In-Town Zoning Study

January 4, 2018 Update

Proposed Interim Development Ordinance (IDO) for three In-Town Zoning Districts

In response to neighborhood concerns and input at recent public meetings, Staff is proposing an Interim Development Ordinance (often referred to as a “moratorium”), or IDO, for a period of 180 days while the existing In-Town Zoning regulations are under review.

The IDO would place limitations on development in the IT-MF, In-Town Multi-Family, IT-MX, In-Town Mixed Use and IT-NC, In-Town Neighborhood Conservation Zoning Districts.  The IDO does not impact the IT-SF1, In-Town Single-Family or IT-SF2, In-Town Single and Two-Family Zoning Districts.

On Tuesday, January 16, 2018 Champaign City Council will consider the Interim Development Ordinance following a public hearing which is scheduled for 7:00pm in the Council Chambers located at 102 N. Neil Street, Champaign.  The public is invited to give input at the public hearing.

More information can be found here.

December 7, 2017 Public Meeting

Thank you for attending the In-Town Neighborhood Listening Session on December 7th!

On Thursday, December 7th approximately 70 residents attended the Listening Session at the Champaign Public Library.  At the sesssion, Rob Kowalski, Assistant Planning and Development Director, gave a presentation on the evolution of the In-Town area as well as an explanation on how the existing zoning districts work.  He also provided an overview on the process for making improvements to the In-Town Zoning regulations.









The PowerPoint of the presentation can be viewed here.  Following the presentation, participants engaged in a survey activity where they were asked to note what they liked and disliked about 10 different buildings from the neighborhood.  Pictures of those buildings were displayed around the room.

Nine City Staff members attended the meeting to listen to residents one-on-one during the exercise.  Council members Alicia Beck (District 2) and Greg Stock (District 4) where also present to speak with constituents.

The results of the survey will be posted by December 20.  Additional information on next steps will be posted soon as well.

To receive updates on this project email


“In-Town” generally refers to the neighborhoods west and south of Downtown Champaign extending roughly from Columbia Street on the north, Randolph Street on the east, John Street on the south and Prospect Avenue on the west.  An additional area of In-Town zoning extends south along the Randolph and State Street corridors from John Street to Avondale Avenue. Many residents also refer to these neighborhoods as “Old Town” although the name of the zoning districts refers to “In-Town.”

Zoning Map of the In-Town Area


In-Town consists of five separate zoning districts and each one allowing different types of development.  The five districts include:

The IT-SF1 district allows primarily single-family residential although two-family homes are allowed and existing homes can be converted to up to two units. Other uses such as schools, daycares, etc. are allowed in the district with restrictions.

The IT-SF2 district allows primarily single and two-family residential although existing homes can be converted up to three units. Other uses such as schools, daycares, etc. are allowed in the district with restrictions.

The IT-MF district allows primarily residential including low and mid-rise apartment buildings. Existing homes can also be converted to apartment units or office use. Other uses such as schools, daycares, hospitals, etc. are allowed in the district with restrictions.

The IT-MX district allows variety of uses including residential (single to multi-family), offices, clinics, etc. This district allows for the greatest range of uses and is located mostly on the busy streets.

The IT-NC district allows a primarily residential ranging from single-family to apartment buildings. The district also allows existing building to be converted to apartments or even offices. Other uses such as schools, daycares, hospitals, etc. are allowed in the district.



The In-Town Zoning Districts were implemented in the late 1980s following a neighborhood planning effort focused on the issue of incompatible multi-family redevelopment in the neighborhood.  The deterioration of some of the older homes, coupled with the multi-family zoning, led to the demolition and subsequent redevelopment with small to mid-sized apartment buildings in a scattered pattern across the area.  Often built “sideways” between two other single family homes to fit on the lot originally platted for a single-family home.

This led to the desire of residents to protect the neighborhood from further incompatible redevelopment and as a result, the new In-Town Zoning District regulations established strict requirements on development of multi-family.  This included restricting where multi-family was allowed and limiting the size of buildings.  The In-Town Zoning District regulations did not, however, regulate the design of multi-family buildings.


Original 1988 In-Town Plan


Since the In-Town Zoning Districts were adopted nearly 30 years ago, not much redevelopment has occurred in the neighborhood.  However, within the last few years, several new projects have been built indicating a renewed interest in building in In-Town.  While these projects were compliant with the In-Town zoning regulations and did not require any special allowances from the City, they are seen by some as changing the character of the neighborhood too much, particularly with their design.

509 South Elm Street

213 West Green Street

408 South Prairie Street


“Zone Champaign” is an effort by the City’s Planning and Development Department to update and modernize the Zoning Ordinance.  Recently, the zoning regulations for Downtown, Campustown and Midtown were updated.  They are now crafted to better accommodate what is known as “infill development” and in some cases contain basic design requirements so buildings are more attractive and designed to be more accommodating to the neighborhood.

The next update planned for the Zoning Ordinance were improvements to the In-Town zoning regulations.  The City’s Comprehensive Plan, called Champaign Tomorrow, does place an emphasis on infill development instead of further expanding the boundaries of the City.  However, it is recognized that infill development has to be done carefully and with respect to established neighborhoods.  This is where the details of the Zoning Ordinance are very important.

There are no specific changes proposed to the Zoning Ordinance for the In-Town Zoning Districts right now.  However, as the Planning Department embarks on drafting proposed changes, input from residents of the area is sought.