Garfield Corridorgarfield Illinois Chicago, February 10–13, 2014 a ULI Advisory Services Panel Report Panel Services Advisory ULI a Garfield Cover.Indd 2
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A ULI Advisory Services Report Panel A ULI Garfield Corridor Chicago, Illinois February 10–13, 2014 1025 Thomas Jefferson Street, NW Suite 500 West Washington, DC 20007-5201 Printed on recycled paper. ♼ Advisory Report Services Panel A ULI Garfield_cover.indd 1 5/22/14 11:51 AM Garfield_cover.indd 2 5/22/14 11:51 AM Garfield Corridor Chicago, Illinois Opportunities for Revitalization February 10–13, 2014 Advisory Services Panel Report A ULI A ULI GarfieldCorridor-Chicago_PanelReport_v5-final.indd 1 5/22/14 5:35 PM About the Urban Land Institute THE MISSION OF THE URBAN LAND INSTITUTE is ■■ Sharing knowledge through education, applied research, to provide leadership in the responsible use of land and in publishing, and electronic media; and creating and sustaining thriving communities worldwide. ■■ Sustaining a diverse global network of local practice ULI is committed to and advisory efforts that address current and future ■■ Bringing together leaders from across the fields of real challenges. estate and land use policy to exchange best practices Established in 1936, the Institute today has more than and serve community needs; 32,000 members worldwide, representing the entire ■■ Fostering collaboration within and beyond ULI’s spectrum of the land use and development disciplines. membership through mentoring, dialogue, and problem ULI relies heavily on the experience of its members. It is solving; through member involvement and information resources that ULI has been able to set standards of excellence in ■■ Exploring issues of urbanization, conservation, regen- development practice. The Institute has long been rec- eration, land use, capital formation, and sustainable ognized as one of the world’s most respected and widely development; quoted sources of objective information on urban planning, ■■ Advancing land use policies and design practices that growth, and development. respect the uniqueness of both built and natural environ- ments; Cover photo: Tom Eitler © 2014 by the Urban Land Institute 1025 Thomas Jefferson Street, NW Suite 500 West Washington, DC 20007-5201 All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copy- right holder is prohibited. 2 An Advisory Services Panel Report GarfieldCorridor-Chicago_PanelReport_v5-final.indd 2 5/22/14 5:35 PM About ULI Advisory Services THE GOAL OF ULI’s ADVISORY SERVICES program A major strength of the program is ULI’s unique ability is to bring the finest expertise in the real estate field to to draw on the knowledge and expertise of its members, bear on complex land use planning and development proj- including land developers and owners, public officials, ects, programs, and policies. Since 1947, this program academics, representatives of financial institutions, and oth- has assembled well over 400 ULI-member teams to help ers. In fulfillment of the mission of the Urban Land Institute, sponsors find creative, practical solutions for issues such this Advisory Services panel report is intended to provide as downtown redevelopment, land management strate- objective advice that will promote the responsible use of land gies, evaluation of development potential, growth manage- to enhance the environment. ment, community revitalization, brownfield redevelopment, ULI Program Staff military base reuse, provision of low-cost and affordable housing, and asset management strategies, among other Gayle Berens matters. A wide variety of public, private, and nonprofit or- Senior Vice President, Education and Advisory Group ganizations have contracted for ULI’s advisory services. Thomas W. Eitler Each panel team is composed of highly qualified profession- Vice President, Advisory Services als who volunteer their time to ULI. They are chosen for their Beth Silverman knowledge of the panel topic and screened to ensure their Director, Education and Advisory Group objectivity. ULI’s interdisciplinary panel teams provide a holis- tic look at development problems. A respected ULI member Caroline Dietrich who has previous panel experience chairs each panel. Panel Associate, Education and Advisory Group The agenda for a three-day panel assignment is intensive. Kathryn Craig It includes an in-depth briefing, a site tour, and meetings Associate, Education and Advisory Group with sponsor representatives; interviews of key community Natasha Hilton representatives; and a day of formulating recommendations. Associate, Education and Advisory Group Long nights of discussion precede the panel’s conclusions. On the final day on site, the panel makes an oral presenta- James A. Mulligan tion of its findings and conclusions to the sponsor. A written Senior Editor report is prepared and published. David James Rose Because the sponsoring entities are responsible for signifi- Manuscript Editor/Managing Editor cant preparation before the panel’s visit, including sending Betsy VanBuskirk extensive briefing materials to each member and arranging Creative Director for the panel to meet with key local community members and stakeholders in the project under consideration, partici- Deanna Pineda, Muse Advertising Design pants in ULI’s three-day panel assignments are able to make Graphic Designer accurate assessments of a sponsor’s issues and to provide recommendations in a compressed amount of time. Craig Chapman Senior Director, Publishing Operations Garfield Corridor, Chicago, Illinois, February 10–13, 2014 3 GarfieldCorridor-Chicago_PanelReport_v5-final.indd 3 5/22/14 5:35 PM Acknowledgments THE PANEL WISHES TO THANK World Business Chi- The panel would like to thank the University of Chicago for cago for sponsoring this panel. The panel would especial- participating in this panel. The Office of Civic Engagement, ly like to thank Jeff Malehorn, Andrew Lines, Katie Olson, especially Derek R.B. Douglas and William Towns, were and Laura Williams. extraordinarily helpful in the panel dialogue and informing ULI of the various initiatives and programs that the univer- Thanks also go to the city of Chicago, especially Alderman sity has undertaken in the surrounding neighborhoods. Pat Dowell and Alderman William B. Cochran. The alder- men were instrumental in making this panel a reality. The Finally, the panel would like to thank the many citizens, panel also wishes to thank Commissioner Andrew Mooney businesses, institutions, organizations, and other stake- and all of the Department of Planning and Development holders who provided input through the receptions and that helped to prepare materials and provided input into interviews. This input allowed the panelists to experience the process. firsthand the concerns and observations from the local residents and other citizens of Chicago. Special thanks are extended to the MacArthur Foundation, especially Julia Stasch, for her support of and input in the panel process. The panel also thanks Cindy McSherry, executive director of ULI Chicago, for her help in coordinating and participat- ing in this panel. Also, thanks go to Abbie Olsen for helping with the logistics and the preparations for interviews. Other ULI Chicago members, especially Scott Goldstein and Paul Shadle, were very helpful in briefing the panel and getting them up to speed on the issues surrounding Chicago’s south side and the Garfield Boulevard Corridor. 4 An Advisory Services Panel Report GarfieldCorridor-Chicago_PanelReport_v5-final.indd 4 5/22/14 5:35 PM Contents ULI Panel and Project Staff ...............................................................................................................................6 The Panel’s Assignment ...................................................................................................................................7 Observations about the Market .......................................................................................................................10 Planning and Design ......................................................................................................................................13 Implementation ..............................................................................................................................................18 Conclusion ....................................................................................................................................................20 About the Panel .............................................................................................................................................21 Garfield Corridor, Chicago, Illinois, February 10–13, 2014 5 GarfieldCorridor-Chicago_PanelReport_v5-final.indd 5 5/22/14 5:35 PM ULI Panel and Project Staff Panel Chair Janet Protas Dallas Office of Economic Development Michael Banner Dallas, Texas President and CEO Los Angeles LDC Inc. Lyneir Richardson Los Angeles, California CEO BCDC Newark Panel Members Newark, New Jersey Dean Bellas President ULI Project Staff Urban Analytics Inc. Thomas W. Eitler Alexandria, Virginia Vice President Advisory Services Eileen Figel President Beth Silverman ETFG Inc. Director Chicago, Illinois Education and Advisory Services Tyler Meyr Cindy McSherry Associate Principal Executive Director Forum Studio ULI Chicago St. Louis, Missouri Paul Moyer Director of Planning VHB Vienna, Virginia 6 An Advisory Services Panel Report GarfieldCorridor-Chicago_PanelReport_v5-final.indd 6 5/22/14 5:35 PM 12 45 94 The Panel’s43 Assignment 14 THE URBAN LAND INSTITUTE (ULI) was asked by World Business Chicago (WBC),Toll the sponsor,90 to