Urban Planning- Development proposal by Tushar Kokitkar

Country Fair Complex A New Downtown Champaign, Illinois Tushar Kokitkar UP 503: Physical Planning

EXECUTIVE SUMMARY The purpose of this report is to present a master plan for the Country Fair Shopping Center Site in Champaign. The report proposes ‘Country Fair Complex’ designed on New-urbanism design paradigm. The master plan aims to promote sustainability and create healthier environment for the residents of the city. It aims at creating a new downtown area for the western part of the city, further attracting development in the nearby areas and extneding the city limits. The methodology includes conducting a suitability analysis to understand the constraints of development. Further, a socio-economic and financial feasibility study to propose the best fit development on the site. Socio-economic analysis The socio-economic analysis and the SWOT analysis done, suggest that a mix of commercial and residential development for the rersidents of the area would be the most beneficial. the census analysis predicts the decrease in housing, further supporting the proposal. Financial Feasibility Financial Feasibility uses a real estate pro forma and results in proposing a mixed development with commerical retail shops, multifamily housing and open space int he form of green buffers, rain gardens for Country Fair Complex. New urbanism The new urbanism deisgn paradigm helps integrate these developments proposed. the central green space proposed as a rain garden, amphitheatre, trail park along with the retention pond, acts as a breather space for the surrounding context. The park can be accessed by outsiders or people within the complex.

Table of Contents EXECUTIVE SUMMARY

INTRODUCTION

SOCIO-ECONOMIC

FINANCIAL FEASIBILITY

SITE SUITABILITY

NEW URBANISM

MASTER PLAN

STREET DESIGN

CONCLUSION

APPENDICES

INTRODUCTION Country Fair Shopping center is ripe for transformation in the City of Champaign: adjacency to a variety of land uses and a diverse network of people optimize success of dynamic new development. Country Fair Complex Seizing this opportunity, Country Fair Complex envisions a multi-functional, non-exclusive, pedestrian-centered, nature-oriented development that integrates local community actors, land uses, and residents. It has walkable spaces for shop, live and recreation that cater needs of all residents making their life easy.

SOCIO-ECONOMIC The immediate surrounding •

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It is observed that the plots located to the north, along the I-72 are zoned as Commercial General District (CG). The current development consists of a superstore (Schnucks), restaurants, shopping center, lumber store, and public buildings. The land use to the west is CG and Multifamily High Density, Restricted Business District (MF3). The plots contain housing and public buildings along the Country Fair Dr. Restaurants can be found along W Springfield Ave. To The south a rather mixed zoning can be found consisting of I1 (Light Industrial), CI (Commercial Industrial), CO (Commercial Office), MF1 (Multifamily Low Density) and SF1 (Single-family). The zone to the east is majorly SF2, SF1 and CG.

The city context •

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Figure 2 shows the location of site with respect to the city of champaign. University of Illinois Urbana-Champaign is an important source of employment in Champaign which is located at the western end of the city. This acts as a major hub for commercial and residential development. Downtown Champaign, another major hub bustling with commercial and office buildings, is located towards the western boundary as well near the Illinois bus terminal. The site, being located far from these centers, has a lot of commercial development in its immediate surrounding. This development caters to the residential development nearby and acts as a rest stop for population entering Champaign from I-72.

Figure 1: Land use map for champagin with site marked.

SOCIO-ECONOMIC Proximity to transport Roads: • Two major roads running along the north and south boundary of the site; W University Ave and W Springfield Ave connect the site to the city of champaign. • The presence of I-72 and the connection of W Springfield Ave to I-57 provide easy and quick access to neighboring counties and the rest of the country. Bus: • Multiple bus stops are located on W University Ave, W Springfield Ave and Country Fair Dr. providing public transport connectivity. • The Illinois bus terminal which connects the city to the rest of the country visa bus, is located to the western end, far from the site.

Cycling/ walking: • No cycling lanes or pedestrian pathways are found along the roads abutting the site. • The presence of I-72 renders W University Ave dangerous for cyclists and pedestrians. Traffic analysis: • It is observed that there is traffic along W University Ave and W Springfield Ave during peak hours. This could lead to congestion and hamper access to site during these times.

Champaign portrait

Industries Downtown Champaign Site

Residential developement University of Illinois Urbana Champaign

Figure 2: Map showing site context.

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This map was prepared with geographic information system (GIS) data created by the Champai gn County GIS Consortium (CCGISC), or ot her CCGISC member agency. These entities do not warrant or guarantee the accuracy or suitability of GIS data for any purpose. The GIS data within this map is intended to be used as a general index to spatial information and not i ntended for detailed, site-speci fic anal ysi s or resolution of legal matters. Users assume al l ri sk arising from t he use or misuse of t hi s map and information contai ned herein. The use of this map constitutes ack nowledgement of this disclaimer.

y, Decem ber 12, 2023

SOCIO-ECONOMIC Census analysis and housing. This indicates that more • The site lies within Census Tract 10. The families have moved in the tract. population of the neighboring census will also benefit from the development • Tract 9.02 (higher SF1 and MF1 zone plots) shows the most increase in proposed on the site. Hence the population and housing from 2010 and neighboring census tracts 9.02, 9.01, 7, 2020. This indicates new residential 110.01, 110.02, 11 and 12.01 abutting development in this tract. census tract 10 are studied along with census tract 10 to understand the • Thus, it can be concluded that the city is expanding to the east and demographic change around the site. the Itpopulation • From the census data, it can be  Figure 5 shows the development in 2014 and 2023. can be observedfavor that thethese tracts for This may burden the existing concluded that developments the reduction residential have stayedinthe same housing. but the commercial and industrial developments to either housing development units from to expanded 2020 withincommercial to the2010 north have the plots. Park to thereduction south and theof heritage park to the north have been developed as a need develop as mixed use or cause could beCentennial the reason for well. It can be observed that the open green spaces (parks, lawns) have been of new commercial developments population within tract 10, where site developed between 2014 and 2023, catering to the residential within and commercial the tracts. is located. development around. • Similar observation can be made about tract 11 located to the south of Census analysis tract 10.  The site lies within Census Tract 10. The population of the neighboring census will • Tract 110.01 and 110.02 (plots with also benefit from the development proposed on the site. Hence the neighboring census zone SF2) located to the east of tract tracts 9.02, 9.01, 7, 110.01, 110.02, 11 and 12.01 abutting census tract 10 are studied 10, show along an with increase in population census tract 10 to understand the demographic change around the site. dƌĂĐƚ ϭϬ ;^ŝƚĞͿ

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Table 1: Census data for tract 10 and neighboring tracts. Source: Social explorer and census data 2010 and 2020

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From the above census data, it can be concluded that the reduction in housing units from 2010 to 2020 could be the reason for reduction of population within tract 10, where site is located. Similar observation can be made about tract 11 located to the south of tract 10. Tract 110.01 and 110.02 (plots with zone SF2) located to the east of tract 10, show an increase in population and housing. This indicates that more families have moved in the tract. Tract 9.02 (higher SF1 and MF1 zone plots) shows the most increase in population

SOCIO-ECONOMIC STRENGTH

WEAKNESS

• Neighboring zones are residential • The presence of I-72 to the north al(SF2, MF3). lows entry to Champaign from the • Strong road and public transport rest of the country. connectivity to the city of Cham- • The site is located far from the Bus paign and other counties (I-72). terminal and University campus. • Presence of parks and schools near- • No bicycle lanes or pedestrian by support residential zoning. pathways along the roads abutting the site. • Industrial development to north of site.

OPPORTUNITY

THREATS

• The housing nearby can promote • Traffic along I-72 and W Springfield commercial development. Ave during peak hours can cause • The easy connectivity to the city (W congestion and limit the type of deSpringfield Ave and I-72) allows the velopment to the proposed. population to access the site. (com- • The absence of bicycle lanes and mercial development) pathways around the site can dis• Bus stops are present along 3 roads courage people from using the site. abutting the site will encourage • Industrial development to the north people to access the site. can reduce the air quality. • Presence of Commercial development to the south of site and established housing since 1988 guarantees access of population and need for further expansion of amenities.

FINANCIAL FEASIBILITY • The mixed-use development (retail and multifamily residential) is proposed on a site area is 39.20 acres. • The FAR for retail development is 0.5 and the infrastructure factor is 25%. • 25% - 51% of the total area is allocated for retail development. These are small-scale to large-scale retail stores including restaurants. • 17% - 25% of the area is allocated for multifamily housing of density 40 dwelling units/ acre. These are apartments which can be rented out to students or families. • 30% - 35% of the site area is allocated as open space which will consist of surface parking for the retail and residential units, stormwater management interventions such as retention ponds and setbacks. Scenario 1: In this scenario, the retail space proposed is 15 acres. The residential zoning considered is multi-family medium density housing of 40 units per acre. The residential units proposed are 2-bedroom 2-bath and 3-bedroom 2-bath, considering these to be on the preferred layouts with higher rents within the city. 14.2 acres of open space is proposed. The IRR in this scenario is 8.60%

Scenario 3: In this scenario, the retail space proposed is 20 acres and the multifamily housing proposed is 7 acres. The acerage for retail space is increased since no retail stores are found within the tract. This will reduce the reliability of the residents to go downtown. To compensate for the increased acreage of retail space, the open space allocated is reduced to 12.2 acres. The IRR is 11.4%

Scenario 2: In this scenario, the retail space proposed is 10 acres and the multifamily housing proposed is 15 acres. The acerage for housing was increased to cater to the decline of population and households within the tract and to observe the IRR and understand the feasibility of this scenario. The open space allocated is 14.2 acres. The IRR is 4% which is very low for the project to be economical feasible.

ASSUMPTIONS: The construction for the multifamily housing will be completed by 2025. the construction for 90% of retail spaces will be done by 2024 and the remaining by 2025.

For the chosen site, proposing a mixed-use development with 20 acres of retail acres, 7 acres of multifamily medium density housing and 12.2 acres of open space is projected to yield an IRR of 11.4% making this scenario the most favorable option.

SITE SUITABILITY W University Ave

Figure 3 indicated the soil found on the site, which is IL014, a mixture of three different soil types namely, Varna, Elliott and Ashkum.

S Mattis Ave

S Country Drive Rd.

Soil suitability

the soil found on the site is poor in drainage and permeability and hence unsuitable for use. The poor soil characteristics can cause waterlogging which can damage the foundation or basement (if proposed) of the development.

W Springfield Ave

Figure 3: Soil type for the site

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Contour study for water flow

It is observed that the natural gradient of the site is towards the south-east.

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This direction of the natural gradient is the Map 2: Soilwill map for Country Fair direction in which the stormwater flow. Site boundary Not Suitable Shopping center Hence, providing a retention or detention Source: ArcGIS pro Date: 11/07/2023 Miles the south, south-eats or by pond towards the east Tushar Tanaji Kokitkar 0 0.010.03 0.05 0.08 0.1 region of the site will help minimum external intervention such as pumps to drain the water off site or into the ground. 220

Figure 4: suitable slope if found for the site

Studying figure 5, we can conclude that the slope for the site is suitable i.e., lies in the range of 1% - 3% gradient. This that the slope Map is most suitable for Fair 1m indicates contours 2: Contour map for Country Shopping Arrows denoting direction of water flow all types of commercial or residential devel-center Source: ArcGIS pro Site boundary 11/07/2023 opments including large-scale shopping Date: malls Miles by Tushar Tanaji Kokitkar 0 0.01 0.03 0.08 0.1 or0.05parking lots. The natural slope of the land can help in proper drainage of stormwater and prevent waterlogging.

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Slope suitability

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Figure 5: natural gradient of the site 8

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NEW URBANISM Why New Urbanism for the site? New Urbanism as an urban design paradigm emerged as a response to sprawling suburban development. The main goal of the movement is to develop neighborhoods that prioritize human-scale urban planning, mixed land use and a strong emphasis on creating vibrant public spaces which benefit the quality of life for residents. The development proposed aims to provide easy access to commercial establishments, provide employment for the population and housing for students, and the lower income households in the form of multifamily housing. This would benefit both the land uses in their development. The major development proposed is commercial as the downtown Champaign area is far from the neighborhood. This commercial development with a mix of retail, small shops and large superstores can provide an alternative and reduce the dependency of the neighboring residents to travel long commutes. Furthermore, the bus stops along the road and the roads along all four sides provide easy access to the site. The main goal for the development is to provide a sustainable, self-sufficient, and healthy environment for the residents and the neighboring population being mindful of the site and the principles of new urbanism to help achieve this goal successfully on the site.

The goal is to design and develop a sustainable, human-scale urban environment to foster a sense of community and improve the quality of life of the users and the neighboring residents so people can live a healthy and happy life.

Values/ principles of New Urbanism • • • • •

Mixed land uses: encouraging a mix of residential, commercial and recreational spaces within the site to reduce long commutes and establish a sense of place and community. Prioritizing placemaking and public spaces: designing streets for the people rather than just cars and accommodate multimodal transportation. Providing plazas, squares, outdoor spaces to host interactions and foster a sense of community. Prioritizing human-scale neighborhood design: reform zoning and street design (shopfronts) to contribute to diverse neighborhoods. Neighborhoods designed around 15-minute walk. Connectivity/ Walkability: designing a pedestrian friendly road network of interconnected streets and pathways that enhance mobility and accessibility encouraging sustainable modes of transportation within the site. Sustainability: incorporating environmentally friendly practices such as green building techniques and preservation of natural features of the site.

NEW URBANISM Incorporating Kevin Lynch’s five urban form elements within my proposal Figure 6 shows the layout for the site, demarcating the land uses/ zones for development (districts) and the roads/ pathways (paths) connecting the uses and showing movement within the site. At the intersection of different land uses (nodes), green space is used to create a seamless transition between zones incorporated with pedestrian and bicycle pathways to promote active transportation to achieve the goal of a healthy living. The green space flows in and out of different land uses providing views within the site for the users as they transition from one zone to another (edges). The 12.2 acres of open space incorporates rain gardens, green pockets spread throughout the site and a central park with a retention pond which acts as a landmark/ a district of its own. This provides a change in environment and acts a rejuvenating/ enriching space both, for the users and the site as it would retain the original topography, incorporate native plants 1and help with stormwater management for the site.

Values/ principles of New Urbanism • • • • • •

Design neighborhood with various land uses such as commercial and residential within a 15-minute walking distance. Provide public spaces such as plazas, parks, squares, for interaction and sense of community. Streets should be designed to accommodate multimodal transportation such as bicycles, cars, buses, pedestrians. Providing pathways for bicycling and walking to promote active modes of transportation. Providing sustainable natural features such as rain gardens, open lawns, retention ponds, and preserving the natural porous regions of the site. Prioritizing humans while designing streets and not cars.

MASTER PLAN

Figure 6: Master plan for the site

MASTER PLAN

Figure 7: Few renders denoting the character of development on the site

Figure 8: Using green space to demarcate spaces and use as buffers

STREET DESIGN The site network consists of 2 types of roads and walking/ biking trails proposed which connect the different zones to the central garden and help achieve the goal to promote active transportation. The main goal regarding the site network is to minimize vehicular circulation to the exterior and promote an inward-looking design development with the central green space as the focal point. The road network runs along the boundary of the site, with a green buffer which separates the high traffic roads and acts as a noise and a visual barrier. The roads run along the green buffer, providing access to the zones. The zones have parking along the road the structures placed away from the roads. The roads are located along the periphery to minimize road infrastructure and restrict vehicular circulation on site. This is done in efforts of promoting active transportation throughout site by means of bike and walking trails. All the roads have a dedicated bike lane and a sidewalk to promote active transportation. These bike lanes and sidewalk continue as walking/bicycling trails through the green space into the central green space and connect the different zones on the site.

Green space network (walking/ biking trail): The central green space is designated as an open lawn consisting of rain gardens, amphitheater accessible to the nearby residents within and outside the site. The access to the green space is through the S Country Fair Dr. and the S Mattis Ave., along which the residential developments are located outside the site. These trails or pathways connect the bike lanes and sidewalks provided along the roads to the central green space and to promote active transportation within the site. These trails are 10 feet wide to accommodate pedestrians and cyclists considering peak rush hours.

Figure 9: Central green space and pathways proposed on the site

STREET DESIGN Commercial zone site network (Type 1 road): The road network divides the commercial into 3 types: the north-west corner consisting of small single storey retail stores, the north-east corner consisting of large retail stores or superstores and the south-east corner consisting of food outlets (restaurants). The access to these zones is via the roads running along W University Ave, S Mattis Ave and S Country Fair Dr. access to the site is provided through all these roads into the site for better connectivity. Due to the higher intensity and movement of traffic during peak hours along these roads caused by the commercial development, these are designated as collector roads with a width of 60 feet.

Figure 10: section of type 1 road

Residential zone site network (Type 2 road): The road along the residential zone located in the south-west corner of the site provides access to the multifamily housing apartments. Bike lanes and sidewalks are provided along within the right of way and to promote active transportation. The bike lane and sidewalks continue as walking trails into the central green within the residential development and the central green space on the site. Due to the medium density and movement of traffic caused by the residential development, these roads are designated as local roads with a width of 56 feet.

Figure 11: section of type 2 road

CONCLUSION Driven by a new urbanism design paradigm, the new development on the site will act as a focal point for the western part of Champaign. The design aims at improving the housing market of the city. It also aims at providing a new downtown attarction for the city with its retail stores and restaurants developed. For a city to grow, the development needs to such that it attracts future development while taking into consideration the current scenario and this proposal aims to achieve that. Whether you choose to live, shop, relax, play, or walk in Country Fair, it will always feel like a space designed for you.

APPENDICES Appendix A: References https://www.ccgisc.org/ What is New Urbanism? https://www.cnu.org/resources/what-new-urbanism 25 Great Ideas of New Urbanism https://www.cnu.org/sites/default/files/25-great-ideas-book.pdf Developers want to turn Carmel office park into a neighborhood https://www.ibj.com/articles/turning-an-office-park-into-a-neighborhood Streetmix: https://streetmix.net/-/2382471 https://archinect.com/news/bustler/8386/mandaworks-and-updis-are-named-as-thewinners-in-the-xiakewan-science-city-development-competition

acres of retail acres, 7 acres of multifamily medium density housing and 12.2 acres of open space is projected to yield an IRR of 11.4% making this scenario the most favorable option.

Appendix B: Scenarios for financial feasibility Appendix Retail Space

Scenario 1 15 Acres

Scenario 2 10 Acres

Scenario 3 20 Acres

Multifamily Housing 40 DU/Acre 2bd/2ba 3bd/2br Total units Open space

10 Acres 200 100 400 14.2

15 Acres 400 200 600 14.2

7 Acres

8.60%

4.00%

Internal Rate of Return (IRR)

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180 100 280 12.2 11.40%