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G11-09 L. • Ordinance No. G 11-09 AN ORDINANCE APPROVING AND ADOPTING THE ELGIN HISTORIC DISTRICT 2007 NEIGHBORHOOD MASTER PLAN AS AN AMENDMENT TO THE COMPREHENSIVE PLAN AND DESIGN GUIDELINES OF 2005 WHEREAS, the City of Elgin has heretofore adopted the Comprehensive Plan and Design Guidelines of 2005 for the City of Elgin; and WHEREAS,on January 7,2008,the Planning and Development Commission of the City of Elgin conducted a public hearing on the proposed Elgin Historic District 2007 Neighborhood Master Plan; and WHEREAS, all persons appearing and desiring to be heard concerning said proposed Elgin Historic District 2007Neighborhood Master Plan were heard at said public hearing; and WHEREAS, the Planning and Development Commission has heretofore submitted its findings and recommendation for the proposed Elgin Historic District 2007 Neighborhood Master Plan; and • WHEREAS,the corporate authorities of the City of Elgin find and determine that it is in the best interest of the City of Elgin to adopt the proposed Elgin Historic District 2007 Neighborhood Master Plan. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the Elgin Historic District 2007 Neighborhood Master Plan, a copy of which is attached hereto and made a part hereof by reference, is hereby approved and adopted as an amendment to the Comprehensive Plan and Design Guidelines of 2005. Section 2. That all ordinances or parts of ordinances in conflict with the provisions of this ordinance be and are hereby repealed. Section 3. That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. Ed chock, Mayor • I • Presented: March 4, 2009 Passed: March 4, 2009 ° Omnibus Vote: Yeas: 5 Nays: 0 Recorded: March 5, 2009 Published: Attest: Diane Robertson, City Jerk • • IELGIN HISTORffC DISTRffCT 2007 NEIGHBORHOOD MASTER PLAN PREPARED BY THE GIFFORD PARK ASSOCIATION <�clioa>[d� tl�cue'rdzf�. l JIM, j. 4 4 i ACKNOWLEDGEMENTS Neighborhood Planning Committee Members: Fran Cella,Chairperson Dave Mendiola Deborah Allan Pat Miller Bill Briska Mark Preradovic Darren Daniels Diane Rieken Kate Darling Betty Sanders-Webber Paul Durrenberger Dave Segel Greg Guerrero Pat Segel David Jurina Kevin Sosnowski Hans Klemmer Bill Witte Gifford Park Association Elected Board Members 2006 Dan Miller,President Deborah Allan,Vice President Karen Bach, Secretary Glenna Preradovic,Treasurer Chris Bach,At Large Joe Kjellander,At Large Mayor & City Council Members: Edward Schock,Mayor Robert Gilliam,Councilmember F.John Steffen, Councilmember John Walters, Councilmember Juan Figueroa,Councilmember David Kaptain, Councilmember Michael Powers, Councilmember Planning Consultant Paul Bednar, Paul Bednar Planning&Design, Ltd. With assistance from the following City of Elgin Employees RuthAnne Hall, Management Analyst Tom Armstrong, Principal Planner, Community Development Department Steve Damolaris,GIS Planner, Community Development Department Cherie Murphy,Marketing Coordinator Sarosh Saher,Urban Design&Preservation Specialist John Loete, Public Works Director Jim Bell, Parks Superintendent Gil Feliciano,Community Relations/Outreach Coordinator Elgin Historic District 2007 Neighborhood Master Plan 2 Paul Bednar Planning 8 Design,Ltd. f CONTENTS 2 Acknowledgements 55 Summary of Potential Funding Sources 3 Contents 57 Implementation Schedule 4 Overview of the Planning Process 57 Land Use& Zoning 6 Executive Summary 57 Housing& Property Maintenance 7 Neighborhood Introduction 58 Parking&Traffic Circulation 60 Parks&Open Space 7 History 61 Communications 10 Gifford Park Association: Neighborhood Role 62 Youth 12 Neighborhood Demographics 63 Historic Preservation&Aesthetics 12 2000 Census Data 64 Community Building&Events 13 What does this mean for the neighborhood? 65 Appendix 1 - Summary, Graphs & Charts 14 Police Statistics For 2004-2005 68 Appendix 11 - Survey 16 2000 Census Tract and Block Group Map 70 Appendix III - Young Adult Focus Group Neighborhood Input Aut)endix IV - Teen Focus Groups 17 Summary of Survey Process 17 Summary of Survey Findings 75 Appendix V - Leadership Interviews 19 Focus Groups 80 Appendix VI - Zoning • 20 Interviews with Neighborhood Leaders 81 Appendix VII - Parking Survey Form 21 Community Listening Session 79 Neighborhood Assets & Strengths 23 Major Issues For The Neighborhood 23 Land Use& Zoning 25 Existing Land Use Map 26 Zoning Map 27 Neighborhood Plan-TIF District/Enterprise Zone 28 Housing& Property Maintenance 31 Neighborhood Plan-Rental Property Map 32 Parking And Traffic Circulation 38 Neighborhood Plan-Bus Route Map 39 Neighborhood Plan-Bicycle System Map 40 Open Space& Parks 43 Park& Open Space Map 44 Neighborhood Communications 46 Youth 48 Historic Preservation &Aesthetics 53 Community-Building& Events • Elgin Historic District 2007 Neighborhood Master Plan 3 Paul Bednar Planning 8 Design,ltd. ~ OVERVIEW OF THE PLANNING PROCESS In November of2003'the City of Elgin provided Giffon Park Assodatiou (GBA) with x grant m develop this neighborhood plan for the Elgin Historic District. This neighborhood plan will 6c incorporated into the Elgin Comprehensive ti6 start wit at' Plan. The Gifford Park Association 6c,xo the planning process with the assumption that u nncxoiogfu|neighborhood plan would: ° Identify assets and challenges ° Build ou neighborhood strengths ° Assess housing stock condition and diversity ° Strategically target opportunities for improvement& iuvosmuout ° Prioritize actions&allocation o[resources ° Foster u sense o[community ° Address safety issues ° Promote better aesthetics ° 8u|xocrgux|itYof|i6ci,s"os"vidzhis^odcprcno,vodou A0�N The neighborhood p|xo is intended to serve as xcxtxkst for change by: ° Incorporating the differing perspectives of the broader community. � ° Crafting x Vision for what the neighborhood wants oo6c ° Building consensus; having been created hv the whole neighborhood A neighborhood planning committee(NPC)was assembled and carried out the following activities: ° Brainstorming sessions m assess assets and challenges. ° Creating and disseminating x neighborhood opinion survey oo every house- hold iu6eucie66orhooJ. ° Conducting focus groups for three target populations;youth, Hispanic resi- dents and young adults ° Conducting interviews with business and agency leaders located within the neighborhood. ° Reviewing and critiquing other neighborhood plans ° Gathering and analyzing a variety of neighborhood specific data, including: � BXinHistoric Disrrio2OO7 Neighborhood Master Plan Paul Behar Planning 8 Odi .Ltd. _ I • • police crime statistics, • on-street parking counts, coo ro"A #WW W • existing open space and parkland, • existing land uses • pedestrian connections VIM OWA&M ,r • agency plans for future improvements/developments. l 1 0 1 • Gathering and analyzing the U.S. Census Data for the neighborhood l • Presenting information and soliciting public input at two neighborhood-wide �, �t1WC� "Listening Sessions" ✓`�`�`°�' • Developing a Plan that incorporates recommendations, priority projects and strategies for implementation. • Recognizes neighborhood businesses • Emphasizes events and socializing cwm Pte? ' "� �W • Provides for differing perspectives of the broader community • Reviews traffic circulation and on-street parking &� F 0 §0 maw 60 W*kdwg Neighborhood Planning Committee meeting. e i i i tea/ amp- ✓- F' `{v • Elgin Historic District 2007 Neighborhood Master Plan 5 Paul Bednar Planning&Mign,Ltd. EXECUTIVE SUMMARY Information for use in the planning process was gathered through four(4)mecha- nisms: a)written surveys;h) focus groups; c)individual leadership interviews; and d)community listening sessions. The information from these sources enabled the Neighborhood Planning Committee to identify the perceived neighborhood strengths and opportuni- ties for improvement. These became the priorities to be addressed in the Neighborhood Plan. Strengths & Assets Great Historic Architecture Diversity of People Mature Trees Sense of Community Walkability Historic Streetlights Elgin Area Historical Museum City Grant Programs Public and Private Schools Gifford Park Channing School Dual Language Program Beautiful, Established Churches National Register District Designation Variety of Housing Types Affordable Housing Problems & Opportunities for Improvement Many of the primary problems and opportunities for improvement in the neigh- borhood are interrelated and can be attributed to the large percentage of rental properties in the Elgin Historic District. Approximately two-thirds of the dwelling units in the neighborhood are occupied by temporary residents. A large number of these are owned by individuals who neither live nor are invested in the neigh- borhood.The following concerns need to be addressed: Overcrowding Lack of Property Maintenance Noise Litter On-Street Parking Perception of Local Schools Unresponsive Landlords Gangs & Crime Code Violations Achieving a better balance between the percentage of rental and owner-occupied units in the neighborhood will have the most significant impact on its future sta- bility. Elgin Historic District 2007 Neighborhood Master Plan 6 Paul Behar Planning 8 Design,Ltd. i • NEIGHBORHOOD INTRODUCTION History The Elgin Historic District contains part of the original plat of Elgin which was laid out in 1842 by James Gifford. Land within the district was completely plat- ted by 1859 with streets laid out in a modified grid pattern. The Elgin Historic ^r� �► `' District contains an excellent collection of late 19th and early 20th century resi- dential architecture. Located to the east of the downtown area, lots were platted as early as the 1840s. Construction within this area was limited until after the Civil War. Many of the dwellings were erected during the boom years of the 1880s and 1890s when Elgin prospered as a result of the growth of the Elgin National Watch Company. Between 1879 and 1891, this company grew from 840 to more than 3,000 employ- ees. Many of the company's foremen and managers built large two-story frame Q, dwellings along the streets in the neighborhood. By 1892, more than 400 build- ings had been constructed within the present boundaries of the historic district. A • In addition to the homes for the city's middle and upper class residents, the district was also the home to many of the factory workers and their families. A number of multi-family brick apartment buildings or "flats"were constructed in the district in the 1880s and 1890s. Most of these were built along East Chicago and other streets in the western section of the district. These brick buildings are illustrative of the rapidly urbanizing character of Elgin at the turn of the century. The west section of the historic district also became the home of several of the ' city's most prominent churches. At the northwest corner of Gifford and Fulton -- Street is St. Mary's Church, constructed between 1896 and 1899 in the Gothic Revival style.When it was built, this was the most costly church constructed in Elgin. Another prominent church in the district is the Universalist Church at the corner of Villa and DuPage Streets. This brick church was completed in 1892 8 N and was designed to resemble from above a pocket watch enclosed in a case. This Z church was listed on the National Register of Historic Places in 1980. Gifford Park is the city's first public park and it was laid out by James Gifford in Illustration showing the pocket watch shape of the church building. his 1844 addition. The park was later enlarged in the 1850s. The park has been • Elgin Historic District 2007 Neighborhood Master Plan 7 Paul Behar Planning 8 Mign,Ltd. an amenity in the district since the mid-19th century and it was landscaped and equipped as a playing area in 1980. One of the prominent structures in the neighborhood is "Old Main."The three- story brick building was designed in the Greek Revival style with a large portico ' on the primary facade and a bell tower at the roof line. This building was com- pleted in 1855-56 as an academy, and served as a school until 1969. Fire damage in 1911 rendered the upper floor unusable. In 1976 a fund drive to restore the building was initiated. Much of the building's original appearance was restored including the original roof form and bell tower. In 1987, the building opened as a ' '� museum operated by the Elgin Area Historical Society. Although much of the Elgin Historic District was developed by 1900, construc- tion continued well into the early 20th century. Architectural forms such as American Foursquare and Bungalow dwellings were constructed in these years, and by 1930 few vacant lots remained in the area. While originally the neighbor- hood was made up of a variety of homes with lots that differed in size, the next ,, few decades witnessed many of the large residences being razed and their lots sub- F._c- divided. The original James T. Gifford estate(bounded by Prairie,Villa, Gifford and Chapel)now accommodates at least 20 residences and is one of the most densely populated areas in the neighborhood (see map,p. 22). In some cases, homes built for single families were replaced by high density developments As the local economy declined in the 1960s,some residents found themselves in larger homes than they could afford. With no rules against doing so, many prop- erty owners systematically carved their large, single-family homes into apartments, changing the ratio of rental properties in the neighborhood seemingly overnight. = To compound the problem, many of these property owners subsequently became y. absentee landlords to neglected properties. Despite these intrusions to the historical character of the district,the neighbor- hood has retained a remarkable collection of 19th and early 20th century dwell- � � w ings, representing a wide variety of architectural styles. The historical significance ( ' of the neighborhood was solidified in 1983 when it was recognized as a federally Franklin School is now the home of the protected historic district and listed on the National Register of Historic Places. Community Crisis Center,a shelter for abused women 1 Examples include the Roseann Apartments(SE corner of Chicago and Gifford);the Torrey Pines Apartments(SW corner of Chicago and Liberty); and the apartment complex on North Gifford at Lowrie Court. Elgin Historic District 2007 Neighborhood Master Plan 8 Paul Behar Planning 8 Design,Ltd. • There is a general consensus among long term residents that the neighborhood has improved significantly during the past 25 years, as evidenced by ongoing renovations,generally decreased overcrowding, and heightened awareness of historic value. However, there are isolated areas within the neighborhood where conditions are static or worsening. As there does not appear to be wide spread adherence to housing code regulations-including those resulting from the neighborhood's designation as a National Historic District- deterioration and ongoing overcrowding is occurring on blocks where conversions and non-owner occupied homes dominate. The culture of the neighborhood has also changed rapidly in recent years as large numbers of Hispanic individuals- many of whom are non-English speaking-have chosen the Elgin Historic District as their place of residence. Like most neigh- borhoods,ours is a community of people whose wants and needs vary widely. Tensions exist, in part,because members of the community have differing aspira- tions for themselves; their families,their homes, and their neighborhood. What remains to be done is to improve the quality of life for all residents, and strength- en the sense of community in this evolving neighborhood. ce Vz f a The reconstructed cabin of • � ° r {.} t '. �:. James T.Gifford,Elgin's founder, _ > _4 ;z' „,;rLy- originally erected in 1835. Elgin Historic District 2007 Neighborhood Master Plan 9 Paul Bednar Planning 8 Design,Ltd. Gifford Park Association: Neighborhood Role The neighborhood has undergone significant change since the Gifford Park Association formed in 1979. That is the year a small group of neighbors, pas- ifford Park Association:- y sionately concerned about the destruction of historic architecture and the grow- ; - made.'cash ation ing density of their neighborhood, met on a porch overlooking Gifford Park to to citywide'Elgin discuss strategies to deter this trend. Brainstorming, they came up with ideas such organizations:>" , as enacting a preservation ordinance and applying for historic district status. This 4 = informal meeting was the beginning of what would later become the Gifford Park r r Association. Historic preservation,crime prevention,overcrowding, property neglect, and community building became the focal issues for the group. In their original mission statement, the charter members identified saving the integrity of r the Elgin Historic District as the first goal.' r r 4 xe In a relatively short period of time, the newly formed Gifford Park Association a took several strategic steps to reverse the decline of the neighborhood: r L They acquired local Historic District status for the neighborhood in 1981; 2. They acquired National Historic District designation in 1983,thereby pro-' ° r AIM tecting" all structures within the neighborhood; S, r 3. They actively participated in the restoration of"Old Main"-a significant city r and neighborhood landmark; 4. They spearheaded efforts to establish a Heritage Commission that would review and approve the appropriateness of modifications to buildings within Some of these recipients the Historic District; were locafed beyond the 5. They encouraged the City to bring Neighborhood Housing Services, a borders of the Gifford Park national organization, to Elgin; neighborhood. 6. From 1981 to the present,they hosted the annual Historic Elgin House Tour to raise awareness of local history, architectural styles and to inspire contin- ued home restoration. The proceeds from this event are used for a variety of neighborhood and city-wide improvements; 7. In one of GPA's most herculean neighborhood improvement efforts, using the proceeds from the Annual Historic House Tour, City of Elgin grant pro- grams and bank loans, they purchased, rehabbed and restored problem prop- erties and returned them to single family use. GPA has completed seven such projects, three of which were in conjunction with other groups. While these projects come at a significant financial loss to the organization, the impact on the surrounding neighborhood is immeasurable; 8. They produced and disseminated educational materials, including a walking tour booklet of the Elgin Historic District and a guide to architectural styles 9. They designed and installed historic street signs throughout the neighborhood; 40 1 Today,GPA's first goal is to "preserve" the integrity of the Elgin Historic District. Elgin Historic District 2007 Neighborhood Master Plan 10 Paul Bednar Planning 8 Belign,Ltd. • 10. They procured historic street lights throughout the neighborhood 11. They conducted and sponsored architectural salvages of local buildings n ,�,�, _ scheduled for demolition. GPA has hosted 50+salvages throughout the city of Elgin-only two of which were in the Elgin Historic District. Profits are typi- cally split with the host neighborhood or the salvage property owners.These f salvages make available difficult-to-find old-house materials and demonstrate to the community the value of recycling these architectural components; - 12. GPA's donations of cash and volunteer time spurred the expansion of one of t its most widely publicized programs to Elgin's two other Historic Districts. The "Great Unveiling"encouraged homeowners to remove inappropriate sid- ing and restore the facades of their historic homes to the original look. Free s '� labor and a$1000.00 cash prize to help with painting and/or repair were the incentives. Encouraged by the results, the City began a similar program that ' now rewards homeowners$4,000 throughout the year for unveiling their own homes. In addition, the City began an unveiling program for commercial structures in the central business district. • 13. GPA also hired or hosted local experts for educational seminars on such J _ topics as masonry restoration, faux finishes, period landscaping, exterior - - enhancements, and paver brick installation. Reflecting back on the last quarter century, GPA's mission and strategy have evolved while the organization's values remain rooted in promoting an awareness of the community's historic and architectural heritage. " . ) - , ,,. ter =3 �•,._� (Photos top to bottom) A crowd in line at the Historic HouseTour;The Elgin I 1 Symphony entertains folks in Gifford Park at a GPA-sponsored"Nite In The Park" concert;a group of happy volunteers take time out from a work day at one of the • GPA project houses;guests fill their plates at the GPA Potluck Dinner in Lords (fj Park Pavilion. Viz, Elgin Historic District 2007 Neighborhood Master Plan Paul Bednar Planning 8 Omign,Ltd. NEIGHBORHOOD DEMOGRAPHICS 2000 Census Data A comparative analysis of economic data from the 2000 Census reveals some noteworthy differences between the Elgin Historic District and the City as a whole.The following information was gathered from the 2000 CENSUS DATA for portions of CENSUS TRACTS 8512 and 8513,which covers the bulk of our neighborhood, plus some areas outside those limits. Please see the census map on page 15. Elgin Historic District (EHD) & City of Elgin EHD Elgin 7, 795 93,895 Total Population $40,700 $52,605 Median Household Income $590 $638 Median gross rent in the neighborhood 3.4 2.94 Median Household Size 35% 70.2% Percentage of owner-occupied units 65% 29.8% Percentage of rental housing units in neighborhood 13% 6.4% of the families live below the poverty level 70% 89% of males over 16 are employed (58% in southeast quadrant of the neighborhood) 64% 75% of females over 16 are employed (57% in southeast quadrant) 14% 28% of employed workers have professional or management positions Home Values in the neighborhood (owner-occupied): I 76% 59% $150,000 or less 13% 28% $150-$200,000 11% 12% $200,000-$300,000 $120,000 $141,000 1 Median Home Value i Please note,the 2000 Census Data may not accurately reflect the current neighborhood characteristics Ant Elgin Historic District 2007 Neighborhood Master Plan 12 Paul Dednar Planning 8 Design,Ltd. • What does this mean for the neighborhood? 1. Perhaps the most significant finding is that more than two-thirds(2/3) of the dwelling units in the Elgin Historic District(EHD)are rental units. This demographic suggests that a substantial portion of the neighborhood popula- tion has a lesser stake in its outcome. 2. There is a high percentage of lower to moderate income households, most of which live in rental units. 3. The large number of neighborhood households with limited disposable income presents additional challenges. Many residents cannot afford to: • make the necessary home repairs inherent in owning an older home; • invest in exterior landscaping; • decorate windows with drapes or curtains; • bring cars to auto repair shops(this results in neighborhood streets being used for car repair); and • enroll young children/tweens/teens in various after school activities; 164. The area is supporting much more of the housing rental market than is healthy for a balanced neighborhood. Every neighborhood needs to provide low cost housing for ownership and rental.This neighborhood suffers from the results of having a high concentration of rental housing units. 5. Overcrowding of single-family homes that have been converted to multiple- unit rentals has created a undue burden on the local school system and espe- cially the neighborhood schools. Overcrowding brings many more cars into a neighborhood that was never built to accommodate many cars at all. 6. Rental units, as a general rule, are not maintained very well in the neighbor- hood.The large percentage of absentee landlords results in a lack of respect for the neighborhood and neighbors. Noise and litter were cited by most survey respondents as one of the biggest problems. These problems were primarily associated with rental units in the neighborhood. 7. An above average unemployment rate in the neighborhood tends to invite crime. 8. A high percentage of the workers in the neighborhood have blue-collar jobs, suggesting these residents have a limited education,bring in lower incomes, and may not have the time or the desire to fill the role of neighborhood leaders. i Elgin Historic District 2007 Neighborhood Master Plan 13 Paul Bednar Planning 8 Design,ltd. Police-Crime Statistics The neighborhood ROPE officer reported that the youth programs in the neigh- =a ' borhood have been successful in keeping kids busy.The ROPE Program runs a basketball program out of Channing School; initiated Shop With A Cop; hosts a a' f Christmas Party for the neighborhood kids,and holds summer ROPE camps. V The City has a graffiti removal program that works well in the warm weather ° . months. When the temperature falls below freezing then removal is not attempt- ed. It is recommended that a procedure for winter months be adopted. Not addressing graffiti issues immediately in the winter opens the door for more gang activity. ROPE Officer Kevin Sosnowski on patrol. There are two charts included in this section. First is the number of crime occur- rences in 2005 based on one thousand population. Police Area 304 best describes the Elgin Historic District neighborhood, however it does not include properties Part`'One Cri i Police-Crime Statistic Charts Chart 1 2005 Area 304 and City Crimes per one thousand population Total Part I Crimes Population Crimes per Thousand Area 304 84 2246 37 Citywide 3043 97,634 31 Total Part II Crimes Population Crimes per Thousand Area 304 636 2246 283 Citywide 10,004 97,634 102 Total Calls for Service Population Calls per Thousand • Area 304 2270 2246 1011 Citywide 65,618 97,634 672 Chart 2 Past 15 year statistics of Part I crime, Area 304 and City Part I Crimes 1991 1992 1993 1994 1995 1996 1997 1998 1999 City-wide Total 4877 4455 3833 4282 4224 4231 3960 3738 2927 Area 304 Total 430 468 66 166 160 173 166 116 119 Part I Crimes(cont.) 2000 2001 2002 2003 2004 2005 City-wide Total 2915 2854 2584 2668 3066 3043 Area 304 Total 86 81 84 74 86 72 Part I Crimes are also referred to as Crime Index. These are the crimes the State and Federal government mandate from us • Elgin Historic District 2007 Neighborhood Master Plan is Paul Bednar Planning 8 Design,ltd. 2000 Census Tract and Block Group Map VE i- -PILL P a T R.15 In VF F Q ° MAN Z 8 440 FRA N V -�'�` - i� LO a 8 i W .... 3i E O w ... z O .W 1? OP LU z z 92 F m — V � rn m z m m 9 „ a I STE rn 5 C [F 1 tr LE ELT ILL CR 8 6 �0. ST 1 t 814 03 � : ,..I OP E C. ' S + . to ST CN o ANDER ANA F 2 2 140 _ C GRES 8 16 0 6 N z "- — : P LESS PL Om t7 to jP O AYS s X51 00.E Q Q Q G G _._. Q. i , N 8 0. . Elgin Historic District 2007 Neighborhood Master Plan 16 Paul Bednar Planning 8 Omign,ltd. NEIGHBORHOOD INPUT Summary of Survey Process ' �nR A major component of this neighborhood planning process is gathering the resi- dents' concerns and opinions. The NPC went about this in four ways: • Mailed a survey form to each dwelling unit in the neighborhood as well as any known landlord; • Interviewed a variety of groups or agencies that have a major presence in the neighborhood; ' • Organized focus group meetings targeting certain groups of people that may not have responded to the survey or were crucial to the future success of the neighborhood; 'i= _�j • Held community listening sessions on a particular night and on a Saturday morning in order to capture any additional input from the neighborhood. •Although there was very little overlap between these groups of participants, there was remarkable consensus on the assets and opportunities for improvement in the a neighborhood. °� . ' 's `'e• F ?'3^ Summary of Survey Findings (Above)Visitors to one of the neigh- In the summer of 2004, a survey was sent to all addresses within the Elgin borhood's historic homes;a gathering in Historic District. The sun>ey was a double-sided questionnaire,one side being Gifford Park(below). in English and the other in Spanish(see Appendix 1I for a survey copy). The same questions were asked in both versions. 1100 surveys were sent. 131 were returned. Of this total 8 came back in Spanish. A very general summary of the `^'' _ findings is listed below: Most important features of the neighborhood: • Mature Trees& Landscaping • Neighborhood Parks and Open Space Least important feature: _ • Low-Cost Housing . Elgin Historic District 2007 Neighborhood Master Plan 17 Paul Bednar Planning 8 Defign,Ltd. Most serious problems for neighborhood residents: ' 1. � . • Street parking and abandoned cars • Noise • Violation of housing codes Least serious problems: • Safely lit streets t} • Traffic signals and signs ;x � � What People like most about the Elgin Historic District: (Top to bottom) Many car repairs are • Architecture and Charm of Houses performed on neighborhood streets; • Location Property maintenance is a concern; GPA • Neighbors volunteers paint the Historic District • Mature Trees markers. What People like least about the Elgin Historic District: • Noise • Overcrowding _ — • On-Street Parking r' � � - • Litter • Condition of Houses WELCOWE i i .laT.1 .:S 7� 4"Challenge anyone;to name his or her favo rite place and then ask_wliy: Xany of the reasons that attractive places are attractive have to do-with # { design. Without these design'.elements, a specific place becomesjust any „ 9 ;. . x. where. Design of a Neighborhood communicates what at is: It is as much of a frill as your face is 1 ptpy`ppv� Ma or ohn Bullard New Bed ord'Massachusetts cry z t , Elgin Historic District 2007 Neighborhood Master Plan 18 Paul Bednar Planning 8 Design,Ltd. Focus Groups Following receipt of the mailed surveys, the Neighborhood Planning Committee wanted to validate the results by sharing them with the groups of individuals who ; were under-represented in the survey. Paul Bednar, Consultant, and Fran Cella, GPA Past President planned to meet with three different focus groups: 2 Teens were targeted because they are the future of Elgin and their opinions were { not represented in the written survey. Two neighborhood teens were asked to '' r IZ coordinate this meeting and lead a discussion from a teen's perspective. In gen- eral,the teen focus group appreciated the historic homes and mature trees. Their 1 main complaints were the lack of things for teens to do(a city-wide and neighbor- hood concern), and a perception of gang problems. Please see Appendix IV, for Focus groups(teens above and young more detailed findings. adults below) met at Al's Cafe to discuss neighborhood issues. Young adults(25-35 in age)were targeted because of their potential significance for the future of the neighborhood and the downtown area. Typically, these are ; ®` • individuals drawn to Elgin by affordable housing,who are more likely to desire j urban amenities. Kate Darling, a member of the planning committee who fit F 1, 0 "young adult" demographic, assembled this group. The young adult group �'E3 Q was vocal in their concerns of overcrowding, housing conditions, noise, litter and crime,or mostly lack of respect shown from transient neighbors. Please see Appendix III, for more detailed findings. 'r s A third focus group for Hispanic residents was not successful in that no invitees . attended. Caveat: In a neighborhood with a large Spanish-speaking population, Hispanics are poorly represented in the findings. Only eight written surveys were returned in Spanish, although several respondents(of English-written surveys)had Hispanic surnames-suggesting they may have been completed by persons of Latino origin. Consultation about the best approach to finding willing focus group participants was sought from City of Elgin staff person, Gil Feliciano. He chose Pastigel, a downtown Mexican bakery, as a site for a special meeting. Unfortunately, none of the target population attended the meeting. Although the eight above-referenced survey responses that were received mirrored those of the general population,we are not confident that the Hispanic perspective is reflected in our overall planning. Elgin Historic District 2007 Neighborhood Master Plan 19 Paul Bednar Planning 8 Design,Ltd. Interviews with Neighborhood Leaders In addition to the mailed survey,members of the EHD neighborhood planning committee(NPC) interviewed key persons and local organizations over a 6-month period. Each interviewer had a list of typical questions to ask of the representa- tive being interviewed. Questions included the function of each group;size of their property, number of members or employees;the group's perception of the neighborhood; likes and dislikes;major issues; understanding of the GPA and its mission;ways to partner together in order to tackle certain issues. In summary,those interviewed voiced more positives than concerns about the neighborhood. People like the history and architecture of the neighborhood. They appreciate the efforts of GPA in improving all aspects of neighborhood life.They see positive improvements being made by homeowners to their houses. All of the church congregations are growing,and except for St.Joseph Catholic Church all have extra seating capacity to accommodate growth. In fact, there are numerous opportunities for meetings/events in the many buildings within the neighborhood. Most of the concerns voiced by the interviewees were consistent. • Parking problems are present for the churches nearest to downtown. • The U46 Administration Building, Elgin Academy and Channing School also have parking problems. • Lack of property maintenance and litter is recognized as a problem by those groups interviewed. • Gang activity, or the perception of it, still negatively impacts a visitor's impres- sion of the neighborhood; however, those interviewed recognize that the amount of crime has declined significantly. Please see Appendix V for the list of groups and individual comments. Elgin Historic District 2007 Neighborhood Master Plan 20 Paul Bednar Planning 8 Defign,ltd. • Community Listening Session In February of 2005 the NPC sponsored two Community Listening Sessions, one on a weekday evening and another on a Saturday morning. Both sessions were sparsely attended. A presentation was made to the attendees to educate them of the planning process, the findings of the public surveys and interviews, the maps that had been developed showing many different aspects of the neighborhood and some of the issues that need to be addressed as the process proceeds. Many comments were voiced at these sessions,which are listed in Appendix V In summary, residents wanted the following issues addressed: • on-street parking permits or certain prohibitions; • off-street parking lots provided for those businesses that lack parking; • better identification of nearby public parking lots; • a parking study; • better enforcement of abandoned cars; • more involvement from the Hispanic community; • more deconversion funds available for the neighborhood; • require new development outside the neighborhood to provide affordable housing; • more City incentives for improving the housing stock; • increased support of youth programs for neighborhood kids; • neighborhood connected to the City bike path system; • promotion of the Historic District for tourism; • better park space at Charming School; • establishment of a park on the old Channing YMCA site; • better code enforcement; • better street maintenance, including sweeping; • funding for public improvements as part of the Central Area Tax Increment Financing District; • better review of COAs(certificate of appropriateness) One of the City's new programs involves purchasing of problem properties in old neighborhoods and de-converting and/or rehabbing them.This program is an outgrowth of what GPA, as a neighborhood group has been doing for 20 years. As a small volunteer group, GPA has had a difficult time acquiring and fixing such properties in a timely manner. With the City administering such a project, it is possible to address more properties and improve them more quickly than a volunteer group can. Elgin Historic District 2007 Neighborhood Master Plan 21 Paul Bednar Planning 8 Design,ltd. NEIGHBORHOOD ASSETS & STRENGTHS The following neighborhood assets were mentioned most frequently in inter- views and resident surveys. These and other positive neighborhood qualities are — strengths to build upon as the neighborhood plan is developed. Historic Quality o e uali f the Neighborhood � Historic homes that are well cared for are highly valued by those who provided input. When asked what they liked best about living in the Elgin Historic District, most respondents identified historic homes. Focus Group participants Q stated that the homes were the main reason they moved to Elgin. The diversity of housing in the neighborhood is also perceived to be an asset. The availability of city grant programs for improving and maintaining historic homes is very impor- Holy Trinity Lutheran Church (above);a tant to neighborhood residents. towering oak on a residential property (below). The Elgin Historic District is fortunate to have non-residential buildings of great ' F• - historic and aesthetic value. These include "Old Main" (home of the Elgin Historical Museum), Elgin Academy, and several beautiful established churches. In addition to conventional utilitarian street lighting, the Elgin Historic District has 103 historic-style streetlights within its borders,which help identify the area as _ unique, and set it apart from the surrounding neighborhoods. There are also his- toric-style 1kx ' street signs,which were purchased using a Neighborhood Improvement 4 Grant, and installed by volunteers. 1 f Mature Trees On the written survey,respondents(82%)rated mature trees as "important" or "very important" more than any other item. This points to the need to protect and preserve our existing trees, and also to plant new trees,ensuring this positive quality-of-life characteristic for future generations. Walkability Many people surveyed appreciate the convenience of being close to downtown Elgin,METRA, and within walking distance of churches and local parks. Sense of Community A non-tangible aspect of living in the Elgin Historic District is the sense of com- munity that many residents enjoy. This is attributed in part to the Gifford Park Association,but also to neighbor compatibility and friendliness. Elgin Historic District 2007 Neighborhood Master Plan 22 Paul Behar Planning 8 Design,Ltd. • MAJOR ISSUES FOR THE NEIGHBORHOOD Land Use & Zoning Existing Conditions The existing land-use and zoning in the neighborhood is almost entirely residen- tial and includes a wide diversity in housing types. The zoning is mostly RC3 Residence Conservation District. An exception is the new single family develop- ment,Grandview Manor,which is zoned PRC, Planned Residence Conservation. In addition,there are a few lots zoned RB for Residence Business; CF for -A��� — Community Facilities,such as the many churches and schools; and CC2 for _ Center City' businesses. Please see the list of uses included in Appendix VI. ` The Elgin Historic District,with a population density of approximately 41 per- Former D.C.Cook mansion,now Bowes Retirement Center. sons per acre, is already the most densely populated neighborhood in Elgin'. Overcrowding and on-street parking have been serious and persistent problems for many years. iHistorically, the neighborhood had a variety of homes with lots that differed in size. A number of these were large residences with big yards. Over the years, many of these residences were razed and the lot subdivided. The original James T. Gifford estate(bounded by Prairie,Villa, Gifford and Chapel)now accommo- dates at least 20 residences and is one of the most densely populated areas in the neighborhood2. In some cases,single family homes were replaced by high density developments. Small restaurant on very small parcel on Examples include: the Roseamm Apartments(SE comer of Chicago and Gifford); Villa Street(above);inappropriate office the Torrey Pines Apartments(SW corner of Chicago and Liberty); and the apart- addition attached to historic home on ment complex on North Gifford at Lowrie Court. Chicago Street(below). Numerous individual homes were converted to multiple family use and in many 1', . instances,smaller residential lots were subdivided into multiple lots. Several large residential properties were lost to commercial developments. The Grandview estate,torn down in 1976,was located atop a hill between Charming and Gifford Streets, south of Prairie Street. A large open area remained on this property until 2002 when the building of nine additional single family homes started. The three Historic District streets immediately contiguous to the Grandview property \. - contain 56 residential properties, 20 of which are licensed as multi-family dwell- ' ings ranging in size from 2-10 units each3. 1, 2, 3 statements based on 1990 Census Data == Elgin Historic District 2007 Neighborhood Master Plan 23 Paul Bednar Planning 8 Design,l.td. II The neighborhood is also home to a number of houses of worship, 14 to be exact. : Most are located close to the downtown; however, there are a few churches located in the middle of the residential core. This land-use is a valuable asset and compli- ments the neighborhood well. A few small businesses are located on the western fringe of the neighborhood that abuts the downtown. These include fast food restaurants, funeral parlors, insur- ' ance agencies,AT&T offices, and a car repair shop. Other small businesses area _r ."- located in the residential core, such as a funeral home, a retirement center, a small "`'-�»•�µ-��--r-�'� � -� "" corner grocer and a small retail shop. _ Priority Recommendations 1. Re-zone the property at Geneva and Chicago(Pocket Park)to CF, Community Facility. i4, 2. Re-zone 277 and 273 North Street(just east of Burger King)to RC3. _. k 3. Re-zone the second house on the east side of Liberty, north of Chicago Street, to RC3, - s{��'` 4. Change existing land use map for the following: Grandview-it is not vacant; q 132 Charming to SF; 398 Park to SF; 164 Gifford to SF;the SW and NW "- corner of Gifford/Prairie to MF(2-5 units). • EXISTING LAND USE MAP Existing Land Use Legend MULTIPLE FAMILY-2-5 UNITS 0 OFFICE Q PARKS&RECREATION 0 MULTIPLE FAMILY-6-10 UNITS=WAREHOUSE/DISTRIBUTION INSTITUTIONAL Q GIFFORD PARK ASSOC.BOUNDARY= MULTIPLE FAMILY-11+UNITS = LIGHT INDUSTRIAL Q GOVERNMENT BLDGS. U SINGLE FAMILY DETACHED STRIP SHOPPING CENTER ® HEAVY INDUSTRIAL )VACANT LAND SINGLE FAMILY ATTACHED Q CORRIDOR RETAIL CHURCH/RELIGIOUS FACILITY AGRICULTURAL TUI CORRIDOR SERVICE 0 EDUCATIONAL Q WATER Q MAJOR SHOPPING CENTER OPEN SPACE 1=Number of Units N 7 -- J ' 11 I I i I LJ L�J PARK ST _ Eli' TH-hA NORTH.ST_� Uj I . i �?— ■ = I t DMSON ST _ � n OM570N ST J :1 I � ~y PL - I E CHICAGO ST _ { Y I -r p I i > 2 a y DUPAGEST 3 A f W EA T i f - • y FULTONST = W PRAIRIE ST _ y a { 1 -i LAUREL ST �® y _ Ir ~ i — I y �' •, j , t - ST C STELLA CTI -_ Nl \ LOS I ` I � LEVINE CT i l 8''R�sr � rI ± � t..!T Elgin Historic District 2007 Neighborhood Master Plan 25 Paul Bednar Planning 8 Design,Ltd. ZONING MAP MW fim CAP 0 indicates recommendation to rezone Zoning Map Legend Residence Business Center City t Planned General Industrial Gifford Park Association Boundary Planned Residential Business Center City 2 Commercial Industrial Residence Conservation 2 Neighborhood Business Planned Center City Planned Community Facility Residence Conservation 3 Planned Neighborhood Business Office Research Industrial Community Facility Planned Residence Conservation Area Business Planned Office Research Ind Fox River Preservation Q Multiple Family Residence Planned Area Business General Industrial Planned Center Ciry 2 N TFIH • 'b X11■ ��Il.� ��a�CF � � PARK ST T77= U t � Z C � CF -- IT ,. TIFF ..: RB 111■ ,111 s FT p ;,a UMr A y t AI z ■ tI 4 CF C DUP. _lJ ,1�F r IT CF t R PRAIRIE ST .•,. [-�— IT CF �y T T ' F Elgin Historic District 2007 Neighborhood Master Plan 26 Paul Bednar Planning 8 Design,ltd. s NEIGHBORHOOD PLAN — TIF DISTRICT/ENTERPRISE ZONE TIF District Map Legend ® Gifford Park Association Boundary Dundee-Summit TIFF Distric A Central Area TIF District Enterprise Zone South Grove TIF District N z 1- _ _ III -�_ '� I �- I I I, ! is Iii -F-11 II 3- Old IrI 1 4I { En•�. I � I I I � I Main ItI 'Ise ( I )' ! Center/Diuciee HIT I I— z p� I i z O �I I s ° w y 1 I I Z ° i I I j `� Ii' ; �Z I i I - C Enter rise Zone L�J 1 J Old Channin�l I H oly� Omsiota sr`4 _ I � L� YIv1�A Site(Out) $T 1 E HIGHLAND AVE m-- — -�-- ?._—' —1 IELCT11 H111 I TR r a E CHICAGO ST d' m Q f u 1 1'�� I Offices I I l�L '3 w r I iT > a Ui1itanari, :±_ Gifford i I 0 Channino School I I I _ Gliurcla/ I Park_ 1 ._ n esae�__ I=-7 {I I I III CI Parking BJsi ..� � III ' PRAIRIE ST _ 1dJ011 ! � I l Park r c I \ Turners I hl. \'\ Hall Grandvie x N I T� �I IT �1 \'\ \ Potential T I t Projects within TIF c� "�"' I kEVJMEC Area >Lu, IscT Tiaffic� // ST c / J!!!/ > cARET.rL 1P 11 Si°nals' �_� IP rT Elgin Historic District 2007 Neighborhood Master Plan 27 Paul Behar Planning 8 Design,Ltd. Housing & Property Maintenance Existing Conditions While well kept homes are highly valued by neighbors, the failure to maintain - � homes and their adjacent property is perceived to be one of the neighborhood's major problems. Concerns in this area include: unkempt appearance;exterior alterations that are not historically appropriate;yards that are not maintained; dll the persistence of trash and debris; and overcrowding as evidenced by the large number of vehicles per residence. - { These issues are attributed in large part to the prevalence of rental units in the neighborhood, most of which are located in buildings originally intended for single family use. Approximately 65%of the dwelling units in the neighborhood are rental. It is difficult to thrive as a neighborhood with such a high concentra- tion of renters. The problem is compounded by the high number of absentee - landlords/owners. f jt'Fit City grants have greatly increased home owners' ability to appropriately restore 1 11A iT . historic home exteriors. The City's de conversion grant program has also pro- J vided a major incentive for home buyers to return multi-unit rental properties to their original single-family use. This is consistent with the goal of having all neighborhood properties in their original use as constructed. Many of the historic homes that were converted to multi-family units during the 1960s continue to need full or partial de-conversion.This requires resources and adherence to preservation guidelines. � 113 •�' C i� Si ill Pill f� Top to bottom: Single-family historic home converted to multiple units;newly renio- vated townhomes on DuPage Street;new infill housing on Channing Street;historic house from neighborhood on HABS list. k Elgin Historic District 2007 Neighborhood Master Plan 28 Paul Bednar Planning 8 Design,ltd. Priority Recommendations a. , 1. A map of all properties in the Historic District reflecting original use as well CrowdiD as current use is needed. Such a map will enable a measurement of how the re 'n neighborhood is doing in returning properties to original use. It will also 11j11S show where converted properties are concentrated so that priority efforts an ls$ ue may be directed to those areas. Also,see the Parking and Traffic Circulation • Chapter, priority recommendation#1. �n Elfin 2. Lobby the City to enact a sunset clause wherein, at a set deadline(eg 5 years, °+ •df C1als.conCV 10 years),the property will be brought into conformance with original use. Col ncu.tev- �Ytet►. 3. Develop neighborhood strategy for identifying and following u on code Police to, P g b'Y �'� g g P get tough on•Par � violations. Examples might include: soliciting volunteers to monitor their wants to Ch e laws immediate area; encourage neighbor to neighbor contact to resolve problems; BiHat �a timely reporting of problems to Code Enforcement when needed; regular STAIN. 'n°j meetings with Code Department staff. hour wide-'an8;ng a Save council meeting WRdnesday 4. Continue to support historic home rehab and restoration through the City of Starters a mbe,, d 1 evemhin chance to discuss Elgin Exterior Rehabilitation Grant Program. retailers to�e m attract;ng new 5. GPA should continue to aggressively promote City rehabilitation and rental fat pav�°g downtown r the. , unit de-conversion grant programs within the neighborhood. sheep ut among the er. 6. The City should aggressively pursue the acquisition of the worst run-down source of Concern was a prime r of.tttitaGon and co�miliar residential properties,especially those located in the neighborhood. These te°`'er,cm .+ in should be rehabilitated and sold as single family homes. years oft'properties g Y variety bn the problem using et a 7. Set up a meeting with landlords in the neighborhood in order to promote the .n_�1 t measures, vetern biggest eo- Giuiam said the neighborhood and cite GPA concerns. residents plaint"he gets fro 8. Distribute informational flyers listing the general do's and don'ts of being a O iai d fr6q 1pdia�•Uent grip, part of a community or neighborhood such as keeping lawns mowed trash a°°overflow of cagy th 9 > > neighborhood and Ss picked up,raking leaves,being considerate about noise levels,etc. asked ehoods MegorEa Utter.s g Y City g people wfio lice iio Kok t 9. The neighborhood should lobby the Ci to ensure that affordable housing is ben provided evenly across the city, and most importantly in new developments. o areas m fora Part —.behayorhedea dag •on io the city bed -- — P MO. Elgin Historic District 2007 Neighborhood Master Plan 29 Paul Bednar Planning 8 Design,ad. Then the Elgin Historic District would not carry so much of the burden of providing city-wide affordable housing needs. 10. Assess fines to landlords who fail to maintain rental property 11. Enforce code violations uniformly for all rental properties j iL i Photos:Various styles of architecture found in the Elgin Historic DistrictuN WE 1� .. s"` � ""-'t r� ,-- " `, °`'a sae - '�-� �'=Lx. ice• d r � C 5. z l 1 Elgin Historic District 2007 Neighborhood Master Plan 30 Paul Behar Planning 8 Belign,ltd. s NEIGHBORHOOD PLAN - RENTAL PROPERTY MAP Existing Conditions Owner, Rental &Vacant Property Map Legend ®Gifford Park Association Boundary Vacant Property Owner Property Rental Property N ll.W L L 1 1 L I 1 L 11 r 1 r-1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 .I 1 " i i I A l l i i L__ FRANKLIN BLVD I I ADDISON 5T III a: �y I f T11 Li —I i IBM U w"7�1 O m oC =Z °a I - I�I 5 i v 1 Z JF I�m t ZI II'/� DIVISION ST % ZLEI w z S I I r'_r 1 1 OMSION ST IE HIGI-AND AVE LJ J� -i a I 111H I Z iWR1ECT U ' '—� �I; Y Z I Z I i i! i IL�.LI-1 rr 11 T11 11 �� � 1 1� 1 I r-J I E CMCAGO ST � q K1 I I I I 4r I n 1 _J i I o > m 3 ¢ % DUPAGE ST TVIEWST _ \`••I z _� la m _ -_'FlATON ST _ PRAIRIEST - All I I \ CCC \••\ t LAUREL ST _ � The highest concentra- I] ' I ; I I I� tions of rental properties —� \\• .s i��'�? ate' are generally found on the ` 1 STEIlA CT > • �` \ �;'�s� �` western half of the district. ;;I j ti I 1 y J —rte > w I LEVINEGT i Elgin Historic District 2007 Neighborhood Master Plan 31 Paul Bednar Planning 8 Design,Ltd. Parking And Traffic Circulation Existin g Conditions When the Elgin Historic District neighborhood was first platted, planned and built out,the automobile had not been invented. Even as Elgin continued to k evolve, cars were not commonly owned. Consequently,this neighborhood was not designed with parking and traffic needs in mind, a satisfactory arrangement well into the 20th century. However, nowadays it is common for households to µ •' '` : have as many cars as there are adults over the age of 16. - On-street parking is particularly P roblematic for dwellings built originally as single family,but which now house multiple families. This situation just doesn't work well in areas of the neighborhood where little if any space is provided to park cars off the street. "# = ` As was typical of the era, the street system in the neighborhood is a grid pattern. A grid pattern provides residents many travel options, unlike the 70s thru 90s-era subdivisions where all drivers are funneled onto a collector street as the only con- nection to the major roads. Having many travel options and physical connectionsXN is one of the valuable assets of this neighborhood. Traffic does move thru the Traffic circle at Gifford and Division Street neighborhood much better as a result. The downside is that it encourages cut- (above);traffic on DuPage Street(below). through traffic-drivers trying to avoid traffic signals. The major streets in the neighborhood are Liberty Street on the east edge; Center/Villa on the west and south edges, and Chicago Street running east-west 4 , through the middle of the neighborhood. To a lesser extent, Park Street carries a good amount of traffic along the neighborhood's north boundary; Gifford Street _ t' is used as a route between Villa and Summit; Channing Street is busy with school r �, traffic. h Most of DuPa e Street is one-way.Tennyson Court is also a one-way treet. These 1 -- are the only one-way streets in the neighborhood. Y " 4 Elgin Historic District 2007 Neighborhood Master Plan 32 Paul Bednar Planning 8 Design,ltd. The Issues t� r In the neighborhood survey, parking was the most highly ranked neighborhood problem. Issues included blocked driveways and sidewalks, abandoned and/or non-operational cars, and auto repair taking place on the streets. Excessive on- ' street parking is also an indicator of overcrowding. (See Appendix I,graph lb). _ The NPC did some field checking to determine where on-street parking was a concern.They found that the most abuse occurred on North Street,between f ? Channing and Center Streets. On-street parking near intersections often creates unsafe driving conditions. This Narrow,one-way Tennyson Court(above); is especially apparent on Channing Street,just north of Villa, because of the nar- free city parking lot near churches row width of the street at that point. However, it can also be argued that on-street (below). parking creates a sense of protection for pedestrians on sidewalks. In recent times,the Roseann Apartments(at Gifford&Chicago Streets)has transitioned from being exclusively senior units to open market rental. As a result, there are many more cars affiliated with the 60-unit building. With limited off-street parking, these additional cars take up space on the street. oo Not sACK Priority Recommendations s 1. Compile data indicating the relationship between the building use and park- ing in the neighborhood. Include the following: • an analysis of each building's allowed use and current use. • a determination of the current number of legal dwelling units. Unlike L the land use map included in this report,this new map should have the ��-- number of individual units in each dwelling color coded. • a calculation of required off-street parking spaces, based on the minimum of two parking spaces per unit as per the Parking Standards of the Elgin + Zoning Ordinance; - -- • a field assessment of the actual number of off-street parking spaces that can legally be accommodated on each property. • The number of potential on-street parking spaces in front of each dwell- ing unit. • A measurement of the street width of each street and an analysis of whether the street meets the safety standards set forth in city ordinances regarding drive lane widths and on street parking space widths. Elgin Historic District 2007 Neighborhood Master Plan 33 Paul Bednar Planning 8 Design,ltd. 2. Once all this data is gathered, it can be determined whether individual prop- 4, erties either meet or do not meet the minimum parking standards. Properties which are deficient in off-street parking spaces are probably using the street for parking. By measuring the existing space along the curb in 20' increments and comparing it to the required number of parking spaces, one can accu- rately determine if each unit is feasible. This analysis is preferred over a field survey that only focuses on what is happening in the street at a given point in time. 3. Once an accurate count of parking deficiencies is reflected on a map, data can then be analyzed to determine corrective action. For example, adding a garage or parking pad might eliminate deficiencies.. 4. In certain cases,the City should consider offering grants to property own- This alley provides access from Chicago ers to expedite any off-street parking improvements on private property that street to Holy Trinity Church's parking lot would eliminate parking deficiencies. This is a viable option when the origi- (above); Crowded on-street parking on nal use is multi-family and required parking cannot be brought into confor- narrow North Street(below). mance for lack of land. 5. The City should require multi-unit property owners to provide parking on site if zoning regulations are met. One example is the large apartment building on the north side of Chicago Street near Chapel,where there is ample room in the rear of the property to add more parking. . 6. Enact parking restrictions for streets in the neighborhood,which may include: overnight ban;overnight ban with exceptions granted to legal units that have no off-street parking available,whereby a permit is issued by a landlord who w purchases it; parking allowed on alternating sides of the streets. `�~ -° S • ,a f E 7. The City needs to earmark funding for the enforcement of parking r' requirements. 8. Create community parking lots where necessary. )¢f 9. Steps should be taken to better inform churches and residents of available city h parking lots(such as the one near Geneva&DuPage) 10. Utilize the parking survey form developed by a GPA volunteer if a"point-in- time"survey is deemed valid(see Appendix VII). 11. The City should evaluate building a parking deck on the City-owned lot at Highland and Geneva to serve the churches. 12. Determine the actual parking needs for the First Universalist Church building depending on the new use and meet with the AT&T representatives to see if there is parking space leasing available. 13. Work with the City to move forward with plans made in 2003,when they purchased a portion of the old Grandview site. It is the neighborhood's Elgin Historic District 2007 Neighborhood Master Plan 34 Paul Bednar Planning 8 Design,ltd. wish to designate part of this parcel for additional parking to be used by the residential buildings on Villa. Prime examples are the buildings at the comer of Gifford and Villa whose tenants now park on the surrounding streets.The owners of buildings that will use the lot should be required to pay all or some of the cost of preparing the surface lot, or lease the spaces. 14. Survey the neighbors to see whether temporary one-way traffic flow on DuPage Street,between Warwick and Channing is appropriate during Channing School hours. 15. Consider other traffic circles or other traffic calming at intersections in the neighborhood, e.g. at Channing/Division; Gifford/Park; Gifford/Fulton 16. Conduct a traffic flow study Evaluate the existing traffic regulation signs and signals neighborhood-wide to determine their appropriateness for traffic flow. (e.g.,Chicago/Liberty where eastbound traffic backs up west of Rugby, creat- ing hazardous turning movements, and Villa/Channing) 17. Replace traffic signs that are no longer readable, no longer make sense, and in some cases are not necessary. 18. Paint curbs yellow in no-parking zones and near intersections where low vis- ibility presents a hazard. 19. Address the many street curbs and drain inlets in the area that are in need of repair. 20. Require landlords to create off-street parking spaces within maximum lot coverage allowance. Parking spaces should be marked with paint. 21. Discuss the intended use of the Roseanne Apartments with City staff to see if there is a way to alleviate the parking problem that has been created by allow- ing market-rate rental in building. 22. Work with the City to design and install the way-finding signs on the fringe of the neighborhood The following pages show maps of the neighborhood segments in detail. Problems are identified and recommendations are included for each map. • Elgin Historic District 2007 Neighborhood Master Plan 35 Paul Bednar Planning 8 Mign,Ltd. PMajor access point to One way street neighborhood No street parking allowed, no Parking issue guest parking for residents Overcrowded street parking Traffic lights that create long waits City Parking Lot 5 `v - Cut-thru traffic from Villa to !� Summit on Gifford Street. . 'PARK sr No street parking allowed on Gifford Street.- F Lack"of parking for the many area " U E churches. Cliurch parking lot is used by U-46 employees du,ring the week: r.. vE ,� , tee_�.� . :_ Ori<street parlcmg problems occur I ,' on Chicago Street because U46 -� Administration Building-does not Lift ' have adequate;off-street parking for �. employees. CAG01- A, .pay All existing on=street parking is utilized by Gifford Street High School. a _ .... W - In Lack of parking on Villa creates difficulty for_homeowners:.No guest parking . 'I H A new small parking lot(on City PRAIRIE ST --~ property)would provide parking for the apartment buildings at the NE>&'NW corners of Villa and Gifford, and the-SW corner of t-. Gifford&Prairie. AMMIL YET E 92 s� Elgin Historic District 2007 Neighborhood Master Plan 36 Paul Bednar Planning 8 Belign,ltd. Major access point to ®+ One way street -' neighborhood No street parking allowed, Parking issue no guest parking for residents f Traffic lights create long i Overcrowded street waits parking H Ili] On-street parking congestion. - - -- North Street is too narrow to have +_ 2-way traffic with parking allowed K ST on both sides. Speeding is common along Hill Avenue from Chicago to Park. x . a Lack of street parking on Liberty between Park&Chicago makes it difficult for guests to park nearby. I LJ I R ! nz. 1QK1 QT Q .. r UADV 01 m o Congestion on DuPage and on vl, I Channing,during drop-off and • x rte= pickup times at Channing School. i6- H U E CHICAGO ST - Inadequate amount of visitor parking in school lot. CHANNING; - -- — The mixture of school buses, SCHOOL cars, and kids creates confusion –k on Channing Street in front of a Channing School. CC Poor visibility, due to parked cars IT located so close to the Channing and Villa intersection, causes circu- Fl problems. EL a • c I - T Till"ST Elgin Historic District 2007 Neighborhood Master Plan 37 Paul Bednar Planning 8 Design,Ltd. NEIGHBORHOOD PLAN - BUS ROUTE MAP Transportation Map Legend /V Bus Route 541 ® Gifford Park Association Boundary `v Bus Route 542 Bus Stop Bus Route 544 N ]ml I NEWD � r ti DBlSONSI � 11 1 U-M w rt LL 'JJ Z �D H I THST � y DL�L1.J U y O a r4 = � t y O m Ea:6 In 2 Z Z O = ONS. ri� f�� DIVISIONSI Z UM Z ILL — Q � � Y_RL v gWRIE-OT m O A A FF ti p N a i (EMT; — 3 e 7�11 m m � ¢ w LPA I EST n "ST � N ~ \ 2 F N Z a � N PRAIRIE ST UTT ST 7 U \ N Y Elgin Historic District 2007 Neighborhood Master Plan 38 Paul Bednar Planning 8 Design,Ltd. I i NEIGHBORHOOD PLAN - BICYCLE SYSTEM MAP Bicycle System Plan Legend ^/ Existing Regional/County Trails Local Bicycle System(Conceptual Routes) r__1 Park,Recreation&Open Space Site N I ----LORDS PARK KIMBALL SIT a��o >e PARK ST �n NOftTHBT _ L Q® W co CH-I_GAG-O_ST 0 U� to tj A o uTU e �,Nwe's �N Fox River ©gyp Trail Elgin Historic District 2007 Neighborhood Master Plan 39 Paul Bednar Planning 8 Design,ltd. Open Space & Parks Existing; Conditions The neighborhood has few open spaces for the population it serves. The parks include Gifford Park,the city's oldest park and public green; Davidson Park, a IT FRI, G small green area at the corner of Prairie and Villa Streets;the new pocket park located at the corner of Chicago and Geneva Streets;and the most recent addi- Al 11pi I ai tion to the park system,Channing Park to the east of Channing School. Lord's — " ul I+ Park,located 0.5 miles east of Liberty Street is the closest regional park to the i _ Itt�` �'� neighborhood. rc • Gifford Park is Elgin's first town square.The park was overhauled in 2000 ' 4 '' with the new design reflecting neighbors wishes for brick paver walks, a cen- tral gazebo and new play equipment.The Park has one playground structure, Ew a I a 24'wide gazebo, a walking path,ornamental pedestrian lights along the walks, perennial flower beds trees and a small lawn. Flower beds were planted { and maintained by the GPA. = - • In 2006-07 the City of Elgin made a land swap with School District U46 and acquired some of the Channing School acreage. As of 11/07, improvements were being made to Channing Park that include the following: replacing the ` �til. ` "OF small,outdated playground structure with a larger structure;replacing the six ; deteriorated tennis courts with two new ones(a half court basketball court is now part of this paved area); a new asphalt path winding thru the park; c �5 permanent restroom facilities; a ball field backstop and a picnic shelter. One open field on the lower level and one on an upper level can be used for infor- mal soccer games. The existing sledding hill;a short oval dirt path for run- r s a ning; and a cross country course used by the Elgin Sharks Running Club are S mainstays of this park. An impressive stand of oaks and hickories is found on i w_ the eastern half of the park and also on the slope of the hill. These mature _ trees add value and character to the neighborhood,but in recent years, several have been victim to arson fires and have had to be taken down. Entryways to the park are at Rugby,Warwick, Prairie, and Henry Street. A small parking lot adjacent to the park and accessible from DuPage Street, is used for school s staff parking and after-school park activities. Top to bottom: Channing School play • The Pocket Park is a new brick paver plaza with three restored benches, Sur- structure;Gifford Park; small Davidson rounded by flower beds and an ornamental iron fence. Park,on Villa Street. • Davidson Park is a small triangular lawn area with no amenities; it features the local"Doughboy" military statue. AM Elgin Historic District 2007 Neighborhood Master Plan 40 Paul Behar Planning 8 Design,Ltd. • • Grandview Park(an unofficial name) is a small parcel of land located behind the houses on South Gifford Street,between Prairie Street and Villa Street. This parcel is part of the approved Grandview Manor Planned Development, #I ; !" located along Charming Street.The property has yet to be designed for the t " 1 intended passive park. � - 'ti - A 2000 Elgin Parks Master Plan recognized this geographical area of Elgin to be the most under served neighborhood in the City with regard to the presence of open space. The Plan indicated a great need for park and open space within this dense neighborhood. In 2007 the City Council made a decision to redevelop Vacant parcel (above)at Chicago&Geneva the defunct YMCA site(the last remaining vacant parcel in the neighborhood) Streets was purchased by GPA for a with housing rather than provide more park space. Consequently, the dense "pocket park"and beautified (below) using population(much of which is low and moderate income households)north, east Neighborhood Improvement Grant money. and west of the parcel will continue to be under served by a neighborhood park. Therefore, if any new park space is created for this neighborhood in the future, it • will have to be part of a redevelopment of some already developed parcels. ;_ __ - s The City is in the process of developing a new comprehensive bicycle system plan that will recommend neighborhood links connecting to the Fox River Bike Trail. Channing Street, from Villa St. north to Division St.will be the recom- mended north/south collector bike route.The other major collector link through the neighborhood is proposed for Division Street, from Liberty Street west to downtown. '�= National guidelines for the amount of parkland a community should have is based on the number of residents within the neighborhood, or ten acres per ` 1,000 residents. Guidelines also recommend locating neighborhood parks(3-5 acres minimum in size)within 1/4- 1/2 mile walking distance of the population they serve. Calculations indicate that 45 total park acres(including neighbor ; rl- - ;,u, F All hood parks,regional parks and the sports complex)should be available to this densely populated neighborhood of approximately of 4,500 residents. There are 'j - currently 7.5 acres of park and/or open space within the Elgin Historic District neighborhood. Priority Recommendations . .Y `� 1. Explore options to increase park space and recreation offerings in the neigh- - borhood. Although opportunities at present do not exist, if additional land 'r becomes available in the future,designate it for open space and/or park. • Elgin Historic District 2007 Neighborhood Master Plan 41 Paul Bednar Planning 8 Design,ltd. 2. Work with the City to develop a park plan for the City-owned portion of the Grandview Manor property. The plan must address safety concerns with the wooded area on the parcel. 3. Implement the remaining elements from the master plan in the Pocket Park. Additional elements such as an interpretive sign, an identification sign and a large urn full of flowers 4. Although the approved improvements at Channing Park will be completed in early 2008, some additional design amenities might be considered for a future time. If desired by the neighborhood the following improvements might be be made possible with local fund raising efforts or neighborhood improve- ment grants: • create design elements at the points of entry,such as vertical pillars and/ or iron arches recalling the history of the site as a cemetery. • erect informational kiosks to display flyers of neighborhood happenings; • add shade trees on the perimeter of the large open fields; • provide the necessary care for the great old trees; • provide an appropriate fence along the North and West perimeter; • add colorful flower beds; • add amenities such as benches, etc; �I Elgin Historic District 2007 Neighborhood Master Plan 42 Paul Bednar Planning 8 Design,Ltd. • PARK & OPEN SPACE MAP Park & Open Space Map Legend ®GIFFORD PARK ASSOCIATION BOUNDARY .1 �I PARCELS J, a ' OPEN SPACE PARKS&RECREATION d 0111 —m FRANIQ FT ILLV I ffFT 1;7 ISONST Fri r-/ hTT - PARK ST - � �� � ti I ► �\\Z ; _ Yom- - :�-_ ` o NORTH ST_ �EXTER-A Z O IVY �._ I � Z•. _ r._ . .- D W.SIGN ST._._. ��_J.t�-• '.�i—mss t��.�a.. _ _ I E HIGHLAND AVE LOWRIECi � •I----3._—�^ '–' �� Cj`.. �!�, }1�. - �. E CHICAGO ST T1 Q •- 4 ST D n J z m I I � � � ., •i FULTON ST .30,O I PRAIRIE ST _ - 11 \ 1 I yl yI - jTPj 1 c S i'" y • 'gip \ \ • _ \ i Elgin Historic District 2007 Neighborhood Master Plan 43 Paul Bednar Planning 8 Design,W. Neighborhood Communications rha "rRe taarr.p,uya iaeto{ Existing Situation The Gifford Park Association has had good success in past years getting information distributed to the neighborhood residents and members. Some of the methods have included quarterly Gazette newsletters the successful °•°�•° :m"p°^° -°�° °°°°�° °°°°°°-^°°°� GPA website(gifford-parkassoc.org), hand-delivered flyers, mailed postcards, door to door meetings with newcomers to the neighborhood, and infor- mation posted on various e-newsletters sent by the City or the Downtown Neighborhood Association. GPA has tried on numerous occasions to reach out to its Hispanic neighbors by providing an Hispanic interpreter at special meetings, printing the news- letter in Spanish,and holding family events with an emphasis on inviting the Hispanic community. A past issue of the newsletter asked readers to contact GPA if they were interested in receiving future newsletters in Spanish; there were no responses.To date, GPA has not been successful in engaging mem- bers of the Hispanic community. Priority Recommendations A page from the GPA website(above); 1. Concerning communications with the Hispanic population,the neigh- as copy of the Gazette,a neighborhood borhood needs a strong Hispanic liaison. newsletter,(below). 2. Re-establish the Gazette, the neighborhood newsletter, on a bi-monthly basis. Encourage local businesses to sponsor the costs to do so. 3. Continue the excellent offerings on the GPA website. m 4. Continue to recognize the good works of neighbors by leaving"Atta-Boy" door hangers 8° 5. In partnership with the City,develop and distribute a flyer that addresses ' _._ common sense good neighbor tips and reminders of specific City What Nas ordinances. poi d 10ar k Asi®ci"om 6. Reestablish the door to door meetings for newcomers in the neighbor- A P TO, hood(i.e.Welcome Wagon). Welcome buckets should include informa tion on Gifford Park Association including a free 1-year membership, a self-guided walking tour booklet of the neighborhood, hone numbers '�� g g ,P of neighbors, a brochure on city grant programs, information on NHS programs, home improvement gift card (ACE?),etc. , 7. Tap into Hispanic/Laotian/African-American populations by visiting Elgin Historic District 2007 Neighborhood Master Plan 44 Paul Behar Planning 8 Design,ltd. • churches and presenting information on the neighborhood and upcoming events. 8. Promote the Elgin Historic District neighborhood with displays at the Library/City Hall 9. Hold monthly meetings for the membership that include a special guest and/or focus topic. Regular "after-parties" are also a good strategy to get more involvement. 10. Request a City Small Sparks Grant in order to market the neighborhood in various publications that focus on professional markets and historic home lovers. • Left to right: Regular membership meetings keep the neighborhood informed of recent issues; the"ATTABOY" door hanger and the Self-Guided Tour booklet were two examples of GPA volunteer communication tools. If,C �d , AI - '�. t -�VL_ � `4 ���.i�K �.1D•y:t .("• ice' f1 Have We Noticedl F2ey Dl&nbers of fli 1 g - G�J]or d Pork rtssociuhon �t l; c °: 4 mould hl eto comp_hnent a : s. t (►per$ F doing on your house 'a` f S�'.•'k - '�� t ,�� We apprecurte pour �• ,�"- �� 'a -- �� u?T - ��-, cuntnbtihan to our K ,; �` .•� ;�"��...,, 4caufiful ne�ghborhoal. ".f-��� .;•r �.�';J°ci� �y y:.s,rS+ �+�.__."..�1 Elgin Historic District 2007 Neighborhood Master Plan 45 Paul Bednar Planning 8 Delign,Ltd. Youth Existing Situation • Park space with facilities for youth can be found at Gifford Park(playground) and Channing School and Park(playground tennis basketball sledding, t `_ open fields and a running course). Nearby Lords Park offers a number of other youth activities,however easy access to the park is limited to older youth. The short list of facilities above indicates that the youth need addi- h -m tional park facilities in order to address a need. • Many families in the neighborhood do not have the financial means to enroll their kids in structured sports and/or after school activities ccording to a Center • Many students in the neighborhood do not have access to computers at ; home, nor can they count on parents to help them with homework, for vari- for Disease Control ous reasons. `- ealth Styles survey, • Open fields in the neighborhood parks are not big enough for organized less:than 20 percent of Rids. baseball, soccer and other sports organizations where large,level fields are G required. currently walk to school. Communities can make.it eas- ! Priority Recommendations ier"to walk io and from-school 1. GPA should reach out to the neighborhood schools to partner in events for by.building or rehabilitating i the youth.These schools include: Channing School,St. Mary's, St.Joseph, smaller"schools one mile or'- Elgin Academy, and Gifford Street High School. Efforts could include spon- - f less from surrounding neigh- hood, events like,Fa1lFest,guided historic architectural tours of the neighbor- _ � hood, especially during Preservation Month activities, and the purchase of borboo rs. More e ec ent books on historic Elgin/Illinois for students. land use and closer iuulking 2. Establish an Architectural Treasure Hunt event for families and promote it i pr,oxzmity for students, Will I through the schools. GPA has a history of preparing such treasure hunt maps i in past events. The purpose is for families to discover the architecture in their ultimcitely translate into- 5 own neighborhood. zmPr6Vedinteraction4mong _ I 3. Start a recognition program for neighborhood kids that excel at something. students, school,parents, and . Ask parents, neighbors,schools and churches to submit names for the weekly "Neighborhood Kid of the Month." Post the information on the GPA other citizens., The surround website, in e-mails and in newsletters. Provide a small gift and/or celebration ing community can"benefit { party for all recipients. fromjoint use'of theaters, 4. Work with the City Parks Department and U46 to open the Channing sp School gym to neighborhood kids for after school activities and/or fam- orts fie lds,.gyms, computer ily nights. The City of Elgin provided financial assistance to enlarge the centers;libr4n..es,.and other - ! resources Buring.non-school hours Elgin Historic District 2007 Neighborhood Master Plan 46 Paul Bednar Planning 8 Design,Ltd. • Channing Gymnasium so that it could be used for evening recreation activi- ties. They need to make use of their investment by offering the building to the neighborhood as a place to recreate on an informal basis. 5. Convince the City Recreation Department to designate Channing School as a "summer drop-in" site. t Y' 6. Work with U46 to establish a "bike/walk to school" program, rewarding _ students who walk or bike to school. , i 7. Continue to sponsor youth programs,such as the Elgin American Little - - League and others. 8. Post school and or neighborhood church information on the GPA website, in a-mails and in newsletters. Such info might include the need for reading tutors, fun fair volunteers,book fair helpers, PTO members, market day, 9 church events,etc. ; 9. Teens need to have available more affordable activities that are located within walking distance of the neighborhood. One suggestion was to have access to s ' •.�`�, ' • the swimming pools at a reduced rate,based on some type of merit system. _ Perhaps the City could give out a free pool pass for each "A" on a student's r report card in June. 10. Establish a youth community service program. Projects may include maintain- ing neighborhood flower beds. Involve principals at local schools, such as Gifford Street High School, Elgin Academy, and elementary schools. Offer ILI small gifts for participation. Top to bottom: Channing School;little league team sponsored by GPA; rendering of a proposed addition to St_Mary's School. • Elgin Historic District 2007 Neighborhood Master Plan 47 Paul Bednar Planning 8 Delign,Ltd. Historic Preservation & Aesthetics Existing conditions The homes within the Elgin Historic District are perceived to be one of the neigh- - borhood's greatest assets. The historic houses define the neighborhood's charms^ and character, and are a major incentive for people moving to and remaining in the neighborhood. Elgin remains one of the few communities in the greater Chicago area where historic house lovers can find affordable housing. - t It was agreed that City grants have greatly increased homeowners' ability to appropriately restore historic home exteriors. The City's de-conversion grant program has also provided a major incentive to return multi-unit rental proper- ties to their original single-family use.This is consistent with the goal of having all neighborhood properties in their original use as constructed. The Gifford Park Association has been involved in seven(7)property rehabilitations as a neighbor- hood group. These projects were the impetus for exterior restorations to the surrounding houses. This acquisition and rehab program has not been a financial e success in terms of profit,but has accomplished the goal of kick-starting rehab on each respective block,which is invaluable to the neighborhood. v u The City's Heritage Commission has adopted a set of design guidelines that ; apply to the exterior of each structure within this neighborhood(the Elgin Historic District). These guidelines have been a tremendous help in preserving - the character of the historic neighborhood. Rules state that prior to a property owner receiving any building permits for exterior construction, a Certificate of Appropriateness(COA)must be obtained. + Originally most, if not all streets were paved with brick. Though they are now repaved using asphalt, many still have brick pavers intact underneath that could be exposed for their historic charm. Cleaning the streets in the neighborhood is a major challenge.The City has improved the situation in that they have designated certain days for street sweep- ing and leaf pickup. However,there are still issues,especially for leaf pickup, R: since leaves sitting in the street, sometimes all winter,cause numerous problems. Top to bottom: The Butterman Mansion is once again a single family home; a majestic oak tree on Charring St.; ornate street-name sign poles and corner plantings are a result of GPA volunteer efforts. Elgin Historic District 2007 Neighborhood Master Plan 48 Paul Behar Planning 8 Design,Ltd. • The City's Heritage Commission is exploring the adoption of a new program, designed to provide assistance to those home owners living both in and outside the Historic District who do not have the resources and the knowledge to be able s restore their homes appropriately. Such assistance would include the provision of historically accurate architectural drawings of their home and its' elevations. Such a program would enable families with limited resources to develop an overall P P plan for rehabbing their home rather than proceeding one COA at a time. This approach should also minimize the trial and error learning that results in damage to historic homes and unnecessary costs for homeowners. Priority recommendations 1. Continue GPA acquisitions of problem properties for rehabilitation 2. A current and accurate photographic record of the Historic District is needed. Y•,, The absence of this data affects the work of the Heritage Commission and the City Preservation Specialist, and the enforcement of the Preservation Ordinance. The photographic survey of the District created in 1980-81 can- . not be used to enforce the Preservation Ordinance because the ordinance was not passed until 1987. Changes which occurred to buildings between 1981 and 1987 cannot be verified. U ! 3. Continue to support historic home rehabilitation and restoration through the City of Elgin Exterior Rehabilitation Grant Program 4. GPA should continue to aggressively promote City rehab and de-conversion _ grant programs within the neighborhood. 5. Develop a tree planting and trimming schedule with the forestry department in order to address the many health issues with existing street trees and iden- tify gaps in the existing system where new trees should be planted. 6. Promote the services offered through the Neighborhood Housing Services, (NHS)that assist homeowners in restoration projects. These include low- interest loans,a tool lending library and the paint program. 7. A future beautification project might involve removing the asphalt surface on some neighborhood streets and exposing the brick pavers underneath. These : !? brick streets would add historic charm to the neighborhood. 8. Work with the Public Works Department to address the remaining issues 316-322 with street cleaning and leaf pick-up. The posting of no parking signs alon g the street prior to pickup may help clear the streets for sweeping, etc. •To to bottom: An unattractive cluster of homes along one of the en P g entryways into the neighborhood;an example of an inappropriate porch on a historic house; a sign pole, - one of many that needs repair/maintenance. ' - Elgin Historic District 2007 Neighborhood Master Plan 49 Paul Bednar Planning Design,Ltd. 9. Lobby the City for additional resources,to assure that exterior home improve- ments abide by Elgin Design Guideline standards for historic preservation. 10. Establish a sunset clause for property that is non-conforming with regard to required off-street parking and land use. 11. Start a grant program for removing parking pads from front, side and rear yards for the RC3 Residential Conservation District,which do not meet the bulk requirements(lot coverage and setbacks)of the zoning ordinance. r AOk ct S ! T Clockwise from top: An inappropriate retaining wall in the district;a sloppy picket fence; an example of historically appropriate street furnishings;an example of a paver surface intersection;and a good example of a traditional infill home. WPM 0 r jk flo. - Elgin Historic District 2007 Neighborhood Master Plan 50 Paul Bednar Planning 8 Design,ltd. LANDMARKS Clockwise,from top left Community Crisis Center(in the former Franklin School);First Congregational Church; Templo Calvario(in the former Masonic , ❑,L�� ' �I ?` '`� x Temple);Sears Auditorium on the Elgin Academy grounds;the former First Universalist Church; Leetz-Homeier Funeral Home (in the former Cook Mansion); - — Old Main; School District U-46 Administrative Offices(in Old Elgin High School),with Gifford park in the foreground. •4 Y _ `° — + u ZT .ii k, ` '�' ', � �i+"�� :.T"'� 'Jed$ �.'''�-- �^.�• Elgin Historic District 2007 Neighborhood Master Plan 51 Paul Bednar Planning 8 Design,W. BEFORE & AFTER r , Yrh �', ��� � k"t Ly: f••_— 1. � `r T — The single family home at Park and College Streets had multiple units until recent years when inappropriate siding and extra units were removed to expose the beauty. tIz `ems ,� .x: lam` _r a ''t�5,,..7.y6A. -r ""'*". ,u. -�,,. ,7 is.'`' -jay` r -�'+���!�.mr�'3`� '•'�'1 '^..ii. The single family home,which long ago was converted to a multi-unit,is now de-converted and housed the NHS offices, ' F . Home at Division and Hill Streets;from ugly faux siding to great details. -Z x T ��e The first NHS office was unveiled to show off the detail. Appropriately styled ' porches were also added.This is now the R.O.P.E.Officer's house. Aim • •+ t �` z F �. One of the oldest homes i n the City,a cobblestone, was uncovered on DuPage, !p - — "- ^� - as part of GPA's first"Great Unveiling." Elgin Historic District 2007 Neighborhood Master Plan 52 Paul Behar Planning 8 Design,ltd. Community-Building & Events Existing Situation The Elgin Historic District has enjoyed being a close-knit community for more r than two decades,thanks in part to the fact that many residents share a love of old =1 houses, and do-it-yourself restoration. The Gifford Park Association, considered ' for many years to be the group to seek out for advice on old-house living,has been instrumental in bringing neighbors together for community building through their many volunteer events. ru E GPA's Annual Historic Elgin House Tour takes a large committee several months to plan, and the event itself involves a few hundred volunteers. GPA also started the tradition of the"Great Unveiling" in Elgin, PorchFest, and a Neighborhood r Architectural Treasure Hunt-all activities which encourage neighbors to mingle _and work or recreate together. GPA also hosts potluck dinners, a Christmas party, and small"after parties" at the homes of members, following the monthly mem- - - bership meetings. Socializing also takes place outside of the umbrella of the Gifford Park • °"' , t�� Association,due to the numerous schools and churches located within the neighborhood boundaries. As with most neighborhoods, many of the long-time residents enjoy gathering informally for hobbies,barbecues,birthdays, and other occasions. Top to bottom: Neighborhood folks celebrating PorchFest;Volunteer group poses after installing and landscaping the new sign at Gifford Street High School; pumpkins donated 1 by GPA to Channing School's Fall Festival are unloaded; a neighbor lends his tractor for use as the GPA float in the July 4th parade. j. 1 ), _ � u r - Elgin Historic District 2007 Neighborhood Master Plan S3 Paul Bednar Planning 8 Design,ltd. qP Priority Recommendations s3=- 1. The Elgin Historic House Tour,sponsored by the GPA should continue to showcase this and other historic neighborhoods.This has been a major com- munity-building event since 1981. 7 2. Re-establish PorchFest, a summer event that encourages residents to open ; --- their porch to other neighbors,by offering lemonade, music,etc. 3. Celebrate cultural diversity by sponsoring a"Taste of Gifford Park." that occurs in the summer at the park itself; 4• Enlist neighbors to help with a community-built new playground at Channing School. Lw 5. Work with a local real estate agent to sponsors an "Elgin Historic District Flea _ Market," a neighborhood garage sale,to be held at Gifford Park. r r~ 6. Participate as a neighborhood in the 4th of July Parade,Winter Wonderland, and other City-wide activities. Include the youth. 7. Continue an annual Great Unveiling project in the neighborhood p i� 8. Provide assistance whenever crises occur in the neighborhood >; _o �" ` �, - •-�_ 9. Continue to support, as consistent with GPA's mission,other neighborhood groups with donations of time and/or money 10. GPA should support the "Fiesta Channing" event at Channing School with n volunteer time and/or funds. � r Top to bottom: Great Unveiling volunteers take time out for a group photo;historic streetname signs are installed by GPA members;demolition at the GPA project house on Channing Street;work began on the historic train depot on National Street. ,41 BUMP J u d - - os� Elgin Historic District 2007 Neighborhood Master Plan 54 Paul Behar Planning&Design,Ltd. i SUMMARY OF POTENTIAL FUNDING SOURCES_ Enterprise Zone An Enterprise Zone(see map, p. 24)was established by the City of Elgin as an incentive to encourage development and to improve existing properties within its boundaries. A sales tax waiver and other tax benefits are available for qualified projects. Any commercial, industrial and residential properties located within this zone may apply for these benefits. In order to qualify any building materials must be purchased within the corporate limits of Elgin and must be used on a project within the zone. In addition there is an investment tax credit of 0.5%against state income tax for qualified property. A portion of the west edge of the neigh- borhood is in a Downtown Enterprise Zone.This includes the area bounded by Division on the south, Gifford on the east, and Center Street on the west. TIF District A Tax Increment Financing District(see map p. 24)has been established for the downtown and a portion of the EHD neighborhood. It is important to under- stand the value of a TIF to this neighborhood. It means potential funds for plan- ning studies, for certain capital improvement projects, for acquisition of property, and other projects that are done within the TIF boundaries. The established boundaries include much of downtown and most of the EHD. Generally, all property on the north side of Park Street from Hill Avenue west and all property west of Channing Street, including the Channing School site, are within the TIF District. The City Council determines how these TIF funds are spent. City Grant/Loan Programs Numerous City grant programs are available to neighborhood residents/property owners in order to make improvements to their property,such as: • Substitute Siding Removal -City offers up to$4,000 for removal of false sid- ing from house(available year-round) • Chain Link Fence Removal-City provides$2,000($3,000 for comer lots)for- removal of front yard chain link fences. • Residential Rehabilitation Grants-up to$10,000- 15,000 available for low and moderate income level households to do basic repairs that address build- ing code issues • Elgin Historic District 2007 Neighborhood Master Plan 55 Paul Bednar Planning 8 Design,l.id. • Multi-Family Deconversion Grant-City pays$25,000 to property owners for the first non-original living unit eliminated from a house(eligibility require- ments must be met).Additional non-original living units eliminated from a house are eligible for a grant of$30,000 each. • Exterior Paint Program-up to$2,500 in grants for low and moderate income level households to paint the exterior of homes. • Historic Architectural Rehabilitation Grants-City provides a 50-50 match, up to$20,000, to property owners for exterior restoration of their homes (must follow the Heritage Commission's Architectural Guidelines).The City also offers a 75-25 match to low/moderate income households(i.e., up to $20,000). 501c3 Tax Status A 5016 status would be a benefit to the neighborhood group in qualifying for grants and receiving donations. Though they have applied twice, it appears that GPA has had difficulty obtaining this status. However,based on 5016 being granted to other neighborhood groups, it is essential that GPA try again. Elgin Historic District 2007 Neighborhood Master Plan 56 Paul Bednar Planning 8 Design,Ltd. • IMPLEMENTATION SCHEDULE Land Use & Zoning Recommended Actions Priority Possible Funding Ranking Source Group Responsible Re,zone the property at Geneva and Chicago(pocket park) to CF, High City initiates rezoning Community Facility Re-zone two houses on North Street(just east of Burger King)to RC3. High City initiates rezoning Re-zone the second house on the east side of Liberty, north of Chicago High City initiates rezoning Street,to RC3. Change the Land Use map for grandview since it is not vacant; change High City initiates land-use map 132 Channing to SF; change 398 Park and 164 Gifford to SF; change changes the SW and NW corner of Gifford/Prairie to MF; GPA needs to address the potential of the four properties owned by St. High GPA and landowners Joseph's,that may be torn down for redevelopment; Review Zoning Ordinance for off-street parking requirements and High GPA works with City amount of lot coverage allowed to insure that excessive paving is not allowed. Housing & Property Maintenance Priority Group Responsible; Recommended Actions Ranking Possible Funding Source Map properties in the Historic District reflecting original and current High City; intern staff task use Develop a neighborhood strategy for identifying and following up on High GPA code violations. Enforce code violations uniformly for all properties High City and GPA Work with City to acquire the worst rundown residential properties High City and GPA; City funds City to identify properties that cannot meet the parking requirements Medium City of two spaces per housing unit. (see Parking Priority#1) Distribute informational flyers listing the general do's and don'ts Medium City and GPA;small sparks grant Lobby the City to ensure that affordable housing is provided evenly Medium GPA across the city, and most importantly in new developments. Promote City rehabilitation and rental unit de-conversion grant pro- Medium City and GPA grams within the neighborhood.. • Set up a meeting for landlords in the neighborhood to promote the Low GPA and City: owners neighborhood and cite GPA concerns. mailing list Elgin Historic District 2007 Neighborhood Master Plan 57 Paul Bfdnar Planning 8 Design,Ltd. IMPLEMENTATION SCHEDULE Parking & Traffic Circulation Recommended Actions Priority Group Responsible; Ranking Possible Funding Source Compile data indicating the relationship between the building use and High City; intern staff task parking in the neighborhood Determine what type of on-street parking restrictions are desired. The High GPA and City options include: overnight ban; overnight ban with permits; one-side only parking;only restrict certain streets Utilize the parking survey form developed by a GPA volunteer, if a High City and GPA "point-in-time" survey is deemed worthy Replace traffic signs that are no longer readable, no longer make sense, High City and GPA;TIF funds and in some cases are not necessary. Require multi-unit property owners to provide parking on-site, if zoning High City regulations are met Address the traffic signal problems at Chicago/Liberty,where east- High City and GPA; IDOT bound traffic backs up west of Rugby during the rush hours.This backup creates hazardous turning movements.The signal at Villa/ Channing is also a problem. Conduct a traffic flow study Evaluate the existing traffic regulation Medium City and GPA signs and signals neighborhood-wide to determine their appropriate- ness for traffic flow. Determine parking needs for the new use at the First Universalist Medium GPA, Building Owners, Church building at Villa/Dupage. Set up a meeting with the new own- AT&T, and City ers,the City and AT&T about leasing parking space from AT&T Work with City to implement plans for building a small parking lot off Medium GPA and City; City funds of Gifford Street on the City-owned Grandview property. Lobby the City to provide funds for parking enforcement Medium GPA and City;TIF funds Evaluate the feasibility of building a parking deck on the City-owned Low City lot at Highland and Geneva in order to better serve the churches. Inform churches and residents on the west edge of the neighborhood, Low GPA and City that City parking lots are present Elgin Historic District 2007 Neighborhood Master Plan 58 Paul Bednar Planning 8 Design,ltd. ti I Recommended Actions, cont. Priority Group Responsible; Ranking Possible Funding Source Consider other traffic circles or other traffic calming at intersections High City and GPA;TIF funds Paint curbs yellow in no-parking zones and near intersections where High City and GPA low visibility presents a hazard. Discuss the intended use of the Roseanne Apartments with City staff High GPA and City; ROPE to see if there is a way to alleviate the parking problem that has been officer created by allowing conversion from exclusively senior units to market rental in this building. Survey the neighbors to see whether temporary one-way traffic flovv on High(almost City and GPA DuPage Street,between Warwick and Channing is appropriate during complete) Channing School hours. • Work with City to finalize the design and implement the installation of Medium City and GPA;TIF funds wayfinding signs, surrounding the neighborhood. Address the many street curbs and drain inlets in the area that are in Low City and GPA;TIF funds need of repair. • Elgin Historic District 2007 Neighborhood Master Plan 59 Paul Bednar Planning&DeOgn,lid. IMPLEMENTATION SCHEDULE Parks & Open Space Recommended Actions Priority Group Responsible; Ranking Possible Funding Source Explore options to increase park/open space within the neighborhood High GPA Work with the City to develop a park plan for the Grandview property High GPA and City,TIF funds owned by the City. The plan must address any safety concerns with the and/or Neighborhood wooded area. Grant Implement the remaining elements from the master plan in the Pocket High City and GPA;TIF funds Park.Additional elements such as an interpretive sign, an identification and GPA funds sign and a large urn full of flowers Determine if additional design amenities for Channing Park are Medium City and GPA; GPA funds; desired by the neighborhood and if so find a funding source. I City funds;TIF funds Organize a community-built playground work day Medium GPA and City Ask isI Elgin Historic District 2007 Neighborhood Master Plan 60 Paul Bednar Planning 8 Design,Ltd. IMPLEMENTATION SCHEDULE Communications Recommended Actions Priority Possible Funding Ranking Source Group Responsible Find a strong Hispanic liaison to help GPA open communications High GPA and City Re-establish the Gazette, the neighborhood newsletter High GPA;small sparks grant Attend after-church coffees at Hispanic/African-American churches to High GPA present information on the neighborhood and upcoming events Develop and distribute a flyer that addresses common sense good High City and GPA; City funds neighbor tips and reminders of specific City ordinances. Reestablish the door-to-door meetings for newcomers in the neighbor- High GPA hood(i.e.Welcome Wagon). Bring the "good neighbor" flyer . Continue to update the excellent offerings on the GPA website. Medium GPA Hold monthly meetings for the membership with a special guest and/ Medium GPA or focus topic. Regular"after-parties" are also a good strategy to get more involvement. Request a City Small Sparks Grant in order to market the neighbor- Medium GPA hood in various publications Recognize the good works of neighbors by leaving"Alta-Boy" door Low GPA;group funds hangers where appropriate Prepare buckets of items for the "welcome wagon" Low GPA;general funds Promote the Elgin Historic District neighborhood with displays at the Low GPA;general funds Library/City Hall • Elgin Historic District 2007 Neighborhood Master Plan 61 Paul Bednar Planning 8 Design,Ltd. Aft IMPLEMENTATION SCHEDULE Youth Recommended Actions Priority Possible Funding Ranking Source Group Responsible Continue to sponsor youth programs, such as the Elgin American High GPA;general funds Little League and others. Reach out to the neighborhood schools and partner in youth events High GPA These schools include: Channing School, St. Mary's, St.Joseph, Elgin Academy,and Gifford Street High School. Efforts could include spon- soring events like FallFest,guided historic architectural tours of the neighborhood and the purchase of books on historic Elgin/Illinois for students. Provide a small gift and/or celebration party for all recipients Work with the City Parks Department and U46 to open the Channing High GPA, City School gym to neighborhood kids for after school activities and/or fam- ily nights on an informal basis. Establish a policy Post school and or neighborhood church information on the GPA welt Medium GPA; City funds site, in e-mails and in newsletters. Such info might include the need for reading tutors, fun fair volunteers,book fair helpers, PTO members, market day,church events, etc. Establish a youth community service program for the neighbor- Medium GPA,City; Principal at hood. Discuss the idea with neighborhood schools and Elgin Youth GSHS and Headmaster Leadership Academy at Elgin Academy and ele- mentary school principals Establish a school achievement program for teens in the neighborhood. Medium GPA; group funds GPA,with City assistance could dispense a pool pass for each"A"on a student's report card in June. Work with the City Recreation Department to designate Channing Medium GPA and City Parks School as a"summer drop in" site. Start a"Neighborhood Kid of the Month." Recognition Program for Medium GPA;general funds neighborhood kids that excel at something. Work with U46 to establish a "walk/bike to school" program,reward- Low GPA and U46;grant from ing students who walk or bike to school. walkability group Provide information on neighborhood projects,such as assistance with Low GPA landscape maintenance,at schools and churches Establish an Architectural Treasure Hunt event for families and pro- Low GPA; general funds mote it through the schools. Elgin Historic District 2007 Neighborhood Master Plan 62 Paul Bednar Planning 8 Design,Ltd. IMPLEMENTATION SCHEDULE Historic Preservation & Aesthetics Recommended Actions Priority Possible Funding Ranking Source Group Responsible Continue to support historic home rehab and restoration through the High GPA City of Elgin Exterior Rehabilitation Grant Program. More vigorous&consistent enforcement of the Design Guidelines High City Lobby the City to hire a full time Historic Preservation Officer to High GPA; City funds enforce Design Guidelines&provide technical expertise. (completed) In the absence of a Historic Preservation Office to provide training& High GPA; City funds oversite, lobby the City for training funds to train the Code Inspectors (not applicable about the issuance of Certificates of Appropriateness. -officer hired) Create a photographic record of the Historic District High GPA: City grant (in process) Develop a tree planting and trimming schedule with the forestry High GPA and City Forester; department in order to address the many health issues with existing CDBG,Neighborhood street trees and identify gaps in the existing system where new trees Improvement Grant;TIF should be planted. funds Promote the services offered through the Neighborhood Housing High GPA Services, (NHS)that assist homeowners in restoration projects. These include low-interest loans, a tool lending library and the paint program Address issues with street cleaning and leaf pickup with the City. The High GPA and City Public posting of no-parking signs along the street prior to pick-up may help Works Department clear the streets for sweeping, etc. Support the Heritage Commission in developing a new program to High GPA, Heritage provide assistance to those home owners living in the Historic District Commission,CityFunds who do not have the resources and the knowledge to be able restore their homes appropriately. (see chapter text) Establish a sunset clause for properties that have non-conforming park Medium GPA and City ing areas and/or uses on the property. Continue GPA acquisitions of problem properties for rehabilitation, if Medium GPA and City;TIF funds possible Start a grant program for removing parking pads from front side and Low GPA and City; City funds rear yards Research where removing the asphalt surface on some neighborhood Low GPA and City • streets and exposing the brick pavers underneath will be appropriate. Elgin Historic District 2007 Neighborhood Master Plan 63 Paul Bednar Planning 8 Dmign,ltd. IMPLEMENTATION SCHEDULE Community Building & Events Recommended Actions Priority Possible Funding Ranking Source Group Responsible Continue to sponsor the annual Elgin Historic House Tour. High GPA: sponsors Re-establish PorchFest, a summer event High GPA; small sparks grant Sponsor a "Taste of Gifford Park," to occur in the summer at the park Medium GPA and restaurants; itself. sponsors Enlist neighbors to help with a community-built new playground at Complete GPA; City funds Channing School. GPA should support the "Fiesta Channing" event at Channing School Medium GPA with volunteer time and/or funds Continue an annual Great Unveiling project in the neighborhood Medium GPA; City funds AdMIL Provide assistance whenever crises occur in the neighborhood Medium GPA; general funds Continue to help other neighborhood groups with time and/or money Medium GPA; general funds Participate as a neighborhood in the 4th of July Parade,Winter Low GPA Wonderland,or other City-wide activities. Involve the youth. Work with a local real estate agent to sponsor an"Elgin Historic Low GPA District Flea Market,"a neighborhood garage sale,to be held at Gifford Park. Elgin Historic District 2007 Neighborhood Master Plan 64 Paul Bednar Planning Design,Ltd. APPENDIX I - SUMMARY, GRAPHS & CHARTS Between May and June 2004, opinion surveys were mailed to all residential addresses in the Elgin Historic District. Two surveys with identical questions were provided,one in English,the other in Spanish. (see survey, shown in English, Appendix II). The survey was designed in 3 parts. Part I asked for some demographic data that might be useful in interpreting the results. These data are summarized in Tables la-c. Part II included the items that the planning group identified as the most impor- tant assets and the most serious problems of the neighborhood. Participants were asked to rate their opinions of these items on a scale of 1 to 5. These findings are summarized in Graphs la and lb. Part III consisted of open-ended questions and an opportunity for general com- ments. Participants were asked what 3 things they like best about the neighbor- hood and what 3 things they like least. This section provided an opportunity for people to prioritize their values and concerns and to identify assets and opportu- nities for improvement that might have been overlooked by the planning group. These responses are summarized in Graphs 2a and 2b. Approximately 1100 surveys were distributed. The return rate was a disappointing 12%,or 131 surveys. Of these, 8 were in Spanish. Elgin Historic District 2007 Neighborhood Master Plan 65 Paul Bednar Planning 8 Design,ltd. Table la: Age of Survey Participant Age up to 18 18-24 25-35 36-45 46-65 65+ No. of 2 2 32 27 54 13 Respondents Table lb: Length of Time in Neighborhood for Survey Participant Years in less than 1 1-4 5-9 10- 14 15-20 20+ Other'' Neighborhood No. of Persons 14 37 14 13 19 27 6 Table lc: Home Ownership Status of Survey Participant Own Rent Not Specified AVIIIL 103 20 7 Graph 1 a: Rank Order of Importance of Neighborhood Assets 80 C 70 s) a. 60 I w 50 a , 40 0 20 o 'IO 1 _ ,rte. v7 c y c 2 w m Z a L V5 rn 2 m 3 a) 2" o a o = = Uo cn U E o 'o U) � o cn U d U) R o D d a Co CL Elgin Historic District 2007 Neighborhood Master Plan 66 Paul Bednar Planning 8 Design,Ltd. Graph lb: Rank Order of Importance of Neighborhood Problems cn 70 c 60 a 50 1 40 30 0 20 10 0 m e c rn m > m c" c Y o o J Y'� "0 s U Z Um F- °? o p FE o v N U w J d c M H Z Graph la & 2a: Open Ended Questions About the Elgin Historic District Graph 2a: What People Like MOST 00 70 - c 60 i °a 40 i 20 w 0 10 lip toat 0 Qo Graph 2a: What People Like LEAST m 40 36 c 3335 1 0 25 20 18 I U) 5 15 0 i °�a\�� a���� °6 �0 `G� Q G ��° G °5 Ore FQ 5�° J� Elgin Historic District 2007 Neighborhood Master Plan 67 Paul Bednar Planning 8 Design,ltd. APPENDIX II - SURVEY IMPORTANT ! IMPORTANT ! IMPORTANT ! Your Input is Needed • Please Help Neighborhood Planning Survey ELGIN HISTORIC DISTRICT The City of Elgin has provided our neighborhood with a grant to develop a Neighborhood Plan that will become part of the City's Comprehensive Plan. We are interested in knowing the opinions of all residents so that the final plan can reflect the values and priorities of all persons living in the Elgin Historic District. This survey is one several ways that information will be gathered. PLEASE take a few minutes to give us your opinions. Please return survey by May 1. DEMOGRAPHIC INFORMATION 1. How long have you lived in the neighborhood? ❑ Less than 1 year ❑ 10 to 14 years ❑ Do not live in District ❑ 1 to 4 years ❑ 15 to 20 years ❑ 5 to 9 years ❑ more than 20 yrs 2. Do you own or rent your home? ❑ Own ❑ Rent 3. What is your age? ❑ Under 18 ❑ 25-35 ❑ 46-65 ❑ 18-24 ❑ 36-45 ❑ 65+ OPINION SURVEY Please rate each of the following according to how important it is to you: Not Very Important Important Living in a neighborhood with historic older homes 1 2 3 4 5 Living in a culturally diverse neighborhood 1 2 3 4 5 Mature trees& landscaping 1 2 3 4 5 Neighborhood parks and open space 1 2 3 4 5 City grant programs(e.g.Deconversion & 50/50 exterior rehab) 1 2 3 4 5 Schools that offer special programs(e.g. Dual Language studies) 1 2 3 4 5 Downtown services(e.g. Library, Hemmens, Rec Centre) 1 2 3 4 5 Public transportation(trains&buses) 1 2 3 4 5 Low cost housing 1 2 3 4 5 Living with persons of similar cultural backgrounds 1 2 3 4 5 — Elgin Historic District 2007 Neighborhood Master Plan 68 Paul Bednar Planning&Detign,Ltd. i Please indicate whether you think each of the following is a problem: Not Very Important Important Volume&flow of neighborhood traffic I 2 3 4 5 Traffic signals&signs 1 2 3 4 5 Safely lit streets 1 2 3 4 5 Pedestrian safety 1 2 3 4 5 Violation of city housing codes 1 2 3 4 5 Unresponsive landlords 1 2 3 4 5 Noise 1 2 3 4 5 Litter control&removal 1 2 3 4 5 Street parking&abandoned cars 1 2 3 4 5 Gang activity(crime&graffiti) 1 2 3 4 5 Other criminal activity 1 2 3 4 5 What are the 3 things you like best about our neighborhood? 1. 2. 3. What are the 3 things you like least about our neighborhood? 1. 2. 3. Any other comments on neighborhood issues of importance to you: (* If you do not live in the neighborhood, please indicate your reason for spending time here,e.g. church,employment,etc) Are you interested in sharing more of your opinions? If yes, please provide contact information. Name: Address: Phone: THANK YOU FOR YOUR TIME! Please return survey by May I ,2004. FOLD SO THAT ADDRESS BELOW SHOWS. STAPLE OR TAPE& DROP IN MAIL BOX GIFFORD PARK ASSOCIATION • P.O.BOX 928 • ELGIN, IL 60120 Elgin Historic District 2007 Neighborhood Master Plan 69 Paul Bednar Planning 8 Design,ltd. APPENDIX III - YOUNG ADULT FOCUS GROUP This group(ages 25-35)was targeted because of their potential significance for the . future of the neighborhood and the downtown area. These are typically indi- viduals drawn to Elgin by affordable housing, and who are more likely to desire urban amenities. Kate Darling, a member of the planning committee who fits the "young adult" demographic we were seeking, assembled this group of 5 females and 2 males. General Discussion Much of this discussion focused on the participants' disenchantment with Elgin. All present were relative newcomers to Elgin who were attracted by the opportuni- ty to have an older home at an affordable price. At the time they moved here,par- ticipants perceived Elgin as being on the edge of positive change. Three or four years later,the perception is that the negative aspects of neighborhood living are worsening, i.e., safety, trash, noise, traffic. Frustration was emphatically expressed as to the lack of response from the City Code and Police Departments. Three of the couples represented were seriously considering leaving the neighborhood. (NOTE: as of 2006,two of the couples had moved out of the neighborhood.) Participants feel that the neighborhood still has tremendous potential and that the foundation for major change is in place. "Gentrification is already here," but the City needs to more actively support people living in older homes. Neighborhood groups and the sense of community were seen as strengths. Comments and Responses to the Survey Findings Mature Trees • Are almost as important as homes • Reflect established history • Landscaping around residences is generally good • Landscaping around apartments and commercial properties is bad Parks&Open Space • Lords Park is beautiful,but difficult to access from this neighborhood because of Liberty Street,which is busy and hard to cross with kids • Gifford Park-they are not comfortable there. Should be a big priority to fix problems in and around park • Channing Park has lots of noise. Dog fights might be occurring there. Park users trespass into adjacent yards • Davidson Park has broken glass,graffiti, trash Proximity to Downtown • Businesses are closed after 5 PM, some are closed on Saturdays; they are forced to shop elsewhere Adlikk • City Grant Programs — Elgin Historic District 2007 Neighborhood Master Plan 70 Paul Bednar Planning 8 Design,ltd. s • Knowing this money was available was a major consideration in moving to Elgin • They are an incentive to live in a historic district • It is disappointing that no money is available for"invisible" structural repairs to old homes Public Transportation • Trains are critical. They couldn't live here without them • They don't use buses Historic Homes • Huge reason for living/moving here Street Parking&Abandoned Cars • One of the participants lives on Liberty,which has no street parking • North Street&South Porter are both huge problems. Streets are crowded. Constant issue with people working on their cars, sitting in cars,car alarms, turnarounds in driveway • Trash from cars is a problem, including syringes,condoms, and dirty diapers • Cars block driveways • Although streets are crowded,when street cleaning signs appear, cars disappear • When house hunting in Elgin, trash and crowded streets formed their first impression Noise • Noise from neighbors is a factor in why some people are looking to move. Noise is also making it difficult to sell their house • There is yelling until late at night, and loud music • There is poor police response, and filing a complaint makes it worse • Some neighbors are too intimidating to approach • "Things with neighbors are wearing me down." Code Violations • Upkeep of houses is a big problem • Code department told them "you just have a problem"with your neighbors • A commercial sign in a residential window was reported with no follow-up. Vandalism to the sign did receive follow up,but the sign was not removed. • They feel that investing money in rehab doesn't pay off when surrounding properties are problematic Crime • They see open gang fighting-and calling police doesn't help • Gun use is increasing • They don't feel safe walking in the neighborhood school • • Although none of the participants had children in school, their overall impression is that Elgin schools are of poor quality, and more work is needed on correcting this image. Elgin Historic District 2007 Neighborhood Master Plan 71 Paul Bednar Planning 8 Belign,ltd. APPENDIX IV - TEEN FOCUS GROUPS This group was targeted because they are the future of Elgin and their opinions were not represented in the written survey. Two neighborhood teens were asked to convene this group of 10 youths: 6 females and 4 males. General Summary The participants in this focus group were intelligent,verbal teenagers whose perceptions largely mirrored those of the adult respondents to the written Neighborhood Survey. Mature trees and historic homes were highly valued by the participants. Traffic,code violations and gangs are perceived as problems. Additional areas of concern from a teen perspective include: the absence of inter- esting things to do outside of school. Venues that are attractive and age-appropri- ate are unaffordable to middle age teens, e.g. the Centre and the public swimming pools. None of the downtown businesses cater to kids. Restaurants, other than fast food, are unaffordable. Comments and Responses to the Survey Findings Mature Trees • It's the most important thing in our neighborhood • If you're kind of sad,you can go outside and feel better • They cut off the branches so they look deformed • Shows visitors that we care about our neighborhood • Shows age of the neighborhood • Covers up bad conditions of some houses Parks&Open Space • Nobody uses some parks, e.g., Gifford Park is kind of scary now • People are intimidated by Gifford Park • Big space of grass is important-parks are too overloaded with playground equipment • Lords Park-things directed toward younger kids • Too much goose poop [at Lord's Park] Lack of Interesting Alternatives for Teens • City pools no longer affordable • The Centre only accessible to kids with money or low income kids • YWCA used to have variety of dances every week • Love to walk downtown, nothing is open after school • Would like to see used bookstore, music store downtown • Would like to see coffee house with stage for bands AIL Transportation • Ride bikes everywhere Elgin Historic District 2007 Neighborhood Master Plan 72 Paul Bednar Planning&Detign,Ltd. • Not allowed to ride buses • Like taking train to Chicago • Like trolleys for special events Traffic&Other Car-Related Problems • Crossing streets a problem • Need a pedestrian bridge to cross Kimball to library • Accidents at Chicago&Channing • Cars parking too close to driveways and crosswalks • "Thumper"cars • Squealing tires • Speeding cars Code Violation&Litter • Furniture,car seats on front lawn • Litter not bad near businesses,worse near residences • Need more garbage cans on corners Gangs • People are not making a big deal of it, not because it's better,but because they're used to it • Quieter-not sue public • Openly dealing drugs all the time • Threatening looks • Cops don't seem to notice • Rivalry between east and west side gangs • Neighborhood around schools have become bad-lots of gangs Schools • Need to offer multilingual programs, more than Spanish • Some schools only offer Japanese and Spanish • Spanish shouldn't be required • Hispanic kids are totally separate, language is a problem • Gifted program is "cool" • Elgin Academy,just another building • Open gang recruitment in middle schools Historic Older Homes • Love older homes • Houses have more distance and trees • • Things aren't formula like a subdivision where all houses are alike • Architecture is more social Elgin Historic District 2007 Neighborhood Master Plan 73 Paul Bednar Planning 8 Design,Ltd. • Upkeep is more challenging • Some people move in and don't know how to treat them Diversity • Diversity is part of what Elgin is • Need to respect people's preferences--people should be able to express their feelings on their own property What Focus Group Likes About Elgin • It's unique-different from other towns • New library • Riverfront improvements • Different cultures get along • Seeing people working on their houses and yards • Character, fascinating history and unique buildings What Focus Group Does Not Like About Elgin • Not much to do for middle class teens VW • Gangs • Lack of community unity-not much to do together in Elgin • "Ghost town"parts of downtown • Lots of homeless people needing shelter • No jobs downtown • Tearing down the Crocker Theater Elgin Historic District 2007 Neighborhood Master Plan 74 Paul Bednar Planning 8 Design,Ltd. s • APPENDIX V - LEADERSHIP INTERVIEWS The following leaders of neighborhood groups/businesses were interviewed in 2004: • CHANNING ELEMENTARY SCHOOL Interview with Principal Ernie Gonzalez&Administrative Assistant Linda Gregory conducted by Paul Bednar Challenges: They are concerned about the halfway house at DuPage and Channing, and are working closely with the property owner. Parking is also a problem. There are not enough spaces for the 40 staff members and visitors. There is also congestion during drop-off/pickup times. They would like to see DuPage Street become one-way east. The principal would like a fence along the property line. The student population is at least 80%Hispanic. The gym is not easily accessible to the public. Benefits: Channing has a low average class size (25)compared to other schools. The Dual Language Program attracts families city wide. The teachers like that the school is within a neighborhood, and that there are historic homes nearby. • COMMUNITY CRISIS CENTER • Interview with Executive Director Gretchen Vapnar conducted by Kate Darling and Fran Cella Suggestions for GPA: increase Spanish-speaking capability as a group, recognize the multicultural heritage in the neighborhood, identify and promote neighborhood values, and be open to new ideas. Suggestions for Neighborhood: Utilize existing space better(e.g., Universalist Church),be more concerned with empty buildings,which reflect poorly on the neighborhood as a whole, and also may represent an untapped resource. They would like more emphasis on art and culture, and suggest things like"Taste of Gifford Park," murals, inclusive multicultural events, and possibly a Flea Market. • ELGIN AREA HISTORICAL MUSEUM Interview with Carl Flaks, past President of the Elgin Area Historical Society,and Mary Hill, current President of the Society conducted by Bill Briska Carl Flaks has been affiliated with the neighborhood 31 years with the First Congregational Church, and 7 years with the Historical Society. Mary Hill, 10 years with Historical Society and about 20 years as a resident. Things they like about the neighborhood: Carl Flaks: The architecture.The experiment of multi-ethnic, multi-socio- economic levels living with one another.The neighborhood's association's enlightened membership. Mary Hill: Proximity to downtown and Old Main. Things you would like to see improved within the neighborhood: Carl Flaks: conforming to building codes, litter abatement,garbage can storage, property maintenance, making an effort to assimilate newcomers. Mary Hill: Street parking, overcrowding. Changes they would like to see in the neighborhood: Carl Haks: Zoning's double standard in terms of enforcement; some areas get it and some do not.Those that need it most are not being held to a high enough standard. Mary Elgin Historic District 2007 Neighborhood Master Plan 75 Paul Bednar Planning 8 Mign,Ltd. Hill:We need more open space. Trends or changes in recent years: Carl Flaks:The GPA sponsored concert in the park(summer 2003 and 2004) were positive. Mary Hill:The gang problem is worse,other wise things seem stable. General perception of life in the Historic District: Carl Flaks:Average for the middle class and a struggle for the poor. Mary Hill:The city's gang problem is centered in this central city area. • ELGIN PARKS DEPARTMENT Interview with Superintendent of Parks Jim Bell, conducted by Paul Bednar via phone. Discussed future park improvements.The only improvement contemplated in the near future is Channing Park. First,the land trade between the School District and the City will have to take place.The City anticipates gaining much of the current open space for a park(completed 2006).Then a master plan will be developed with input from the neighborhood residents.Various improvements for a playground, parking,ball fields and bike path are antici- pated. No other improvements to other parcels are in the works.Additionally,there are no plans to acquire the Channing YMCA site for a future park(negotiations for a housing development are in process in 2007. • ELGIN PUBLIC WORKS Interview with Director John Loete, conducted by Paul Bednar(via phone) John reiterated the upcoming street improvement plans,which included repaving Prairie, Fulton. Five Year Plan includes more repaving and improvement of Channing Park.No other public improvements were being proposed at the time. • 1st CONGREGATIONAL CHURCH Interview with Pastor Paris Donehoo, conducted by Paul Bednar Congregation attendance is 200 per Sunday and growing,with 2 services. They are primarily an Anglo church,with very little Hispanic attendance. Although they can seat 700-1000, they can't accommodate those numbers for parking,with just 7 spaces off the alley. In the past, parishioners used the city lot,but it was a problem when Templo attendees double-parked cars there and blocked the FCC patrons. First Congregational is committed to staying in their present location,but they need parking. Positives: diverse population, diverse people seem to get along, sense of history. Negatives: building appearances,parking problems,little intermingling between different ethnic groups Elgin Historic District 2007 Neighborhood Master Plan 76 Paul Bednar Planning&lieSign,Ltd. • GIFFORD STREET HIGH SCHOOL Interview with Principal Dr. Bradford conducted by Paul Bednar This location will remain an alternative high school. They have no plans to relocate. Dr. Bradford appreciated what the neighbors did for the school entryway and for other improvements in the area. He feels his kids could help out with community projects if asked. He lives on the far eastern edge of town and thinks the neighborhood is a good location. • O'CONNOR-LEETZ FUNERAL HOME Interview with Tom and Donna Leetz by Dave Segel 2007 The new owners lived in Chicago and are new to the area.They feel most comfortable in a diverse neighborhood. They feel GPA and City should provide more youth activities. Their business serves the hispanic community often.They want the City to encourage more home ownership in the neighborhood and help by funding maintenance items, such as heating, roofing,etc. Home improvements, besides preservation issues, are important to fund.They suggest TIF funds as well as City funds to fund such improvements. The owners are pleased with the neighborhood.They feel it is very important to address the condition of the Dundee Avenue Corridor,since it's appearance affects our neighborhood. • TEMPLO CALVARIO CHURCH Interview with Pastor Richard Alarcon conducted by Paul Bednar They have a partnership with Judson College and International Teams. They feel the U46 schools are good, and traffic is not a problem. Positives about the neighborhood: There is an increased pride as homes are getting fixed up. Many of their attend- ees are from the neighborhood. Crime has diminished. Negatives about the neighborhood: Affordable housing in the city is disappearing. • U46 ADMINISTRATIVE OFFICE Interview with Superintendent Jim Feurborn, conducted by Paul Bednar The building will have interior and exterior work done within the next 2 years. Remodeling the office space, replac- ing windows, and addressing exterior problems will be the extent. The biggest issue they have with the neighborhood are litter, parking, and potential drive-by shootings. As far as parking,employees park in their lot, Holy Trinity's lot, and on the streets around the building. Next year there will be a reduction in employees in the building and therefore, a reduction in parking needs. There is no truth to the rumor that they are moving to one of the vacated school buildings. He feels the neighborhood provides a lot of nice things for the employees to benefit from, including Gifford Park, which is a great asset. He credits GPA for much of the improvement in the area. Elgin Historic District 2007 Neighborhood Master Plan 77 Paul Bednar Planning 8 Design,ltd. • VILLAGE PROFILE Interview with Owner Joe Nugara conducted by Paul Bednar They are a business that produces city maps and directories. Relocated from Schaumburg in 2000, they employ 50 people. The city was very cooperative in helping them get established. They installed lights around the premises,which eliminated the prostitution and drug trafficking that was going on prior. Successes: home restoration going on around them, efforts by police in routing out nefarious elements, community awareness and respect by residents to outsiders, traffic circle at Division&Gifford, City participation in events. They allow St.Joseph Church to use their parking lot on weekends. Mr.Nugara has an expansive view of neighborhood planning. He has been proactive with problems he sees in his vicinity with youth, neighbors, churches,garbage,etc. He feels strongly that Elgin and this neighborhood are on the upturn and that issues of safety have improved. • WONDERLAND CENTER(now the Temple,Calvario church) Interview with Facility Director Angela, conducted by Paul Bednar (Although the above interview was conducted it is no longer relevant as Wonderland Center has undergone a com- plete change of their mission since that time) qF • ELGIN ACADEMY Interview with Headmaster Dr.John Cooper, conducted by Paul Bednar Dr. Cooper said the staff likes being in this neighborhood.All have recognized the many improvements of the neigh- borhood. The parents of the students are also okay with the neighborhood. Many like driving thru and admire the architecture. The Elgin Academy would like to continue to offer meeting space for GPA. A master plan shows three phases of development.This includes building an arts center/library located at the east end of Kimball at Center Street. Parking would be necessary and therefore their plan is to remove two home structures at the top of the hill in order to create parking. Phase two would include removing the parking lot in the center of the campus and creation of a green quad.New parking might be found on the parcel just west of the Sears Hall,which would require the removal of the house.A future phase would expand the gym on it's current site, pos- sibly adding a swimming pool. Alh qFi Elgin Historic District 2007 Neighborhood Master Plan 78 Paul Bednar Planning 8 Design,Ltd. • ST. MARYS AND SCHOOL Interview with Father Ed Seisser, conducted by Paul Bednar Priest said that the congregation is growing. Some services are full.They intend to remain on the site.The church recently did a fabulous restoration of the interior space. It is a great space. Priest said that the make up of the church is mostly white.A lot of Catholic Hispanics go to St..Joseph on Division.Their parking lot is not leased out to any other entity,such as U<16. The congregation still has plans to build an addition to the school. Fund raising efforts are just beginning.The Church has met their obligation to the City by preparing plans for the north side addition.The play area is small and will be relocated to the south side of the building as part of the addition.The school recognizes that the school parking lot is not sufficient for the teachers and visitors and therefore some on street parking is used.The members might have concerns about gang activity in the area,but it is not like it used to be. The Church would like to offer their community room for neighborhood meetings. During the time that these interviews were being conducted, the leaders of the following groups were not available: St.Joseph Church&School Spates Temple Congregation Kneseth Israel Elgin Historic District 2007 Neighborhood Master Plan 79 Paul Bednar Planning 8 Design,Ltd. APPENDIX VI - ZONING Zoning in the neighborhood is mostly RC3, Residence Conservation District. Exceptions include the new residential development on the Grandview site,which is zoned PRC, Planned Residence Conservation District. In addition,there are a few lots zoned RB for Residential Business; CF for Community Facilities and CC2 for Center City 2. Please see the following tables for an explanation of various non-residential facilities. Existing Business Zoned Churches Zoned Private.Detective Agency RB Maranatha Worldwide,MinisEies RB: 316-322 Division Street Office/Shop RB Saint Joseph's Catholic Church CF .Northwest Insurance Network RB Saint M"ary's Catholic"Church,- " CF O'Connor-Leetz Funeral Home CF Congregation Kneseth Israel CF Bowes,Retirement Home CF Spates temple 'CF Wait-Ross Allanson Funeral Home CC2 Holy Trinity Lutheran Church CF — Madison'•Funeral Horne =.CC2 e; Temp lo;Calvaric, CF , Burger King CC2 lst Congregational Church CC2 Tacqueria,La,Euz = = "CC2 ; _ El Mesia_s United Methodist °' CC2 Insurance Plus Agency CC2 Iglesia Bautista Vida Nueva CC2 AT&T CC2 Iglesia:Carismatica Puerta de.Sion CC2 Village Profile CC2 Principle De Ruz CC2 Car X Car Repair CC2 Family Life Church(Eagle's Nest) CC2 Dental Center CC2 LaRoca corner store y °4 -RC3 Ll Schools Zoned U46 Administratiye.Offices CF Gifford Street High School CF Community Services Zoned Channing Memorial Elementary School CF Community"Crisis Center CF ' Elgin Academy ROPE Police Residence RC3 Saint M ary's Catholic Schools,", CF -Elgin Area Historical Society Old Mdin 'CF Saint Joseph's Catholic School CF Ellislvliddle School(nearby) CF Museum = - Elgin Historic District 2007 Neighborhood Master Plan 80 Paul Bednar Planning 8 Design,Ltd. i o . APPENDIX VII - PARKING SURVEY FORm Neighborhood Planning Committee - Parking Survey CHICAGO STREET I Date .Time In from Drive In Back On Onside On Pad Across 9 of utility t of on-site way lawn street meters spaces E.Chicago St., I E.Chicago St., I E.Chicago St., I E.Chicago St., I E.Chicago St., I E.Chicago St., I E.Chicago St., I E.Chicago St., ! E.Chicago St., I E.Chicago St., I E.Chicago St., I E.Chicago St., I E.Chicago St., I I GENEVA STREET I Date .Time In front Drive- In back On On side On Pad Across i of utility i of on-site way lawn street raters spaces Geneva St. I Geneva St. I Geneva St. neva c I I Geneva St. I I Geneva St. I I I (VISION STREET I Date Time IIn front Drive- In back On On On Pad Across i of utility S of on-site way lawn street meters spaces Division St. I Division St. I Division St. I Division St. I Division St. I Division St. I Division St. I Division St. I Division St. I Division St. I Division St. I Division St. I I NORTH STREET I Date .Time In front way lawn In back On On On side On Pad Acts o�w5ty spaces she North St. I North St. I North St. I North St. I North St. I North St. I North St. I D:\Paull Private\GPA\NeighborhoodPlanningCommittee\Parking Survey.xls s Elgin Historic District 2007 Neighborhood Master Plan 81 Paul Bednar Planning 8 Benign,Ltd. M oa D 0 O r n' r. N O O V Z (D OQ S O T O O a 3 Part Crimes 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 Homicide 6 4 7 4 10 5 3 6 12 1 8 3 3 3 6 Sexual Assault 36 79 68 49 45 43 42 51 34 40 41 43 48 76 81 Robbery 121 123 108 105 132 125 95 102 89 122 92 83 68 109 145 Battery 145 119 129 135 129 111 125 100 88 84 86 66 62 80 68 Assault 128 139 122 119 73 77 93 68 56 61 65 53 41 56 42 co Burglary 1131 883 754 824 733 706 628 746 431 407 508 448 383 390 433 Burglary/Motor Vehicle 772 804 563 793 877 1048 861 868 591 583 480 407 505 523 590 Theft 2310 2067 1813 1956 1913 1805 1893 1546 1422 1408 1342 1268 1380 1564 1451 Auto Theft 206 217 243 275 286 287 187 228 179 187 209 183 152 243 219 Arson 22 20 26 22 26 24 33 23 25 22 23 30 26 22 8 City-wide Total 4877 4455 3833 4282 4224 4231 3960 3738 2927 2915 2854 2584 2668 3066 3043 d W 6 d OJ 00 O !9 IM r' �f 'o