Accessory Dwelling Units (ADUs)
An Accessory Dwelling Unit is an additional dwelling unit on a lot that is typically smaller (hence “accessory”) to the main home. They are commonly built within an existing home (such as a basement or an addition), above a garage or often as a freestanding small dwelling unit. While Champaign used to allow these types of units many years ago as many old carriage garages were converted, today they are prohibited. Many communities across the country are now allowing Accessory Dwelling Units as one tool to provide more housing in their community and give homeowners more options for their property.
In the summer of 2021, Champaign staff began researching ADU ordinances and launched a community survey which generated over 1,500 responses. The results of the survey can be viewed here.
The survey results were presented to the Champaign City Council at their Study Session meeting on Tuesday, November 23, 2021. At the meeting, the Council directed city staff to begin drafting zoning and building code amendments to allow Accessory Dwelling Units. You can view the November 23rd City Council meeting here and review the staff report for that meeting here.
Proposed ADU Ordinance
Draft amendments to the Zoning Ordinance that would allow ADU’s have been prepared and will be considered by the Champaign Plan Commission and City Council in June. Learn more about the proposal by viewing this short video and reviewing the ADU Ordinance language. You may offer comment via email at [email protected]. The public hearing with the Plan Commission will be held on Wednesday, June 1, 2022, at 4:00 p.m. in the Council Chambers at 102 N. Neil Street. You can review the report here. The Plan Commission will make a recommendation to City Council. That meeting is expected to take place on June 21, 2022.
What is Incremental Development?
Incremental Development is characterized by allowing small-scale changes to individual properties. Most everyone is familiar with “mega developments” that often appear in cities. Examples include the large apartment buildings, sprawling retail centers or mid-rise mixed-use buildings. These developments often occupy large land areas, replace existing buildings and sometimes displace residents. They are built by large-scale developers who are well capitalized and able to maximize their development potential Incremental Development is an alternative to this development approach.
“Incremental Development” seeks to promote incremental change to neighborhoods and and commercial areas by allowing an increase in size and intensity but in a more incremental manner so that change is less abrupt and that the overall design and function of a neighborhood is not disrupted. Most importantly, the concept of Incremental Development is for this change to happen by community members who seek to make improvements, and incremental change, to their property. This many mean growing a small cottage business into a more robust storefront or a homeowner creating a second rental unit on their residential property. The key is that the change is “incremental”.
Too often, existing zoning requirements in many cities seem to prevent the concepts of incremental development and rather push redevelopment options towards the “mega development” concept. The goal for the City of Champaign is to find appropriate changes to zoning requirements that would better promote and allow Incremental Development.
Want to Learn More?
Below are additional resources to learn about Incremental Development in general and other efforts to promote positive changes to the way we build our cities.
City Council Goal
The Champaign City Council adopted the following goal as part of its 2019-2021 goal setting exercise: “Support incremental development by evaluating and updating City codes and policies to eliminate barriers to affordable, sustainable, and neighborhood-scale reinvestment.”
City Council Adopted Principles of Incremental Development
The following three principles will guide staff as they advance this Council Goal:
What Actions is the City of Champaign Taking to Advance Incremental Development?
- Create a webpage that educates and promotes the community on incremental development Status: Complete
- Identify regulations in residential zoning districts that present barriers to Incremental Development Status: Study session to be presented at City Council on April 27, 2021 (SS 2021-012)
- Identify vacant City-owned lots that could be offered for Incremental Development Status: In Progress
Prior Public Meetings
City Council Study Session – November 24, 2020
On November 24, 2020, the Champaign City Council held a Study Session on this Council Goal and directed staff to proceed with the recommended implementation actions and timeline.