Planning and Development Updates

The City of Champaign has received an application from Leslie Colbert Baker to designate the University Place Christian Church located at 403 South Wright Street as a Local Landmark.

HISTORIC PRESERVATION MEETING

The Historic Preservation Commission will review the application to nominate the property as a Local Landmark on Thursday September 4, 2025 at 4 p.m. in the City Council Chambers (102 North Neil St, Champaign) to review the application and hear public input. Meeting materials will be posted below when they become available on August 29, 2025. At the conclusion of this meeting, the Historic Preservation Commission will determine whether to nominate the property as a Local Landmark based on the architectural or historic significance of the property and forward the nomination to Plan Commission for a public hearing.

PLAN COMMISSION PUBLIC HEARING

Following the Historic Preservation Commission meeting, the Plan Commission will hold a public hearing to consider the Landmark Designation application on Wednesday September 17, 2025 at 4 p.m. in the City Council Chambers (102 North Neil St, Champaign) to review the application and hear public input. The Plan Commission will consider the historic and architectural significance of the property, whether the owner can obtain a reasonable economic return, or whether the property owner objects to the nomination. At the conclusion of this public hearing, the Plan Commission will forward the nomination to City Council with a recommendation to approve or deny.

CITY COUNCIL CONSIDERATION

City Council makes the final determination as to whether to approve or deny the Landmark Nomination. City Council will consider the case on October 14, 2025 at 7 p.m. in the City Council Chambers. (102 North Neil St, Champaign)

QUESTIONS OR COMMENTS

If you have any questions, or prefer to provide comments on the proposed Landmark Nomination in writing, please reach out to:

Eric Van Buskirk, AICP
Senior Planner
eric.vanbuskirk@champaignil.gov
(217) 403-8800

On August 20, 2025, at 4 pm, the City of Champaign Plan Commission will hear a proposed Special Use Permit for 402 East Church Street. The application was submitted by Joe Villanti on behalf of Truc Pham. The proposed Special Use Permit is to allow a three-unit multifamily complex in the SF1, Single-Family Zoning District. The complex is a converted single-family home with three units that have existed since 1962. The basement unit lost its legal nonconforming status after it remained vacant for over 6 months.

View the Location Map here : Location Map.pdf

View the Plan Commission Report here: PL-25-33 Proposed Special Use Permit at 402 E. Church.pdf

The Plan Commission will hear this case in the Champaign City Council Chambers (102 N Neil St., Champaign). Plan Commission meetings are open to the public.

If you have any questions, please contact City staff at planning@champaignil.gov or 217-403-8800.

The owner of 505 Pine has requested two minor variations to reduce the distance between their house and the property line to build an addition and new garage behind the existing home. The addition will be inline with the existing house. This means the building will be 3.3 feet from the property line and the garage is proposed to be 2.1 feet from the northern property line. Four feet is the required setback for this particular lot in the In-town Single-Family 1 (IT-SF1) zoning district. Both variations requested meet the criteria for a minor variation (Section 37-736).

The variation request to reduce the setback to 2.1 feet is 48% reduction in the northern side yard.

The variation request to reduce the setback to 3.3 feet is 17% reduction in the southern side yard.

Requests to vary from the required side yard less than 50% is qualifies as a minor variation. Minor variations can be approved or denied immediately after the public hearing. Zoning Board of Appeals will hear the case on August 21, 4 PM, at City Council Chambers. The Zoning Board of Appeals can take action and decide to approve or deny one or both of the variation requests.

Members of the public are invited and can provide comments to the Board during the public hearing.

City Council Chambers is located at 102 North Neil Street, Champaign, Illinois 61820.

The Planning and Development Department has received an application for a Zoning Map Amendment to rezone the property at 2907 and 3101 South Mattis Avenue from SF1, Single-Family to MF1, Multifamily Low Density. Current zoning permits single-family homes, parks, golf courses and community gardens. Rezoning to MF1 would allow those uses in addition to duplexes, townhomes, and low-density multifamily homes (2-3 stories). MF1 development is subject to similar height limits and setbacks as SF1, but MF1 allows slightly more building coverage per lot and has larger minimum lot sizes (6,500 vs 6,000 square feet).

PLAN COMMISSION MEETING (8/6/25)

On August 6, 2025 at 4 p.m. in City Council Chambers at 102 N Neil Street in Champaign, the Plan Commission will hold a public hearing to review a rezoning application for property at 2907 and 3101 South Mattis Avenue. At the public hearing, staff will present the case, the applicant will speak, and there will be an opportunity for public comment. Plan Commission will then vote whether to recommend approval of the rezoning to City Council. Meeting materials are posted below.

2025-08-06 Plan Commission Agenda

PL-25-28 A Rezoning Request from SF1 to MF1 at 2907 and 3101 South Mattis Avenue

QUESTIONS OR COMMENTS

If you have any questions or prefer to provide comments on the proposed Rezoning in writing, please contact:

Daniel Saphiere, AICP
Associate Planner
daniel.saphiere@champaignil.gov
(217) 403-8800

CITY COUNCIL MEETING (8/5/25)

On August 5, 2025 at 7 p.m. in City Council Chambers at 102 N Neil Street in Champaign, City Council will consider rezoning property at 500 - 522 Kenwood Road, commonly known as the former CS Johnson Factory from CG (Commercial General) and I1 (Light Industrial) to MF2 (Multifamily Medium-Density). At this City Council meeting, the Mayor will introduce a Council Bill to rezone the property, ask technical questions of staff, hear public comment on the case, discuss the case, and then vote on rezoning. City Council's agenda and meeting materials for this meeting will be posted at the below link on August 1, 2025.

City Council Agendas

PLAN COMMISSION MEETING (7/16/25)

On July 16, 2025 at 4 p.m. in City Council Chambers at 102 N Neil Street in Champaign, the Plan Commission held a public hearing to review a rezoning application for property at 500 - 522 Kenwood Road, commonly known as the former CS Johnson Factory. The applicant, Community Property Management, requested two lots zoned CG, Commercial General and one lot zoned I1, Light Industrial, all be rezoned to MF2, Multifamily Medium-Density. At the public hearing, staff presented the case and found the proposal was consistent with the Comprehensive Plan, met the LaSalle Criteria, and advanced a City Council goal. Two public comments were heard and these were neutral or supportive of the rezoning. Those comments related primarily to mitigating impacts on nearby neighbors during the construction timeline. Plan Commission then unanimously voted (7-0) to recommend City Council approve the rezoning at City Council's August 5 meeting at 7pm in City Council Chambers at 102 N Neil Street in Champaign. Meeting materials for this case are linked below:

2025-07-16 Plan Commission Agenda

PL-25-25 Proposed Rezoning from I1 and CG to MF2 at Former CS Johnson Factory Site (500-520 Kenwood Road)

QUESTIONS OR COMMENTS

If you have any questions or prefer to provide comments on the proposed Rezoning in writing, please contact:

Daniel Saphiere, AICP
Associate Planner
daniel.saphiere@champaignil.gov
(217) 403-8800

There is a proposed rezoning case PL-25-17 for the a portion of property located adjacent to 106 E Clark Street. This is a city-initiated rezoning proposal. The proposed rezoning would reclassify the portion from MFUniv, Multifamily University to CB1, Central Business Urban Fringe District and align the rest of 106 E Clark Street. The existing and proposed zoning districts are both consistent with the City's Future Land use Map in the Comprehensive Plan.

To see the City's Zoning Map please head to the static map or the City's interactive map and turn the Zoning Layer on. The report to Plan Commission will be uploaded to this page. View the uses of the existing and proposed zoning districts here: CB1 Description Sheet Final.pdf and MFUniv Description Sheet.pdf

PLAN COMMISSION PUBLIC HEARING

The City of Champaign Plan Commission will conduct a public hearing on Wednesday June 18th at 4 pm in the Champaign City Council Chambers (102 N Neil St., Champaign. Can't attend the public hearing, but want to watch from home? Stream CGTV to watch the meeting live or on-demand the next day.

QUESTIONS OR COMMENTS

If you have any questions, or prefer to provide comments on the proposed rezoning in writing, please contact City staff at planning@champaignil.gov or 217-403-8800

View the report here: PL-25-17 Rezoning A Portion of 111 E. Clark Street.pdf

On June 10, 2025, City Council approved a Special Use Permit to allow continued multifamily use at 919 W Hill St, a property in the SF2, Single- and Two-Family Zoning District. Property owners may now conduct repairs to address pending property maintenance code and building safety code issues at the vacant property.

CITY COUNCIL MEETING (6/10/25)

On June 10, 2025 at 7 p.m. in City Council Chambers (102 N. Neil St.), City Council unanimously approved the Special Use Permit at 919 West Hill Street. Meeting materials are linked below.

CB 2025-080 An Ordinance Approving a Special Use Permit to Allow a Multifamily Residential Building in the SF2, Single- and Two-Family Zoning District

CGTV Online Recordings - City Council

PLAN COMMISSION MEETING (5/21/25)

On May 21, 2025 at 4 p.m. in City Council Chambers (102 N. Neil St.), Plan Commission reopened the public hearing. City staff summarized the case, the applicant presented their plans for the site and property owners within 250 feet of the site asked clarifying questions of staff and the applicant. A general public comment period followed. Plan Commission voted 4-3 to recommend approval to City Council. Council will consider this case at their June 10 meeting at 7pm in Council Chambers at 102 N Neil St. Meeting materials are linked below.

2025-05-21 Plan Commission Meeting Agenda

2025-05-21 Plan Commission Staff Report

CGTV Online Recordings - Board and Commission Meetings

PLAN COMMISSION MEETING (4/16/25)

On April 16, 2025, at 4 p.m. in City Council Chambers (102 N. Neil St.), Plan Commission approved an applicant petition to continue this case to May 21, 2025. The applicant requested this continuation so they could attend in person on May 21 and address questions from Plan Commissioners and nearby residents. Meeting materials for the April 16 meeting are linked below.

Plan Commission Agenda for April 16th, 2025

Requested Continuation of Case No. PL-25-7 to May 21, 2025

CGTV Online Recordings - Board and Commission Meetings

April 16th, 2025 Plan Commission Meeting Minutes

PLAN COMMISSION MEETING (3/5/25)

On March 5, 2025, at 4 p.m. in City Council Chambers (102 N. Neil St.), Plan Commissioners approved a petition from the applicant to continue this case to a later meeting so the applicant could attend in person. Plan Commissioners approved a continuation to the April 16, 2025 Plan Commission meeting. At the April 16 meeting, Plan Commission will consider the applicant's petition to continue this case a second and final time to a May meeting so the applicant may attend and answer questions from Plan Commission and nearby residents.

Meeting materials for the March 5th meeting are linked below.

Plan Commission Agenda for March 5th, 2025

CGTV Online Recordings - Board and Commission Meetings

March 5th, 2025 Plan Commission Meeting Minutes

PLAN COMMISSION MEETING (2/19/25)

On February 19, 2025, the Plan Commission held a public hearing to review a Special Use Permit application for 919 W. Hill St. Staff presented the case, answered technical questions, and the applicant addressed commissioners and residents. After discussion and a split vote (3-3), the Commission voted to reopen the public hearing and continue the case at its March 5, 2025, meeting.

Planning staff recommended approval, citing that allowing multifamily use would support property renovations, occupancy, and prevent further deterioration. The Neighborhood Services Department is working with the property owner on an improvement plan, with ongoing property maintenance enforcement separate from the Special Use Permit process.

Meeting materials and a recording are linked below.

Report to Plan Commission for PL-25-7: A Proposed Special Use Permit for 919 West Hill Street

CGTV Online Recordings - Board and Commission Meetings

February 19th, 2025 Plan Commission Meeting Minutes

QUESTIONS OR COMMENTS

If you have any questions, or prefer to provide comments on the proposed Special Use Permit in writing, please reach out to:

Daniel Saphiere, AICP
Associate Planner
daniel.saphiere@champaignil.gov
(217) 403-8800