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Transformation
Campustown’s buildup marks the dawn of a cosmopolitan era
3:00 am Nov 8 - by Colin Bird – Buzz writer
Have you gotten the memo? Champaign is moving up in the world in a big way. There are scores of projects under development throughout the city, including a $40 million addition of the Prospect Avenue industrial parks, the $43 million business building on campus and the ubiquitous $100 million renovation of Memorial Stadium. These million dollar projects are great and are typical to Champaign. The University is constantly building to stay competitive and the “sprawl” is always growing. What is different this time is the organized effort to improve Campustown.
To understand why all these grand projects are occurring in Campustown you probably should know its recent history. You don’t have to go far back to see how Campustown once looked. There used to be four lanes of traffic, closed-down storefronts, unattractive streetscapes and no buildings newer than the ’20s. On top of this, the area would flood on a regular basis, causing extensive damage.
It was under Chancellor Michael Aiken (the man behind Freshman Convocation, Living-Learning Communities and the increase of seasoned faculty to the University) where the initiation of our Campustown came to be. Chancellor Aiken called the neighborhood the “front door” to the University and stated it needed to be redeveloped to present the best image to students, alumni and visitors of the campus. So the Chancellor created Campustown 2000, a private non-for-profit that was charged with transforming the area.
The combined influence of Champaign City government, the University and Campustown 2000 led to two pivotal game-changers for the neighborhood: the taming of Boneyard Creek and the reduction of Green Street traffic.
Terry Blakeman from Champaign’s Advance Planning Division said the worst flooding usually occurred around Fourth and Green Streets. Blackeman says Champaign prioritized the construction of the $23 million Healey Street Detention Basin and the channelization of Boneyard Creek (which is now mostly underground) in 1999 to sop the flooding. In 2002, the $4.5 million face lift of Green and Wright Streets occurred, which transformed Wright Street into a one-way lane and Green Street into a three-lane street. The plan also called for increased beautification including the flowerpots, trees and lampposts seen today. It was around this time when JSM Management Inc. struck gold.
“The Green Street Towers are really Ground Zero,” says Jill Guth, CEO of Campustown 2000 and director of development at JSM. “It was the first major project in Campustown following the streetscape and flooding improvements.”
The building now houses Subway, GameStop, Smoothie King, Travel Adventures and Kaplan and four-bedroom apartments that averages around $2400 a month and are always full. Guth says, “There was a lot of untapped demand in the core area that was waiting for something like this.”
Almost seven years later, the demand never dropped, spurring more development. Walking off campus, past the Alma Mater and on to Green Street is where all the evidence is. Nearly the entire eastbound lane of traffic has been redirected until Third Street. Here, two critical Campustown structures are being built. Across from the Illini Media Center, 507 E. Green St. is the construction site of a seven-story office building, which will house Champaign’s first Urban Outfitters. Guth says retail is vital to developing the area. “This has been one of the biggest requests from students ... the ability to purchase clothing in the Campustown area and not have to go to North Prospect for items.”
JSM has built its reputation around self-filling prophecies. “Urban Outfitters will create more attention for Campustown and other national retailers will follow,” says Guth.
JSM prides itself on building top-notch retail spaces, like buildings they renovated that now house Chipotle, Noodles & Company, Flat Top Grill and Penn Station.
While JSM has the retail side covered, Campus Acquisitions and Roland Realties have teamed up to build and manage Champaign’s tallest building. Located on 309 E. Green St., the 24-story building will have 110 apartments in two and four-bedroom arrangements. The $20 million building should be completed by August and Roland is leasing them now, with four-bedrooms averaging $3,000.
Parking will probably get worse before it gets better, which many developers see as a major problem. Guth says, “The need for a public parking deck to serve needs on Campustown is paramount if retail is to grow any further.”
There are plans to build a parking deck on Lot J (located next to Legends), says Blakeman.
Affordability of housing will become another problem. Rents in the prime locations are sometimes exceeding the cost of University Housing (without the meal plan included). Philip Rushing, finance professor, says wealthier students are coming to the school and they can afford the cost, “There are some more people from the wealthier parts of Chicago whose parents can afford to put them in that nice of place and they’ll pay for it.” However, Rushing believes they represent a minority of the student population, “apartments that aren’t as nice or in as good of locations will be able to underprice them.” Rushing owns several apartments on campus and plans to fall back on “underpricing” if more high-end units are constructed.
As Campustown continues to grow, so does downtown Champaign. Blakeman, from Champaign’s Advance Planning, recognizes Champaign’s development created three city centers: downtown Champaign, Campustown and downtown Urbana. For over a decade, the government has tried to come up with a plan that would unite them.
The government believes the Burnham District can create that union. The area used to be home to the old hospital and through the help of government subsidies, Marquette Management has begun developing the area into a $40 million complex. Theresa Kramer, spokeswomen for 310 Burnham says there will be an 18-story building, a parking deck and most importantly, the new County Market grocery store.
Blakeman says the Boneyard Second Street Reach, an addition to Scotts Park, will create an urban park connection to Campustown, the Burnham District and downtown Champaign.
If their plans come true, actual residents and townspeople will be living amongst students, like in Urbana. Can the quintessential college bum and upstanding career mogul get along? If the government and developers are right and we can, Campustown will quickly become Campaign’s hub, rather then its student ghetto.
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