Village of Mahomet8D137460... · var2019-03: eminence real estate llc a resolution concerning a...

NEXT PZC MEETING OCTOBER 1, 2019

PLAN AND ZONING COMMISSION

TUESDAY, SEPTEMBER 3, 2019 7:00 P.M.

AT THE VILLAGE OF MAHOMET ADMINISTRATIVE OFFICE

AGENDA

1. CALL TO ORDER

2. ROLL CALL

3. PUBLIC COMMENT: The Commission welcomes your input. You may address the Commission by completing the information requested on the sign in/oath sheet before the meeting. You may address the Commission at this time on items that are not on the agenda. Please state your name and address and for the record.

4. REVIEW/APPROVE MINUTES: AUGUST 6, 2019

5. PUBLIC HEARINGS: ZA2019-03: CONWAY FARMS LLC A RESOLUTION CONCERNING A REZONING FROM R-1A SINGLE-FAMILY RESIDENTIAL TO C-2 GENERAL COMMERCIAL TO CORRECT AN ERROR FROM A PREVIOUS REZONING REQUEST ON 5.19± ACRES OF LAND, COMMONLY KNOWN VISION SOUTH FIRST SUBDIVISION LOT 101 AND PART OF LOT 102 (CONWAY FARMS LLC PETITIONER/OWNER)

6. ORDINANCES, RESOLUTIONS and MOTIONS (TO BE ACTED UPON) ZA2019-03: CONWAY FARMS LLC A RESOLUTION CONCERNING A REZONING FROM R-1A SINGLE-FAMILY RESIDENTIAL TO C-2 GENERAL COMMERCIAL TO CORRECT AN ERROR FROM A PREVIOUS REZONING REQUEST ON 5.19± ACRES OF LAND, COMMONLY KNOWN VISION SOUTH FIRST SUBDIVISION LOT 101 AND PART OF LOT 102 (CONWAY FARMS LLC PETITIONER/OWNER) DOWNTOWN MASTER PLAN (COMPREHENSIVE PLAN ADDENDUM) A RESOLUTION CONCERNING AN ADDENDUM TO THE VILLAGE OF MAHOMET COMPREHENSIVE PLAN TO ESTABLISH A DOWNTOWN MASTER PLAN

7. COMMISSIONER COMMENTS

8. ADJOURN

Village of Mahomet 503 E. Main Street - P.O. Box 259 - Mahomet, IL 61853-0259

phone (217) 586-4456 fax (217) 586-5696 www.mahomet-il.gov

PLAN AND ZONING COMMISSION MEETING MINUTES - DRAFT

August 6, 2019

CALL TO ORDER: The Plan and Zoning Commission called the meeting to order at 7 pm on Tuesday August 6, 2019.

ROLL CALL: Members Present: Jay Roloff, Steve Briney, Earl Seamands, Mike Buzicky, Bob Buchanan, and Damian Spencer.

Members Absent: Robert DeAtley

Others Present: Planner Abby Heckman, Village Administrator Patrick Brown, and Village Attorney Joe Chamley

PUBLIC COMMENT: No one came forward.

REVIEW/APPROVE MINUTES: June 4, 2019

Buchanan moved to approve the June 4, 2019 minutes as submitted. Briney seconded the motion. ROLL CALL. 6-0. Motion Passed.

ORDINANCES, RESOLUTIONS and MOTIONS (TO BE ACTED UPON):

VAR2019-03: EMINENCE REAL ESTATE LLC A RESOLUTION CONCERNING A VARIANCE OF DEVELOPMENT STANDARDS RELATING TO MINIMUM LOT AREA, MINIMUM LOT FRONTAGE, AND MINIMUM LOT WIDTH FOR ROW HOUSE DWELLING LOTS ON 1.41± ACRES OF LAND, COMMONLY KNOWN AS 1603 TIMBER WOLF LANE, 1605 TIMBER WOLF LANE, 1607 TIMBER WOLF LANE, AND 1609 TIMBER WOLF LANE, MAHOMET IL. (EMINENCE REAL ESTATE LLC, PETITIONER/OWNER)

Abby Heckman presented information from the staff memo. The petitioner would like to plat individual lots and party walls of the existing tri-plexes dictate where the lot lines can go. The petitioner has stated he has been in contact with the Hunters Ridge HOA and that they are in favor of individual lot ownership.

Adam Shanks, petitioner, stated he talked to Trent Nuxell, the HOA president. He stated Trent was in favor of platting the lots.

Mr. Spencer asked if there had been some condos in that area that just got rid of their condo association.

Abby Heckman stated yes but in that case the lots were already individually platted with a condo association over the top of the lots. Getting rid of the condo association did not change the platting. They found that the number of properties paying into the association was not financially feasible to maintain the properties.

The Commission and staff discussed special circumstances that could be applied to the variance requests.

Kelly Pfeifer stated the structures are existing. Platting will not change the use of the property it would just give a variety of ownership and funding options.

Adam Shanks went over the size and features of the units.

Mr. Buchanan asked the petitioner if he was the builder of the properties.

Adam Shanks stated yes with a partner he was involved in the construction of the buildings.

PZC Minutes August 6, 2019

Page 2 of 3

Mr. Spencer stated from a financing stand point individual lots would be better because condo associations greatly hinders financing options. Mr. Chamley stated that the limited financing enhances the reasonable use of the land argument. One special circumstance is that the buildings are existing. Kelly Pfeifer stated the party walls of the existing structure defines the location of lot lines. Mr. Chamley the current zoning restrictions inhibit financing options. Mr. Buchanan asked how maintenance would work if they are platted individually. Abby Heckman stated maintenance will be addressed in the subdivision owner’s certificate. The Commission and Adam Shanks discussed the fire walls separating the units. Mr. Roloff went over the standard conditions as stated in the resolution. Spence moved to grant VAR2019-03 with the findings of fact as stated below. Briney seconded the motion. ROLL CALL. 6-0. Motion Passed. BE IT THEREFORE RESOLVED this 6th day of August, 2019 by the Plan and Zoning Commission of the Village of Mahomet that: 1) The Plan and Zoning Commission sets forth the following findings of fact concerning the requested variances;

A. That the special circumstances or conditions applying to the land or building for which the variances are sought are: 1. The buildings are existing and lot lines must be placed over existing party walls. Existing party

walls dictate lot line placement. 2. Current zoning restrictions inhibit financing options. 3. Granting the variance will promote owner occupied homes.

B. That concerning the variances requested: 1. There ARE special circumstances or conditions applying to the land or building for which the

variances are sought; and, 2. The said special circumstances or conditions ARE peculiar to such land or buildings and do not

apply generally to land or buildings in this neighborhood; and, 3. The said special circumstances or conditions ARE such that the strict application of the provisions

of the Zoning Ordinance could deprive the applicant of the reasonable use of such land and building; and,

4. The granting of the requested variances ARE necessary for the reasonable use of the land and building; and,

5. The variances requested ARE the minimum variances that will accomplish this purpose; and, 6. The granting of the requested variances WILL be in harmony with the general purpose and intent

of the Zoning Ordinance; and,

PZC Minutes August 6, 2019

Page 3 of 3

7. The requested variances WILL NOT be injurious to the neighborhood or otherwise detrimental to the public welfare; and,

8. The requested variances WILL NOT be in conflict with the Comprehensive Plan.

2) The granting of the variances, if approved, shall be subject to the following conditions: Completion of a subdivision replat procedure to split property as presented on attached plat dated July 25, 2019.

3) The Plan and Zoning Commission does hereby recommend that the Zoning Board of Appeals of the Village of Mahomet GRANT the requested variance to allow the creation of row house lots with a minimum lot area of less than 5,000 square feet (§152.048 (B)).

4) The Plan and Zoning Commission does hereby recommend that the Zoning Board of Appeals of the Village of Mahomet GRANT the requested variance to allow the creation of a row house lot with a minimum public right-of-way frontage of less than 30 feet (§152.048 (C)).

5) The Plan and Zoning Commission does hereby recommend that the Zoning Board of Appeals of the Village of

Mahomet GRANT the requested variance to allow the creation of row house lots with a minimum lot width of less than 40 feet (§152.048 (F)).

COMMISSIONER COMMENTS: None. ADJOURN: Roloff moved to adjourn the meeting. Seamands seconded the motion. ROLL CALL, ALL YES. The meeting was adjourned at 7:25pm. Respectfully, Abby Heckman, Planner

REPORT TO THE PLAN AND ZONING COMMISSION Meeting September 3, 2019

FROM: Abby Heckman, Planner Community Development Department

PROJECT: Rezoning – ZA2019-03: Conway Farms LLC (Correction)

PETITIONER: Conway Farms LLC

PUBLIC HEARING / PROCEDURAL ISSUES: The Plan and Zoning Commission (PZC) is required to hold a public hearing upon request for a Zoning Map Amendment. The public hearing is scheduled for September 3, 2019 at 7:00pm. Public hearings can be closed or continued to another meeting without any action on the case. Public notice was published in the News Gazette on August 18, 2019 and in the Mahomet Citizen on August 23, 2019. Notice letters were sent to surrounding property owners via USPS. The PZC acts in an advisory role to the Board of Trustees (BOT) regarding zoning map amendments. The PZC is asked to make a recommendation to the BOT concerning rezoning requests. A draft resolution is attached for consideration by the PZC. The BOT will approve or deny the proposed zoning map amendment.

REQUESTED ACTION: PUBLIC HEARING RECOMMENDATION TO BOARD OF TRUSTEES (BOT)

The petitioner has applied for and submitted all documentation in accordance with the Zoning Ordinance and requests consideration of the proposed zoning map amendment. The rezoning request includes 5.19± acres of land. Current zoning on the subject property is C-2 General Commercial and R-1A Single-Family Residential districts. The proposed zoning is C-2 General Commercial district. This rezoning request would correct an error that occurred with the previous rezoning for this property which resulted from a legal description error.

BACKGROUND: The subject property is part of Vision South First Subdivision, including all of Lot 101 and part of Lot 102. A rezoning request (ZA2017-05) was presented to the PZC and approved by the BOT May 2017. After rezoning approval, it was discovered that the legal description for the C-2 General Commercial zoning was incorrect leaving a gap, which remains R-1A Single-Family Residential district zoning, between the C-2 and R-3 zoning on lot 102 of Vision South Subdivision.

SITE LOCATION / DETAILS: The site is located on the south side of Oak Street (US 150), with the west boundary line approximately 600 feet east of Churchill Road. The May 2017 rezoning request showed C-2 General Commercial zoning as 3.22± acres along the north side of Patton Drive and 1.09± acres along the south side of Patton Drive with R-3 zoning to the south of the C-2 zoning. This correction request will result in the same zoning layout as presented with the 2017 request.

Village of Mahomet503 E. Main Street - P.O. Box 259 - Mahomet, IL 61853-0259

phone (217) 586-4456 fax (217) 586-5696

Report to Plan and Zoning Commission

REZONING - CORRECTION ZA2019-03: Conway Farms LLC

PZC September 3, 2019 Page 2 of 3

www.mahomet-il.gov

CONFORMANCE TO COMPREHENSIVE PLAN: The Village of Mahomet Comprehensive Plan currently designates this site at the boundary line of East US 150 Gateway functional area and East Village functional area. Commercial development in this area is encouraged to be a mix of medical, office, and convenience retailers. The future land use plan recommends commercial and multi-family uses in this general area. Commercial uses are intended to primarily serve the day-to-day convenience retail and service needs of surrounding neighborhoods but can also include destination uses. This site has good visibility to US 150 (Oak Street) and as development moves east commercial properties can accommodate mid to large-scale commercial users. When possible, shared access drives and cross-access should be provided between adjacent commercial users to minimize curb cuts along adjacent roadways. The zoning is consistent with recommendations in the Comprehensive Plan. LAND USE AND ZONING:

CONFORMANCE TO ZONING ORDINANCE: The zoning, as presented in 2017, is consistent with the expected uses in the area. Commercial development must comply with uses and required development standards in the C-2 General Commercial zoning district. POLICE / FIRE PROTECTION: The Village of Mahomet Police Department currently provides police protection to this site and is approximately 1.8 miles from the police station. This property is within the Cornbelt Fire Protection District and is approximately 1.8 miles from the fire station. SANITARY SEWER AND WATER FACILITIES: Public sanitary sewer and water service is available at this site. STREETS AND SIDEWALKS: Sidewalks exist along Patton Drive. Sidewalks do not yet exist along the Oak Street frontage of this site. Site development will require such improvement. LASALLE FACTORS: The Illinois Supreme Court has established a set of factors for evaluation of the constitutionality of zoning decisions. No single factor is controlling, and each case must be decided on its own facts although Illinois courts place substantial importance on the first factor.

1. The existing uses and zoning of nearby property. 2. The extent to which property values are diminished. 3. The extent to which the destruction of property value of the plaintiff promotes the health,

safety, morals or general welfare of the public. 4. The relative gain to the public as opposed to the hardship imposed upon the individual property

owner. 5. The suitability of the subject property for the zoned purposes

Direction Current Land Use Current Zoning On-Site Undeveloped C-2 General Commercia

R-1A Single Family Residential North Agriculture / Single-Family Residential R-1A Single-Family Residential South Agriculture R-3 Multiple-Family Residential East Agriculture R-1A Single-Family Residential West Churchill Crossing Commercial / Undeveloped C-1 Neighborhood Commercial

Report to Plan and Zoning Commission

REZONING - CORRECTION ZA2019-03: Conway Farms LLC

PZC September 3, 2019 Page 3 of 3

www.mahomet-il.gov

6. The length of time the property has been vacant as zoned considered in the context of land development in the area.

7. The care with which a community has undertaken to plan its land-use development. These factors should be considered during the Commission’s deliberations. The attached prepared resolution will address these factors for consideration by the Commission. STAFF RECOMMENDATION Village staff supports approval of the rezoning request to correct an error. The proposed zoning is consistent what was presented in 2017 and with existing and expected zoning in the area. The request is consistent with recommendations in the Comprehensive Plan and the intent of the C-2 zoning district. ATTACHMENTS:

A) Aerial Map with Existing Zoning B) Aerial Map with proposed zoning correction C) Draft Resolution

EXISTING ZONING - RESULTING FROM LEGAL DESCRIPTION ERROR

PROPOSED ZONING - AS PRESENTED MAY 2017

RESOLUTION FOR PLAN AND ZONING COMMISSION

Concerning Amending the Zoning Classification to correct an error for 5.19± acres of land along Oak Street approximately 600 feet east of Churchill Road intersection from R-1A Single-

Family Residential and C-2 General Commercial districts to C-2 General Commercial District WHEREAS, the Board of Trustees of the Village of Mahomet, pursuant to the authority

conferred by the Statutes of the State of Illinois, has established certain standards and procedures, including Comprehensive Plan designations and policies for the use of land and for zoning establishment and amendment within the corporate Limits of the Village of Mahomet, Illinois; and,

WHEREAS, the Petitioner, CONWAY FARMS LLC, has requested a zoning map amendment

to correct an error for the subject property from R-1A Single-Family Residential and C-2 General Commercial districts to C-2 General Commercial district; and,

WHEREAS, the subject property is located on the south side of Oak Street approximately

600 feet east of the Churchill Road intersection, WHEREAS, the legal description for the property proposed to be rezoned is as follows:

C-2 GENERAL COMMERCIAL DISTRICT A PART OF THE NORTHEAST QUARTER OF SECTION 23, TOWNSHIP 20 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, VILLAGE OF MAHOMET, CHAMPAIGN COUNTY, ILLINOIS, AND ALSO BEING PART OF LOT 1 IN PURNELL / JONES FIRST SUBDIVISION RECORDED DECEMBER 12, 2000, AS DOCUMENT NUMBER 2000R28533 IN THE CHAMPAIGN COUNTY RECORDER OF DEEDS OFFICE, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING ON THE SOUTH RIGHT-OF-WAY LINE OF S.B.I. ROUTE 39/U.S. ROUTE 150 (OAK STREET) CONVEYED TO THE VILLAGE OF MAHOMET PER TRUSTEE'S DEED RECORDED DECEMBER 9, 1996 AS DOCUMENT NO. 96R30242 IN BOOK 2473 AT PAGE 154 IN THE CHAMPAIGN COUNTY RECORDER OF DEEDS OFFICE, AT THE POINT OF INTERSECTION WITH THE WEST LINE OF THE EAST HALF OF THE NORTHEAST QUARTER OF SAID SECTION 23. FROM SAID POINT OF BEGINNING, THENCE SOUTH 79 DEGREES 40 MINUTES 20 SECONDS EAST 69.35 FEET ALONG SAID SOUTH RIGHT-OF-WAY LINE OF S.B.I. ROUTE 39/U.S. ROUTE 150 (OAK STREET); THENCE CONTINUING SOUTHEASTERLY 495.65 FEET ALONG SAID SOUTH RIGHT-OF-WAY LINE ALONG THE ARC OF A NON-TANGENT CURVE CONCAVE TO THE SOUTHWEST HAVING A RADIUS OF 50,174.84 FEET AND THE 495.65 FOOT CHORD OF SAID ARC BEARS SOUTH 79 DEGREES 20 MINUTES 17 SECONDS EAST; THENCE SOUTH 00 DEGREES 08 MINUTES 29 SECONDS EAST 355.53 FEET; THENCE NORTHWESTERLY 14.66 FEET ALONG THE ARC OF A NON-TANGENT CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 865.00 FEET AND THE 14.66 FOOT CHORD OF SAID ARC BEARS NORTH 82 DEGREES 37 MINUTES 15 SECONDS WEST; THENCE SOUTH 89 DEGREES 51 MINUTES 31 SECONDS WEST 540.53 FEET TO SAID WEST LINE OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 23; THENCE NORTH 00 DEGREES 08 MINUTES 29 SECONDS WEST 459.12 FEET ALONG SAID WEST LINE TO THE POINT OF BEGINNING, CONTAINING 5.19 ACRES, MORE OR LESS.

Resolution Plan and Zoning Commission Conway Farms LLC

R-1A and C-2 to C-2 September 3, 2019

Page 2 of 4

WHEREAS, a Public Hearing concerning the proposed rezoning was held on September 3, 2019 by the Plan and Zoning Commission to solicit evidence and testimony from the public; and,

WHEREAS, the Village Planner, and Village Attorney provided the Village with technical and

background information regarding the proposed rezoning; and, WHEREAS, the Plan and Zoning Commission met and reviewed the evidence and testimony

submitted and has considered all of the available factual evidence concerning the requested action.

BE IT THEREFORE RESOLVED this 3rd day of September, 2019 by the Plan and Zoning Commission of the Village of Mahomet that: A. The Plan and Zoning Commission does hereby further set forth the following findings of

fact concerning the requested zoning amendment:

1. The procedural requirements for zoning establishment or amendment HAVE / HAVE NOT been met.

2. The proposed zoning DOES / DOES NOT conform with the intent of the Village

Comprehensive Plan.

3. The proposed zoning IS / IS NOT consistent with the proposed use of the site.

4. The proposed zoning WILL / WILL NOT be compatible with the established land use pattern in the vicinity.

5. The proposed zoning DOES / DOES NOT create an isolated, unrelated zoning

district.

6. The site IS / IS NOT suitable for the uses allowed in the proposed zoning district.

7. The proposed zoning WILL / WILL NOT be consistent with the health, safety and general welfare of the public.

8. Major land uses in the neighborhood HAVE / HAVE NOT changed since zoning

was applied to this site.

9. The proposed zoning IS / IS NOT consistent with the existing zoning designations in the surrounding area.

10. The proposed zoning WILL / WILL NOT be contrary to the original purpose and

intent of the Zoning Ordinance.

11. The proposed zoning WILL / WILL NOT be injurious to the use and enjoyment of adjacent properties.



Page 3 of 4

12. The proposed zoning WILL / WILL NOT promote the orderly development of the site and surrounding properties.

13. The proposed zoning WILL / WILL NOT significantly adversely impact existing

traffic patterns.

14. Adequate facilities for municipal sanitary sewage disposal and water supply ARE / ARE NOT available for the site.

15. Adequate provisions for stormwater drainage ARE / ARE NOT available for this

site.

16. The proposed zoning WILL / WILL NOT adversely impact police protection or fire protection.

17. The proposed zoning WILL / WILL NOT significantly adversely impact schools or

other public facilities.

18. The proposed zoning WILL / WILL NOT conflict with existing public commitments for planned public improvements.

19. The proposed zoning WILL / WILL NOT adversely influence living conditions in

the immediate vicinity.

20. The proposed zoning WILL / WILL NOT preserve the essential character of the neighborhood in which it is located.

21. The proposed change WILL / WILL NOT significantly alter the population density

pattern.

22. The value of adjacent property WILL / WILL NOT be diminished by the proposed zoning.

23. The proposed zoning WILL / WILL NOT enhance the value of the petitioner’s

property.

24. The proposed zoning WILL / WILL NOT constitute an entering wedge affecting the use or development of adjacent property.

25. If denied, the petitioner WILL / WILL NOT suffer deterioration to his or her

property value.

26. The proposed zoning DOES / DOES NOT correct an error in the original zoning of this site.



Page 4 of 4 27. If the property is currently vacant, the length of time the property has remained

vacant as zoned HAS / HAS NOT been considered in the context of land development in the area and in the vicinity of the subject property.

28. The proposed change in zoning WILL / WILL NOT result in private investment

that would be beneficial to the development or redevelopment of a vacant property or deteriorated neighborhood.

29. There IS / IS NOT a need in the community for additional land within the

requested zoning district.

30. The proposed zoning WILL / WILL NOT adversely impact agricultural farming operations in the vicinity of this site.

31. The proposed rezoning IS / IS NOT consistent with Village Comprehensive Plan

policies concerning the protection of prime farmland when appropriate.

32. The proposed rezoning WILL / WILL NOT result in long term adverse environmental consequences to natural areas and wildlife habitat.

33. The LaSalle Factors for evaluation of zoning decisions HAVE / HAVE NOT been

considered during the review of this proposed rezoning request.

34. _____________________________________________________ _____________________________________________________ _____________________________________________________

B. The Plan and Zoning Commission does hereby recommend that the Board of Trustees of the Village of Mahomet GRANT / DENY the requested zoning map amendment for the subject property from R-1A Single-Family Residential and C-2 General Commercial districts to C-2 General Commercial district.

Chair, Plan and Zoning Commission Village of Mahomet, Illinois

www.mahomet-il.gov

REPORT TO PLAN AND ZONING COMMISSION Meeting September 3, 2019

FROM: Abby Heckman, Planner Community Development Department

PROJECT: Downtown Master Plan - Comprehensive Plan Addendum

PETITIONER: VILLAGE OF MAHOMET

REQUESTED ACTION: RECOMMENDATION TO BOARD OF TRUSTEES (BOT)

PUBLIC HEARING/ PROCEDURAL ISSUES: The Board of Trustees will hold a public hearing regarding the proposed Downtown Master Plan addendum to the Village Comprehensive Plan. The public hearing is scheduled for the Board of Trustees Study Session on September 17, 2019 at 6:00pm. Public hearings can be closed or continued to another meeting without any action on the case. Public notice was published in the Mahomet Citizen on August 30, 2019. The PZC acts in an advisory role to the Board of Trustees (BOT) regarding the Comprehensive Plan. The PZC is asked to make a recommendation to the BOT concerning the Downtown Master Plan addendum. A draft resolution is attached for consideration by the PZC. The BOT will approve or deny the proposed addendum.

LOCATION / DETAILS: The Downtown Master Plan includes property west of Lombard Street, east of Center Street south of Franklin Street and north of Dunbar and Union Streets.

OVERVIEW: A comprehensive plan is an “all-inclusive” plan to address a community’s future growth. The plan establishes guidelines for future growth and serves as a policy guide to decisions about community development. Comprehensive plans are prepared to address compatibility issues between various uses of land, management and preservation of natural resources, and adequate planning for infrastructure needs. They can also address issues related to schools, recreation, and housing. The Village of Mahomet Comprehensive Plan was adopted March 2016. The proposed Downtown Master Plan is proposed as an addendum to the Comprehensive Plan. The Downtown Master Plan along with the Comprehensive Plan will be used along with other development tools, plans, and ordinances to provide guidance for the future growth of the downtown area. Downtown Master Plan milestones:

2018 September Request for proposal (RFP) issued. October Smith Group scope of services established. Services contract approved by BOT Resolution 18-10-05. November Community Advisory Group assembled for visioning session. 2019 January Public vision session with draft boards, virtual reality and feedback opportunities. February Draft Action Plan provided to staff by Smith Group March Downtown Mahomet Market Report and Downtown Plan draft provided to staff by Smith Group April Community Advisory Group reconvened for draft plan feedback and Downtown Action Plan finalized. July Integrated three (3) plan components finalized and provided to staff by Smith Group. September Presentation to the PZC and BOT for consideration as a Comprehensive Plan addendum.

Village of Mahomet503 E. Main Street - P.O. Box 259 - Mahomet, IL 61853-0259

phone (217) 586-4456 fax (217) 586-5696

Memo to PZC Downtown Master Plan - Comprehensive Plan Addendum

September 3, 2019 Page 2

www.mahomet-il.gov

STAFF RECOMMENDATION: Staff recommends the PZC adopt the prepared resolution to recommend adoption of the Downtown Master Plan addendum by the BOT. A draft resolution is attached for consideration. ATTACHMENTS: 1. Downtown Master Plan Boundaries Map 2. Draft Downtown Master Plan 3. Draft Resolution

Champaign County GIS ConsortiumThis map was prepared with geographic information system (GIS) data created by the Champaign County GIS Consortium (CCGISC), or other CCGISC member agency. These entities do not warrant orguarantee the accuracy or suitability of GIS data for any purpose. The GIS data within this map is intended to be used as a general index to spatial information and not intended for detailed, site-specific analysisor resolution of legal matters. Users assume all risk arising from the use or misuse of this map and information contained herein. The use of this map constitutes acknowledgement of this disclaimer.

Date: Wednesday, August 28, 2019

Downtown Master Plan Boundaries

N190Feet

MAHOMET DOWNTOWN MASTER PLAN

The Village of Mahomet Downtown Master Plan is an addemdum to the Comprehensive Plan (adopted March 2016). The Downtown Master Plan is a vision for Mahomet's downtown in 2050 and includes three (3) parts: Downtown Plan, Action Plan, and Market Conditions Report.

PRESENTED TO THE PZC AND BOT - September 2019

ADOPTION - September 24, 2019

Main Street

Main Street

Dunbar Street

Union Street

Franklin Street

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Prepared by1 MAHOMET DOWNTOWN PLAN

07/2019

MAHOMET DOWNTOWN PLAN

WEST GATEWAY

HISTORIC DOWNTOWN

VILLAGE GREEN

TRANSITIONAL GATEWAY

400 BLOCK

300 BLOCK

500 BLOCK

600 BLOCK

N

34

EXISTING PRIVATE PARKING

NEW SHARED PARKING

PUBLIC ART OR FEATURE ELEMENT

PERMEABLE PAVING

GREEN INFRASTRUCTURE

POTTED TREES

NEW BUILDING

STREET TREES

CROSSWALK PAVERS

design interventions

EXISTING FEATURES

14

LEGEND

200 ft 1 min

3-story mixed-use development

townhouses

townhouses

townhouses

townhouses

mews



greenway multi-use path

3-story mixed-use

development

rain garden

rain garden

alley park

alley

alley park

alley park

plaza

plaza

CORNBELT FIRE PROTECTION DISTRICT

WESPARK

CORNBELT FIRE

PROTECTION DISTRICT

STORM WATER BASIN

mews

rain gardens

rain gardens

Village Green

rain gardens

gateway monument

promenade

parking/ plaza

expanded parking

MAHOMET CEMETERY

SANGAMON ON MAIN

public art or fountain

bandshell plaza

gateway park

gateway park

play area

improved intersection

NEW BEGINNINGS LUTHERAN CHURCH

RUSSELL PARK



raised sidewalk at building entries

A

B

A

B

SECTION A-A1"= 10’-0"

12’ sidewalk

11’ travel lane

6’ walk

Busey Bank

6’ bed

rain garden

11’ travel lane

SECTION B-B1"= 10’-0"

12’ sidewalk

15’ sidewalk

11’ travel lane

11’ travel lane

8’ parking

8’ parking


07/2019

STREET SECTIONS

C

D

CD


07/2019

STREET SECTIONS

splash fountain or public art

Village Admin Plaza

new mixed

use

Promenade rain gardens

15’ sidewalk

11’ travel lane

11’ travel lane

8’ parking

SECTION C-C1"= 10’-0"

existing parkway & sidewalk

11’ travel lane

11’ travel lane

8’ parking

6’ sidewalk

12’ promenade

Sangamon front yard

Sangamon on Main

rain garden with bridges & seating parkway

existing parking lot

SECTION D-D1"= 10’-0"


07/2019

realigned intersectionrain gardengateway park alley park alley park plaza multi-use plaza mixed-use redevelopmentalley park mixed-use redevelopment greenway

storefront windows storefront windows permeable pavers 3 “D” sign

defined cornice line

enhanced crosswalksinfo kioskart/ feature element art/ feature element articulation at parapet/attic storefront windows

defined cornicearchitectural details

expression line at second floor ground floor retailgateway feature

monumental signage

streetlamp with banners

mixed-use redevelopmentrealigned intersectionalley parkvillage greengateway monument promenade & rain gardens public art or fountain

articulation at parapet/atticexpression line

expression line at second floor defined cornicepublic artinfo kiosk

streetlamp with bannersvertically-oriented storefront windows

3 “D” sign storefront windows

MAIN STREET ELEVATIONS

NORTH ELEVATION A-A

A

B

SOUTH ELEVATION B-B

AB feature

recommendation

a aSection Cut

WAYFINDINGBanners3 "D" signInfo Kiosk

LEGEND


07/2019

VIGNETTES


07/2019

VIGNETTES

VIGNETTES


07/2019


07/2019

360-DEGREE PANORAMAS

VIEW IT IN VIRTUAL REALITY


07/2019




07/2019



MAHOMET DOWNTOWN ACTION PLAN

The Action Plan for the Mahomet Downtown Master Plan is a roadmap for implementing the vision shaped by input from property owners, stakeholders, a Community Advisory Group, and the community at-large. The vision for Mahomet’s downtown in 2050 is grounded in feasibility determined through an economic inventory and analysis. As a whole, the Master Plan consists of the graphics created to depict the 2050 Vision, the Market Conditions Report, and the Action Plan. Thank you to everyone who participated in the planning efforts and who will continue to advocate for changes to achieve the transformation envisioned in the Mahomet Downtown Master Plan.

ACKNOWLEDGEMENTSSean Widener, Village President

VILLAGE OF MAHOMETPatrick Brown, Village AdministratorKelly Pfeifer, Community Development DirectorAbby Heckman, PlannerEllen Hedrick, Village EngineerKen Buchanan, Building Inspector and Code Enforcement Officer

BOARD OF TRUSTEESBruce ColvaryAndy Harpst David JohnsonDonald LynnBrian MetzgerBill Oliger

COMMUNITY ADVISORY GROUPAngela BardenDeb BraunigPeg BuschRobert DeAtleyStephanie Denby Lindsey HallGeorge Ann HumeKyle JordanJared LyonsBill OligerLisa PeithmannRuss TaylorSeth Waibel

PLANNING TEAMSmithGroupBusiness Districts Inc

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MAHOMET DOWNTOWN ACTION PLAN

WEST GATEWAY

HISTORIC DOWNTOWN

VILLAGE GREEN

TRANSITIONAL GATEWAY

400 BLOCK

300 BLOCK

500 BLOCK

600 BLOCK

Temporary/Transitional Short Term Long Term

ENHANCE CROSSWALKS

Paint/stencil new and existing crosswalks.

Replace all crosswalks with pavers.

$3,500 $105,000

STRATEGIES:

OVERALL RECOMMENDATIONS FOR SUSTAINABLE DEVELOPMENT

- Encourage on-site capture of rainwater for all new development.

- Utilize pervious pavement as much as possible to decrease stormwater run-off.

- Encourage solar power.

- Provide EV charging at parking lots; partner with EV companies to install.

The Action Plan for the Mahomet Downtown Master Plan identifies implementation projects included in the vision for the 2050 downtown. Suggested actions are classified as temporary/transitional; short term; and long term. A potential rough order og magnitude opinion of cost is included for many projects. Additional strategies for pursuing grants, partnerships, community collaboration, or developer incentives are listed, as applicable, under the "Strategies" heading. For more information on potential grant funding sources, see the last page of the Action Plan.

THROUGH-OUT DOWNTOWN


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300 BLOCK: WEST GATEWAY

3D PUBLIC ART & INTERSECTION ALIGNMENT

Use paint, potted plants, and/or flexiposts to realign intersection.

Construct new curb line. Commission public art piece.

$70,000

STRATEGIES:

Work with local artists or organizations.

Complete curb construction with adjacent townhouse development.

3E N LINCOLN STREET PARKING

Constuct angle-in parking spaces, paved and striped.

$150,000

STRATEGIES:

3F PUBLIC ART & STREET ALIGNMENT

Commission a local artist to create art piece. Use paint and flexiposts to shift road centerline and remove angle-in parking.

Construct new curb and sidewalk.

$40,000 $20,000

STRATEGIES:

Coordinate with Busey Bank.

3A MIXED USE DEVELOPMENT

Remove existing structure and provide interim shared parking.

Construct new development, shared parking, and open space.

$50,000

STRATEGIES:

Partner with/incentivize developers to construct shared parking and alley parklet.

3B PUBLIC ART & MEWS TERMINUS

Commission art piece.

$50,000

STRATEGIES:

Work with local artists or organizations.

3C GATEWAY PARK

Create southern portion of park by removing bank drive aisle and excess parking. Install furniture and walking paths. Construct rain gardens along Main.

Remove existing structures and create northern portion of park. Construct continuous walking paths, furniture, and play area.

$550,000 $950,000

STRATEGIES:

Partner with Busey Bank to transform excess paved area to new public park.

Temporary/Transitional Short Term Long Term Temporary/Transitional Short Term Long Term


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400 BLOCK: HISTORIC DOWNTOWN

4D MAIN STREET ALIGNMENT & SIDEWALK

Expand pedestrian zone using flexi-posts, paint, planters. Introduce temporary or pop-up parklets in curbside parking spaces.

Reconstruct curb and align street centerline. Construct elevated access to stores. Install complete streetscape improvements.

$2,500 ea. $480,000

STRATEGIES:

Host competition among business or engaging UIUC students for parklet design and construction. (Reference: PARK(ing) Day.)

4E ALLEY PARK

Provide moveable furniture, string lights and plants.

Install bollards, pervious paving, and commission public art.

$4,500 each $450,000 each alley

STRATEGIES:

Partner with business/property owners to activate spaces.

4F NORTH ALLEY

Paint concrete and dress up with potted plants to create a place.

Replace pavement with pervious pavers with adjacent development.

$3,000 $375,000

STRATEGIES:

Incentivize developers to construct mews.

4A S ELM STREET PARKING

Create angle-in parking. Expand existing parking, pave and stripe.

$150,000

STRATEGIES:

Work with adjacent business/property owners.

4B MEWS

Define the space with potted plants, lighting, host pop-up events. Install special event power distribution.

Install pervious paving with adjacent townhouse development.

$600,000 $450,000

STRATEGIES:

Build excitement for the mews through pop-up events and defining the space. This may lead property owners to develop their adjacent yards.

Incentivize developer to install mews paving.

4C TOWNHOUSE DEVELOPMENT

Remove existing structures and construct new townhouse development with parking and rain garden.

STRATEGIES:

Partner with developer to install mews paving and shared parking.

Temporary/Transitional Short Term Long Term Temporary/Transitional Short Term Long Term Temporary/Transitional Short Term Long Term

4G TOWNHOUSE DEVELOPMENT

Remove existing structures and construct new townhouses and shared parking

STRATEGIES:

Partner with or incentivize developers for shared parking.

4H RAIN GARDEN

Construct rain garden with new development.

$20,000

STRATEGIES:

Developer to construct rain garden for on-site storm water management


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500 BLOCK: VILLAGE GREEN

5E GREEN INFRASTRUCTURE

Construct underground water detention tank with adjacent development.

$300,000

STRATEGIES:

Pursue grants for stormwater management/ green infrastructure.

Incentivize private developer to contribute to construction costs for stormwater management of adjacent townhouse development.

Explore partnership and greywater reuse for Village Green maintenance or Village Admin Building water demands.

5F TOWNHOUSES

Remove existing structures and construct new townhouses and shared parking.

STRATEGIES:

Private investment.

Partner with or incentivize developer for shared parking.

5G VILLAGE ADMIN ADDITION

Construct addition to Village Admin building. Utilize existing municipal lot for parking until adjacent lot is constructed with townhouse development.

STRATEGIES:

5H CORNBELT PLAZAS

Paint concrete, provide furniture, activities, lights, and street trees.

Replace concrete apron with pervious paving.

$10,000 $65,000 each plaza

STRATEGIES:

Work with Cornbelt Fire Protection District to implement.

5I NORTH ALLEY

Paint concrete and dress up with potted plants to create a place.

Replace pavement with pervious pavers and install lighting with adjacent development.

$10,000 $475,000

STRATEGIES:

Incentivize developers to construct mews.

5J RAIN GARDENS

Plant grasses and flowers and install educational signage in existing stormwater basin.

Expand rain garden with new development.

$5,000 seed; $25,000 potted plants

$20,000

STRATEGIES:

Partner with Cornbelt Fire Protection District for existing stormwater basin enhancements.

Incentivize developer to construct adjacent rain garden with new construction.

5K MIXED USE DEVELOPMENT

Construct new development with parking and adjacent public space.

STRATEGIES:

Private investment.

Partner with or incentivize developer for shared parking and open space.

5A PROMENADE W/ RAIN GARDENS

Design and construct rain gardens, new curb alignment, lighting, and sidewalks for publicly owned portion.

Design and construct rain gardens, new curb alignment, lighting, and sidewalks for remainder.

$350,000 $350,000

STRATEGIES:


Create educational elements as programming, potential for grants.

5B VILLAGE GREEN

Introduce temporary furnitute, structures, signs, lighting, or pop-up parklets to activate existing open space. Install special event power distribution.

Grade and construct portion of Village Green on existing public property. Install gazebo and splash fountain. (25,000 sf)

Grade and construct remainder of Village Green. (20,000 sf)

$600,000 $1,175,000 $500,000

STRATEGIES:


Work with local artists or organizations to design and/or sponsor the splash fountain and gazebo.

5C MEWS

Install special event power distribution.

Construct portion of mews adjacent to Village Admin addition and Phase 1 Village Green with construction of building addition.

Construct remaining mews with construction of adjacent open spaces.

$600,000 $450,000 $100,000

STRATEGIES:

5D BANDSHELL PLAZA

Install special event power distribution.

Remove existing structures and construct bandshell plaza. (40,000 sf)

$600,000 $3,000,000

STRATEGIES:

Temporary/Transitional Short Term Long Term Temporary/Transitional Short Term Long Term Temporary/Transitional Short Term Long Term


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6D MEWS TERMINUS ARTWORK

Install banner as temporary artwork on building.

Commission artwork.

$2,500 $25,000

STRATEGIES:

Partnership with Sangamon on Main.

Commission local artist for a mural or free-standing art piece.

6E SANGAMON ON MAIN PARKING/PLAZA

Paint asphalt; host pop-up events.

Renovate parking lot to be curbless, pervious paving for day-to-day parking and special events.

$500,000

STRATEGIES:

Private investment by Sangamon on Main.

6F NORTH ALLEY

Build permable alley with development of adjacent lots.

$325,000

STRATEGIES:

6A VILLAGE MONUMENT

Design and construct new monument and small surrounding plaza.

$300,000

STRATEGIES:

Partner with Cornbelt Fire Protection District and other veterans organizations.

6B PROMENADE W/ RAIN GARDENS

Introduce temporary or pop-up parklets in curbside parking spaces.

Install below-grade stormwater infrastructure and plant as transitional landscaping.

Design and construct complete rain gardens, new curb alignment, and sidewalks.

$2,500 ea. $100,000 $450,000

STRATEGIES:


Host competition among business or engaging UIUC students for parklet design and construction. (Reference: PARK(ing) Day.)


6C SANGAMON ON MAIN LAWN

Activate with temporary lawn furniture and pop-up events.

Install permanent furniture, lighting, trees.

Repurpose gymnasium and construct adjacent outdoor patio space.

STRATEGIES:

Private investment by Sangamon on Main.

600 BLOCK: TRANSITIONAL GATEWAYTemporary/Transitional Short Term Long Term Temporary/Transitional Short Term Long Term Temporary/Transitional Short Term Long Term

6G MIXED USE DEVELOPMENT

Construct new development and shared parking lot.

STRATEGIES:

Private investment.

6H GREENWAY & MULTI-USE PATH

Build multi-use path and greenway with development of adjacent lots.

$100,000

STRATEGIES:

Incentivize developers to construct public space as part of their development.

6I GREENWAY & MULTI-USE PATH

Remove play area.Enter into agreement for shared parking.

Reconstruct parking lot with green infrastructure improvements.

STRATEGIES:



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Below is a list of potential sources of funding available from the state or federal government. While they repesent potential sources, these grant programs are not a guarenteed source of funding. These grant programs often require a match from the recipient. In a competitive pool of applicants, funds may be awarded to larger projects or municipalities demonstrating a greater need. The funds generated by Mahomet’s TIF District can be used for required funding matches, implementing projects that are not applicable for grant funds, or those that are not awarded the fund due the competitive nature. The long-term investment of the TIF District will unpin the village’s ability to incrementally implement the vision laid out in the Downtown Master Llan over the coming years.

POTENTIAL FUNDING SOURCES FUNDER APPLICATION

Community Challenge Grant Housing and Urban Development with US DOT and EPA

Planning

Community Challenge Grant AARP Immediate improvements for vibrant public spaces, moility options, and quality of life across age ranges

Urban and Community Forestry Assistance Act Grant Program

Illinois Department of Natural Resources

Trails Grant Program Illinois Department of Natural Resources

Community Development Assistance Program for Economic Development (CDAP-EP)/ Community Development Block Grant (CDBG)

Illinois Department of Commerce Improvements to public infrastructure that directly supports a company in the local community

Clean Water State Revolving Funds (CWSRF) US Environmental Protection Agency Green Infrastructure

Green Infrastructure Grant Program (GIGP) IL Environmental Protection Agency Green Infrastructure; must be Municipal Separate Storm Sewer System (MS4)

Clean Water Act 319 Grant US Environmental Protection Agency Green Infrastructure components of Complete Streets

Open Space Land Acquisition and Development (OSLAD)

Illinois Department of Natural Resources Acquisition and development of land for public parks and open space

Park and Recreational Facilities Construction Program (PARC)

Illinois Department of Natural Resources Acquisition, development, construction, rehabilitation or capital improvemetns to park and recreation facilities

Land and Water Conservation Fund (LWCF) National Park Service Acquisition and development of land for public parks and open space

TACTICAL URBANISM RESOURCES:

- walkyourcity.org

- Tactical Urbanism Guide

- NACTO Interim Design Strategies

POTENTIAL FUNDING SOURCES


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MAHOMET DOWNTOWN WAYFINDING RECOMMENDATIONS

BANNERSBanners establish a brand identity for downtown and introduce a color scheme for signage throughout the district. Banners draw visitors to the downtown core. Mounted high on street lights, banners are visible from the car. Additionally, pedestrian-oriented signage can be paired on the sidewalk side.

3 "D" SIGNSThree "D" signs display information on Destination, Direction, and Distance. These offer information at a scale legible to anyone moving under 25 mph. Destinations may include JT Walkers, the Village Green, or parking.

ARCHWAYArchways identify small gathering spaces throughout downtown. Like the existing parklet and archway at Russell Park, archways can be deployed in future alley parks to define the space and encourage visitors to explore and linger.

INFO KIOSKThe info kiosk can be a traditional static map and information board, or a digital/electronic interactive station. The main audience is pedestrians. Dense in information, these may occur in less frequent intervals. An app might pair with an interactive kiosk.

MONUMENTAL SIGNMonumental signs help create gateways into downtown and bookend Main Street.

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RECOMMENDED LOCATIONS BY TYPE

Banners

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Monumental Signs

Archways

Zone for Locating Info Kiosk

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MAHOMET DOWNTOWN MARKET CONDITIONS REPORT

The Market Conditions Report for the Mahomet Downtown Master Plan examines the markets and real estate issues impacting growth in downtown Mahomet. This summary informed the graphic vision developed for the next 30 years of transformation in downtown to create a vibrant, family-friendly atmosphere for residents and visitors.

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DowntownMahomet:Markets,RealEstate,andOpportunitiesIntroductionThefollowingsummaryexaminesdowntownMahomet’smarketsandrealestateissuestoidentifydowntown’sbestopportunitiesforgrowth.DowntownMahomethasmultipleassets—highqualityfestivals,quaintenvironment,andsophisticatedbusinessowners.FortheMahomet’sdowntowninvestorsandVillageresidents,recognizingandadaptingtomarketandeconomicrealitieswillassureadowntownthatcapitalizesontheVillage’suniqueassetsandfocusesonthatrealisticfuture.InadditiontounderstandingdowntownMahomet’sexistingmarketconditions,thisprocessconsideredtheimpactofbroadermarketshiftsandtheirimpactonsmalltowndowntowns,likeMahomet’s.Anevaluationofthecurrentdowntownbusinessmix,tenantingissues,andwhattypesofbusinessesorbusinesscategoriesthatcouldsucceedinMahomet’sdowntownwasanothercomponentofthisanalysis.Finally,thissummaryconcludeswithdowntownMahomet’sbestopportunitiesforsuccessandidentifieskeytacticssupportingthatsuccessfulfuture.DowntownMahomet’sExistingMarketConditionsDemographicsSelecteddemographicsforMahomet’sdowntownaredisplayedinTable1below.Table1:SelectedDemographicsSelectedDemographics

VillagePedestrianMarket Convenience 'GoogleMap'

TotalPopulation 8,126 1,234 6,224 217,377PopulationDensity(Pop/SqMi) 888.95 1,568.62 1,364.31 232.04TotalHouseholds(HHs) 2,973 502 2,247 87,959HHSize 2.73 2.46 2.77 2.47ProjectedPopulationGrowthby2023 10.0% 2.5% 8.5% 4.9%MedianAge 38.8 35.4 38.0 30.2%TotalPopulationAge20orLess 28.7% 28.7% 29.4% 25.5%Employees 1,436 548 1,429 92,946AverageHHIncome $108,321 $81,269 $103,083 $72,448MedianHHIncome $80,812 $63,183 $77,012 $51,791PerCapitaIncome $39,625 $33,059 $37,213 $30,307RestaurantSpendingbyResidents $11,207,645 $1,557,776 $8,169,261 $225,021,991©2017Experian,Inc.AllRightsReserved,Alteryx,Inc.;BDI.InadditiontotheVillage’sdemographics,thedataforthree(3)downtownmarketsisprovided.Thesemarketsare:

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• Pedestrianmarket.Locatedwithina.5-mileradiusofdowntown.Thispopulationcaneasilywalktodowntown’sbusinessesandevents.

• Conveniencemarket.Thismarketislocatedwithina5-minutedriveanda10-minutebikerideofdowntownMahomet.Aswiththepedestrianmarket,thismarketincludesmorefrequentpatronsofdowntown’sbusinesses,giveneasyaccess.

• ‘GoogleMap’market.This30-minutedrivetimeisadestinationmarketthatreflectschangedconsumerbehaviors.Forexample,usingtheirmobilephones,consumersorderproductsforstoreorrestaurantpick-up.Theseconsumerswillgenerallytravelabout30minutesforeitherfororderpick-uportotryanewbusinessmeetingtheirimmediateneeds.AmapofthismarketisprovidedinFigure1,andFigure2showshowthesebehaviorschangedfrom2017to2018.

Figure1:GoogleMapMarket

Source:©2017Experian,Inc.AllRightsReserved,Alteryx,Inc.

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Figure2:FindingaLocalBusiness

AlldowntownMahometmarketsprojectsomelevelofpopulationgrowthbetweennowand2023.1TheVillage’sprojectedpopulationgrowthis10%by2023.Thesesamemarketsincludelargepopulations,atleast25%,ofresidentsunderage20,supportingthefamily-orientedcharacteridentifiedbyplanparticipants.Allmarketshavestrongincomelevels.TheGoogleMapmarkethasslightlylowerincomesandyoungermedianage,givenitincludestheUniversityofIllinois.Thoughhigherincome,downtownMahomet’spedestrianandconveniencemarketslacksufficientpopulationsandemployeenumbersgenerallyrequiredtoattractnationalorregionalretailersorrestaurantstoMainStreetlocations.WithintheGoogleMapmarket,or30-minutedrivetime,Mahometarearesidentshaveaccesstoawiderangeofretailers,restaurants,andentertainment.TheinfluenceandintersectionofmultipleregionalmarketswillcontinuetoaffectMahomet’sdowntownandit’smixofuses.WhilelocatedwithinminutesofChampaign-Urbanawiththeirvariedcommercialofferings,MahometisalsoreadilyaccessibletoBloomington-Normal,andtraveltoSpringfieldandPeoriaareeachjustoveraone-hourextendeddestinationdrive.Downtown’strafficcounts(AverageDailyTrafficorADT)are—2,000-2,100onMainStreet.(SeeFigure3below.)Mahomet’srecentcommercialdevelopmenthasoccurredinthevillage’shighertrafficcorridorsalongU.S.Route150(9,000-12,000ADT)andaccessibletoI-74(29,000ADT).

1Growthprojectionswilllikelychangebaseduponfutureprojecteddatafromtheupcoming2020U.S.Census.

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Figure3:DowntownMahometTrafficCounts

Source:IllinoisDepartmentofTransportation

Giventhesemarketcharacteristics,downtown’sbusinessesgainmostsalesfromtheGoogleMapmarket.Interviewswithdowntownbusinessownersindicatethattheyroutinelyattractcustomersfromthislargermarketgeography.ThissamemarketisalsoimportanttodowntownbusinessesbecauseitintroducescustomerstonearbybusinessesandtotheVillage.Whilesalesvolumesgeneratedfromthismarketarelikelyasmallerpercentofdowntown’soverallrevenues,theseincrementalsalesaddsignificantlytotheprofitsofallbusinesses.FewdowntownMahometbusinesseswouldmeettheiroperatinggoalswithoutthesedestinationconsumers.Downtown’sMixofBusinessesDowntown’scurrentbusinessmixisdisplayedintheFigure4below.

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Figure4:Downtown’sCurrentBusinessMix

Sources:MahometAreaChamberofCommerce;SmithGroup;BDI.

Mahomet’sdowntowncurrentlyhas48identifiedbusinessunitswith8vacancies.2Retailandrestaurantscomprise25%ofthetotalmix.Personalservices,alsoattractingareacustomers,representanother20%oftheoverallmix.Theremaininguses,whileservingclientsorcustomers,aremoreoffice-oriented.Mahomet’sdowntowncurrentlyhaslowerpercentagesofretailersandrestaurantsthansimilarlysizeddowntowns.Foodandbeveragebusinessesofalltypestypicallycompriseabout20-30%ofadowntown’soverallmixbyunitnumbers,withretailunitsatabout20%.ThecommitmentofofficeandinstitutionalusestoMahomet’sdowntownreflectstwo(2)factors—residentslocatingtheirofficesintheirdowntown(andoftenpurchasingthebuilding,givenbuildingaffordability),anddowntown’sfunctionasalocalgovernmentcenter.MostimportantforMahomet’sfuture,downtown’scurrentretailersandrestaurantsaregenerallyInternetresilient.Thesebusinessesarereadilyadaptingtothetrendscitedbelowandattractingconsumersfromthatdestinationmarket.Downtown’sretailersareflexibleinproductlinesandoperatingstrategiesandunderstandtheresultingimplicationsforoccupancyandrelatedcosts.Downtown’smajorrestaurateuroperatesasit-downrestaurantplusabrewingfacility,catering,andaneventspace.Thisenablesdiverserevenuesourcesandoperatingeconomiesofscale.Start-upsandlocalentrepreneurswillrepresentanimportantcomponentoffuturedowntownbusinessgrowth.Multipleintervieweesobservedthatbusinessstart-upactivity,particularlyamonglocalwomenentrepreneurs,isroutineinMahomet.Asthesestart-upbusinessesgrow,downtownisalikelylocation

2SangamononMainvacanciesareexcludedfromthiscalculation,giventheirrecentopening.ThevacanciesatTownCentreareincludedandarebeingactivelymarketed.

FoodandBeverage12.5%

Institutional17.5%

Organizations7.5%

PersonalServices20.0%

ProfessionalServices10.0%

Retail12.5%

Services20.0%

Downtown'sMixofBusinesses

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fortheiroperations,andSangamononMaincanfilltheroleofinitialincubator.Also,localbusinessownershavedescribedtheMahometAreaChamberofCommerceasverycollaborative.FormalizingapartnershipamongtheVillage,Chamber,SangamononMain,andlocalandregionalsmallbusinessadvocateswillhelpdowntownMahomet’smixtogrowandexpand,facilitatinga‘growyourown’businessenvironment.HousingArearealestateprofessionalsindicatedthatdowntownhousingwasanopportunityfordowntowngrowth.RecenthousingdataisdisplayedinTable2below.Table2:SelectedHousingDataforDowntownMarketsSelectedHousingDemographics Village Pedestrian ConvenienceTotalHousingUnits 3,118 519 2,340

%Owner-Occupied 75.7% 67.4% 75.3%%Renter-Occupied 19.6% 29.3% 20.7%%Vacant 4.7% 3.3% 4.0%

MedianHomeValue $202,330 $170,445 $193,247%Housingwith5+Units 7.4% 2.3% 6.0%©2017Experian,Inc.AllRightsReserved,Alteryx,Inc.;BDI.TheVillage’srecentandprojectedpopulationgrowthhasresultedinsustainedhousingdevelopment.RecentZillowdatasupportsthisdemographicdata.SinglefamilyhousinginMahometandtheChampaign-Urbanaregionisaffordable,givenareaaverageandmedianincomes.Consequently,themarketpotentialforhigherrent(andhigherfinish)apartmentunitsisdiminished.Downtownremainsthelikelylocationfordenserhousingtypes,includingmulti-unitcondominiums,townhomes,andapartments(highfinish)inpotentialmixed-usedevelopments.BroaderMarketTrendsandDowntownsDowntowns,particularlyinsmallercommunities,aretoooftenthesubjectofsignificantlocalnostalgia.Thisnostalgiaoverlooksoneimportantfact--Downtownsareconstantlyevolvingcommercialcenterswithdiverseusesandusersthatalsoevolve.Downtownsmustcapitalizeontheirlocaleconomicoptionsandmustadapttomarketchange.Whiletheabilityofanydowntowntocreatememoriesandcapturetheaffinityoflocalsthroughexperiencesremainsessentialtoanycommunity,downtownsarealsoaffectedbythebroadermarkettrendsinfluencingallsectorsanduses—retail,restaurant,andoffice/employment.Thesetrendshavealteredtraditionalnormsaboutthesizeandfunctionofeachmajorusewithinanydowntowneconomy.Consequently,preparingforthefutureisfundamentaltoachievingastrongerdowntownMahomet.Theoverridingbroadertrendaffectingalldowntownusesisdisruption,regardlessofthecommunity’scharacter,businessmix,oreconomicopportunities.Changingconsumerbehaviorsandtheimpactoftechnologyhavealteredhowandwhenconsumersinteractwithbusinesses,whetherretailers,restaurants,orservices.Retailersofallsizesnowoffertheircustomerstheopportunitytobrowseand

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placeordersonlinewithaquick-in-store,samedaypickupoption.Restauranttrendsreflectnewcustomer(orguest)behaviorsandtransformingoperations.Theroleofmedia,theshortageoflaborandrelatedcosts,andthegrowthofonlineorderingareexamplesofindustry-specificissuesaffectingallrestaurants,regardlessoflocation,size,format,orownership.Thenatureofhowandwherepeopleworkisanothercomponentofdisruption.Technologyprovidestheoptiontoworkanywhere,regardlessofemploymentstatus.Smallerofficeuserspreferlocationsneartheowner’shome,andoften,downtownsaretheirpreferredlocations,givenreadilyavailableamenities.AsMahometbeginstocapitalizeonitsopportunities,three(3)otherbroadermarkettrendsprovideadditionalcontextforconsideringdowntownMahomet’sgrowthanddevelopmentoptions.Managingdowntownchangemeansfosteringusesthatsucceedandcanstrategicallypositiondowntowntoadaptandgrow.Inadditiontorepresentingchangeanddisruption,eachtrendalsoaffectsdowntown’soccupancies,investments,andimage.

• The‘Experience.’Consumers,regardlessofage,areseekingsingularexperiencesasthecompellingreasontovisitandspendtimeintraditionaldowntowns.Providingthisuniqueconsumerexperienceiskeytosalesgrowthandmarketpositioninganddifferentiation.Successfuldowntownsstrategicallypromotetheirdistinctivecharactertotheirtargetconsumers.ForMahomet’sdowntown,thismeanscontinuingitshighqualityspecialevents,improvingdowntown’soverallvisualappeal,strengtheningdowntown’smix,supportingnewbusinessgrowth,andservingasMahomet’sgatheringspace,encouragingthelargercommunitytoleavetheirhomesandmeet.

• InternetResilience.Pastretailsuccessemphasizedattractingpeopletostorefronts;retailsuccessnowandinthefuturemeansgettinggoodstopeople.Howbusinessessellmaybemoreimportantthanwhattheysell.Retailsuccessalsomeanssellingthoughallchannels,or‘omni-channel’—in-store,onlinethroughwebsites,socialmedia,andmobile.Successfulretailbusinessesnowdevelopandexpanda‘communityofcustomers’directlyengagedwiththeirproductsandservices.Mostofferin-storepick-upondayofpurchase.ThebestindependentretailersandmanyfoodandbeveragebusinessesusetheirInternetpresencetoattractcustomersandsalesfromthe‘GoogleMapMarket’describedintheDemographicssection.Fordowntown’sfoodandbeveragesector,‘NearMe’searchesandincreasedoff-premisessalesareaspectsofthissametrend.Finally,thegrowthofwellnessandpersonalservicesasacomponentofanydowntown’sbusinessmixreflectsanotheraspectofresiliency.Asnotedabove,manyofMahomet’sdowntownbusinessesareadaptingtothisbroadertrend.

• EmergingBusinessTypesandFormats.WiththeapplicationoftechnologyandInternetresiliency,newbusinesstypesandoperatingformatscontinuetoemerge.Thesenewerbusinessesrequirelesssquarefootagefortheiroperations,parallelingthesmallerfootprintsnowrequiredbylargerretailers.Recognizedexamplesofnewtypesandformatsincludetemporaryretailandfoodevents,suchaspop-ups,cashmobs,orseasonaloutdoordining.Otherexamplesencompassstoreswithinstoresandseasonalbusinessessellingcompletelydifferentproductsthroughouttheyear.Theseemergingformatsoftenenableneworestablishedbusinessownerstotestnewconceptsandareoftenusedtoactivatedowntownvacancies.Ultimately,thesevariedactivitiesaddexcitementtothedowntownandenhancethedowntown’simageasauniqueplacewithnewthingstoexperience.InMahomet,existingdowntownvacanciescouldbeactivatedwithnewortemporaryuses,providingmarketexposuretodowntown,toemergingbusinesses,andtothevacancies.

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RealEstateandRedevelopmentInterviewswithregionalrealestateprofessionalsforthisplanprocessindicatedthefollowingthemesspecifictodowntownMahomet’srealestate.Theimplicationsofeachthemefordowntown’sfuturebusinessgrowthanddevelopmentarealsonoted.

• Anestimated65%ofdowntown’sprivatelyownedpropertiesareowner-occupiedaccordingtothearearealestatecommunityandhasincreasedasnewerbusinessespurchasetheirbuildings.Thoughanimportantstepforthosebusinessowners,thislimitsthepotentialfornewtenanciesorusesindowntown’sexistingproperties.

• Downtown’srentsvarysignificantly.Vintagebuildingsaregenerallyunderstoodtobe$6.50-$8.00persquarefoot(PSF),includingadd-ins.TheTownCentredevelopmenthasaskingrentsinthe$15.00PSFrangeonatriplenet,orNNN,basis.3SangamononMain’saskingrents,accordingtotheirwebsite,are$10.00grossrents(includingutilities)withsmalleravailablespacesforofficeorretailuses,at$600/month.4Leasingupnewerretailcenters,downtownandelsewhereinMahomet,istakingtime.

• Perceptionsdifferaboutwhetherdowntown’srealestatehasappreciatedovertime.Manyofdowntown’sowner-occupantshavemadesignificantimprovementstotheirbuildinginteriors,accordingtoVillagepermitdata.TheMahometarearealestatecommunityindicatesthatdowntown’scommercialpropertieshaveexperiencedlittleappreciationovertimeduetominimalreinvestmentandthatdowntown’sleaseratesrarelysupportreinvestment.TheVillage’srecentlycompletedTaxIncrementFinancing(TIF)studyindicateslaggingEqualizedAssessedValuationsfortheRedevelopmentProjectArea,orRPA,studied.ThisRPAincludesdowntownMahomet.

• TenantsinterestedinavailableMainStreetleasespaceareprimarilyindependentbusinesses.Whilethesebusinessesarethelikeliestprospectsforavailabledowntownspace,identifying(andrecruiting)themfordowntownlocationsischallenging,requiringsignificanttimeandresearch.Theseprospectivetenantsarerequiredtoprovidefinancialdataandabusinessplaninadvanceofanyleaseagreement.

• Relatedtotheabovepoint,theadventofonlineandmobile-enabledpurchasingallowssuccessfulindependentbusinesses(forexample,locatedinMonticello)thatwouldhavepreviouslyopenedanotherstoreinMahomettoservetheircustomersfromtheirexistingstoreswithoutincurringadditionaloccupancycosts.

• MostparticipantsinthisplanprocesswouldlikeadditionaldiningoptionsindowntownMahomet.Realestateprofessionalsindicatethatfewavailablespacesaresuitableforrestaurantsandtheirbuild-outs,particularlyifafullkitchenisrequired.

• Accordingtoareacommercialbrokers,attractingnationalandregionalretailersandrestaurantstoMahomet,includingdowntown,ischallenging.WhileMahomet’shigh-incomelevelsareattractive,sitelocatorsfornationalandregionalretailersandrestaurantswantmore‘rooftops’5andlargerdaytimepopulations,oremployeenumbers.Thesesamenationalsandregionalsandtheirsitelocatorsfocusonavoidingcostlylocationmistakes,meaninginvestinginunitsthat

3Inatriplenetlease,tenantsareresponsibleforpayingabaserentfortheiroccupiedspaceplustheirpro-ratashare,or‘add-on,’ofcommonareamaintenance,utilities,realestatetaxes,andinsurance.Inagrosslease,tenantspayaspecifieddollaramountofrentthatmayormaynotincludeprovisionsforbuildingexpenses.ThisspecifiedamountiswhatthetenantpaysPSF.4AllleasingdatawascomparedwithavailableLoopNetdatafortheVillageofMahomet.ManyofthoselistingsquotePSF/month.TheratesshowninthissummaryreflectannualrentsPSF.5Otherproprietarysitelocationdata,suchasaggregatedcellphonedataandinternalcustomerdata,likelysupportthisconclusion.

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mustthenbeclosedforfinancialreasons.Tosucceed,thesenewlocationsarejudiciouslyselectedinmarketswiththebestcharacteristicsforattractingthemosttargetcustomersandforgeneratingprofits.Mahomet,thoughexperiencingpopulationgrowth,isalsopartofalargerregionalmarket(includingChampaign-Urbana),andnationalandregionalbusinesseswillselecttheleastriskyinvestmentswhenseekingsiteswithinthisoranyotherlargermarket.AssumingMahomet’smarketsmeettheirspecificsitelocationandfinancialcriteria,individualretailersmaylocateonMahomet’shightrafficcorridors.ForMahomet,continuedstrengtheningofdowntown’sbusinessenvironmentcanserveasthebasisfortellingVillage’sstoryofsuccesstolocal,regional,andnationalinvestors.

• Theregion’scommercialrealestateprofessionalsindicatethathousing,suchascondominiumsandtownhomes,maybedowntown’sbestredevelopmentopportunity.Potentialmixed-usedevelopmentindowntownMahometcouldalsoincludehighqualityrentalunitsonupperfloors.Seekingnewandexpandingindependentbusinessesrepresentsthebestcommercialtenantingoptionsfordowntownvacancies.

RentsandRedevelopmentHealthystoresandrestaurantsgenerallyallocate5%to8%ofsalestorentnetoftaxes,insurance,andcommonareamaintenance,orCAM.Businessownerspayapremiumforspacethatpromiseshighersalesbecauseadditionalprofitsfromincreasedsalesmorethanoffsethigherrentcosts.Propertyownersinvestinmaintenanceandimprovementstotheirproperties,achievingabetterreturnoninvestmentbasedonhigherrents.Anexample,basedupondowntown’scurrentaskingrents,isshownbelowinTable3.Table3:SalesSupportingRents

RentPSF At8%

AnnualSalesRequired:1,000

SF At5%

AnnualSalesRequired:1,000

SF$6.50 $81.25 $81,250 $130.00 $130,000

$10.00 $125.00 $125,000 $200.00 $200,000$15.00 $187.50 $187,500 $300.00 $300,000

Sources:LoopNet;ProjectInterviews;BDI.

BaseduponthesesalesPSF,adowntownMahometbusinesstenantpayingrentsatthehighestaskingrate($15.00)wouldtypicallygenerateanestimated$187-$300PSFinannualsales.Withmediannationalretailsalesatapproximately$350PSF,thiscalculationsuggeststhatanymove-inreadyspace,oronewherethepropertyownercompletesbuild-outtotenantspecifications,couldproveagoodlocationchoiceforastoreorrestauranttenant.FordowntownMahomet,attractingtenantswithbothbusinessexperienceandsustainablebusinesspropositionswillbekey.Thisstartswithcapitalizingonthelocalentrepreneurialgrowthandactivatingvacancies.InMahomet,three(3)marketissuesaffecttodowntownrents:

1. Asnoted,thenumbersofdowntownunitsavailableforleasearelimited,andsuitabletenantsmustbeidentified,screened,andrecruitedregardlessofwhethertheleasespaceisvintageornew.

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2. Propertyownerslikelyretainexistingtenantspayinglowerrentssimplytoavoidre-tenantingcostsandthetimerequiredfortenantrecruitment.

3. Propertyownersmaybeunwillingtofinancenecessarybuild-outcoststocreatespacesuitabletoaprospectivetenant’soperatingneedsforcompetitiveandinvestmentreasons.Asanexample,ifpre-openingbuild-outcostsare$50PSF,afive(5)yearpaybackwillincreasethatnewtenant’sannualoccupancycostby$10PSF(or$10,000peryear).Thismeansthatatenantpaying$8.00PSFwouldpay$18.00PSF.Consequently,thisnewtenant’ssalesPSFmustapproachthe$350PSFnationalaveragetomeetthe5-8%ofsales.Meetingthis$350PSFsaleslevelwouldbechallengingforanewbusiness,evenwithexperiencedownershipandalowerinitialrentPSF.

FordowntownMahomet,littlerealestateappreciationinrecentyearsexacerbatestheseleasingissues.ContinuingtheVillage’sfaçadeimprovementprogramandidentifyingsupplementalincentives(describedinthatfollowingsection)toenableimprovementstoexistingbuildings.Fosteringthelocalsmallbusinessculturewillalsobegintoidentifylikelydowntowntenantsthatfocusonrevenuegrowth.Thesesamerealestatefactorshaveredevelopmentimplications.Futurenewconstructionprojectsmayrequireextracosts,suchasassemblingparcels,demolishingexistingbuildings,orrelocatingtenants,amongotherpotentialcosts.Theseadditionalcostswillincreasetheoverallcostofcertaindowntownredevelopmentprojectsandthenecessarymarket-raterentsneededtojustifynewconstruction.Atpresent,thedisconnectionamongrealestatevalues,potentialleaserates,andnewconstructioncostscreatesafinancialgapthatdetersmarket-supportedinvestment.ThefollowinghypotheticalinTable4displaysthisgap,especiallywhenconsideredwiththerentdatainTable3:Table4:RedevelopmentHypothetical

DowntownRedevelopmentHypotheticalSitePreparationandDemolition. $50,000SiteAcquisition $300,000BuildingConstruction $750,000ParkingandLandscaping $100,000ProjectedInvestment $1,200,0007%ReturnonInvestment $84,000NetOperatingIncome $144,000AnnualRent(75%ofNetOperatingIncome) $108,000EstimatedRentPSF $21.60SalesPSFRequiredfor5%Rent $432Sources:LoopNet;BuildingJournal.comEstimator;ProjectInterviews:BDI.

Thishypotheticalassumesa$1,000,000redevelopmentproject(fora5,000SFrestaurant)incorporatingestimatedcostsforsiteacquisition,buildingdemolition,sitepreparation,andnewconstructionincentralIllinois.Theannualrentsneededtosupportredevelopmentwouldbeabout$108,000,or$21.60PSF.Thishigherestimatedleaseratewouldrequiretenant(s)togenerate$432insalesPSF.Theestimatedleaserateisabout35%higherthancurrentaskingrents($14.00)fornewleasespaceindowntownMahomet,andasnotedabove,thesecurrentaskingrentspresenttenantrecruitmentchallenges.Thishypotheticalindicatestwo(2)opportunitiesfordowntownMahomet:first,continuetoencourageimprovementstodowntown’sexistingbuildings,andasdowntowntenanciesstrengthen,the

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strategicuseofTIFfundsforfuturecatalyticprojects.Applyingbothstrategieswillbegintomitigatethisfinancialgapformarket-supportedredevelopment.OwnershipDowntownMahomet’srealestatemarkethasothercharacteristicswithimplicationsfordowntown’sfuture.Thehighpercentageofdowntownbusinessowner-occupantsisnotedabove.Thesignificantlandownershipbylocaltaxingbodiesreflectsacommitmenttodowntownandalsoredevelopmentpotential.Thelackofrealestateappreciationandlowerleaseratesprovideslittleeconomicjustificationforreinvestmentinexistingvintageleasespace.Fromthedevelopmentperspective,MahometresidentswithsignificantdevelopmentexperiencehaveinitiatedtheVillage’srecentcommercialcenterdevelopment.Thesedevelopmentswereprivatelyfinanced.Givenlocalinterestinandcommitmenttothecommunity,thesedevelopmentslikelyhavelongerinvestmentreturntimeframesthantypicaldevelopmentssubjecttoconventionalfinancingandmarketfactors.Understandingthree(3)issues--theroleofcommittedtenants,thenatureofdowntown’sproject-specificinvestmentgapsbetweenrents,valuesandcosts,andtheimplicationsofbothinstrengtheningthedowntown’soveralleconomy---willbekeytodowntownMahomet’sincrementalbusinessgrowthandfutureredevelopment.DowntownMahomet’sFutureDowntownMahomet’sopportunitiesprovidetheVillagewiththeXXtostrengthendowntown’seconomy.Processandregulatoryissuesaredescribedintheplan’szoningsummary.Specifictodevelopmentandgrowth,theseprocessesandregulationsneedtobeconsistentandunderstoodbydowntown’scurrentandpotentialinvestors.Processesandregulationsmustalsoaccommodatenewandemergingformatsindowntown’srealestate,particularlytoactivatevacancies.LinkstoMahomet’samenities,suchasareatrails,provideanotherwaythatareavisitorsbecomefamiliarwithdowntownandtheVillage.Recommendedstrategiesinclude:

• Emphasizingdowntownsmallbusinessgrowththrough‘growyouown.’Businessownersnotedthesupportiveenvironmentfornewdowntownbusinesses.InpartnershipwiththeChamber,SangamononMain,areacommercialbrokers,otherarearesources,suchastheSmallBusinessDevelopmentCenterattheChampaignCountyEDC,anddowntown’sbusinessownerswithcontactsamongnewbusinessowners.Focusingonfamily-friendlybusinesseswithnewformatsorapproachesshouldbeonecomponentofthiseffort.Tosupportsmallbusinessgrowth,theVillage,intandemwithlocalcommercialbrokersandpropertyowners,maywanttoconsidera‘RetailChallenge’similartoasuccessfulincentiveprogramlaunchedbyRedWing(MN)DowntownMainStreet.Thisentrepreneurialcompetition,supportedbymultipledowntownstakeholders,resultedintheopeningoffour(4)newdowntownbusinesses—allchallengecompetitors.Monticello’s‘BootCamp’programrepresentsasimilarprogramatasmallerscale.

• Understandingandmitigatinganyobstaclestonewdowntownrestaurants.Planparticipantsnotedthisbusinesscategoryasarealopportunity,andrestaurantsremainanimportantpercentageofanysuccessfuldowntownmix.Thesesameparticipantsindicatedthatdowntownlackssuitablerestaurantleasespace.Seekingadvicefromdowntown’scurrentrestaurateurs

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aboutsuitablelocationsandtheircharacteristicsandwhatoperatorsandconceptswouldcomplementthecurrentrestaurantsisastart.

• Continuingtheexistingfaçadeimprovementprogram,andaddingsupplementalprograms,asappropriate,toimprovedowntown’sbuildingsandenvironment.Thesevisiblechangesshowpotentialinvestorsthatdowntownchangeisreal.Toaidapplicants,additionalguidanceaboutdowntown’sphysicalimprovementsisprovidedinthismasterplan’sform-basedcoderecommendationsandgraphics.Theexistingfaçadeprogramshouldalsoconsiderpreferencesforfutureapplicationsthat:(1)reflectdowntown’shistoriccharacterintheapplicationanduseofmaterialsand(2)increaseorenhancewindowanddooropeningsonstreetfacingfacadestocreategreatertransparencybetweenthestreetandstorefronts.ApplyingthesepreferenceswillenhancedowntownMahomet’scharacter.Supplementalincentiveprogramscouldaddresscategoriesofimprovementsspecifictodowntown’sappearance,includingtargetedinteriortenantimprovementstoassistsmallbusinesstenants.Othereligibleimprovementsunderthecurrentfaçadeprogram,includingsignage,awnings,orlighting,canberefinedtoassurethatfutureimprovementsreinforcedowntown’scharacterandappearance.ThefuturedevelopmentofDowntownDesignGuidelinesisrecommendedtoprovideahandbooktopropertyownersforsuccessfulandpreferredstrategiesforrenovations.

• Evaluatingdowntown’sredevelopmentoptionstoaddbothresidentsandmarket-supportedcommercialuses.

o Newdowntownresidentialdevelopmentwillprovideadditionalhousingtypestoattractresidentsnotrequiringasinglefamilyhome.(ExamplesincluderetireesmovingclosetofamilyorwishingtoremaininMahomet.)

o Downtowncommercialdevelopmenttoooftenemphasizesbiggerandnewer,butnotnecessarilybetter.Theneedforlesscommercialsquarefootagetooperateabusinessisevidentacrossalluses,givenmarkettrends.Havingdiverseandinterestingbusinessesinanactivedowntownenvironmentwillultimatelyattractmoreinvestmentbynewbusinessesandbydevelopers.Withthesesuccesses,theVillagecanshareitsbusinesssuccessstorytofutureinvestors.

DowntownMahometisjustbeginningthehardworkofdowntownrevitalization.Thefoundationforsuccessexists.Downtownhasgreatevents,supportivebusinessenvironment,businessessuccessfullyrespondingtomarkettrends,andpedestrianscale.TheVillageisgrowing,andMahomet’slocalofficialsarecommittedtodowntownsuccess.RememberingthatimprovingdowntownMahometisafuture-focusedprocess,notaproject,willassurethatgrowthandredevelopmentoccur.

RESOLUTION CONCERNING

ADOPTION OF A DOWNTWON MASTER PLAN - COMPREHENSIVE PLAN ADDENDUM

WHEREAS, The purpose of a Comprehensive Plan is to provide an official statement of policies, objectives, priorities, and implementation strategies pertaining to the physical development within and adjacent to a community; and,

WHEREAS, The Board of Trustees of the Village of Mahomet, pursuant to the authority conferred by the Statutes of the State of Illinois, adopted a Comprehensive plan for the area within the Corporate Limits and within one and one-half miles thereof, in 1972, with amendments in 1983; and subsequently adopted a Land use and Major Street Plan element in 1990, then a complete repeal and replacement Comprehensive Plan in 1992 and again in 2016; and,

WHEREAS, The Board of Trustees of the Village of Mahomet, through the efforts of Village staff, commissions, committees, members of the public, and consultants Smith Group, has prepared a Draft Downtown Master Plan; and,

WHEREAS, The Village of Mahomet has distributed copies of said Draft Downtown Master Plan; published the document online; and, has copies of said Plan available for review to all interested individuals; and,

WHEREAS, The Draft Downtown Master Plan is intended as an addendum to the 2016 Comprehensive Plan; and,

WHEREAS, The required public hearing regarding the Draft Downtown Master Plan was duly noticed and will be held on September 17, 2019 at the Board of Trustees study session meeting to receive public input and testimony regarding the Draft Downtown Master Plan; and,

WHEREAS, The Plan and Zoning Commission has considered all documents relating to the Draft Downtown Master Plan and has found that the Draft Downtown Master Plan fulfills the Village’s expectations and the requirements for a Comprehensive Plan addendum, as set forth in the Statutes of the State of Illinois.

BE IT THEREFORE RESOLVED this 3rd day of September, 2019, by the Plan and Zoning Commission of the Village of Mahomet, that:

1. The Plan and Zoning Commission does hereby recommend the Board of Trustees of the Village of Mahomet ADOPT the Draft Downtown Master Plan, presented September 3, 2019, as an addendum to the official Comprehensive Plan for the Village of Mahomet.

2. The Downtown Master Plan recommended for adoption above shall be an addendum to the 2016 Comprehensive Plan and shall serve as the primary land use policy document for the Village of Mahomet downtown area.

Chair, Plan and Zoning Commission Village of Mahomet

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