Report: Midtown Champaign Design Proposal

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Healing the First Street/Springfield Avenue Hub Champaign, IL

Cementing a Cultural District at the First Street/Springfield Avenue Intersection

Developed By: Maximillian Mahalek

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overview

The Springfield Avenue/First Street “Hub” is pock-marked by a series of weaknesses and strengths. Its weaknesses, including dilapidated sidewalks, heavy billboard advertising, and some auto-oriented development, present opportunities for improvements, which can then be tied into some of the hub’s strengths. These include its few blocks with strong pedestrian infrastructure and well-scaled building setbacks.

Photo Source: M. Mahalek

The following document is tended to serve as a guide in establishing a “cultural hub” at the intersection of First Street and Springfield Avenue in Champaign, IL. Through the negative physical impacts of economic contractions and auto-oriented development patterns, the area surrounding this intersection has lost much of its vibrancy and identity over past decades. Indeed, today, it is more often defined as what it stands between rather than by what it offers to the community. Through the implementation of signage, streetscape, and building design guidelines, as well as the offering of land-use incentives, it will be possible to establish a “cultural district” that is centered on this Hub. This district will provide sought-out recreational and entertainment opportunities to both students from the University of Illinois, as well to visitors and permanent residents of the Champaign-Urbana area. The Hub will be physically centered onto a park that will be established around a redesigned Healey Street Basin, and which will be connected to both Scott Park and the Second Street Basin via the Boneyard Greenway, enhancing accessibility in the community and providing additional space for recreational activities.

Throughout this document, you will find a brief analysis of the strengths and weaknesses of the Hub as it currently exists, specifications of the goals for this project, and strategies to be undertaken over the next few decades to achieve these goals. Moreover, you will find a series of images and projections that help explain how the Hub will be retooled into a vibrant, accessible, and culturally-invested community. If you have any questions, please do not hesitate to contact the author of this plan, Maximillian Mahalek, at [email protected].

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table of contents

Overview-i

Table of Contents- ii

Context- 1

Site- 2

Strengths- 3

Weaknesses- 4

Goals- 5

Strategies- 6

Infill/Development Plan- 7

Streetscape and Signage Plans- 8

Elevations- 9

Cross-Sections 10

Axonometric View- 11

Parking Needs- 12

Conclusion- 13

Works Cited- 14

The neighborhood is characterized by a diversity of building types and land-use schemes, often making for heterogeneous blocks that appear in-cohesive in

design and layout.

Photo Source: M. Mahalek

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context

Campustown

University of Illinois Campus

Downtown UrbanaDowntownChampaign

InitialStudy Area

Campustown

Campustown

O Feet 800 FeetN

1,600 Feet

1 Inch= 1,050 Feet

N

Third Street

First Street

Second StreetPedestrian Path

Building

Illinois Central Railroad

University Avenue

Green Street

Church Street

White Street

Springfield Avenue

O Feet 525 FeetN 1,050 feet

1 Inch= 1,050 Feet

Initial Study Area

Proposed Neighborhood Hub

In beginning this initiative, I examined an “initial study area” as depicted in Map 1, typically referred to as “Midtown Champaign.” This study area is better defined by what it is between, rather than by what it offers. Positioned between the University of Illinois’s dense Campustown and a revitalized downtown Champaign, the study area’s unique location contributes to a wide diversity of land uses and building types (a diversity reinforced by the fact the area has undergone significant economic transformations, reliant on everything from coal storage to clothing boutiques). Recently, land-uses and building types oriented towards serving students has emerged in the study area, as Campustown continues to grow.

The intersection of Springfield Avenue and First Street marks a significant physical separation between the southern portion of the study area, which is organized around student needs, and the portion to the north characterized by an industrial economic heritage. Through changes in building design and land-use policy, a “cultural district” can be centered on this intersection that utilizes green infrastructure and forms a link between Champaign’s two economic hubs. More importantly, this re-energized “hub” (Map 2), with its unique offerings and building designs, will also serve as its own attraction.

Development from Campustown is encroaching onto what is commonly referred to as Midtown Champaign.

Photo Source: J. McCann

Map 1: Context of the Study AreaMap 2: Proposed Neighborhood Hub

*Larger streetnames denote more prominent streets.

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site

Springfield Avenue

Green Street

Firs

t Str

eet

Illin

ois C

entr

al R

ailro

ad

N O Feet 300 Feet150 Feet

1 Inch= 300 FeetProposed Neighborhood Hub

Healey Street Basin

SecondStreet Basin

Mixed-Use Structure

Multi-Unit Residence

Single-Family Residence

Commercial

Restaurant

Industrial

Parking Lot

Vacant

Green Street

Firs

t Str

eet

Illin

ois C

entr

al R

ailro

ad Springfield Avenue

N O Feet 300 Feet150 Feet

1 Inch= 300 Feet

Map 3: Physical Look at Proposed Neighborhood Hub Map 4: Current Land-Uses in Proposed Neighborhood Hub

The proposed neighborhood hub would be centered at the intersection of First Street and Springfield Avenue, roughly halfway between downtown Champaign and Campustown. As you can see in Map 3, the urban fabric in the neighborhood is currently torn up by lots that are either vacant or dedicated to parking (servicing both auto-oriented commercial developments and high-intensity student housing structures). The Second Street Basin, located north of Springfield Avenue, provides flooding controls and helps facilitate travel through the community, and may potentially attract development in the near future. In contrast, the Healey Street Basin (another flood control mechanism), along with the Illinois Central Railroad, stand as significant barriers to development and travel in the community.

Due to the neighborhood’s unique economic heritage, the Springfield Avenue/First Street Hub is currently characterized by a wide range of land-uses, from autoshops to an adult boutique. This heterogeneity provides somewhat of an opportunity for economic stabilization and employment growth, but in its current state, produces an environment that is aesthetically unpleasing (and which likely harms property values).

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strengths The Second Street Basin facilitates travel in the neighborhood, and provides both a scenic recreational spot for local residents as well as flooding controls.

Photo Credit: J. McCann

AMKO Market, as well as several popular restaurants, attract numerous visitors to the community, and offer stable employment opportunities.

Photo Credit: M. Mahalek

Building

Neighborhood Core

Third Street

First Street

Second Street


Green Street

White Street

Springfield Avenue

Strengths

O Feet 250 FeetN 500 Feet

1 Inch= 500 Feet

Strengths throughout the core:

Several strengths permeate the neighborhood, including a mix of housing options, some blocks with pedestrian-oriented building designs, and the presence of (admittedly decrepit) bicycle infrastructure. Photo Credit: M. Mahalek

Map 5: Current Strenghts of the Hub

Mixed-Use buildings provide for greater economic activity, and are often associated with higher building densities and urban vibrancy.


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weaknesses Auto-oriented lot and building designs prohibit pedestrian flow and detract from opportunities for economic rejuvenation.


Decrepit sidewalk infrastructure increases risks for pedestrians and minimizes one’s desire to travel throughout the Hub currently.


The Healey Street Basin leaves a large hole in the urban fabric, and prohibits development within the neighborhood.


Other weaknesses in the neighborhood include the presence of vacant lots, numerous billboard advertisements taking up whole lots, and an unappealing mix of some land uses.


Building

Neighborhood Core

Third Street

First Street

Second Street


Green Street

White Street

Springfield Avenue

Weakness

Pedestrian Path


1 Inch= 500 Feet

Weaknesses throughout the core:

Map 6: Weaknesses of the Hub

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goalsVision Statement for the Hub:

A cultural district focused on the Hub at the intersection of Springfield Avenue and First Street will provide residents and visitors a physical spaces in which they will be able to explore the arts and partake in recreational activities. The establishment of this district will lend to the development of an identity for a neighborhood that is often defined by what it stands between. Vibrancy is to be returned to the community through an intensification of population density and the orientation of space around the pedestrian, as well as through the provision of compatible land-uses.

Goals for the Hub: 1. Create a healthy, accessible Hub.

2. Repair the urban fabric of the Hub.

3. Establish a cultural district in the Hub that offers a range of recreational and entertainment opportunities.

Precedents: Lubbock, TX Cultural District Pittsburgh, PA Cultural District

Although rustic in nature, the Lubbock, Texas Cultural District offers a variety of entertainment venues and historic landmarks

within walking district. Moreover, its utilization of public art and the reclamation of some industrial land makes the entire area a

well-known landmark throughout Texas. Several green spaces also provide recreational opportunities.

See more at: http://www.lubbockculturaldistrict.org/

The Pittsburgh Cultural district is characterized by dozens of galleries, restaurants, and entertainment venues, all in close

pedestrian proximity. It has strong bicycle and bus connections, and is host to numerous community events.

See more at: http://www.trustarts.org/about/explore/

strategies

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Short Term (0-5 years)

Separate bicycle lanes from automobile traffic (Goal 1)

Repair and increase number of historic, solar-powered street lights along First Street (Goal 1)

Introduce neighborhood signage and public art to contribute to the community’s character (Goal 3)

Add color crosswalks, sidewalk trees, and benches to benefit pedestrian and improve aesthetics (Goals 1 and 2)

Mid-Term (10-15 years)

Introduce a hybrid code of building design regulations and land-use incentives that attract entertainment and recreation-related land uses (Goals 2 and 3)

-Introduce building design regulations that increase density within the community and emphasize pedestrian access (Goal 2)

Promote the installation of environmentally sustainable features in both new and old buildings (Goal 1)

Incentivize the Cities of Champaign and Urbana, as well as the University of Illinois, to hold cultural and recreational events within the neighborhood (Goal 3)

Integrate the Hub into development encroaching into the neighborhood (Goal 2)

Long Term (20+ years)

Develop a park and water feature on the site of the Healey Street Basin that maintains flooding controls while expanding recreational opportunities for residents and visitors- this will require the use of imminent domain (Goals 2 and 3)

Continually modify building regulations in a manner that allow for increased densities while preserving the identity of the community as a cultural node (Goal 2)

Reorganize parking of existing buildings to be behind (or under) structures, as is physically and financially feasible (Goal 2)

A hybrid form-based code that utilizes both design and land-use regulations to promote pedestrian-oriented development and culturally-related uses should utilize the “T-5” zone of the urban transect as a guide, as the Hub is currently urban in nature, but requires improved connectivity and greater building density.

Photo Credit: http://www.planningtoolexchange.org/tool/form-based-code

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infill/development plan

Third Street

First Street

Second Street

Springfield Avenue

Buildings NotIn Hub

Existing Pedestrian Path

Proposed Park Extension

Proposed Water Feature Extension

Proposed Infill Development

Proposed Preserved Building

Proposed Mixed-Use Parking Lot With Office Space on First Floor

Proposed Pedestrian Path Expansion

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2


1 Inch= 300 Feet

35

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Proposed Developments by Land-Use/Building Type:

1- restaurant (17,424 square feet)

2- residential structure with commercial on the floor (99, 316 square feet)

3- institutional structure/museum (83,365 square feet)

4- mixed-use 500 space-parking deck (25,700 square feet office space)

5- park field house (11,325 square feet)

6- residential structure with commercial on first floor (33,976 square feet)


8- institutional structure/theater (5,227 square feet)


10 - automobile repair shop (17,860 square feet)

11- office structure with commercial on first floor (AMKO, 23,522 square feet)

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11

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ExistingIllinois Central Railroad

Neighborhood Hub

New development will help fill the current holes in the urban fabric that hold the Hub back from realizing its full socioeconomic potential. New developments will include mixed-use residential/commercial and residential/office structures, as well as institutional uses such as theaters and museums. The formation of the Healey Street Basin into a park/water feature, and its connection with the Second Street Basin and the Boneyard Greenway, will enhance access to green environments for residents and visitors, and incentive development focused on both basins. The area is a well-known market for several successful automobile shops, and the opportunity to build on this market should not be denied (even though it is not a “cultural” land use). Some existing structures, particularity historic or well-designed ones, should be preserved and integrated into new development. Total new development will equal 333,370 square feet in area.

A sense of community identity will further be produced through design guidelines that recommend the utilization of brick and glass, to symbolize both the neighborhood’s industrial past and its exciting future.

Proposed Developments:

1- restaurant (17,399 square feet)


3- institutional structure/museum (83,365 square feet)

4- mixed-use 500 space-parking deck (25,700 square feet office space on first floor)

5- extended park field house (11,325 square feet)



8- institutional structure/theater (5,227 square feet)


10 - automobile repair shop (17,860 square feet)

11- office structure with commercial on first floor (home to AMKO, 23,522 square feet)

Map 7: Infill Plan for the Hub

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streetscape and signage plans

Streetscape Enhancements: Along with the streetscape improvements recommended in the strategies section of this plan, The following improvements are also recommended:

Sidewalk width minimums of five feet, along with right-

of-way for utilities/trees.

Additional bicycle racks and utilities stations.

Benches and tables with scenic or otherwise pleasant views.

Additional curb cuts to improve ADA- accessibility.

Signage Enhancements: Enhancements to signage and public art will allow residents to explore and traverse the Hub,

as well as provide the Hub with its own identity.

Signage can promote cultural and recreational activities and facilities, as well as attract visitors to the new park surrounding th

Healey Street Basin.

A mural can make use of dead walls and contribute to a sense of place.

Image Credits: M. Mahalek, J. Mc-Cann, and http://blog.seattlepi.com/walling-ford/2010/05/06/cut-it-out-wallingford-curb-cuts-that-is/

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elevations

Existing Apartment Building Proposed Mixed-Use Parking LotTerminal Vista View

N

84 Feet 145 Feet 69 Feet

Proposed Parking Lot

55 Feet

Museum/Institutional Building Existing Restaurant (South China Sea)

BuildingRear Setback

Parking Lot

85 Feet 67 Feet32 Feet

N

7 Feet

Elevation of the west end of Springfield Avenue, facing south-

Emphasis: Development of a museum/institutional building brought up to the street, as well as the concentration of parking spaces into one well-maintained lot at the South China Sea restaurant.

Elevation of Springfield Avenue immediately west of First Street, facing south-

Emphasis: Development focusing on to the new park surrounding the reoriented Healey Street Basin (with parking located behind residential complexes). Park is to be characterized by public art and biking/walking trails, as well as by recreational facilities (such as a regulation soccer field) and a field house (hidden from view).

Image Credits: M. Mahalek

cross-sections

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Proposed Park Extension and Parking Garage (Background)

SidewalkROW

Traffic Lane(West)

CentralTurn Lane

Traffic Lane(East)

SidewalkROW

Mixed-Use Building

N

ProposedField House/Restaurant

(Background)

189 Feet 44 Feet 11 Feet 12 Feet 12 Feet 12 Feet 11 Feet 45 Feet

ProposedMixed-Use Building

(Home To New AMKO)Sidewalk

ROW

BicycleLane

TrafficLane

(North)

Parking Lane

Proposed Park Extension(Leading Into Background)

TrafficLane

(South)

SidewalkROW

N

50 Feet 14 Feet 5 Feet 9 Feet 10 Feet 10 Feet 5 Feet 14 Feet 40 Feet

BicycleLane

Cross-section of Springfield Avenue facing west from First Street-

Emphasis: Park surrounding the reoriented Healey Street Basin will serve as a landmark and will be accessible to pedestrians. Color crosswalks will benefit pedestrian flow, parking structure will contain offices on its base, and structures will be pulled up to the street.

Cross-Section of First Street facing south from Springfield Avenue

Emphasis: Structures along First Street will be mixed use (which can include office or residential spaces with commercial on the first floor). Bike lanes will be colored and eventually physically separated. New and old uses (white buildings with blue windows) will be integrated into new urban fabric. Historic streetlights will provide community with character, but should be solar-powered.

Image Credits: M. Mahalek

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axonometric view

N

Springfield AvenueFirst Street

The reorientation of the Healey Street Basin, along with a development of a park around this new feature, will require significant engineering and municipal finance operations. But these obligations and costs will be worth opening up a portion of the community long forgotten.

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parking needs

Table 1: Parking Requirements for New Development per ITE Manual

As illustrated below, if the ITE Manual guidelines were to be followed, 898 parking spaces would be required to accompany the addition of 333,370 square feet in new building area proposed (see Table 1). This parking can partially be accomplished via the provision of a parking deck along the western end of Springfield Avenue which will have 500 spaces. It is expected that individuals conducting business in, or visiting the Hub, will walk the short distance from this structure (although, pending regulations, ADA spaces may be required to be provided on-site or on-street). Moreover, this parking deck will have offices at its base, in order to ensure increase street activity.

Additional parking will be provided on site, and it will be required in the building design guidelines that parking be placed behind structures as is physically possible in order to ensure the maintenance of a strong urban fabric. Parking can be shared between uses. Parking needs will be further minimized with the utilization of public transportation and bicycle infrastructure, enhancing accessibility to the Hub.

Shared on-site parking behind uses enhances the urban fabric along streets and provides greater room for pedestrian flow.

Photo Credit: http://www.mto.gov.on.ca/english/transit/supportive-guideline/creating-transit-

Lane-Use Square Footage (sq. ft.) Parking Spaces Required per ITE ManualRestaurant 17,399 174Residential 115,418 110Commercial 41,124 155

Office 41,382 124Industrial 17,860 36

Institutional 100,188 299Totals 333,370 898

conclusion

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The redevelopment of the Springfield Avenue/First Street Hub as a cultural district will provide a variety of new recreational and entertainment opportunities to local residents and visitors alike. Through enhanced building design and streeetscape regulations, as well as the promotion of land-use incentives, a pedestrian-oriented environment will be achieved that contributes to the type of vibrancy currently lacking in the Hub. Moreover, the establishment of this cultural district will create an new economic engine in the Champaign-Urbana community, improving the local economy and offering an enhanced social utility.

Progress towards the realization of this plan will be long, technical, and incremental. However, by pursuing the design and land-use guidelines recommended here, it may be possible to return the beat to the geographic heart of Champaign-Urbana.

The obvious current weaknesses of the Hub portent the unob-vious strenghts of its future.

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works cited

Designgin Walkable Urban Thoroughfares. Institute of Transportation Engineers (ITE). Web. Accessed at http://www.ite.org/css/

Kai, Tarum. Adjunct Professor. UP 426. University of Illinois at Urbana-Champaign.

Lavigne, Devin. Adjunct Professor. UP 426. University of Illinois at Urbana-Champaign.

(1960). Lynch, Kevin. Image of the City.

Documents

Report: Midtown Champaign Design Proposal