The R-7, University Residential zoning district is intended to provide areas for dormitories and rooming houses near the University of Illinois, and to insure the longevity, architectural character, and use of the existing buildings in the district. While the R-7 district is intended to help preserve unique, older buildings used for student housing, the zoning regulations often make reuse, and in turn, preservation of those buildings more difficult. Housing demand from students has been changing for some time, and it has become more difficult to get students into the old group houses and Greek houses that make up the R-7 district.
In 2019, Landmarks Illinois included Greek Housing at the University of Illinois, Urbana-Champaign on its list of the “Most Endangered” historic places in Illinois. While the R-7 regulations have likely insulated Urbana from old Greek houses being torn down and replaced with new structures, they do not provide a path to preserve these important historic buildings.
Planning staff have begun exploring potential changes to the zoning regulations that would help ensure the long-term viability of the existing buildings in the district, while also providing more options to reuse the old fraternity, sorority, and rooming houses that make up the district.
In late 2020 and early 2021, Planning staff surveyed R-7 property owners to get a better understanding of potential challenges they face under current zoning regulations. The survey asked whether property owners had experienced difficulties with zoning or other restrictions of the R-7 district. The survey also asked property owners to report whether or not their buildings were fully leased now, or were fully leased prior to the pandemic. Several property owners said that it is difficult to rent boarding houses as built, because students are less interested in living in larger group housing with shared bathrooms than they were in previous decades. There seems to be some owner-interest in renovating existing buildings for apartment uses; however, there is also some concern about whether renovations would be financially feasible.
On July 8, 2021, staff brought the topic of making changes to the R-7 zoning district to the Plan Commission for a study session. Staff suggested allowing existing buildings to be renovated as apartments, or potentially limited commercial uses, while continuing to discourage demolition of existing buildings. The Plan Commission was supportive of reusing the existing buildings, but voiced some concerns about whether it would be financially feasible to do so. They suggested that changes to the zoning regulations could be considered based on the use of buildings (group house, fraternity/sorority, etc.), rather than making universal changes to all parcels in the district. They suggested that text amendment could be approached in different ways. A recording of the Plan Commission meeting can be found here: Plan Commission Meeting July 8, 2021 - 7:00pm | City of Urbana (urbanaillinois.us)
On October 12, 2021, staff hosted a virtual neighborhood meeting to hear from people in the West Urbana Neighborhood (where all of the R-7 properties lie). There was a great deal of concern about parcel combinations, and how combining parcels in the R-7 district would allow for larger buildings to be built that would be out-of-scale in the neighborhood. There was also consensus that the neighborhood would like to see the existing buildings preserved as much as possible. Many people who attended the meeting also requested additional neighborhood meetings to discuss proposed changes to the R-7 zoning regulations prior to the Plan Commission meeting where any changes would be considered. A recording of the neighborhood meeting is linked here: https://www2.city.urbana.il.us/_Video/Features/2021/R-7_Text_Amendment_2021.mp4
Based on feedback we have received from the survey, study session, and neighborhood meeting, staff is developing a series of potential changes to the zoning ordinance for consideration, and will share those in advance of the next neighborhood meeting. The draft alternatives will be posted to the R-7 Zoning Update project page (here) on Tuesday, December 7th. For the most current information, please contact Kat Trotter in the Planning Division at firstname.lastname@example.org or (217) 328-8267.
Please join us for a (virtual) neighborhood meeting on Tuesday, December 14th at 7:00pm to discuss the zoning alternatives for the R-7 district.
Who: Residents of the West Urbana Neighborhood, Urbana Planning staff, and anyone else who is interested in this topic
What: Discussion about zoning changes in the R-7 district
Where: Virtual Meeting Online! (See below)
When: Tuesday, December 14th from 7:00 – 8:00 p.m.
Please contact Kat Trotter at email@example.com or (217) 328-8267 with any questions. We are looking forward to seeing you there!
Video Meeting Information (note: no external software is required for RingCentral meetings)
Please join using this link:
Meeting ID: 975517895 | Password: V2RBCsfGEF
Or dial: 650-419-1505
Access Code / Meeting ID: 975517895 | Dial-in password: 8272273433
R-7 Zoning Alternatives_web.pdf
R-7 District - Zoning Description Sheet.pdf
R-7 Photo Catalog_web.pdf