Urbana planning staff look to boost high-density development near UI campus

Jana Wiersema, The News-Gazette, Champaign-Urbana, Ill.
·2 min read

Jul. 11—URBANA — City planners are hoping to spark more high-density development near the University of Illinois campus by adjusting zoning regulations.

The Urbana Plan Commission will consider whether to recommend the proposal to the city council at its meeting at 7 p.m. today.

Planning staff are proposing to make a number of changes to the "General Business — University" zoning district (B-3U), which includes the west side of Lincoln Avenue, and rename it as "Campus Mixed-Use."

The new district "is intended to provide opportunities to redevelop areas close to the University of Illinois campus at high densities, with a mix of commercial, office and residential uses," according to the proposal. "Developments should be designed to be pedestrian-scale, with buildings close to the street, wide sidewalks, landscaped areas, few driveways, on-street parking, and parking behind structures. Large-scale developments containing only single uses are discouraged within this classification."

According to principal planner and zoning administrator Kevin Garcia, the B-3U district was created in 1990 and was meant to provide "a range of business and office uses" close to the UI, as well as high-density housing options near campus.

"To date, development and redevelopment has been slow and does not reflect the intent of the district," Garcia wrote. "Meanwhile, in similarly situated areas in Champaign, development has been robust."

In discussing the proposal, Garcia said there are two main reasons for the district's underperformance. One is that the goal of developing university-related office uses close to campus was "eclipsed" by the creation of the UI Research Park in Champaign. Additionally, the requirements — particularly in regards to parking — ended up countering its goal of attracting high-density housing.

"The result is that the demand for high-density, campus-oriented housing has been satisfied largely by redevelopment of sites in Champaign," he wrote. "Not only is that a significant lost opportunity for the city of Urbana to build its residential tax base, but the related neighborhood-serving uses that would accompany those high-density residential uses are also being developed in Champaign. Urbana's residents lose twice."

He added that there are "large, well-situated parcels" within the district that are "ripe for redevelopment," and approving the proposal will "allow appropriate and desirable development to proceed in a timely manner."

Proposed changes include:

* Requiring off-street parking only for "larger residential projects" (20 bedrooms or more) and reducing the amount required to 0.25 spaces per bedroom.

* New bicycle parking requirements.

* Removal of "floor-area and open-space requirements."

* Setting a maximum building height of 120 feet.

* Changes to which uses are allowed within the district.