Proposed Rezoning: 2702 North Market Street and 3302 & 3402 Apollo Drive

The City of Champaign Planning and Development Department has initiated a proposal to rezone three industrial parcels at 2702 North Market Street and 3302 and 3402 Apollo Drive. The request would change the zoning designation from I1, Light Industrial, to I2, Heavy Industrial. In general, this change would shift the range of permitted land uses from industrial, commercial, and service uses towards more strictly and potentially more intensive industrial uses.

Further detail on the difference in permitted land uses between I1 and I2 is available in this handout: I1 to I2 Allowed Land Use Changes.pdf. Please note that performance standards (i.e., noise, odor, vibrations) are the same for I1 and I2 and would not change with this proposed rezoning.

This proposal does not approve a specific development project. There is currently no active building permit for these properties. The rezoning is being considered to expand the range of industrial uses allowed on the site and support potential job-generating development in this area. Surrounding properties are zoned for industrial uses and have industrial development or are undeveloped.

PUBLIC HEARING - MARCH 18, 2026

The Plan Commission will review this proposal during a public hearing on March 18, 2026 at 4:00 p.m. in City Council Chambers at 102 N Neil Street, Champaign. At the hearing, Planning staff will present the proposal, members of the public may provide comments, and the Plan Commission will vote on whether to recommend approval to City Council.

Meeting materials will be posted on this page on March 13, 2026 at 5:00 p.m.

HOW TO PROVIDE INPUT

Residents and interested parties are encouraged to participate in this process. You may:

• Attend the public hearing and speak during public comment
• Submit written comments to the Plan Commission
• Request accessibility accommodations

Please email planning@champaignil.gov with “Proposed Apollo Rezoning” in the subject line.

QUESTIONS OR COMMENTS

If you have any questions about this case, please do not hesitate to contact the case manager:

Dan Saphiere, AICP
Associate Planner
daniel.saphiere@champaignil.gov
(217) 403-8809

On March 4, 2026, at 4 pm, the City of Champaign Plan Commission will hear a proposed Special Use Permit for 410 W. Healey. The proposed Special Use Permit is to allow a duplex in the IT-SF1, In-Town Single-Family Zoning District. The IT-SF1 Zoning District only allows for residential conversions of existing dwellings; however, the existing single-family home is beyond repair financially infeasible to restore.

The application and draft site plans can be found here: 410 W Healey

View the Report to Plan Commission: Report to Plan Commission

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 City of Champaign has received an appeal from a zoning interpretation regarding two properties at 106 West Green Street and 1420 North Neil Street. Adams Outdoor Advertising would like to resurface the existing Outdoor Advertising Sign Structures (OASS) with new digital billboard faces. The existing structures are less than 330 feet from adjacent residential zoning districts, and do not comply with the minimum separation distance in Section 37-427 and Table VIII-C of the Zoning Ordinance. Upon reviewing the submitted materials with the sign permit applications and the aerial photography of the site, the Zoning Administrator determined that the proposed digital faces would constitute an alteration of the existing nonconformity and, therefore, would not be permitted. The appellant, Adams Outdoor Advertising, challenges this determination.

ZONING BOARD OF APPEALS

Appeals are heard by the Champaign Zoning Board of Appeals. This body will hold a public hearing on Thursday, February 19, 2026, at 4:00 PM in the Council Chambers at 102 North Neil Street, Champaign, IL 61820, to hear the appeal and to consider any input and comments from all members of the public. 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.

At the conclusion of the hearing, the Zoning Board of Appeals will either sustain or reverse the Zoning Administrator’s interpretation. The Zoning Board of Appeals’ action is the final action in this matter. The City Council does not review appeals.

QUESTIONS OR COMMENTS

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

There is a proposed rezoning case for the property located at 810 S. Staley Road. The application was submitted by Melinda Branch on behalf of Porter Family Farms LLC. The proposed rezoning would reclassify the properties from CN, Commercial Neighborhood to CO, Commercial Office. The existing and proposed zoning districts have similar uses allowed are both consistent with the City's Future Land use Map in the Comprehensive Plan. The following links compares allowed uses in the existing and proposed zoning districts: Permitted Uses and Provisional Attachment_CNtoCO.pdf

The subject property was annexed and zoned as CN, Commercial Neighborhood in 1996. The property has remained vacant since its annexation. 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. View the report to Plan Commission: PL-26-3 Rezoning 810 S. Staley from CN to CO.pdf

PLAN COMMISSION PUBLIC HEARING

The City of Champaign Plan Commission will conduct a public hearing on Wednesday February 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

On January 6, 2026, at 7 pm, the City of Champaign City Council will hear a proposed Right-of-Way Vacation for a portion of the public alley between Stoughton Street and Springfield Avenue at 401 S. Wright Street. New right-of-way will be dedicated as part of a proposed replat at this site.

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

As required by Illinois State Law, the alley vacated will be owned by the adjacent property owners. Attached is the Disclosure Affidavit : Attachment A - Disclosure Affidavit (executed) and Confirmation.pdf

The links to the application and Final Plat are linked below:

Attachment C - Application.pdf

Exhibit 1- Mosaic Subdivision.pdf

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

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.

On November 5, 2025, at 4 pm, the City of Champaign Plan Commission will hear a proposed Special Use Permit for 702 N Edwin. The proposed Special Use Permit is to allow a solar panels in a I2, Heavy Industrial Zoning District. The site will also consist of industrial storage in existing buildings with data centers.

View the Proposed Site Plan

View the Report to Plan Commission

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 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.

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