Mayor Don Gerard has had a lot to deal with in his first year as mayor…but not everything has to be quite so controversial. A few discussions have popped up in the recent past regarding Gerard’s idea to bring a minor league ballpark/team to Champaign. There was an article in the News-Gazette this summer: http://www.news-gazette.com/news/parks-and-recreation/2011-06-26/mayor-wants-explore-options-minor-league-baseball-champaign.htm and I believe there was a small discussion on this blog as well (although I couldn’t find it). In general the public seems to be pretty excited about the idea albeit skeptical regarding the use of public funds or even the viability of a minor league park in Champaign.

Gerard later introduced the idea to a group of local developers at the City’s September “Developer’s Luncheon”. He received a lukewarm response as there are still too many questions. Investors and real estate developers generally like the idea of making money, or at a minimum not loosing it all to a failed development. However, I applaud the mayor for posing the question and investigating the viability.

I happen to like the idea very much and have taken some time to examine the possibilities. Please keep in mind that my expertise is real estate and the overriding theme/topic of my articles on this blog are development, redevelopment, and commercial real estate related. Therefore, I will not try to act as if I know enough about the minor league baseball business to decide whether or not it is viable in Champaign. I also do not know if a minor league baseball park would be a good investment of public money nor do I know if a private developer could make money doing it on their own. What I do know is that there are communities smaller than C-U that have successful minor league baseball teams. I also know that a large project like a ballpark can help revitalize an area and bring tourism dollars to the community. That possibility in and of itself is enough for me to take a look at the real estate side of the equation.

After a little bit of research, it appears that a ballpark will require a minimum of a 400’ by 400’ piece of land. I suppose we could cut corners like those Bostonians did with Fenway Park in 1912, but assuming that there will be no “Green Monster” and considering seating, sidewalks, and setbacks, 400 feet seems to be the bare minimum. Pieces of “greenfield” (undeveloped) land of this size are difficult to find except on the fringes of the city. Since city planners have been pushing for redevelopment of “brownfields” rather than fringe development, we can pretty well rule out any fringe sites that would put a strain on infrastructure. I suppose it could happen from a private developer, but it would likely not receive much support from the city.

That turns my focus to the two areas that Gerard suggested in the aforementioned developer’s luncheon: downtown or near Interstate 74. If you read the above referenced News-Gazette article, you will notice that the mayor suggested the southeast quadrant of the Neil Street & I-74 interchange as a potential site. Transportation and ease of access are two major positives for an interstate site such as this. However, upon further review I have noticed that this irregularly shaped parcel would require additional assemblage in order to make the site large enough. That includes the demolition of a few single family homes and encroachment onto the water tower land to the east. And that is just for the ballpark itself; it doesn’t even take into account the need for additional land for parking.

A better site might be the vacant land west of the Za’s restaurant on North Neil across from Marketplace Mall (north of the mall‘s storm water detention pond). That property is owned by mall owners General Growth Properties and is simply excess land from Marketplace. Plans call for the eventual extension of Village Way (the access road) and allows for the future development of a few retail lots. The site is located just off of the interstate, has numerous restaurants and hotels nearby, and is entirely owned by a single party. Plus since it is a greenfield, it will not require any environmental cleanup and can utilize existing infrastructure.

Personally, I like the idea of a downtown or at least centrally located park that would allow for additional private redevelopment in the area. A site that would benefit the continued redevelopment efforts in the downtown area and provide food and entertainment options before and after game time. However, I have been unable to identify a site near downtown that is large enough to accommodate a ballpark. Any such site would require a substantial amount of property assemblage and would likely require the city to vacate at least one city street.

I would like to hear what other residents think of the idea and where they would like to see a minor league ballpark. Do you have a site in mind? If so, tell me about it and I will give you my thoughts.

Matt Wavering is commercial real estate broker with Coldwell Banker Commercial Devonshire Realty. He can be reached at 217-352-7712 or mjw@cbcdr.com