annie Glidden Road, and shown in the picture to the Solar Suburban right. They are located on a commonly owned Garden Site Apartments assembly of approximately 80 acres and are immediately adjoining the City of DeKalb’s northwest boundary. The entire 80 acres is unincorporated. Suburban Estates has direct access to Twombly, and Suburban Apartments has direct access to Annie Glidden Road. The common ownership also contains two, twenty- acre parcels of vacant farmed land in the southwest and northeast corners of the property. A 20-acre solar garden is proposed in the southwest quadrant of the 80-acre ownership parcel, just south of Suburban Estates. County ordinance requires these to be approved by Special Use. Located immediately south of the subject property are multiple family dwellings located within the City of DeKalb, with addresses on Aspen Court and Regent Drive. The proximity of this DeKalb County project within 1.5 miles of the City’s boundaries is within the City’s “planning jurisdiction”, which affords the City an opportunity for review and comment. The Planning and Zoning Commission reviewed this request at its September 5, 2018 meeting and recommended to the City Council that a request be made to the DeKalb County Hearing officer to grant additional time for evaluation. Council agreed, and the County Hearing Officer granted the request and continued the hearing in order to allow staff time to meet with the applicant to address concerns, and to present the findings and outcomes of those meetings to the PZC and Council. The items enumerated below summarize issues discussed with and resolved with the applicant as part of this process. 1. Platting/Right-of-Way Dedication. The entire site should be re-platted as four lots, with two 80’ rights-of-way on the west and east side of the west half of the 80-acre site. As indicated in the last staff report, this dedication is necessary to accommodate the Comprehensive Plan’s recommendation that these dedications are important connections for streets located south of the subject property to the south to connect with Twombley. The applicant agreed that as a condition of approval, they would agree to re-plat the site Page 2 of 6  per the City’s request. Note: As this property is unincorporated, the re-platting process will be completed under the County’s jurisdiction. There was some discussion as to platting the eastern right-of-way to 70’ instead of 80’ to match the City’s right-of-way dimensions for ?? street to the south, however, given the extensive amount of utilities in the immediate area, the City’s engineering staff has recommended the 80’ of right-of-way be dedicated on this site. A dedication of 80’ will be provided along the west property line, and will be expanded at the north end near Twombley in order to allow proper alignment of Rosenow. It is recommended that the right-of-way dedication to allow for this transition be subject to review and approval by the City Engineer prior to approval of the plat by DeKalb County. 2. Existing Storm Sewer. The existing storm sewer along the west side of the site should be identified on the plans. The purpose this request is to determine whether the existing line is located within the to be dedicated right-of-way. If it is not, an easement will need to be granted. The exact location of the storm sewer has not yet been provided, but the applicant agrees to grant an easement if it does not fall within the 80’ right-of-way to be dedicated along the west property line. 3. Drainage Easement. If an existing “Drainage Easement” exists along the west property line, the document granting that easement must be provided. If necessary, extend easement to far south property line if it doesn’t already exist and the line falls outside the 80’ right- of-way to be dedicated. 4. Platting Language. Formal platting by the County should designate the 80’ rights-of-way as “Hereby Dedicated to the City of DeKalb.” The applicant was concerned that the dedication of right-of-way should not constitute future annexation of property into the City of DeKalb. Staff explained that the property will remain unincorporated unless future actions by the owner or the City necessitate annexation. 5. Agreement between Owner and City. It will be necessary to enter into an agreement that stipulates the owner will remain responsible for maintenance and will need to provide liability on the right-of-way until such time as the City improves the right-of-way with roadway improvements. The City’s attorney will include this language in an agreement that will be drafted and forwarded to the County for their consideration in the applicant’s request. Page 3 of 6  The applicant confirmed that they would continue to maintain the property in the same manner it has been maintained. 6. End of Road Barrier. At the south end of the eastern right-of-way dedication, provide a USTM approved end-of-road barrier and signage for the width of the driving surface facing Regent Drive to the south. 7. Water/Fire Hydrants. The applicant was asked to coordinate with the City’s Fire Department to confirm there was adequate flow and pressure in the private well water system on site to accommodate fire service. The Fire Department conducted this test on ??, and determined there was adequate flow and pressure for the low demand/consumption needs of the proposed use. Higher demand uses (if desired by the owner) will require improvements. 8. Access. Hard surface pavement (instead of gravel) should be used for access anywhere outside the fenced area. The applicant has agreed to provide this hard surface area in all drives outside the fenced area. The applicant has also agreed to provide a 20’ gravel drives may be used inside the fenced area, and to include a “T-Type” turn around at the west end. Sliding gates instead of swinging gates equipped with Knox boxes to allow access by the Fire Department will be provided. 9. Drainage/Grading. Staff asked for verification that the amount and pattern of drainage will not be altered on the site. The applicant confirmed there would be no substantial changes and that the cfs will be less due to the use of permanent plantings and maintenance of the existing drain tiles. 10. Setbacks. The setback on the west side of the solar facility should be no closer to the new 80’ right-of-way than the County’s setback requirement or 25’. The applicant agreed to this stipulation. 11. Screening. Additional screening was requested in two areas. First, evergreen landscape screening that grows to maximum height of 10’ in setback area between east line of west right-of-way and array fence was requested so that future development of the farm field property to the west would have established screening in the future. Second, additional Page 4 of 6  tall evergreen screening along the south property line to provide continuous consistent screening was requested to provide visual relief to DeKalb residents living immediately to the south. The applicant agreed to augment the existing screening with evergreen plantings, although no plan has been provided. Landscape screening requirements will be included in the agreement being drafted by the attorney. It is recommended that materials be placed south of the proposed fence and in a manner where horizontal screening would be achieved in five years along the south property line. III. CITIZEN RESPONSE/COMMENTS A public hearing on this case was opened by the DeKalb County Hearing officer on September 13, 2018 at 1:30 in the DeKalb County Administrative Center Conference Room. The hearing officer continued that hearing until the end of October. The City mailed letters to surrounding property owners within 250’ and added properties beyond that distance to the south to include all properties to Hillcrest. These owners were advised of the Planning and Zoning Commission’s meeting on October 17, in order to provide an opportunity for additional public comment. It is expected that the Planning and Zoning Commission will forward a recommendation to the City Council, who will forward a recommendation to the County. IV. CONCLUSIONS AND RECOMMENDATIONS For unincorporated properties within 1.5 miles of a municipal boundary, state statutes provide communities with the opportunity to impact County zoning decisions. If the Planning and Zoning Commission is satisfied that the applicant has addressed all issues, a sample motion is provided below that incorporates the following conditions of approval: CONDITIONS OF APPROVAL: Property owner for the proposed solar garden that is the subject of a DeKalb County public hearing for case number DK 18-32 agrees to execute an agreement with the City of DeKalb that requires the following requirements as a condition precedent to the County’s authorization of any permit: 1. Owner shall file and obtain approval of a four-lot subdivision for the 80-acre parcel, which shall include 80’ right-of-way dedications indicating “Hereby Dedicated to the City of DeKalb” along the west property line, and along the east side of the solar site extending north to Twombley. If the City’s existing storm sewer does not fall within the land to be dedicated, an easement shall be provided to the City covering that utility. 2. Owner shall be responsible for maintenance and liability on the dedicated right-of-way until such time as the City improves the right-of-way with roadway improvements. 3. Owner will install a USTM approved end-of-road barrier and signage for the width of the Page 5 of 6  driving surface facing Regent Drive to the south prior to issuance of any permits for the solar farm. 4. Access drives outside the fenced area will be improved with hard surface pavement instead of gravel. 5. A 20’ wide gravel drive will be provided along the south edge of the solar array, and will include a “t-type” turn around at the west end. 6. Sliding gates, equipped with knox boxes, will be utilized at all access points into the solar array. 7. A minimum setback of 25’ or any greater setback required by DeKalb County shall be provided between the new east right-of-way line of the west right-of-way dedication and the fence. 8. Landscape Screening shall be augmented along the south property line between the property line and the array fence, and shall achieve a year-round screening effect within five years of planting. Landscape Plan must be approved by DeKalb Community Development Department Director prior to approval of any permits by the County and installation shall be completed within the same timeframe as all other landscaping required by the County. The sample motion is as follows: Based on the applicant’s submittal and agreement to enter into a binding agreement with the City of DeKalb, I recommend the City Council recommend to the DeKalb County Hearing Officer and County Board that the applicant’s request for a solar farm as outlined in DeKalb County Case DK 18-32 be approved, subject to the owner’s execution of an agreement with the City of DeKalb that requires conformance to the “Conditions of Approval” as outlined in Section IV “Conclusions and Recommendations” of the staff report for the Planning and Zoning Commission’s October 17, 2018 meeting. Page 6 of 6