Planning and Development Updates

The City of Champaign Planning and Development Department has received an application for a special use permit for 506 East Church Street. The proposed special use permit is to allow a rooming house to be operated at this property in the MF2, Multifamily Medium-Density zoning district. This is not a proposed development and the existing residential structure will remain. The site was used in a very similar manner since the 1980’s. The site is no longer owned by a nonprofit and the landowner is wishing to continue operating the site in a similar occupancy.

The Champaign Plan Commission will hold a public hearing on Wednesday, May 7, 2025, at 4:00 p.m. in the City Council Chambers located at 102 North Neil Street, Champaign, to hear the proposal and to consider any input and comments from neighbors. You and your neighbors are invited to attend the meeting to provide input.

Garden Hills Strategic Neighborhood Action Plan (SNAP) is Sliding into Home Base!

Review and discuss the draft plan with staff. Light refreshments and interesting findings from neighborhood outreach and research will be provided.

Join us on Paula Drive!
4 PM to 6 PM
Monday, April 21
Paula Drive Construction Trailer (behind Fire Station 5 on Paula Drive)

Talk to planners about the vision of Garden Hills. Ask engineers about the construction in your neighborhood.

Construction happening last summer in Hedge Park.

Final Steps for the SNAP

April 22, 7 PM - City Council will have a Study Session in City Council Chambers. City Council Chambers is located on the first floor of the City Building (102 N Neil Street in Downtown Champaign).

May 7th, 4 PM - The Garden Hills Strategic Neighborhood Action Plan (SNAP) will then be reviewed by Plan Commission in City Council Chambers. Staff will present the Plan and a public hearing will be opened for members of the public to participate. Plan Commission will be considering the Garden Hills SNAP as an element of the Comprehensive Plan.

May 27, 7 PM - Council will then review the recommendation made by Plan Commission and vote. While there will not be a public hearing at City Council, you are welcome to attend and address City Council.

All dates are tentative and check back to this website for updates or call Planning at 217-403-8800.

There is a proposed rezoning case for the properties located at 4302 and 4402 Nicklaus Drive. The application was submitted by Andrew Fell on behalf of E&T Enterprises. 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 link compares allowed uses in the existing and proposed zoning districts: Permitted Uses and Provisional Attachment_CNtoCO.pdf

Both parcels were annexed and zoned as CN, Commercial Neighborhood in 2007. The property at 4402 Nicklaus Drive is currently operating a day care center while the 4302 Nicklaus Drive location 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.

PLAN COMMISSION PUBLIC HEARING

The City of Champaign Plan Commission will conduct a public hearing on Wednesday May 7th 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. Meeting materials will be posted here prior to the meeting.

QUESTIONS OR COMMENTS

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

On Wed. April 16th, 2025, at 4 pm, the City of Champaign Plan Commission will hear a proposed Annexation Agreement for 910 West Olympian Drive also known as the Babb Annexation Agreement. The annexation agreement is between the City of Champaign and Kevin Babb and Babb Farms, LLC. The annexation agreement does not annex the 69 acre tract to the City, but it is an agreement that when the property is annexed, it will have a zoning of CG, Commercial General and I-1, Light Industrial. Additionally, the Annexation Agreement highlights some public infrastructure improvements that will be made to the intersection of Boardwalk and Olympian, as well as Prospect Avenue, north of Olympian Drive.

Annexation Agreements are Public Hearings at Plan Commission and City Council, as stated the Plan Commission hearing will be on April 16th, and the City Council Public Hearing will be on May 6th, at 7:00 pm both hearings will be held in the Council Chambers of the City Building at 102 North Neil Street. Residents, Neighbors, and Interested Parties are welcome to come to the public hearings and voice their comments of support, concern, or general questions.

PL-25-18 910 W. Olympian - Location Map

PL-25-18 910 W Olympian - Babb Annexation Agreement

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

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.

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.

The Planning and Development Department has received an application from Amy Wong, on behalf of the current property owner of 919 West Hill Street, to allow a multifamily property to continue operating in the SF2, Single- and Two-Family Zoning District. The applicants are seeking to address property maintenance and building code issues at this vacant property, then use the building as a four one-bedroom apartment. A Special Use Permit is required to allow a multifamily use in the SF2 Zoning District before property renovation work can begin.

PLAN COMMISSION MEETING (4/16/25)

On April 16, 2025, at 4 p.m. in City Council Chambers (102 N. Neil St.), Plan Commission will consider a petition from the applicant to continue this case to May 21, 2025. The applicant has requested this second continuation so they can attend in person and address questions from Plan Commissioners and nearby residents. The applicant will not be present for the April 16, 2025 meeting. Meeting materials for the April 16th meeting are linked below.

Plan Commission Agenda for April 16th, 2025

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

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

PLAN COMMISSION PUBLIC HEARING

The Plan Commission held a public hearing to consider the omnibus text amendment case (PL-25-8) on Wednesday, February 19, 2025, at 4:00 p.m. at 102 North Neil Street, Champaign, Illinois in the City Council Chambers.

Meeting materials and a recording are linked below.

Report to Plan Commission for PL-25-8: Omnibus Text Amendment (external link)

CGTV Online Recordings - Board and Commission Meetings

The Plan Commission unanimously forwarded the omnibus text amendment case to the City Council with a recommendation of approval. This case will go to the City Council meeting on Tuesday, March 18, 2025 at 7:00 p.m. at 102 North Neil Street, Champaign, Illinois in the City Council Chambers.

OMNIBUS TEXT AMENDMENT

The Champaign Zoning Ordinance is Chapter 37 of the Municipal Code. The omnibus text amendment is a package of minor modifications to the Zoning Ordinance. Some of the proposed amendments are non-substantive in nature. Non-substantive amendments do not change how the ordinance operates in practice but rather fix incorrect references, correct typographical errors, and clarify vague language.

Some of the proposed amendments are substantive in nature and thus change how the ordinance operates in practice. These include:

• The revision of the definition for “Floor Area” to remove “enclosed recreational space”
• The addition of “Drive-Through” as a provisional use in the CN, Commercial Neighborhood District
• The elimination of “Freestanding Parking Lot” as a permitted use in the CB2, Central Business Downtown, and CB3, Central Business Campustown Districts
• The elimination of the permitted, provisional or special use requirement for accessory uses
• The elimination of the maximum area for child and adult day care centers
• The revision of code language for calculating vehicle parking space requirements
• The revision of code language for calculating accessory dwelling unit area
• The revision of code language requiring an Administrative Site Plan review, and
• The revision of code language prohibiting activity prior to subdivision approval.

QUESTIONS OR COMMENTS

If you have any questions or comments on the proposed omnibus text amendment, please reach out to:

Kat Trotter

Zoning Administrator

katherine.trotter@champaignil.gov

(217) 403-8800

212 E. University Ave (Ahrens-Divan-Wojnar Residence)

UPDATE: The application to remove the Local Landmark Designation for 212 E University Ave. was withdrawn by the applicant.

The Planning and Development Department has received an application from Deborah Cox and Mary Wojnar, the current property owners 212 East University Avenue, to remove the Local Landmark Designation for the Ahrens-Divan-Wojnar Residence. The applicants are seeking the removal in order to market the property for sale and demolition. The application and supporting documentation is provided in the materials for the Historic Preservation Meeting. The Ahrens/Wojnar Residence was designated as a Local Landmark by City Council on August 4, 1998. The residence was also listed on the National Register of Historic Places on October 11, 2011.

HISTORIC PRESERVATION MEETING

The Historic Preservation Commission will review the application to remove the Landmark Designation on Thursday December 5, 2024 at 4 p.m. in the City Council Chambers (102 North Neil St, Champaign) to review the application and hear public input. Meeting materials are posted below:

PL24-0031 Report to HPC

Attachment A - Location and Zoning Map

Attachment B - Application, Supporting Narrative and Photographs

Attachment C - Council Bill 1998-215

Attachment D - National Register of Historic Places Registration Form

Attachment E - Administrative COA

PLAN COMMISSION PUBLIC HEARING

The Plan Commission will hold a public hearing to consider the application to remove the Landmark Designation on Wednesday December 18, 2024 at 4 p.m. in the City Council Chambers (102 North Neil St, Champaign) to review the application and hear public input. Meeting materials are provided below.

PL24-0031 Report to Plan Commission + Attachments

QUESTIONS OR COMMENTS

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

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

Upcoming Garden Hills Neighborhood Improvements and Construction – Public Meeting

The City will soon begin construction on improvements to make Garden Hills safer, more resilient, and better connected. To share project details, including the timeline and construction impacts, we invite you to a public information meeting on November 18, 2024, from 4-6 pm at 1804 North Mattis Avenue. Residents, property owners, and community stakeholders are encouraged to attend to learn more and provide feedback.

At the meeting, City project staff and our partners from Clark Dietz engineering will share details of the planned improvements to Paula Drive, Cynthia Drive and Garden Hills Drive, including road closures and detours. There will be opportunities for questions and community input. Design work is being finalized now. Construction will begin in 2025.

Attendees can also learn about the construction underway on the south side of Garden Hills. Hedge Road and Summerlin Lane, between Hedge and Holly Hill, will be reconstructed with new curbs, gutters, sidewalks, and lighting.

Two large ponds will capture stormwater runoff, helping to alleviate neighborhood flooding. Walking trails, landscaping, and a new Hedge Park with playgrounds, sports courts, and picnic areas will surround the basins.

These improvements reflect years of collaboration between the City and Garden Hills residents. Your partnership has shaped this vision, and we’re excited for the enhanced quality of life you will experience after construction.

We hope to see you on November 18th! If you have any questions in the meantime, please reach out to the project management team (contact information on the right side of this page).

More information on the Garden Hills page.