Policy challenges on horizon as C-U grows
By MARK DIXON

   Developers and builders question them, farmers and preservationists wonder if they really exist, lawyers and engineers debate them, but the general public takes them for granted as long as individual property values are sustained and the community enjoys a high quality of life.
   What am I talking about? Land use regulations.
   The land use regulations in Champaign and Urbana are critical policy guidelines used to preserve the existing character of our community while setting standards for growth to ensure we enjoy a high standard of living.
   Current land use policies are enforced in a methodical and equitable manner by professionally trained municipal staffs, which is a significant advancement since mid-century.
   Zoning ordinances, economic incentive programs and comprehensive master plans of the communities reflect the goals of the land use policies.
   Recently, Champaign and Urbana have made great strides in developing a set of land use regulations that simulate each other as closely as possible – yet differences exist based on the different goals of each community.
   While both municipalities regularly reviewed their land use mechanisms during the 20th century, the mayors and councils directed staff and policy decisions in very divergent ways.
   Townies argue that Urbana's no-growth policies of the 1950s and '60s continue in spirit while Champaign's pro-growth stance provided the basis for vast expansion in the second half of the century.
   While locals debate the effectiveness of our land use policies and strive for a better environment, Champaign-Urbana enjoys an excellent reputation nationally.
   Our image is partially attributable to the successful implementation of policies that allow the twin cities to be recognized for a favorable commute ranking, affordable cost of living and as a top place to live and raise a family, according to Money magazine and Reader's Digest.
   But policy-makers face significant challenges in the next century. Lopsided residential growth in Champaign is creating service and sanitary sewer limitations. Urbana seeks more business opportunities to offset the burden placed on its residential tax base. Growth north of Interstate 74 will surge once Olympian Drive is constructed and links major community arterial streets to the interstate highway network.
   Based on the strain caused by the merging Savoy-Champaign boundary, future land use regulations will involve joint jurisdictional planning as Mahomet and Champaign merge, St. Joseph and Urbana converge, and major transportation routes are improved.
   New and improved interchanges by the Illinois Department of Transportation will alter land use patterns in Champaign, Urbana, Mahomet and Savoy. Sleeper communities flanking the twin cities (Savoy, Mahomet, St. Joseph and Philo) have the most potential to expand.
   Shifts in policy to prevent aggressive conversion of farmland will lead to major advancements of our park districts and ultimately preserve natural features like the Kaskaskia and Embarras River headwaters and prairie.
   Revitalized Urbana and Champaign downtowns will spur funding and redevelopment initiatives.
   Significant commitment will be required to improve the entire Campustown appearance and traffic.
   With enabling advancements in transportation, commerce and construction, land use policies will focus on quality of life issues rather than the contemporary focus of infrastructure and service.
   Adoption of emerging "smart growth" and "sustainable growth" ideas by Champaign and Urbana will arm the outlying communities with tremendous opportunities.
   Like former Champaign Mayor Dan McCollum, I would like to predict that a unified government would be created to form one land use policy for the entire community and effectively improve the land development process as well as other municipal services and functions – but local politics will likely prevail and prevent such a logical step.
   With the exception of the possible merger of Champaign and Urbana, the most significant land use element in the 21st century will be the role of the expanding University of Illinois and its shifting agricultural emphasis.
   As a result of decades of state and private funding and jurisdictional territorial expansion limits placed upon Champaign and Urbana, policies will shift to acknowledge the university as anchor of future land use opportunities in the twin cities, which will urge investment within the boundaries and trim perimeter expansion.
   As a hub of technology advancement and cultural influence, the UI will be the economic and land use engine that drives the community and its resultant land use patterns.
   Land use policies in the 21st century will be a key component in determining the future of our community.
   Fundamentally sound policies that are forged by the administrative leaders of the community and endorsed by the university and private sector will be needed for Champaign-Urbana to create a better environment.
   Success will not be measured by the number of jobs created, the miles of streets paved or the number of occupants – but the quality of life enjoyed by all members of the community.

   Mark Dixon is project manager for The Atkins Group.

   The News-Gazette welcomes comments from readers on the issues raised in this article. Please send your comments to: Editor, The News-Gazette, 15 Main St., P.O. Box 677, Champaign, IL 61824-0677. Send comments by e-mail to news@news-gazette.com.