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Dena L. Hicks1350 N. Lake Shore Dr., #1718Chicago, IL 60610Phone: (312) [email protected]
Work Samples
Dena L. Hicksdena. l .h icks@gmai l .com
Woodlawn Preservation and Investment Corporation | LISC/Chicago’s New Communities Program
WOODLAWN:Rebuilding the Village
QUALITY-OF-LIFE PLAN MAY 2005
16
Support improvementof housing stock
University of ChicagoSouth Campus Plan
Woodlawn school network
Expand housing supplyfor mix of incomes
Plan and implementyouth activities
Upgrade Metra station63rd Street Under the “El”development program
Artist work/live at old Strand Hotel
17
Eight Strategies to Achieve Our Vision
STRATEGIES
STRATEGIES
Figure 3 Key projects of the plan
This plan calls for programs and projects related to
housing, health, open space, economic development
and education.
The Woodlawn Quality-of-Life Planning Task Force developed eight key
strategies and 47 projects to help residents and organizations achieve their
vision for the community.
Our Strategies:
1. Expand the supply of new housing for a mix of incomes,
and support improvement of existing housing stock.
2. Develop a vibrant retail and business environment and a
central shopping district along Cottage Grove south of
63rd Street.
3. Promote economic opportunity, workforce development
and improved connections to the job market.
4. Organize people and resources to make all Woodlawn
schools excellent.
5. Improve communication and coordination among
organizations, residents and institutions.
6. Plan and implement activities and programs for youth.
7. Expand recreational activities for all ages, and develop
new programs around arts and culture.
8. Provide professional development resources and other
support to health and social service agencies.
Challenge: Following several
successful pilot projects, the Local
Initiatives Support Corporation/
Chicago (LISC) established the New
Communities Program (NCP) to support
comprehensive community development
initiatives in Chicago neighborhoods.
Camiros was retained by LISC to guide
the 10 newest local lead agencies as
they worked with local partners to
develop Quality-of-Life Plans for their
neighborhoods.
Outcome: The work program that is the
central element of each plan is designed
to allow stakeholders to work together
to rejuvenate each neighborhood with
a comprehensive set of projects that
address physical improvements and
social needs. The plans address the
most important aspects of community
life ranging from housing and
employment to child care, neighborhood
safety, parks, schools, health care and
more. While the plans address common
issues, the approaches to solving
problems and vision for the future are as
unique and varied as the communities
themselves.
Neighborhood Quality of Life Plans, LISC/Chicago
Quality-of-Life PlansLOCAL INITIATIVES SUPPORT CORPORATION (LISC), CHICAGO ILLINOIS
The Chicago office of LISC retained Camiros to help prepare strategic
"Quality-of-Life"" plans through a commu-nity driven, planning process which tackled physical economic and social planning is-sues. Working together with the neighbor-hood organizations, identified by LISC as NCP Lead Agencies, the Camiros planners, neighborhood residents and other stake-holders devised strategies to address impor-tant aspects of community life. These ranged from housing and employment to child care, neighborhood safety, parks, schools and more.
The neighborhoods selected to join the program included some of the City’s most troubled as well as others that faced challenges such as gentrifica-tion and resident relocation. While the initial in-tent of the process was to focus on rather compact portions of larger neighborhoods, most often the community determined that its planning should involve all of some rather large neighborhoods. As a result some of the plans address areas in excess of four square miles and populations of 50,000. Hence, the term "neighborhood" is used loosely, as these areas are larger than many cities.
While each neighborhood is unique, there are a number of shared issues and challenges. Cross-community issues addressed by each plan in-clude: building household wealth, reducing crime and increasing personal safety, preserving affordable housing and creating mixed-income neighborhoods, encouraging new commercial and retail development, improving education and focusing on positive youth development.
The proposals developed to address these issues varied by community. Yet, they all contained a range of social and human service actions
Every aspect of this process involved neighborhood resi-dents, businesses and other stakeholders. These methods ranged from interactive mapping to games that helped to establish priorities among projects.
Five Corners community gateway sketch for North Lawndale’s Faith Rewarded Plan.
Dena L. Hicksdena. l .h icks@gmai l .com
Town Center Plan, Richton Park, Illinois
Challenge: Camiros was retained by
the Village of Richton Park to serve as
Project Manager for the redevelopment
of the Town Center project area. The
Village already had two plans done for
the area and wanted to engage a firm
who could drive the redevelopment
process.
Outcome: Camiros performed a
diagnostic review of existing Town
Center redevelopment documents and
determined that these were insufficient
to attract interest from the development
community. The first year of project
activities focused on establishing
redevelopment documents needed to
engage in a productive dialogue with
developers. These documents included:
1) a specific program of redevelopment;
2) a resubdivision plan; 3) Town Center
design guidelines; 4) a Town Center
PUD ordinance; 5) a compendium of
information on Village-owned properties;
and 6) an illustrative plan depicting the
redevelopment program.
Dena L. Hicksdena. l .h icks@gmai l .com
Illustrative Redevelopment Plan
Figure 17, Core Area Illustrative Redevelopment PlanImag
e pro
vided
with
perm
ission
from
Fitz
Gera
ld Ar
chite
cts. A
rtist B
ondy
Stud
ios
Downtown Plan, Bourbonnais, IllinoisChallenge: The residents of the Village of
Bourbonnais, have a long-standing desire to
create a downtown environment that fosters a
sense of pride, heritage and excitement. The
downtown has the components to fulfill the
community’s vision for an active urban space.
These components include the presence of
Olivet Nazarene University, which generates a
vibrant image through the existing pedestrian
and vehicular activity. The downtown area
also includes the intersection of prominent
streets and buildings with architectural
significance. Major regional attractions such
as the Chicago Bears Training Camp and
Perry Farm also contribute to the role of
Bourbonnais as a regional destination.
Outcome: Camiros proposed a combination
of public improvements to support the
existing land use pattern and a development
strategy that can be implemented over
time to accommodate new uses and future
growth. Key elements of the plan include
proposals for vehicular roundabouts to
improve traffic flow and introduce dramatic
visual elements to downtown Bourbonnais,
redevelopment opportunities that respond
to the roundabouts and begin to introduce
mixed-use development within the area,
development standards, links to public open
space including the development of a new
Town Square, and the preservation of older
buildings to retain as much of the downtown’s
original heritage as possible.
1 2 3 4 to 5Phase I Study for Roundabout Design Village/IDOT IDOT should approve engineer
Phase I Study for Street Extensions Village
Initial Residential/Commercial Market Studies Village
Obtain Initial Developer/Investor Feedback Village
Engage in Focused Development Recruitment Village/Olivet 1st project may be on Olivet property
Feasibility Study: Traditional Neighborhood Village
Formulate a Financial Plan Village
Prepare a Summary Report of Year One Village
Adopt Public Financing Mechanisms Village/Prop. Owners
Secure Funding: First Roundabout Construction Village/IDOT
Negotiate First Redevelopment Agreements Village/Prop. Owners
Secure funding for First Street Extension(s) Village
Construction Plans for First Street Extension(s) Village
Establish Maintenance Structure Village/Prop. Owners
Recruit Local Builders for Traditional Neighborhood Village
Prepare Main Street Northwest Streetscape Plans Village
Prepare a Summary Report of Year Two Village
Complete Construction of First Street Extension(s) Village/Prop. Owners
Construction Plans for First Roundabout(s) Village/IDOT
Plans for streetscape and other design features Village/IDOT
Program Second Phase of Street Extensions Village
Construct Main Street N.W. Streetscape Village/IDOT
Prepare a Summary Report of Year Three Village
Complete Construction of First Roundabout(s) Village/IDOT
Construction of First Redevelopment Project(s) Developers
Negotiate 2nd Phase Redevelopment Agreements Village/Prop. Owners
Program Construction of Town Square Village
Construction of Second Redevelopment Project(s) Developers
Prepare a Summary Report of Year Four/Five
Year/SequenceAction Agenda Item
StakeholderResponsibility Comment
Implementation Program Excerpt
Dena L. Hicksdena. l .h icks@gmai l .com
Grove Parc, Woodlawn, Chicago, Illinois
Grove ParcThe redevelopment of the 405 unit Grove
Parc project-based Section 8 housing complex represents a transformational project for the Woodlawn community. Located in the heart of Woodlawn along Cottage Grove between 60th and 63rd Street, the site occupies land that is pivotal to establishing a positive image for the neighborhood. Grove Parc has long been considered an impediment to neighborhood improvement and the prospect of replacing the complex with predominantly market-based development is a shot in the arm to efforts for community improvement.
Camiros was retained by Preservation of Affordable Housing, Inc. (POAH) to prepare a master plan for redevelopment. POAH was selected by HUD as the successful bidder to undertake the redevelopment. Camiros’ responsibilities included formulating a program for on-site and off-site development, achieving a suitable mix of incomes in the housing portion of the program, establishing a new identity for Cottage Grove Avenue through on-site development and public streetscape improvements, and leveraging redevelopment investment to promote needed public improvements, such as a new CTA station at 63rd Street.
With the plan still in progress, the project faces a number of formidable challenges. Due to the stigma attached to Grove Parc, many in the community do not want any Section 8 housing to return to the existing site. The remedy to this is a mix of housing units with a preponderance of market rate
WOODLAWN COMMUNITY MASTER PLAN, CHICAGO, ILLINOIS
CTA
62nd
60TH
61ST
63RD
62ND
65TH
SN
AVE
SED
OH
R
NO
NREV
YELG
NAL
TR
AH
REBE
NWAL
DO
OW
KR
AB
MIK
NIALP
MA
HC
DO
OW
NEK
RETSEH
CR
OD
EC
NER
WAL TS
LEXER
D
TEM
ULA
C
SILLE
EVO
RG E
GATT
OC
64TH
RJ G
NIK
REHT
UL NIT
RA
M R
D
DN
ALYR
AM
YTISREVINU
EDISEL
GNI
ETN
AD
EN
OTSK
CAL
B
AVRENIM
DO
OW
NEER
G
63RD
KR
AB
MIK
LEXER
D
61ST
DO
OW
NEER
G
63RD
64TH
64TH
YTISREVI
NU
62ND
EN
OTSK
CAL
B
65TH
YTISREVI
NU
SILLE
64TH
61ST
62ND
EDISEL
GNI
Gateway Tower
ParkingDeck
CTACTA
1 BR2 BR3 BRTotal
TotalSection
8 MarketTax
Credit6718085
87015
0000
75250
100
1 BR2 BR3 BRTotal
TotalSection
8 MarketMod/TC
0000
030535
0157590
04580125
Off-Site Family Housing
61st Street Family Housing
1 BR2 BR3 BRTotal
TotalSection
8 MarketTax
Credit0000
013013
032225
0162238
TOD Building
1 BR2 BR3 BRTotal
TotalSection
8 MarketTax
Credit0000
0000
77230
100
77230
100
1 BR2 BR3 BRTotal
TotalSection
8 MarketTax
Credit1124035
513018
2225552
38625
105
Cottage Grove Plaza South
1 BR2 BR3 BRTotal
TotalSection
8 MarketTax
Credit2131052
710017
522532
33635
101
Cottage Grove Plaza North
Total Housing Program
1 BR2 BR3 BRTotal
TotalSection
8 MarketTax
Credit99730
17230%
20735
9817%
10488
10729953%
223234112569
Mixed-Use Mid-RiseLegend
3 Story ResidentialOn-Site
CTA Green Line
3 Story ResidentialOff-Site
Mixed-Use 3-Story Phase I Priority Projects
Green Improvements
Programming Concept PlanCottage Grove Master PlanChicago, Illinois
°0 200 400 600Feet
August 7, 2008
CTA
62nd
60TH
61ST
63RD
62ND
65TH
SN
AVE
SED
OH
R
NO
NREV
YELG
NAL
TR
AH
REBE
NWAL
DO
OW
KR
AB
MIK
NIALP
MA
HC
DO
OW
NEK
RETSEH
CR
OD
EC
NER
WAL TS
LEXER
D
TEM
ULA
C
SILLE
EVO
RG E
GATT
OC
64TH
RJ G
NIK
REHT
UL NIT
RA
M R
D
DN
ALYR
AM
YTISREVINU
EDISEL
GNI
ETN
AD
EN
OTSK
CAL
B
AVRENIM
DO
OW
NEER
G
63RD
KR
AB
MIK
LEXER
D
61ST
DO
OW
NEER
G
63RD
64TH
64TH
YTISREVI
NU
62ND
EN
OTSK
CAL
B
65TH
YTISREVI
NU
SILLE
64TH
61ST
62ND
EDISEL
GNI
Gateway Tower
ParkingDeck
CTACTA
1 BR2 BR3 BRTotal
TotalSection
8 MarketTax
Credit6718085
87015
0000
75250
100
1 BR2 BR3 BRTotal
TotalSection
8 MarketMod/TC
0000
030535
0157590
04580125
Off-Site Family Housing
61st Street Family Housing
1 BR2 BR3 BRTotal
TotalSection
8 MarketTax
Credit0000
013013
032225
0162238
TOD Building
1 BR2 BR3 BRTotal
TotalSection
8 MarketTax
Credit0000
0000
77230
100
77230
100
1 BR2 BR3 BRTotal
TotalSection
8 MarketTax
Credit1124035
513018
2225552
38625
105
Cottage Grove Plaza South
1 BR2 BR3 BRTotal
TotalSection
8 MarketTax
Credit2131052
710017
522532
33635
101
Cottage Grove Plaza North
Total Housing Program
1 BR2 BR3 BRTotal
TotalSection
8 MarketTax
Credit99730
17230%
2073598
17%
10488
10729953%
223234112569
Mixed-Use Mid-RiseLegend
3 Story ResidentialOn-Site
CTA Green Line
3 Story ResidentialOff-Site
Mixed-Use 3-Story Phase I Priority Projects
Green Improvements
Programming Concept PlanCottage Grove Master PlanChicago, Illinois
°0 200 400 600Feet
August 7, 2008
The Grove Parc Programming Concept Plan il-lustrates locations of residential and commercial land uses. This plan also dem-onstrates the mixed income approach proposed.
Proposed 63rd and Cottage Grove redevelopment including a new CTA station and TOD projects.
Challenge: The redevelopment of the
405 unit Grove Parc project-based
Section 8 housing complex represents
a transformational project for the
Woodlawn community. Located in
the heart of Woodlawn along Cottage
Grove between 60th and 63rd Street,
the site occupies land that is pivotal to
establishing a positive image for the
neighborhood. Grove Parc has long
been considered an impediment to
neighborhood improvement and the
prospect of replacing the complex
with predominantly market-based
development is a shot in the arm to
efforts for community improvement.
Outcome: Camiros was retained by
Preservation of Affordable Housing, Inc.
(POAH) to prepare a master plan for
redevelopment. POAH was selected
by HUD as the successful bidder to
undertake the redevelopment. Camiros’
responsibilities included formulating
a program for on-site and off-site
development, achieving a suitable mix
of incomes in the housing portion of the
program, establishing a new identity for
Cottage Grove Avenue through on-site
development and public streetscape
improvements, and leveraging
redevelopment investment to promote
needed public improvements, such as a
new CTA station at 63rd Street.
Project Implementation:
Woodlawn Center South is a 67-unit affordable housing development for low and moderate income families and individuals and is the first phase of the larger redevelopment of the existing Grove Parc Plaza, a distressed 504-unit Section 8 complex being demolished and rebuilt as a mixed-income community named
Woodlawn Park. The developer and sponsor is Preservation of Affordable Housing Inc. (POAH), a national affordable housing nonprofit with a local office in Chicago.
Woodlawn Park will be an environmentally sustainable, transit-oriented development. About 40% of the existing project-based Section 8 subsidized units will be preserved onsite within a mixed-income, mixed-use community providing approximately 65,000 ft. of commercial and retail space in later phases.
The first phase, Woodlawn Center South, is located at the terminus of the CTA Green Line el, and will be a sustainable, transit-oriented development. It will consist of two LEED-rated 33-unit and 34-unit 3-story walkup buildings constructed mainly of brick masonry veneer on opposite sides of Cottage Grove Avenue between 62nd and 63rd Streets. Amenities will include private rear yards for all three-bedroom family units, a tot lot play area, and extensive green building enhancements. POAH has also obtained funding for solar thermal hot water.
Article posted May 2010 by the Woodlawn New Communities Program. Read more at: http://www.ncp-woodlawn.org.
Dena L. Hicksdena. l .h icks@gmai l .com
Community Service, Chicago Cares
Chicago Cares BlogLeader Spotlight - Dena Hickshttp://chicagocaresblog.blogspot.com/
Friday, September 17, 2010
Dena Hicks may have had her first volunteer experience with Chicago Cares in 2001, but it was hardly her first brush with service. Dena’s family instilled
the importance of volunteerism and the act of giving back at a very young age. Those lessons have inspired Dena to work with the community.
“I believe it is important to take an active role in our community to keep our neighborhoods strong, enjoyable places to live.” ~Dena Hicks
Dena took her volunteering experience to the next level in 2006 when she agreed to be a team coordinator for a children’s education program with
Chicago Cares. Although Dena has volunteered with many different issue areas, she feels a special calling to children’s programs. “I really enjoy watching
the kids get excited about the new things they are learning. It’s rewarding to see their imaginations process these new tools and get excited about what
they can do with all that new knowledge,” says Dena.
In the past few years Dena has taken her volunteering another step further, assisting with refining curriculum for the Children’s Education and
Development department’s programs. Her expertise has been a huge help, especially with programs like Just Click Here. In addition to her work with
children’s programs, Dena is also a member of the Chicago Cares leadership council. Her dedication to Chicago Cares and service is a true inspiration.
On behalf of the Chicago Cares staff, we would like to say “THANK YOU Dena!” for all your hard work, dedication and inspiration. Your leadership and
awareness for service are an inspiration for so many others to get out into the community and give back.