Revere School Community Chicago, Illinois

AN ADVISORY SERVICES PANEL REPORT

Urban Land Institute www.uli.org 1025 Thomas Jefferson Street, N.W. Printed on recycled paper. Suite 500 West Washington, D.C. 20007-5201 Revere School Community Chicago, Illinois

Strategies for the Next Phase of Redevelopment

June 21–26, 2009 An Advisory Services Panel Report

Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 About the Urban Land Institute

he mission of the Urban Land Institute is Established in 1936, the Institute today has more to provide leadership in the responsible than 32,000 members worldwide, representing use of land and in creating and sustaining the entire spectrum of the land use and develop- T thriving communities worldwide. ULI is ment disciplines. Professionals represented committed to include developers, builders, property owners, investors, architects, public officials, plan ners, u Bringing together leaders from across the real estate brokers, appraisers, attorneys, engi- fields of real estate and land use policy to neers, financiers, academics, students, and exchange best practices and serve community librarians. needs; ULI relies heavily on the experience of its u Fostering collaboration within and beyond members. It is through member involvement ULI’s membership through mentoring, and information resources that ULI has dialogue, and problem solving; been able to set standards of excellence in u Exploring issues of urbanization, conservation, development practice. The Institute has long regeneration, land use, capital formation, and been recognized as one of the world’s most sustainable development; respected and widely quoted sources of objective information on urban planning, growth, u Advancing land use policies and design and development. practices that respect the uniqueness of both built and natural environments;

u Sharing knowledge through education, applied research, publishing, and electronic media; and

u Sustaining a diverse global network of local practice and advisory efforts that address current and future challenges.

Cover photo by Stephen Antupit

2 An Advisory Services Panel Report About ULI Advisory Services

he goal of ULI’s Advisory Services Pro- stakeholders in the project under consideration, gram is to bring the finest expertise in participants in ULI’s five-day panel assignments the real estate field to bear on complex are able to make accurate assessments of a spon- T land use planning and development sor’s issues and to provide recommendations in a projects, programs, and policies. Since 1947, compressed amount of time. this program has assembled well over 400 ULI–member teams to help sponsors find A major strength of the program is ULI’s unique creative, practical solutions for issues such as ability to draw on the knowledge and expertise downtown redevelopment, land management of its members, including land developers and strategies, evaluation of development potential, owners, public officials, academics, representa- growth management, community revitaliza- tives of financial institutions, and others. In tion, brownfields redevelopment, military base fulfillment of the mission of the Urban Land reuse, provision of low-cost and affordable Institute, this Advisory Services panel report is housing, and asset management strategies, intended to provide objective advice that will among other matters. A wide variety of public, private, and nonprofit organizations have promote the responsible use of land to enhance contracted for ULI’s Advisory Services. the environment. Each panel team is composed of highly qualified ULI Program Staff professionals who volunteer their time to ULI. They are chosen for their knowledge of the panel Marta V. Goldsmith topic and screened to ensure their objectivity. Senior Vice President, Community/ ULI’s interdisciplinary panel teams provide Education Provost a holistic look at development problems. A respected ULI member who has previous panel Thomas W. Eitler experience chairs each panel. Vice President, Advisory Services Caroline Dietrich The agenda for a five-day panel assignment is intensive. It includes an in-depth briefing day Panel Associate, Advisory Services composed of a tour of the site and meetings with Dana Van Galder sponsor representatives; a day of hour-long Associate, Community interviews of typically 50 to 75 key community Gwen McCall representatives; and two days of formulating recommendations. Long nights of discussion Senior Administrative Manager, Community precede the panel’s conclusions. On the final James A. Mulligan day on site, the panel makes an oral presentation Managing Editor of its findings and conclusions to the sponsor. Laura Glassman, Publications Professionals LLC A written report is prepared and published. Manuscript Editor Because the sponsoring entities are responsible Betsy VanBuskirk for significant preparation before the panel’s vis- Creative Director it, including sending extensive briefing materials to each member and arranging for the panel to Susan S. Teachey, ON-Q Design, Inc. meet with key local community members and Layout Artist

Chicago, Illinois, June 21–26, 2009 3 Acknowledgments

n behalf of the Urban Land Institute, the Special thanks go to Neighborhood Capital Insti- panel wishes to thank the Leadership tute for funding much of the exploratory stages Team, composed of the city of Chicago, of the panel process and to Ruth Wuorenma, O Alderman Leslie Hairston, and the Comer Lisa Thomas, Judy Aiello, and Jeff McVann for Science and Education Foundation, for welcoming the countless hours and tireless effort they put the ULI panel into the Revere neighborhood and into this collaborative effort. The panel also allowing it to be a part of the visionary process wishes to thank Lee Reid and Maurice Williams for the next phase of redevelopment. Specifically, with Revere Properties, LLC, for their constant the panel acknowledges the leadership and ded- support. Finally, the panel members express ication shown by Guy Comer, Bill Schleicher, their deepest gratitude to the entire Revere Greg Mooney, and Lindsay Geiger from the Comer community whose participation and shared Science and Education Foundation, and Christine experiences are the most important part of this Raguso (acting commissioner, Department of ULI panel process. Community Development [DCD]), Judy Minor Jackson (deputy commissioner, DCD), Wendy Walker Williams, (assistant commissioner, DCD), Lisa Hope Washington, (project manager, DCD, Far South Region), Michelle Nolan (project manager, DCD), and Ashley Bonner (intern, DCD), from the city of Chicago.

4 An Advisory Services Panel Report Contents

ULI Panel and Project Staff 6

Foreword: The Panel’s Assignment 7

Summary of Recommendations 10

Market Potential 16

Development Strategies 23

Planning and Design 31

Implementation 40

Conclusion 48

Appendix 49

About the Panel 50

Chicago, Illinois, June 21–26, 2009 5 ULI Panel and Project Staff

Panel Chair Teresa Lynch Senior Vice President, Director of Research Toni L. Griffin Initiative for a Competitive Inner City Director of Community Development Boston, Massachusetts City of Newark Newark, New Jersey Eric Rothman President Panel Members HR&A Advisors, Inc. New York, New York

Stephen M. Antupit Robert Spanier Urban Strategies Designer Vice President Mithun, Inc. Live Work Learn Play, LLP Seattle, Washington Montreal, Quebec, Canada

Michael D. Beyard Thomas H. Walsh Senior Fellow Emeritus Founding Principal Urban Land Institute Tunnel-Spangler-Walsh & Associates Washington, D.C. Atlanta, Georgia Rose V. Gray Vice President of Community ULI Project Staff and Economic Development Asociación Puertorriqueños en Marcha Marta V. Goldsmith Philadelphia, Pennsylvania Senior Vice President, Community/Education Provost Maxine Griffith Executive Vice President Caroline Dietrich Columbia University Panel Associate, Advisory Services New York, New York Dana Van Galder Scott Johnston Associate, Community Partner Talisman Partners, LLC Atlanta, Georgia

6 An Advisory Services Panel Report Foreword: The Panel’s Assignment

hicago’s history of growth and redevel- Location map. opment has shaped the city into a political, economic, and cultural mecca within the C United States. Whether you know it by the Sears Tower (now the Willis Tower) or Mil- lennium Park, call it the “White City” or the “Windy City,” Chicago is a great metropolis. As in all cities, however, some areas within Chica- go struggle with crime, poverty, disinvestment, and deterioration. The Urban Land Institute was asked to examine such a neighborhood in Chi- cago’s South Side and to offer recommendations on how the community and its supporters can redevelop and revitalize the neighborhood. The Site and the Neighborhood

Within the Greater Grand Crossing community of Chicago resides the Revere School Commu- nity. Bounded by the Oak Woods Cemetery on the north, East 75th Street on the south, the The median household income within the Revere Illinois Central Railroad on the east, and the community is $27,916. The community also Chicago Skyway (I-90) to the west, this 15-block manifests significantly higher rates of crime, area includes Paul Revere Elementary School delinquency, residential instability, and un- and its surrounding neighborhoods. Located employment than the city as a whole. just ten miles south of the city’s central business district (known as the “Loop”), the neighbor- The Comer Science and Education hood’s defined edges create barriers that both protect and isolate it from surrounding activity. Foundation

Since the 1960s, the Greater Grand Crossing In direct response to the needs of the Revere community has undergone significant depopu- School Community, Gary Comer—founder of lation, transition, and disinvestment. According catalog retail giant Lands’ End—established to recent U.S. Census data, the population of the Comer Science and Education Foundation Greater Grand Crossing is 38,619 (compared (CSEF). Comer grew up on the north end of the with 63,169 in 1960) with a racial composition Revere community and graduated from Paul that is 98 percent African American. Over one- Revere Elementary in 1942. Since 2001, the third of the population lives at or below poverty foundation has been providing support to the level; 91.3 percent of the elementary school community by fostering, supporting, develop- students participate in the city’s free and ing, and maintaining charitable activities and reduced-price lunch program, live in foster vital human and educational services and by homes within the community, or both; the high promoting economic development. The Gary school graduation rate is less than 50 percent. Comer Youth Center, a state-of-the-art,

Chicago, Illinois, June 21–26, 2009 7 Kenosha Regional map. tion agenda, as well as community development Waukegan initiatives around housing, beautification, and Lake ago Boone McHenry job training. CSEF now wants a strategic plan to Evanston ensure the sustainability of its current investments Skokie and to make sure that future development projects Dekalb Kane CHICAGO continue to stabilize and improve the area. Dupage Naperville Cook The Leadership Team asked the ULI panel to Aurora make recommendations that will lay the Kendall Will groundwork for the next phase of redevelopment, Joliet including a clear idea of future land uses, targeted Star La Salle Grundy redevelopment projects, and defined roles for Kankakee each player in the neighborhood’s redevelop- Pulas Jasper 55 Newton ment. In particular, the panel was asked to address the questions in the following sections. 31,000-square-foot facility located on South Market Potential Chicago Avenue, was built in 2006 at the request of the community. The center provides academic u Is there demand for a community redevel- programs to Revere community youth in arts, opment strategy based on an education and culture, athletics, civic engagement, college and healthy life environment? Will related busi- career counseling, and health and wellness. In nesses locate in the areas? addition to the Youth Center, CSEF has focused its efforts on the Paul Revere Elementary School u Should the redevelopment plan incorporate and on Revere community development. The more diverse housing types to better serve Revere Community Fund was established in 2003 existing and potential new residents? What to bring together partners within the commu- mix of housing types will provide the needed nity in block clubs, which have joined in a diversity while maintaining the neighbor- community-wide organization, Revere Cares, hood’s single-family-home character? to provide a voice for neighborhood residents. A Leadership Team, composed of Alderman u What are the opportunities for urban agricul- Leslie A. Hairston, the city of Chicago, and CSEF, ture in the neighborhood? has been working closely with the residents, in cooperation with the Neighborhood Capital Development Strategies Institute, an Illinois nonprofit research and u How can South Chicago Avenue be enhanced policy corporation, on redevelopment of the to better serve the community? What types neighborhood. of new uses are appropriate?

The Panel’s Assignment u What is the potential for transit-oriented development around an improved Grand In 2007, the Neighborhood Capital Institute Crossing Metra commuter rail station? facilitated a redevelopment planning process for the residents of the Revere School neighbor- u Should the redevelopment process call for ad- hood. The residents identified priorities for the ditional land acquisition and remediation? If redevelopment of their neighborhood. CSEF so, where should these activities be focused? wants to support future redevelopment activity but does not want to be in the position of “master u What effect, if any, does the designation of developer” for the neighborhood. Nevertheless, the area as a national “Housing Stabilization it has made serious investments of time, money, Plan Area” have on development strategies and staffing to create a strong youth and educa- for new housing or new housing programs?

8 An Advisory Services Panel Report The ULI advisory panel begins its tour of the Revere neighborhood inside the Gary Comer Youth Center.

Planning and Design the redevelopment plan in a way that opti- mizes its investments while limiting its direct u How can existing structures and proposed involvement in implementing redevelopment? projects be better connected? u What elements of the plan could be used u What is the best location for the desired for- for smaller donors who wish to affect the profit vocational school and health center? Is community? there an opportunity to integrate these uses with the existing schools to create a campus? u Where do the interests of the community and the 2016 Olympics plan coincide? u How can the neighborhood better connect to surrounding recreational and retail areas? In summary, the sponsors asked that the panel’s recommendations reflect current stakeholder u What features should the redevelopment plan and resident priorities, including the following: include to support environmental sustainability and local food production? u Enhancing neighborhood sustainability and its ability to provide healthy, active lifestyles u How should the proposed South Chicago Avenue for all ages; streetscape project be enhanced to support the panel’s vision? u Providing lifelong educational opportunities; u How should Hoard Park and the Leigh John- u Establishing urban agriculture and related son Apartments be redesigned to better relate businesses; to each other and the community? u Achieving redevelopment through enhanced Implementation public/private collaborations; and u What financing options does the panel rec- u Achieving housing stabilization of existing ommend for redevelopment and remediation? stock while also attracting new housing options for all ages. u How can the Comer Science and Education Foundation best support implementation of

Chicago, Illinois, June 21–26, 2009 9 Summary of Recommendations

he panel observed that this compact CSEF Investments in the 15-block neighborhood goes by many Revere School Neighborhood names—Brookhaven, New Brookhaven, Gary Comer Youth Center $35 million T South Oakwood/Brookhaven, and Pocket Town, to name just a few. These variations seem Revere Elementary School capital to suggest nostalgia, identity crisis, and a need and academic investments $10 million to redefine the neighborhood’s image. For the 90 new single-family homes $27 million purpose of the panel’s assignment, the panel chose to use the name Revere School Community. New Noble Network However, the panel strongly recommends that Charter High School $7.0 million the community should determine collectively Land assemblage $7.0 million the most appropriate name for the neighborhood that best reflects its assets and its potential. Land acquisition for library $2.5 million Local employment and Neighborhood Impressions: Assets, training program $2.0 million Challenges, and Opportunities Neighborhood improvements $1.5 million The study area is neatly embedded between Home improvement grants harsh urban edges—two active rail lines and a to current residents $750,000 historic cemetery enclosed by a concrete wall topped with barbed wire. Some view this geog- Predevelopment expenses $850,000 raphy as contributing to the community’s Artist housing renovations $500,000 quiet enclave feel, whereas others perceive it as inviting illegal activity. Conversations with New business startup $100,000 more than 40 current residents and stakeholders suggest both impressions are accurate. None- theless, a real sense of community pride and desire to make the neighborhood a better place is evident and strong. Moreover, the neighbor- and lack of economic investment. The Comer hood has much to be proud of and much to leverage. It has good access to public transpor- Science and Education Foundation, and specifi- tation, including a commuter rail line that con- cally its founder, Gary Comer, saw a need to ad- nects to the downtown employment center, a dress the severe educational attainment chal- world-class youth facility, nearly 40 percent lenges of his childhood neighborhood. Beginning homeownership, and a portfolio of land parcels in 2001, Comer had a vision that improving access suitable for new infill development and committed to quality of education could lead to more sus- partners with investment resources and tools. tainable community and economic development.

However, not unlike many urban inner-city To date, an extraordinary amount of resources communities, the Revere School Community has been invested in the study area. CSEF has has been challenged with crime, both real and invested nearly $100 million in the neighborhood, perceived; below-average income levels and as shown in the table. In addition, the city of educational attainment; an aging population; Chicago adopted the 73rd & University Avenue

10 An Advisory Services Panel Report This map of the Revere School Community depicts city-owned, CSEF-owned, and privately owned vacant land.

Redevelopment Plan, creating a tax increment are working at cross-purposes. For example, de- financing (TIF) district to attract investment to spite reports that extensive outreach has been the area. The TIF has generated approximately done to provide subsidies to current residents $1 million over the last three years. for homebuying opportunities, very few local residents have taken advantage of this resource. Because of these investments, the neighborhood Similarly, even though the neighborhood is rich is poised to become a premier community for with local civic organizations, including block learning and youth activity. In addition, CSEF clubs created with the assistance of the foun- has completed 60 new homes. New residents relocating from other parts of the city have pur- dation, many residents reported feeling discon- chased the vast majority. This activity confirms nected from the planning process. Several of the the notion that people choose a “neighborhood,” panel’s conversations with residents left the not just a house, and that high-quality education impression that strong feelings of distrust and is a primary factor in a family’s decision making threat of harm still prevail, with an absence of about housing, thus validating Comer’s vision. communication, civic engagement, and buy-in to a shared vision. Despite these investments, the panel found that area stakeholders are still puzzled by the lack of The panel believes this challenge is one of the community engagement and a sense that efforts most pressing facing the community. Without a

Chicago, Illinois, June 21–26, 2009 11 clear vision and a neighborhood-based organi- such committed partners are in place to con- zational capacity to implement the vision and tinue moving the community forward. How- represent the interests of resident stakeholders ever, to move forward successfully, community as the beneficiaries of the foundation’s and the residents and other stakeholders must create a city’s investments, the success of the generous shared vision and a strategic plan that address philanthropic and other investments already four key questions: made cannot be sustained or leveraged. 1. How can the community and other stake- CSEF has made a continuum of learning its holders better leverage and sustain the number-one priority for the Revere School Comer Science and Education Foundation Community. Through the foundation’s historic investments to date? and planned investments, each component (Gary Comer Youth Center, Paul Revere Ele- 2. How can the K–12 education agenda and mentary, Gary Comer College Prep) plays a related programming continue seamlessly critical role in the continuum. Investments in to uplift the neighborhood’s young people? high-quality elementary education will create 3. How can the stakeholders ensure that the students who are well prepared for the college benefits of the investments by the city and preparatory high school. The vocational school, the Comer Science and Education Founda- which the panel proposes, will contribute to and tion accrue to current residents as well as strengthen the culture of learning in the neigh- attract new residents? borhood. The links among these components should continue to be part of the Leadership 4. How can communication and collaboration Team’s investment strategy and ultimately in- among all stakeholders be improved as a tegrate with a long-term vision for addressing means of facilitating the development and early education, postsecondary education, and implementation of a shared vision for com- vocational training. munity development?

Spatially, several factors contribute to the neigh- The panel proposes a set of guiding principles borhood’s lack of safety and economic vibrancy. that can serve as a foundation for the process Obsolete and vacant industrial sites, wide and that will lead to the creation and implementa- unlandscaped streets, a cemetery barricaded by tion of this vision and strategic plan. These a concrete wall topped with barbed wire, and principles are outlined in the following sections. dark, crumbling viaducts dominate the edges of the neighborhood. These “public faces” to sur- Expand and Cultivate the Culture of rounding neighborhoods and passersby fail to Civic Engagement represent the charming residential character of All stakeholders must come together and ac- most of the interior streets. Hoard Park, the tively engage in creating a shared vision to neighborhood’s centrally located public open achieve the desired neighborhood improve- space, is reported to be significantly underused ment outcomes. This activity includes involving because of real and perceived threats of crime homeowners and renters, long-term and new and lack of organized programming. The pres- residents, and residents of Leigh Johnson Court ence of almost 70 foreclosed properties in the Apartments; community members of all ages; neighborhood also threatens to erode the feeling CSEF representatives; business and property of neighborhood safety and stability. owners; elected officials; and staff from the city agencies, the park district, and the public Guiding Principles for a Sustainable school district. A well-organized and reliable Revere School Community community-based entity must emerge as an active partner to work with the public, private, The panel is encouraged by the resources and and philanthropic partners already in place to assets in the neighborhood and impressed that implement the vision.

12 An Advisory Services Panel Report Proposed initiatives include the following: active partner in the Revere community, foundation leaders are clear in their need to focus u Strengthen the role of the block clubs by im- their priorities around education. To this end, proving their organizational capacity and CSEF needs a strategic plan for future invest- ability to undertake visible projects. ments that includes provisions for financial and u Provide leadership training to local residents. management sustainability and a real estate strategy for the remaining land portfolio. u Create a formal, neighborhoodwide community- based organization. Proposed initiatives include the following: u Create a new community-gathering and u Focus near-term residential investments service center as a part of the redesign for on foreclosed properties (banks’ real estate Hoard Park. owned [REO] properties) and residential Promote Resident Advancement and rehabilitation. Wealth Creation u Phase development of the remaining 30 new The current residents of the Revere School Com- homesites to respond to current and near-term munity have the most to gain from the planned market conditions. improvements. Efforts should be targeted to ensure their access to current and newly created u Work with the city of Chicago to complete opportunities. Improving the residents’ quality- assemblage of Block 120 and the southeastern of-life issues should be the backbone of future end of Block 119. investments made in the community. u Identify new federal government programs Proposed initiatives include the following: and private investment partners to complete the housing strategy. u Develop a Wellness and Community Services Center that will bring together health, cul- u Strategically focus education-related invest- tural, educational, and recreational services ments to strengthen and complete the con- for residents of all ages. tinuum of educational assets. u Create space for light industrial/manufactur- Make Education the Neighborhood Anchor: ing uses along South Chicago Avenue, includ- “Live Where You Learn” ing commercial organic greenhouses and a tree farm that would provide job creation CSEF’s most significant contribution and com- opportunities. mitment have been in education, specifically targeted to the neighborhood’s school-age u Make neighborhood improvements, such as children. The foundation appears committed to streetscape improvements and Hoard Park expanding this involvement to include early upgrades, that will positively affect housing education, post–high school, and adult-learning values. opportunities. This commitment offers an u Invest in vocational and entrepreneurship extraordinary opportunity for the neighbor- training and employment skills training to hood to become a lifelong learning environ- promote business development and success. ment for residents and others from outside the community. Leverage and Sustain the Investments of the Comer Science and Education Foundation Proposed initiatives include the following:

As with any philanthropic organization today, u Complete Gary Comer College Prep, a campus CSEF must be strategic in its decision making of Noble Street Charter School. about future investments. Although the foundation is firm in its commitment to remain an u Build a new school gymnasium.

Chicago, Illinois, June 21–26, 2009 13 u Create and implement a plan for K–8 education in partnership with the Chicago Public Schools that includes Paul Revere Elementary School.

u Expand educational offerings to include early education and a post-high school program, embracing college-bound and vocational education and training programs.

u Incorporate adult-learning and training programs. Reclaim the “Heart” of the Neighborhood

The central location of Hoard Park and its adjacency to the education core of the neighborhood along 72nd Street make it ideal for reestablishing a civic “heart” of the neighborhood, creating a safe place for children and adults to play and gather.

Proposed initiatives include the following:

u Redesign and reprogram Hoard Park for organized recreational activities for the school and community.

u Program the new Wellness and Community Services Center with recreation rooms, a seniors’ center, a wellness center, daycare, and job access and readiness programs. Transform the “Edges” of the Neighborhood into “Front Doors”

The neighborhood has three primary points of entry: the intersection of 71st Street, South Chi- cago Avenue, and Cottage Grove Avenue; the intersection of South Chicago Avenue and 75th Street; and 71st Street and the Metra line. These arrival points and the corridors they punctuate could be redesigned to promote a distinctive and high-quality image of the neighborhood through improved lighting, landscaping, and other traditional streetscape enhancements, as well as the development of appropriate uses and quality of architecture.

Proposed initiatives include the following: These maps depict three of the eight guiding principles that serve as the foundation for the panel’s vision and u Transform the South Chicago Avenue and strategic plan for the Revere neighborhood. 71st Street entrance with improved traffic

14 An Advisory Services Panel Report flow, streetscape enhancements, and urban u Incorporate new public open spaces such as design guidelines. Woodlawn Triangle Park and community flower and produce gardens. u Reposition the new charter high school closer to the intersection to create a stronger gateway Integrate Sustainable Neighborhood identity along 71st Street and South Chicago Principles Avenue. Chicago is one of the leading cities in the nation u Redesign the Oak Woods Cemetery wall using for progressive policies on climate change. From more pedestrian-friendly materials. green infrastructure projects to regulatory frameworks, Chicago has executed sustainable u Improve lighting and upgrade finishes to the development at every level. The Revere School rail viaducts to make them safe and inviting. Community should be a showcase for neighborhood sustainability initiatives. u Provide transit enhancements, including bus shelters, along 71st Street and South Chicago Proposed initiatives include the following: Avenue bus routes. u Promote more sustainable health through Make Walking and Playing Safe Again developing community gardens, active rec- Creating a safer neighborhood requires a multi- reation at Hoard Park, and a new Community faceted, multipartner approach. Key strategies Wellness and Services Center. should be used to promote a safe environment and u Promote more sustainable infrastructure by defensible spaces throughout the neighborhood. reducing excessive rights-of-way, planting Proposed initiatives include the following: more street trees, and installing pervious surfaces. u Implement traffic-calming measures on priority residential streets to reduce speed u Promote sustainable economic development of through traffic. by incorporating energy-efficiency strategies into existing businesses and developing com- u Redesign Hoard Park and adjacent vacant mercial organic greenhouses. property to provide more “eyes on the park.” u Promote sustainable wealth by preserving u Reduce and redesign excessive street widths homeownership; reducing food costs with to reduce traffic speeds and create safer community gardens; reducing transportation pedestrian crossings. costs by improving public transit options and walkability; and reducing energy costs with weatherization, more efficient systems, LEED (Leadership in Energy and Environmental De- sign) and other certification, and green roofs.

Chicago, Illinois, June 21–26, 2009 15 Market Potential

he emergence of a sustainable Revere and enjoys strong political support from the School Community will not happen based mayor and Ward 5 alderman. on a wish list of desired land uses and T activities without one or both of (a) a Housing market basis for those uses and (b) public/ Housing lies at the intersection of many issues private partnerships that subsidize uses the that are important to the Revere School Com- market alone cannot support. In lower-income munity: quality of life, community and family neighborhoods, market forces alone are usually stability, ability to meet basic needs, wealth not sufficient because these neighborhoods face serious development challenges compared to creation, and economic development. The avail- areas with more disposable income and fewer ability, quality, and security of housing choices development constraints. The Revere neighbor- for families and individuals are perhaps the hood faces this situation. biggest determinants of a solid-quality daily life. The cost at which they can secure good hous- In addition to the traditional challenges, espe- ing is a critical factor in determining whether cially education and social problems (both of families, especially the urban poor, can also which CSEF is addressing) and safety, the Revere meet their food, energy, and transportation neighborhood faces specific development chal- needs. Chicago is not immune to—but rather is lenges. The neighborhood is small, cut off emblematic of—these realities: three of every ten perceptually by physical barriers including the Chicago households are “housing-cost burdened,” Skyway, the Metra line, and Oak Woods Cemetery; in that they pay more than 30 percent of their it has small developable parcels, limited buying income for housing. Almost three-quarters of power, limited services and job-generating ac- the lowest-income Chicago households are tivities, and strong competition from better- housing-cost burdened. located communities. Traditionally, housing investments have been However, a number of advantages positively important wealth-building assets for individu- affect the market potential of the Revere neigh- als and families. Over the past decade, rising borhood. Its small scale and clearly defined housing prices, rampant speculation, and now borders help create a strong sense of community. widespread foreclosures have broadened and CSEF is in place as a major neighborhood bene- deepened the role of housing in family and factor providing capital for needed facilities and community wealth. Today, the health of local amenities, and the Gary Comer Youth Center housing markets is probably the single-biggest and future charter high school provide a strong factor in creating or destroying wealth for resi- anchor for future development. Moreover, the dents and in providing or undermining the neighborhood has only a small number of land- neighborhood stability needed to sustain and owners and development players, all of whom grow local economic activity. This factor is felt share a commitment to the neighborhood’s acutely across Chicago, where more than 20,000 economic development, and it has good acces- homes became the property of lenders in 2008. sibility to downtown and the rest of the South Unfortunately, foreclosure data for the first three Side. Furthermore, the neighborhood has strong months of this year suggest that 2009 foreclo- block associations and a base of residents who sures will exceed those in 2008. Nationally, truly care about improving the neighborhood concern exists that foreclosures could continue

16 An Advisory Services Panel Report to rise and housing prices continue to fall which built 60 single-family for-sale units, CSEF funded homes built beyond 2009. creating a new group of homeowners. As of and integrated into the this writing, only one of the CSEF-sponsored existing Revere School Conditions in the Revere School Community houses has fallen into foreclosure. Community. housing market should be evaluated against this backdrop. At last count in 2006, the neighbor- Lenient lending practices and exotic mortgages hood was home to 865 housing units, of which have created a meltdown in the residential 51 units (5.9 percent) were vacant, a proportion mortgage market. As a result, foreclosures and that was significantly lower than in many Chicago mortgage delinquencies are on the rise in stable neighborhoods. (These counts seem very low neighborhoods across the country. Currently, relative to the 15.6 percent vacancy rate reported an estimated 70 homes are in foreclosure in the for the neighborhood’s three census tracts of Revere area—about 8 percent of the housing 6906, 6907, and 6908 in the 2000 Census.) stock—a proportion that is far higher than the However, vacancies have probably grown with average across the city. None of these are homes the housing market problems of the past few funded by CSEF. Unfortunately, Revere is not years, as they have across the city and the country. an anomaly; foreclosure rates are high across many of Chicago’s lower-income and minority Often referred to as an enclave of homeowners, neighborhoods. However, recent trends seem to the neighborhood has approximately 40 percent suggest that the rate of growth in foreclosures owner-occupied units, according to owner occu- might be slowing in the neighborhood relative pancy data from the 2000 U.S. Census for its to other areas in the city. The rate of growth in three tracts. This proportion is lower than in the foreclosures between first quarter 2008 and first rest of the city but higher than in many lower- quarter 2009 was slower in Revere’s Ward 5 income communities. The reputation likely than in 35 of the city’s other 49 wards. In fact, derives as much from the social role of home- nationally, evidence indicates that the center of ownership in the neighborhood as it does from the foreclosure crisis has shifted from low-income the actual numbers; many of the neighborhood urban neighborhoods to higher-income urban homeowners are older residents who reflect and and suburban areas. Thus, efforts aimed at sta- preserve the neighborhood’s rich history and bilizing the neighborhood’s housing stock should stand guard over its institutions and traditions. focus as much on dealing with existing REOs The emphasis on homeownership has been (which will help stabilize prices) as with pre- strengthened by recent investments by CSEF, vention of new foreclosures.

Chicago, Illinois, June 21–26, 2009 17 Future growth in the housing stock will be limited Charts/Quarterly-Charts/Chicago-Charts/ by the physical constraints of the neighborhood, ZIPIL.aspx). Although this trend is troubling, it which currently is developed to its borders. Still, is not specific to the Revere School Community. potential exists for new housing to fill vacant lots Median prices declined steeply in most Chicago and replace outdated structures, with a maxi- zip codes during the same period. However, mum new supply of 200 to 300 units. Two other other factors indicate that demand for housing factors will shape the supply of available housing: in the Revere neighborhood might not be strong. (a) the treatment of the existing REOs, which Phase I of the CFES project sold out in three will need to be rehabilitated and sold or demol- months, with a subsidy of $80,000 on a $210,000 ished, and (b) the generational transfer of houses product, for a net cost to buyers of $130,000. in a neighborhood where many homeowners are (This level of subsidy was chosen to make houses older. These one-time transitions could add 100 affordable to buyers in the 60 to 80 percent of to 150 units to the supply of houses for sale over area median income [AMI] category.) Of the 30 the next decade. homes built in Phase II, only 20 have been sold in the two years they have been marketed. Ten These demographic shifts have raised the question of the homes, which have been priced at $230,000 of whether the neighborhood could support a with a $50,000 subsidy and net cost of $180,000, living center for seniors with 75–80 beds. Although remain unsold, which likely reflects not only the neighborhood is home to a large number of low demand in this particular housing market older homeowners with strong roots in the com- but also broader problems in the mortgage credit munity, some of whom would welcome the markets, many of which have disproportion- chance to sell their house and stay in the neigh- ately affected low- and lower-middle-income borhood, the demand for such a facility is diffi- populations. cult to ascertain. However, the panel had the impression that a neighborhood with an esti- Almost all of the sales of the CFES homes were mated 320 owner-occupied units would not to buyers from outside the Revere neighborhood, generate demand for 80 units for seniors, nor despite early recruitment efforts that targeted would the overall neighborhood benefit in the neighborhood residents. This fact suggests two short term from a large number of houses coming things. First, the future of the local housing mar- on the market at the same time in the current ket will be strongly affected by whether the economic climate. With that said, an indepen- neighborhood can position itself as desirable dent market study could determine whether vis-à-vis the broad range of options in the demand from the Revere neighborhood, com- Chicago-area housing market, which is experi- bined with citywide demand from seniors who encing record drops in housing prices and unpre- would welcome the chance to live in the neigh- cedented levels of inventory. Second, newcom- borhood, could fill 80 units. The panel feels ers can be attracted to the neighborhood and strongly that such a study should be conducted to can readily come to identify with and appreci- demonstrate the level of demand before proceed- ate the neighborhood’s offerings. The latter will ing with plans for a facility housing seniors. certainly contribute to the long-term health of the neighborhood. More generally, the demand for housing in this neighborhood is a critical question that will Overall, current data and recent trends suggest shape the stability of the housing market, housing that in the Revere School Community, the supply prices, and the size of the neighborhood popula- of available housing could outstrip demand for tion. The neighborhood’s housing market is very the foreseeable future. Given the current state difficult to assess or forecast. Still, the data sug- of the housing market in Chicago, and the like- gest relatively weak demand for housing in the lihood that the city’s and the region’s market area. In zip code 60619, 65 housing units were might stall for years, any new construction in sold in the first quarter of 2009 at an average the neighborhood will be competing against price of $84,250, an almost 50 percent one-year huge numbers of REOs and low-priced offerings decline in median price (www.dqnews.com/ across the South Side, the city, and the suburbs.

18 An Advisory Services Panel Report As a result, selling new homes in the absence of significant subsidies is difficult to envision. This is a matter of concern not only for developers but also for the neighborhood as a whole. New housing that is built but not sold is likely to drag down the value of existing properties in the area. Civic and Institutional

Much of the development potential and demand in the Revere neighborhood is for noncommer- cial uses, a situation that is not atypical for a lower-income, urban location. However, the presence of the Comer Youth Center and future Gary Comer College Prep—a campus of Noble Street Charter School—and the financial and civic commitment that these institutions represent are atypical. The panel believes these facilities represent powerful anchors in the neighborhood for the creation of an education-oriented, lifelong learning environment. The planned develop- New CSEF-funded home ment of a branch library nearby will certainly for sale in the Revere deepen this environment and greatly enhance neighborhood. the Revere School Community as a sustainable community and cultural destination within the broader Grand Crossing area.

The panel also believes that every opportunity should be pursued to enhance the growing concentration of civic and institutional uses in the Revere School Community. These uses include the proposed Wellness and Community Services Center and gymnasium, as well as any trade, vocational, and technical schools that may be looking for a home in south Chicago. The coloca- tion of as many of these facilities as possible could provide amazing synergies that would enhance the convenience and operational effi- ciencies of each while deepening the educational and civic brand that is being established in the Revere neighborhood. The panel believes that integration and linkages among proposed civic, institutional, and educational facilities should be sought where feasible. The Gary Comer Youth Retail Center supports the activities of the South Shore The long-term sustainability of any neighborhood Drill Team and programs depends in part on the availability of retail ser- for Paul Revere Elemen- vices. However, in lower-income neighborhoods tary School students.

Chicago, Illinois, June 21–26, 2009 19 throughout the country, retail has been difficult and would likely consist of small, independent to achieve. In the Greater Grand Crossing com- entrepreneurial stores and not chain stores. munity, which is the neighborhood’s larger These stores would complement rather than trade area, a retail analysis has shown that more compete with destination-shopping concentra- retail exists than the population actually needs. tions that customers visit less frequently and Additional major concentrations of retail are that have a much larger selection of goods and planned outside the trade area at the Southworks services. Although the neighborhood’s redevel- (United States Steel) site, at 87th Street and the opment plan currently relies on a significant Dan Ryan Expressway, and at 111th Street and amount of retail development, the panel does the Bishop Ward Freeway. not believe this plan is viable because of the small amount of new retailing that can be supported Established retail corridors in the vicinity are centered along Stony Island and to a lesser in the Revere neighborhood. extent along Cottage Grove avenues, with other In the context of other neighborhood improve- retail concentrations found in more distant ments and additions, stores such as a food service/ locations. These retail areas are supported by bakery/coffee shop linked to some other entre- people who live in and beyond Greater Grand preneurial activity; a multipurpose convenience Crossing, including those driving along these store; food take-out shops; and services like major avenues. An adequate supply of grocery legal aid, dry cleaning, hair salons, and barber- stores, which typically serve as anchors for shops are the types of retail this neighborhood community shopping, is scattered throughout could support. Residents, civic facility users, the community, although none is in the and drivers passing by need and will use such Revere neighborhood. types of stores on a daily basis. To be successful, The major commercial street in the Revere this type of retail must be part of a pleasant envi- neighborhood, South Chicago Avenue, does ronment that is perceived as safe and integrated not serve as a retail corridor, with the exception with other neighborhood residential and insti- of a small wholesale/retail food and paper store tutional activities. In addition, residents and next to the Comer Youth Center. The street is people using the neighborhood’s civic uses must off-center with regard to existing community find these shops easy, convenient, and enjoyable shopping patterns in this part of Chicago and to walk to. Consequently, parking requirements seems cut off from established retail areas by will not be significant because the supportable the neighborhood’s natural boundaries. A retail will not be primarily automobile oriented. small corner store and a jazz and blues night- club, which are located in other parts of the Manufacturing neighborhood, are the only other retail establishments. An additional concern regarding Chicago is one of the two largest manufacturing retail potential in the neighborhood is that na- centers in the United States and has an unparal- tional economic conditions are not conducive leled transportation network that links it to the to retail development for at least the next few rest of the world. The city has formally designated years and perhaps beyond, with many retail industrial zones throughout the city that are or- chains closing stores rather than opening ganized primarily for large-scale manufacturing, new ones. assembly, and distribution uses. The Revere Within this general context, the panel believes neighborhood is not in one of the designated that the Revere neighborhood generally and industrial zones; however, it does have flexible South Chicago Avenue specifically could support industrial/commercial zoning along South Chicago a small amount of neighborhood-serving retail Avenue that permits a range of manufacturing if the other initiatives outlined in this report are operations as well as other nonresidential uses. carried out. This retail potential would probably Moreover, growing and unmet demand appears not exceed 10,000 square feet of additional space to exist for small, flexible, nontraditional indus-

20 An Advisory Services Panel Report trial spaces even though industrial activity is slowly declining in south Chicago.

Along South Chicago Avenue in the Revere School Community, a small amount of land is suitable for industrial development. Product procurement and similar support services that want to be near the University of Chicago should be explored as potential tenants, but the panel believes that the primary demand will be more general, small- scale, entrepreneurial manufacturing, assembly, and wholesale/retail uses. Achieving this potential, however, will not be easy in the panel’s view. It will require identifying and recruiting a developer experienced in the creation of an industrial center, adapting existing space, and finding and recruiting small entrepreneurs who are looking for this type of nontraditional space. The panel believes the best opportunity for manufacturing could be the creation of a manufacturing center of approximately 20,000 square feet along South Chicago Avenue, offering units of about 1,000 square feet to light-industrial tenants that may be looking for startup or expansion space. Community gardens provide fresh produce Urban Agriculture to the neighborhood and create a stronger A growing trend throughout North America is sense of community the interest in and commitment to healthy living, for residents. fresh food, and organic agriculture. The sponsor has asked the panel if this trend should be incor- porated into the neighborhood’s redevelopment plans. In urban areas, especially lower-income neighborhoods, the availability of fresh produce at reasonable prices has historically been a challenge. The panel believes the Revere neighborhood has the opportunity to begin changing this situation in two ways. First is the opportunity to create community gardens on three or four unused lots within the community. These lots are typically 25 by 100 feet or 50 by 100 feet in size. The city of Chicago helps neighborhood residents set up these gardens by donating the land, providing training, providing seeds, and installing water lines on the properties. Typically, local block associations provide ongoing upkeep.

These community gardens do not usually generate jobs or direct wealth. They do, however, help create a stronger sense of community and a sustainable neighborhood amenity as well as

Chicago, Illinois, June 21–26, 2009 21 produce that is fresher, higher quality, and spreads. These types of operations are looking for more affordable than what is generally avail- affordable land in accessible locations to provide able at the supermarket. the highest-quality produce to restaurants, hotels, markets, and grocery stores in the region. The second opportunity involves urban, commercial organic agriculture that is housed in The panel believes that a site along South greenhouses or hoop houses. This type of Chicago Avenue would be an ideal location for an farming is a year-round, profit-making, and urban commercial garden. The junkyard site, an modest job-generating business that can be eyesore and environmental contaminant in the operated on a site as small as half an acre. At Revere neighborhood that is incompatible with this scale, as many as 12 full-time-equivalent the neighborhood’s emerging image as the jobs can be created. These are entry-level jobs educational and cultural center of the Greater that can offer part-time as well as full-time Grand Crossing community, should be looked employment for students as well as at-risk at. A greenhouse or hoop house could be built individuals in the neighborhood. Several on a raised platform above the contaminated organizations such as Growing Home and the junkyard site if money is not available to clean Resource Center operate these types of urban the site first. farms in Chicago, and the demand is growing for their products as the fresh food movement

22 An Advisory Services Panel Report Development Strategies

he Revere School Community’s unique in foreclosure. The panel recommends that the physical and social environment creates city target this neighborhood to participate in obstacles as well as opportunities for fur- the federally funded Neighborhood Stabilization T ther development. The panel believes that Program (NSP), which is described in detail in the community’s residents are a great strength the “Implementation” section of this report. and driver of the community. Therefore, the panel In the longer term, when the market begins to focuses its strategies around improving quality recover, CSEF should assess the market for of life through human capital investment and additional new units, including the effect of that creative developmental alternatives in light of development on existing housing, as part of an the current economic climate. overall strategy for redeveloping the remaining infill lots. Until the residential market demon- Residential Development strates greater demand to meet the pricing levels required for new housing construction, no Single-family homes dominate the Revere School additional new homes should be developed in Community, with a limited number of multi- the area. This strategy should include a rethink- family buildings. The largest of these is the Leigh ing of the role that CSEF resources play in resi- Johnson Court Apartments, a 79-unit apartment dential development, because the foundation’s complex, 31 of which have Section 8 project- current development model is not sustainable based assistance. Over the last three years, resi- in the long term because of the significant dential development in the neighborhood has and unleveraged subsidy required to make been driven primarily by the Comer Science and each unit affordable. This approach limits Education Foundation, which acquired 90 lots the volume of units that can be delivered and, for demolition and new single-family construc- therefore, the positive effect the foundation tion at a cost of $27 million. The foundation has can have on the community as a whole. If these invested an additional $750,000 in home im- units cannot be sold in a reasonable period, they provement grants for existing residents. Of the should be made available to the rental market, 90 lots that CSEF acquired, 60 have been devel- possibly under a lease/purchase option. This oped with new, high-quality single-family homes. strategy would allow residents who want to These homes were sold with substantial subsidies purchase a home, but who may not have the primarily to new residents in the community. resources or currently be able to qualify for a At the time of the panel’s visit, ten of these loan, to move in, maintain the home, and homes remained unsold, despite the deep subsi- participate as a member of the community dies provided by the foundation. In addition, the while working toward homeownership. panel learned that approximately 70 properties are in foreclosure, which represents approximately Leigh Johnson Court Apartments 8 percent of the current housing inventory. Located on the south side of Hoard Park, the In response to this scenario and current housing Leigh Johnson Court Apartments is a privately market conditions as described in the “Market owned, 79-unit complex in seven low-rise Potential” section of this report, the panel recom- buildings, encompassing 6.2 acres. The owners mends that near-term residential development have recently upgraded the porches and roofs strategy focus on stabilizing and rehabilitating of the buildings. Of the 79 units, 31 have project- existing housing stock, in particular those units based Section 8 vouchers, which the U.S. Depart-

Chicago, Illinois, June 21–26, 2009 23 ment of Housing and Urban Development (HUD) has recently renewed until 2014. Eastlake Management Company manages the complex. In the panel’s interviews, some residents of the community, including this complex, expressed the sentiment that a noticeable decline has occurred recently in the quality of resident intake and management.

The panel considered the complex in light of overall community development and recommends that community leadership reach out to the owner and management company to establish a more productive relationship. Community leaders should work with the management company to ensure that residents in the complex add to the stability of the neighborhood, that security and safety are a high priority, and that the buildings and surrounding grounds are well maintained. This last element is especially important because the complex is adjacent to Hoard The Leigh Johnson Court Park, which—as the heart of the community—is Apartments, located on a vital asset that must be preserved and protected. the south side of Hoard In later years, as the useful life of the existing Park, can serve as “eyes buildings reaches its end, the panel recommends on the park” for security. that the complex be reconfigured to better integrate the open space with Hoard Park while making the recreational areas more defensible and visible to the community. This reconfigura- tion can be done either through acquisition or A father and son walk in partnership with the owner. their groceries home down the path behind Housing for Seniors Leigh Johnson Court Apartments. The panel was asked to consider how housing for seniors might be accommodated in the neighborhood. In particular, a proposal exists to build a seniors’ living facility of approximately 80 units on a parcel of land on South Chicago Avenue at 74th Street and Greenwood Avenue, across from the new library. Although many seniors in the neighborhood seem to be interested in remaining in the community, the small scale of the neighborhood and the currently weak housing market, along with what the panel heard from residents, led the panel to conclude that demand within the neighborhood may be insufficient at this time for such a facility. Instead, the panel recommends that CSEF and the city consider partnering with a private developer to provide “universal design”

24 An Advisory Services Panel Report housing in smaller, multiunit increments in response to actual demand. Universal design housing by definition is accessible to seniors and appeals to other market segments. The panel identified three potential locations within the neighborhood’s residential fabric that could accommodate up to six units of this building type. These sites include South Chicago Avenue between the Gary Comer Youth Center and the library (if the right-of-way is altered as the panel suggests in the “Planning and Design” section of this report), along the Woodland Avenue Corridor, or 72nd Street across from Hoard Park. Phasing

The panel recommends a three-phased approach to residential development. In Phase I, the city should move forward expeditiously to purchase, rehabilitate, and resell abandoned and Commercial Development A view down South foreclosed properties using federal NSP funds, Chicago Avenue’s wide establishing a public/private partnership with a The Revere School Community has light demand boulevard. local builder. Revere Properties has made such an for commercial development because of its small application to the city. The panel also recom- population and the easy-access chain-type mends that CSEF redirect a portion of the funding retail located just minutes away. now allocated for new construction to fund South Chicago Avenue these activities, if NSP funds turn out to be unavailable or insufficient. South Chicago Avenue serves as both a border and the primary commercially zoned street for In Phase II, the panel suggests that CSEF, together the Revere School Community. It intersects with Revere School Community leadership, with Cottage Grove Avenue to the north, explore the development of small-scale, low- connecting to the Woodlawn neighborhood, rise, universal design multiple-unit dwellings Washington Park, Midway Plaisance, and the that could be rented by seniors or (new or Hyde Park neighborhood. To the south, South existing) residents interested in rentals. The Chicago Avenue continues toward Avalon Park, ULI/MacArthur Foundation Preservation Com- South Shore, and South Chicago communities. pact program that promotes the preservation The segment of South Chicago Avenue border- of affordable rental housing in Chicago should ing the Revere neighborhood represents a modest be explored as a potential resource for maintain- opportunity for enhanced commercial developing rentable units in the Revere neighborhood. ment. Although the panel does not see a market for major retail or employment development As Phase III, after the existing housing stock along this section of South Chicago Avenue, has been rehabilitated as necessary and ab- opportunities exist for commercial develop- sorbed through sale or rental, the panel recom- ment that would significantly contribute to the mends that CSEF and others move forward with continued revitalization of the neighborhood. new residential construction. In doing so, developers should contemplate a greater mix of In recent years, CSEF has invested in several housing types to serve a broader range of needs major projects on the avenue. These include the and incomes. Gary Comer Youth Center, which opened in 2008;

Chicago, Illinois, June 21–26, 2009 25 the Grand Crossing Branch Library, currently Manufacturing under construction and expected to open in The panel felt strongly that the Revere commu- 2010; and Gary Comer College Prep, a campus nity is primarily residential and that traditional of the Noble Street Charter School, scheduled industrial uses should be eliminated. However, for delivery in 2010. This high concentration some opportunity for entrepreneurial manufac- of civic uses can anchor additional future devel- turing exists along the South Chicago Avenue opment to create a strong mix of uses and a corridor. The most likely format would be a critical mass of activity attracting other poten- small manufacturing center oriented to a mixture tial users from the surrounding neighborhoods. of small independent entrepreneurs. These types As the major vehicular corridor for the Revere of manufacturing centers average about 20,000 neighborhood, South Chicago Avenue has the square feet but can vary widely in size. Indi- potential to support a modest amount of ad- vidual units within the center also vary in size, ditional commercial uses and offers the best averaging about 1,000 square feet per leasable opportunity in the neighborhood for locating unit. Rents are typically low (estimated at business-related activities. $8 per square foot) and often untraditional, Retail with such features as barter arrangements. Potential tenants are difficult to categorize and The panel concluded that, given the current may include startups as well as growing busi- population and estimated growth of the Revere nesses that are related to arts and culture, con- neighborhood as well as competing retail in the sumer products and services, wholesale ser- immediate surrounding areas, this stretch of vices, and product and building trades. Related South Chicago Avenue can support only a limited industries may choose to cluster in one of these amount of retail development—no more than an small centers where they may share employees additional 10,000 square feet. The panel recom- as business waxes and wanes. These centers mends that any new retail uses would best be typically create a community of tenants and located in one of two areas: at the intersection users that get together in common meeting with Cottage Grove Avenue or 71st Street on the areas; share services, experiences, and exper- east side of South Chicago Avenue in the 200 block. tise; engage with nearby neighborhood activities; and interact with nearby educational and The most successful tenants are likely to be civic organizations. community retail with a strong orientation to the daily needs of residents. Examples could A potential neighborhood site for a manufactur- include a bakery, coffee shop, or donut shop; ing center is the vacant commercial building on a small local restaurant, such as a diner or lunch the southwest side of South Chicago Avenue counter; a hair salon or barbershop; a conve- between 72nd and 73rd streets, and the panel nience store; or professional services such as believes this opportunity should be explored. legal aid or accounting. A comprehensive leasing Training, service, business, and organizational strategy should be outlined and implemented for links with the Comer Youth Center would any retail to be developed so that the optimum increase the market viability of this type of mix of appropriate-scale uses is attracted. industrial space. Job generation in a small-scale manufacturing center is limited; however, the Because retail uses will have trouble thriving in manufacturing center’s tenants typically offer this location, the city and other stakeholders entry-level jobs as well as entrepreneurial and should seek public funding, such as TIF, to vocational training for students and other support the development of these uses. Given residents who may be available for full- and the limited and community-oriented nature part-time work. Such a center may also provide of the proposed retail offering, it will likely an opportunity to create a small café/bakery/ generate limited vehicular traffic. Therefore, coffeehouse related to one or more of the tenants, parking needs can be accommodated along occupying donated space as a business amenity. South Chicago Avenue. Other potential uses include a bike shop, a

26 An Advisory Services Panel Report printer, wholesale or retail distribution, or has provided training to local residents on the A view down Greenwood small product assembly. Finally, tenants in the care of community trees through its Tree Trim- Street at a site along proposed manufacturing center could fulfill ming Program. The establishment of a tree farm South Chicago Avenue some of the procurement and supply needs of could be an extension of this program and a nat- that could be repurposed the Comer Youth Center as well as the nearby ural continuation of the Youth Center’s focus for the development education and health care campus. Public on horticultural and environmental programs of commercial organic incentives are available through the city’s 6B for the community. Both the hoop houses and greenhouses. real estate tax reduction program (50 percent the tree farm could provide entry-level training reduction over 12 years) and vacancy affidavits for small-scale commercial growers and busi- program that reduces taxes if the building is ness management, in conjunction with the not fully occupied. manufacturing center. Commercial Organic Greenhouses Civic and Institutional Development Blight elimination and the reuse of environmentally challenged land is a key component The combination of the Gary Comer Youth Center, in revitalization strategies for neighborhoods. Grand Crossing Branch Library, and Gary Comer Sites on South Chicago Avenue seen as an College Prep, along with investments in the eyesore by community residents and other Revere Elementary School, has created the community stakeholders need amelioration. potential for education and civic amenities to serve as the engine for economic development Sites along South Chicago Avenue, such as one and continued revitalization of the Revere located at South Chicago and Greenwood Avenue, community. The panel sees a unique opportu- could effectively be repositioned for the devel- nity to continue building on these uses with opment of a series of hoop houses. These green- further civic investments. These opportunities houses, which are elevated above ground level, include a gymnasium; a Wellness and Commu- eliminate the need for total reclamation of the nity Services Center; and a trade, vocational, site. As either an interim or a permanent use, and technical education and training facility. these hoop houses would address the community’s expressed desire for fresh produce, The panel heard from many residents, including currently unavailable in the neighborhood. youth, of a pressing need for additional recreational facilities in the neighborhood. As sug- Adjacent to the hoop houses, the panel proposes gested earlier, the panel recommends that a the establishment of an urban tree farm. Since newly constructed gymnasium adjacent to the 2005, the Comer Science and Education Center new high school campus be considered. At this

Chicago, Illinois, June 21–26, 2009 27 location, it could not only serve the high school Trade, Vocational, and Technical but also support activities associated with the Training Facility Youth Center and the community at large. Trade, vocational, and technical schools have Wellness and Community Services Center been on the rise throughout North America over the past decade. The Revere School Community The panel determined that the Revere School is evolving to become an epicenter for lifelong Community has a strong need for a place that learning. The addition of such a facility could would increase civic engagement, provide provide a missing link in the continuum of health and social services, enhance the physical education and training for residents who want and mental well-being of the community, to continue to higher education by acquiring promote wealth building through financial the technical skills required for a career. Car- literacy and housing counseling programs, and pentry, plumbing, automotive technology, cul- promote intergenerational activities through inary, office administration, and hospitality seniors’ mentoring programs, art, theater, programs are among those generally offered in gardening, music, and sports-related activities. these schools. To address all of these desires, the panel recom- Although the panel did not identify a specific mends developing the Revere Wellness and location for this facility, it suggests that loca- Community Services Center. tions close to the Gary Comer Youth Center and the new high school, along South Chicago Fronting on Hoard Park, this center would Avenue, be evaluated. Such a location would contain approximately 28,000 square feet on provide opportunities for synergies with pro- two floors, built to platinum LEED and archi- grams in these institutions, as well as the entre- tectural “2030” standards. In conjunction with preneurial manufacturing center proposed for construction of the center, the infrastructure of the northwest side of South Chicago Avenue. the existing outdoor play areas would be up- One option might be to rehabilitate an existing graded to include a splash park, a basketball building in this area on land owned by either court, a seating area, and a tot lot. Pedestrian- CSEF or the city. scaled pathways and sidewalk lighting would also be installed to enhance the safety of park Arts and Culture users and the surrounding area. Arts and culture are an essential element for The Wellness and Community Services Center sustaining a community’s self-image and sub- would house a broad range of activities and stantially enhancing civic engagement. ETA services, which could include a wellness clinic, Creative Arts Foundation, established in 1971, a center for seniors, a daycare facility, and is a major cultural resource in the Chicago homeowner counseling and job access programs. region recognized as one of Chicago’s leading It would provide security for Hoard Park by African American cultural performing arts providing “eyes on the park” and more pedestrian institutions. Creating a stronger connection traffic throughout the day and into the evening. between ETA and the Revere neighborhood would benefit the community and the organiza- A strong partnership should be established tion. The panel suggests that an outdoor gallery between the residents of Leigh Johnson Court in Woodlawn Park, sponsored in partnership Apartments, the homeowners surrounding the with ETA, could serve as a venue for local artists park, and the broader community to develop to display their art to the broader community policies for operating the park and Wellness and and could provide an exciting outdoor venue for Community Services Center. Stewardship pro- community activities. In addition, ETA training grams for maintenance of the center and other and performance development programs should green initiatives within the community are key be expanded in the Revere neighborhood, to the long-term success of these assets. perhaps with offerings in the Wellness and

28 An Advisory Services Panel Report Community Services Center, to foster intergenerational activities.

Tourism venues identified by local residents include the Oak Woods Cemetery and Lee’s Unleaded Blues, a local blues club. The panel was advised that Lee’s Unleaded Blues is a historic and well-known venue for jazz performers. Each year during the Chicago Jazz Festival, hundreds of visitors travel to Lee’s Unleaded Blues to hear blues and jazz performed by local and regional artists. The panel recommends that the community work with representatives from these institutions to leverage such attractions in ways that will enhance the community’s image and bring dollars to the commercial establishments in the neighborhood.

The panel also found that the Revere School Community does not have a strong identity, which was evident from the fact that the panel heard a wide variety of names mentioned for of job creation that can take place within the A historic blues venue the 15-block study area. Creating this shared neighborhood. However, opportunities for open Friday through Sun- identity, including settling on a name that wealth creation abound. These wealth-creating day, Lee’s Unleaded Blues residents and other stakeholders take owner- opportunities are the product of the neighbor- is well known among ship in, is an essential element of a revitalization hood’s strong educational assets; the South music-loving Chicagoans strategy. This name and identity must emerge Side’s historic and emerging economic strengths and attracts hundreds of from a communal conversation in which a broad in food processing and distribution, health visitors every year during range of stakeholders participates. These con- services, and manufacturing; and the commit- the Chicago Jazz Festival. versations should take into consideration the ment of local business and civic leaders to im- history, traditions, and aspirations of the com- prove the lives of neighborhood residents. These munity, as well as its unique assets, including its assets can be configured in multiple ways. The strong educational focus and cultural amenities. specific configuration of assets is less important than a defined and coherent strategy around Pursuing Equitable Development: which planning and action can proceed.

Translating Neighborhood Strengths Each of the strategies discussed below shares into Jobs and Wealth Creation two key characteristics: (a) development of a network of entrepreneurial assets aimed at Wealth creation—actions that build and protect providing local residents with the skills and the assets and net worth of low-income, low- tools to identify and act on business opportuni- wealth residents and institutions so they in turn ties, and (b) successful implementation that will may fully contribute to, participate in, and enjoy enhance labor-market skills and experience of the benefits of a healthy revitalizing neighbor- residents, both of which are portable assets that hood—should be at the forefront of any invest- residents can use in any place at any time. ment strategy for the Revere neighborhood. The network of entrepreneurial assets can be The small scale of the neighborhood and the developed around assets that are already in limited amount of land available for commercial place or that could be easily created. Across the and industrial development, along with market country, urban high schools, both vocational conditions, provide natural limits on the amount and college preparatory, have introduced

Chicago, Illinois, June 21–26, 2009 29 curricula on youth entrepreneurship, often development, and job and wealth creation with great success. Gary Comer College Prep strategies. Some potential cluster strategies could fold entrepreneurship training into its include the following: curriculum while enhancing rather than compromising its larger mission. A second key u Food cluster will leverage the area’s legacy of part of the entrepreneurship cluster will be food processing and distribution, neighbor- incubator space where budding entrepreneurs hood interest in a small café/bakery in the can develop their first, likely small-scale, busi- neighborhood, and the proposed community nesses. The panel proposes one or two of the greenhouses and gardens, which could sell spaces in the proposed small-scale manufactur- directly to the café. ing space be set aside for local entrepreneurs. u Health services cluster will leverage the This arrangement could be made formal and planned Access Community Health Center permanent if foundation money were used to and the proposed Wellness and Community develop the center. Services Center; the cluster could develop a When successful, the network of entrepreneur- niche around senior health and wellness. ial assets will address a key issue in Chicago and u Small-scale industrial activity will leverage the across the country—the need to foster the growth South Side’s historic strengths in manufactur- of minority-owned businesses. Across the United ing; strong models in Chicago of small-scale, States, small businesses have been a critical sustainable manufacturing; and the supply of source of wealth creation. A strong fabric of trained students eager for work experience who minority-owned businesses will support wealth will come out of the proposed vocational school. creation in minority communities as well as enhanced job opportunities in the communities where these businesses operate and where their owners live.

The network of entrepreneurial assets can be applied around clusters of related neighborhood opportunities. Focused application will allow identification of the full range of potential skills

30 An Advisory Services Panel Report Planning and Design

he Revere School Community is strongly South Chicago Avenue, Gary defined by rail corridors on elevated em- Comer College Prep, and Cottage bankments and the south edge of Oak Grove Avenue T Woods Cemetery’s uninterrupted concrete wall. It is organized by a fine-grained grid Wide streets, a six-corner intersection, and a of public local streets and blocks with alleys. high volume of vehicle traffic describe the The majority of the 42-acre study area is occu- location of Gary Comer College Prep. Many of pied by residential uses, with a strong comple- the panel’s suggestions are based on creating ment of educational and community or public people-friendly landscapes and encouraging facilities. A significant open space, Hoard Park, pedestrian traffic. occupies a central location within the residential area. Limited commercial activity centers South Chicago Avenue on South Chicago Avenue, the main southeast- Consistent with the market potential and northwest corridor for private vehicles, trucks, recommended development strategy the transit buses, and bicycles travelling through panel identified for the South Chicago Avenue the study area. Within the neighborhood, tra- corridor, the panel recommends that South ditional residential structures in average to Chicago be reconfigured with a “road diet,” good condition dominate visually. Contempo- or a decrease in impermeable pavement, as rary architectural expression and one garden illustrated in the cross section on page 33. apartment complex are the notable exceptions. Vacant commercial buildings and vacant lots Within the current right-of-way, this reconfig- are scattered throughout the study area, and al- ured corridor would provide multiple benefits: though they are somewhat prevalent, they tend u Continue the thoroughfare of South Chicago to be secure, well maintained, and free of trash. Avenue that serves as a regional connector north and south of the study area, including Framework for Recommendations bicycle lanes.

Planning and design recommendations follow u Provide a calmer, slower-speed streetscape the market assessment and development with wide planting areas on the sides of the strategy recommendations of the panel and avenue, especially to support pedestrian- respond specifically to several of the framework oriented civic, educational, and other uses. principles developed through the panel’s u Reduce the area of impermeable pavement investigation: and add up to four rows of street trees, pro- u Reclaim the heart of the neighborhood. viding a sense of enclosure for pedestrians and a shade canopy as mitigation against u Transform the “edges” of the neighborhood urban heat island effects. into the “front doors” of the neighborhood. u Create opportunities for natural stormwater u Make walking and playing safe again. management facilities, such as rain gardens. u Integrate sustainable neighborhood The panel recommends the following design principles. guidance for new development on vacant

Chicago, Illinois, June 21–26, 2009 31 OAK WOODS CEMETERY 71st Street

Future Gary Comer College South Chicago AvenuePrep Paul Revere Proposed flexible multiflat residential Gary Comer Elementary School Youth Center ProposedProposed communitycommunity gardensgardens

72nd Street

Hoard Park Proposed Wellness Leigh Johnson and Community Court Apartments Services Center 73rd Street Future library

Proposed site of commercial The planning and design organic agriculture recommendations are illustrated here on the keyThe map.planning and design recommendations are illustrated on this map. N

32 An Advisory Services Panel Report 8’0” 7’0” 8’0” 5’0” 10’0” 10’0” 10’0” 5’0”8’0” 2’ 15’0” 12’0” 100’0” ROW parcels and redevelopment along South Gary Comer College Preparatory—a Campus A cross-section example Chicago Avenue: of Noble Street Charter School of South Chicago Avenue, reconfigured with reduced u Prohibit new driveways or curb cuts; instead Gary Comer College Preparatory will add approx- impermeable pavement provide on-site parking and parking access imately 40,000 square feet of new secondary and modifications to pro- via alleys and intersecting streets. educational space. The panel recommends that, mote bicycle and pedes- to maximize the possibilities for success and the trian traffic. u Build adjacent to the property line; avoid opportunity it presents to the neighborhood, a setbacks from the street. variation from the current site plan be explored u Locate primary entrances on South Chicago in detail. The rationale for considering a site plan Avenue, not facing parking areas. modification arises from reviewing the (undated) site plan, which presents an interrupted street- u Design active and transparent ground floors wall on South Chicago Avenue with a large sur- with windows, glazed entries, and displays face parking lot. This configuration erodes the at street level. gateway intersection at 71st Street and Cottage Grove Avenue by placing the building mass u Use a variety of durable materials that re- halfway between the existing Youth Center and flect the existing material palette; provide 71st Street. Therefore, the panel recommends a interest and pedestrian-scale features to the thorough testing of an alternate configuration. streetscape environment. Specifically, the panel recommends studying u Eliminate and avoid drive-through or the feasibility and effects of locating the high drive-up retail or commercial. school structure (as currently designed) at the u Provide a consolidated parking area for the northernmost end of Block 100 along South Gary Comer Youth Center and Gary Comer Chicago Avenue, with an active urban hardscape College Prep on the west side of South Chi- plaza entry at the 71st and Cottage Grove inter- cago Avenue, which would be served by a section. In this option, a newly constructed signal-controlled, all-way “scramble” gymnasium associated with the charter school, crossing at Ingleside. up to 40,000 square feet, would be located on

Chicago, Illinois, June 21–26, 2009 33 71st Street Drexel Avenue Gary Comer College Prep

South Chicago Ave. Ingleside Avenue Gary Comer Youth Center

N The panel suggests relocating the currently designed charter school, Gary Comer College Prep, at the northernmost end of Block 100 to take best advantage of the oppor- Possible site for tunity it presents to the additional parking Revere neighborhood.

the south side of the new building, and 70-plus tion where traffic approaching a major intersec- parking spaces would be provided across South tion flows around a center island. Roundabouts Chicago Avenue at Ingleside Avenue on a vacant can be safe and efficient. Because vehicles entering lot controlled by CSEF. the roundabout are required to yield to traffic in the circle, more vehicles can move through the Cottage Grove and South Chicago intersection with less delay. The design of round- Avenues Intersection abouts also accommodates the turning radius of Identified by stakeholders as a major entry point large vehicles, such as semi-trucks and buses. to the neighborhood, the five-point intersec- Currently, an evaluation study of corridor alter- tion of 71st Street, South Chicago Avenue, and natives is underway for a potential streetcar Cottage Grove Avenue currently does not provide along Cottage Grove Avenue, to serve major a coherent image or suitable entry. The panel South Side employment destinations and to recognizes that the design of new development connect neighborhoods to regional Chicago at this location will be a key ingredient in Transit Authority (CTA) lines. Notably, a creating a stronger and more coherent identity streetcar served this corridor in the past. The and entry into the neighborhood. panel recommends that the current study area In addition, the panel recommends that the boundary be extended south to 71st Street for Chicago Department of Transportation (CDOT) two reasons. First, a streetcar extended to 71st commission a detailed conceptual engineering Street could enable Revere neighborhood resi- study for this location, including evaluation of dents to reliably access the CTA Green Line a roundabout. A roundabout is a circular intersec- terminus at 63rd Street. Second, a streetcar line

34 An Advisory Services Panel Report This cross section of 71st Street depicts the proposed streetscape on the north and south sides, including wider sidewalks and plant- ers on the north side to accommodate CTA bus waiting areas by the cemetery wall. Oak Woods Cemetery

5’0” 5’0” 7’0” 10’0” 10’0” 10’0” 7’0” 10’0” 6’0” 70’0” ROW

terminus at 71st Street would add an entryway u Modify the street section of 71st Street to pro- element to the neighborhood and provide a vide tree lawns on both the north and south contemporary reconnection to the greater sides, with wider sidewalks and planter areas South Side with a historic, neighborhood, on the north side to accommodate CTA bus “form-giving” element. waiting areas against the cemetery wall. The Oak Woods Cemetery 71st Street u Develop design guidance for private develop- concrete and barbed- ment along the street. Any redevelopment wired wall along 71st or significant modification of residential While 71st Street provides primary east-west Street creates a harsh properties on 71st Street should include pri- access through and defines the northern edge visual disconnect from mary facades and entries facing 71st Street, the adjacent area to of the study area, its current configuration does where appropriate. the north. not provide a positive set of “front doors” into the neighborhood. The panel recommends three complementary strategies to improve the experience of 71st Street for pedestrians and to improve the presentation of the neighborhood along this significant edge. u Remove the barbed wire–topped solid concrete Oak Woods Cemetery wall. Reconstruct it with reclaimed brick from building decon- struction projects, providing improved visual connectivity while maintaining security for cemetery operations. The new wall should be designed with variation in height over a solid masonry base. It should be topped with ornamental ironwork and include modulation that creates pedestrian scale and interest.

Chicago, Illinois, June 21–26, 2009 35 72nd Street Corridor activity along the corridor. One of several community gardens could also be located on vacant The 72nd Street corridor is anchored at the land across 72nd facing Hoard Park and adjacent west by the Youth Center and extends east to to such new multiflat buildings. Retrofitting the the Metra rail line. Along with the addition of existing Revere School parking lot at 72nd Street the proposed Wellness and Community Services and Ellis Avenue with a green roof or solar photo- Center just east of Hoard Park, the panel pro- voltaic array would reinforce the community’s poses other design improvements, including educational and environmental aspirations, as curb extensions at intersections to reduce street well as adding interest to the streetscape. crossing distances and the addition of pedestrian- scaled streetlighting and street trees. By nar- To support the vision of the 72nd Street Corridor rowing the crossing distance at intersections with community-serving destinations, the panel with curb extensions, the existing traffic circles recommends a Wellness and Community Services become redundant and should be removed. Center as the location for the desired community services (a need expressed by many residents The panel also recommends that, as demand and other stakeholders) and intergenerational dictates, the assembled vacant parcels fronting interaction and gathering. The panel recommends 72nd Street be developed with new, three- placing such a center comprising approximately story, flexible multiflat residential buildings 28,000 square feet on two levels on vacant with ground-related units and multiple entries. CSEF land immediately northeast of Hoard This type of development will provide “eyes Park. Locating this range of important community- on the street” and enhance the sense of safety serving uses in the heart of the neighborhood provided by passive surveillance and residential serves two complementary objectives:

Hoard Park 6’0” 9’6” 7’0” 10’0” 10’0” 7’0” 9’6” 6’0” Varies 65’0” ROW

A cross section of 72nd Street depicts design improvements that include curb extensions, streetlighting, and street trees.

36 An Advisory Services Panel Report Paul Revere Elementary School Proposed flexible multiflat residential Proposed community gardens Proposed Wellness and Community Services Center 72nd Street

Hoard Park Constructing a Wellness and Community Services Center on the 72nd Street corridor could provide Leigh Johnson family, job-access, health, N and seniors’ services as Court Apartments well as activate the use of Hoard Park with regular pedestrian flow and employment. u Providing a “one-stop shop” portal to health Hoard Park and wellness services, early childhood edu- The panel recommends several on-site improve- cation and child care, family support, job- ments to Hoard Park, the most significant public readiness and -access services, and services open space in the Revere School Community. for seniors; and These improvements include reconstructing the u Activating Hoard Park with regular pedestrian infrastructure of the existing outdoor play area, flow and a diverse assortment of regular users, including the splash park, basketball court, such as program employees and visitors. baseball diamond/sports field, seating area, and tot lot. To support increased, appropriate uses To the extent that events and programs (such of the park by the community and visitors to as evening nutrition or prenatal classes, job- the Wellness and Community Services Center, coaching sessions, seniors’ programs) occur the panel recommends installing pedestrian- beyond daylight or regular business hours, that scaled pathways and sidewalk lighting to en- activity will further enhance the viability of hance the visibility of the park, Leigh Johnson Hoard Park for desirable activities and invite Court Apartments, and adjacent streets. greater use by the community. Open Space and Green Infrastructure Network Open-Space Network, Green Beyond Hoard Park, the panel recommends a Infrastructure, and Hoard Park set of strategies to enhance and leverage the existing open-space network of parks, gardens, outdoor galleries and plazas, bicycle lanes, and The panel proposes an integrated green infra- sidewalks on public streets. These strategies structure strategy, characterized by a neigh- should serve complementary objectives, includ- borhood open-space network, which will ing simple enjoyment and social interaction, complement and connect the neighborhood to public health benefits of active living, education, the larger South Side Chicago park, recreation, vocational training and green job readiness, and and open-space facilities outside the neighbor- improved environmental performance. hood that include golf courses, beaches, trails, sports complexes, and other major regional The panel recommends that integrated design open-space resources. objectives to improve the design and livability

Chicago, Illinois, June 21–26, 2009 37 Proposed flexible multiflat residential Proposed community gardens

The panel recommends 72nd Street reconstructing the infrastructure of Hoard Park Proposed Wellness to support increased use. and Community These recommendations Services Center include enhancing the splash park, basketball Hoard court, baseball diamond, Park and seating area as well as installing pathways and sidewalk lighting. N

of the neighborhood include comprehensive Community Gardens efforts such as the following: Creating and maintaining community gardens u Reducing impervious pavement and using throughout the Revere School Community is a natural drainage conveyance and infiltration nonthreatening intergenerational activity that strategies to improve stormwater quality and promotes wellness and saves residents money reduce runoff volume; on food purchases. Existing open space or lots slated for demolition should be evaluated to u Adding significant tree canopy to reduce urban determine the level of interest and capacity of heat island effects; the residents for this use. Gardening workshops could be offered in cooperation with the Chi- u Developing green roofs and solar electric cago Park District to encourage broader engage- photovoltaic arrays on opportunity sites such ment in these community gardens, and weekly as garages, canopies, and new buildings; and markets could be organized where residents u Using organic gardening and natural land- could sell surplus produce and other handmade scape management techniques in conjunction products. The panel also recommends that the with training and public education programs. tree-trimming program established by CSEF in 2005 be continued. Key elements in creating and maintaining a healthy community include stabilizing existing Multipurpose Outdoor Recreation parks and open space and incorporating a The panel heard residents, clients of the Youth constellation of community gardens connected Center and Noble Street Charter High School, by pedestrian-prioritized streets and bike lanes. and other stakeholders identify the need for a Vacant Lot Stabilization Program multipurpose outdoor recreation facility that would include a baseball or softball diamond as Vacant lots within the study area should be well as facilities for track and field programs. cleared of litter, seeded with grass, fenced, and This proposed use is a natural extension of the maintained over time. These lots can be incor- sports and wellness activities at the Youth Center. porated into the city’s stormwater management Currently, the only available outdoor space is at strategy, dedicated to permanent open space, Hoard Park. A general feeling seemed to prevail used for both active and passive recreation, or that although this park is used, it does not have secured for future development. sufficient space or facilities to meet the commu-

38 An Advisory Services Panel Report nity’s needs. Staffing for equipment loans, rec- funding was made available to stabilize the rail reation program instruction, and similar program infrastructure at the viaduct crossing. The repair support—for both Hoard Park and the new and replacement of the infrastructure is a first outdoor facility—could be housed in the new step in a revitalization program intended to attract Wellness and Community Services Center. ridership, enhance the streetscape, link the ETA Woodlawn Avenue and the Triangle facility and its expansion to the community, and create a safe, walkable, pedestrian-friendly To take advantage of Woodlawn Avenue’s excess entrance into the Revere School Community. right-of-way width, the panel recommends using signage to identify a bicycle route along Although the panel does not endorse develop- the avenue. Similarly, the panel recognizes the ment of a multimodal facility at Grand Crossing, need to strengthen the pedestrian connections the panel believes this station is a significant between the Grand Crossing Branch Library, entrance into the community and an element Hoard Park, and Revere Elementary School on integral to its success. The panel recommends Ellis and Dobson streets. Improvements should a variety of transit access enhancements to be undertaken on those streets to promote pe- improve the Metra station and surrounding area destrian and bike transit to coincide with the to make it more accessible, attractive, and safer. branch library’s opening. This route should be These enhancements include the following: a part of an established, neighborhoodwide, signed route with distinctive walking stations u Create a neighborhood identity by using the and clear demarcation to promote exercise and facade of the viaduct to announce the com- community engagement. munity or identify the station.

Several existing programs in the area could serve u Make the entryway safer and more inviting by as partners to activate newly acquired open space installing environmentally friendly lighting, in the area. One example is the ETA Center, a restoring the sidewalks leading to the station, major cultural resource for the preservation and and considering moving the entrance from perpetuation of African American arts, located under the viaduct to a main transportation along South Chicago Avenue, just southeast of corridor. the Metra crossing. The “Development Strate- gies” section of this report contains the panel’s u Provide off-street parking along Woodland suggestions for how ETA could become engaged Avenue. in this open space. u Make the station more serviceable by providing bicycle racks and installing a kiosk that Transit Access provides train schedules, newsprint, and The Revere community’s public transportation sundries. services include Metra commuter rail, with the u Develop a maintenance agreement between Grand Crossing station at 75th Street and South the Revere community, Metra, and CTA. Chicago Avenue, and CTA bus routes number 30 and 75. Community residents and employees at u Market the Grand Crossing station as a the Youth Center routinely use the CTA bus routes. resource to provide access to citywide and Students and employees at the new high school regional job opportunities. are also expected to use these bus services. Metra ridership is extremely low; however, the u Seek a community grant from the Regional panel learned that, in recent months, ridership Transportation Authority (grants from has increased somewhat. $50,000 to $200,000 are available) to study Metra and bus service in the area. The Grand Crossing Metra station has experienced years of disinvestment. Recently, transportation

Chicago, Illinois, June 21–26, 2009 39 Implementation

he panel believes that to take the Revere community-based organization (CBO) will be community’s revitalization vision and able to apply for and receive funds directly from strategy to the next level, additional col- funding entities that do not accept applications T laboration and coordination are needed from for-profit entities. among stakeholders, including residents, A more informal organizational structure may governmental agencies, local businesses, and suffice for achieving some of these objectives. the nonprofit and philanthropic sectors. This However, this forum could be created by area partnership would play the central role in refin- block associations, Revere Cares, the South ing the vision for the community; articulating Oakwood Brookhaven Neighborhood Asso- implementation strategies; identifying, assem- ciation, and other civic organizations coming bling, and directing resources; and soliciting together either under the Revere Cares um- and integrating feedback on an ongoing basis. brella or under the auspices of a new, inclusive If successful, this partnership could provide a organization, which would to be able to speak replicable model for neighborhoods across the with a unified voice in support of a community United States. development agenda and a funding and financing strategy. It may be appropriate for each Organizational Capacity entity to maintain its autonomy and separate mission outside the consortium but to join for The panel proposes that community stakeholders form a broad, coordinated partnership that implementing an agreed-upon community- can more effectively leverage resources, includ- based agenda. ing the contributions of the Comer Science and This approach can be carried even further if, Education Foundation. Given the community’s on a case-by-case basis, the community acts as small size relative to other neighborhoods, resi- a partner in a development project. This local dents will find speaking with one voice to funders, development corporation (LDC) concept has elected officials, and city agencies especially worked well in other neighborhoods across the important. Decision makers will expect a unified country. The panel recommends that a knowl- vision; they will not want to allocate scarce edgeable, neutral convener, with deep experi- resources to a fragmented community without ence in the formation and operation of CBOs be the cohesion to follow through or where radi- called upon to bring the parties together, to lay cally differing views of the community’s future out the pros and cons of these options, and to hinder project execution. Elected and appointed guide the stakeholders through the development officials will require some surety that the views of a blueprint for moving forward, perhaps taking put forth represent a broad consensus. a phased approach. One model for this approach Generating the organizational capacity within would be the formation of New York’s West the community to take on key roles in the de- Harlem Development Corporation, an LDC that velopment and implementation of community gained capacity and generated a permanent plans will also be important. As illustrated in structure with support and technical assistance the accompanying phasing plan, many of the provided by the Local Initiative Support Cor- proposed projects and programs will require poration (LISC). The panel suggests that the active community participation to be fully suc- Chicago LISC might be called upon to play a cessful. In addition, a duly constituted nonprofit similar advisory role.

40 An Advisory Services Panel Report Potential Phasing Strategy

Under Construction Phase 1 Phase 2 Phase 3

t(SBOE$SPTTJOH#SBODI t"DRVJSF3FIBC3&0 t*OGJMM4JOHMF'BNJMZ t-FJHI+PIOTPO$PVSU Library Properties Housing Sites Apartments t(BSZ$PNFS1SFQ t(ZNOBTJVN t 4RVBSF'FFU t7PDBUJPOBM5FDIOJDBM School Retail School t8FMMOFTTBOE$PNNV- nity Services Center t$PNNFSDJBM(SFFOIPVTF t.BOVGBDUVSJOH*OEVTUSJBM #VJMEJOH t)PBSE1BSLBOE t8PPEMBXO5SJBOHMF1BSL Recreation Fields t$PUUBHF(SPWF4PVUI t4PVUI$IJDBHP"WFOVF Chicago Intersection t$PNNVOJUZ(BSEFOT Streetscape Improvements t$FNFUFSZ8BMM tTU4USFFU4USFFUTDBQF t1SJPSJUZ4USFFU3FTVSGBD- t1SJPSJUZ3FTJEFOUJBM ing and Lighting Street Traffic Calming t#VT4IFMUFST t7JBEVDU&OIBODFNFOUT

The aim here is to build knowledge and capacity u Department of Community Development (DCD): A phasing strategy for within the community so that community voices DCD already provides project management implementation of the are integral to future discussions. After these support for community development activi- panel’s recommended threshold decisions are made regarding organi- ties, manages many of the city’s financial in- improvements. See appendix (page 49) to zational structure, the panel believes that hiring centive programs for redevelopment, and now view these strategies in an experienced full-time program manager who incorporates the Office of Workforce Devel- greater detail, includ- will serve as the link between a volunteer board opment. The panel recommends that DCD ing potential roles and work closely with the proposed community- and the array of other stakeholders, funders, responsibilities of specific based entity to finalize the recommended and governmental agencies will be critically im- entities and possible development strategy, which may require portant to secure funding. financing tools. amendments to the approved TIF Redevelop- The panel also proposes that relevant city and ment Plan for the Revere School Community. state agencies and the Office of the Alderman come together as a Revere Community Work- u Department of Zoning and Land Use Planning: This department will be needed to make rec- ing Group to plan for and coordinate the public ommended zoning text or map modifications dollars and processes that are brought to bear to proposed by the panel and the community support the Revere area development process. over time. The department also includes the This working group would work closely with Sustainable Development and Park Planning the Revere community CBO and the Comer Sci- Division, which should provide technical ence and Education Foundation to ensure ongo- expertise to the community for its redeveloping coordination between public and nonprofit ment efforts. actors. City agencies forming part of the working group would include, but not be limited to, u Chicago Public Schools: Chicago Public Schools the following: should continue and expand its partnership

Chicago, Illinois, June 21–26, 2009 41 Paul Revere Elementary School is an anchor for education in the Revere School Community.

with the community and CSEF to ensure that tinues its stewardship as the foundation inevitably investments in the Revere Elementary School transitions into new philanthropic endeavors. and Gary Comer College Prep are complementary and leveraged effectively. Resources for Implementation u Chicago Park District: The park district will Successful redevelopment requires both organi- be instrumental in implementing the proposed zational capacity and financial resources. The improvements to Hoard Park and creating the Woodlawn Triangle Park, in partnership with recessionary economic climate provides signifi- the local community. cant challenges in private capital markets, as well as targeted opportunities to tap into new funding u Chicago Department of Transportation: CDOT sources from the federal government. The panel is responsible for maintaining city streets and believes that successful implementation of the sidewalks within the neighborhood and for the Revere School Community redevelopment plan programming and implementation of recom- will require a coordinated strategy to leverage mended enhancements to the public realm as financial and other resources from private, philan- proposed in this report. CDOT also plays a role in prioritizing proposed major transportation thropic, and government sectors. These resources enhancements, such as the South Chicago are described in the following sections. Avenue streetscape plan, for which the city An Asset Management Strategy for CSEF may seek funding from the state or federal governments. Since 1991, the Comer Science and Education Foundation has invested nearly $100 million As the elected official closest to the community, in the Revere School Community, including $5 the alderman can be an effective champion and educator assisting the community in navigating million to $7 million in improvements at Paul governmental bureaucracies and monitoring the Revere Elementary School, the $33 million Youth response of city agencies. She also serves an im- Center, approximately $4 million in homebuyer portant role in ensuring that CSEF investments assistance, and funding for numerous education, are appropriately leveraged and that the city con- youth, and community programs.

42 An Advisory Services Panel Report Currently, CSEF is partnering with Noble Net- Gary Comer College work Charter Schools to create a new charter Prep—a campus of Noble college preparatory high school (Comer Prep) Street Charter School— in the Revere community. Comer Prep, slated is slated for completion for completion in 2010, will cost approximately in 2010 and will serve $22 million. CSEF will invest approximately the entire Revere School $15 million of these funds as part of a New Community. Market Tax Credit (NMTC) deal with the Chicago Development Fund. The prep school will serve the entire Revere community as well as bring other high school students from the South Side u To the extent that opportunities exist to re- into the neighborhood as stakeholders in its establish a relationship with Revere Elemen- future development. tary School, a mutually agreed upon program In addition to the major investment in the prep of capital or operating investments, coupled school, CSEF has acquired and assembled ap- with a defined working relationship and proximately 7.5 acres of vacant land throughout expected outcomes that will help ensure the long-term success of the school in the neigh- the Revere neighborhood. Currently, the foun- borhood, should be developed, in keeping dation through its Revere Community Housing with the foundation’s overall lifelong learning Development affiliate has plans to redevelop the goals for the Revere School Community. remaining 30 parcels into for-sale single-family homes. Initially, this third phase was expected u The foundation should further explore the to provide market-rate housing targeted to demand and opportunities for a trade, vo- households at 80–100 percent of AMI; however, cational, and technical training facility and current market conditions may require subsidy assess the role, if any, it would like to play of up to $50,000 per unit to make these homes within the Revere community. affordable to households at 60–80 percent of AMI, consistent with Revere Community Hous- To leverage real estate holdings: ing Development’s second-phase homes. CSEF currently controls approximately 7.5 acres CSEF’s considerable investment in and contri- of vacant land in the Revere School Community. bution to the Revere community is recognized This land includes 30 scattered homesites, as as a pivotal element for change in the successful well as land along South Chicago Avenue, on improvement of the neighborhood. To ensure Woodlawn Avenue, and on 72nd Street. In all cases, the foundation is ultimately committed that the legacy that Gary Comer began so many to disposing of or developing this land to benefit years ago continues, the foundation must de- the long-term viability and growth of the com- velop a long-term investment strategy for munity. The panel recommends that the foun- assets it currently holds as well as any antici- dation create a master plan for its larger land- pated future investments. holdings on South Chicago Avenue, Woodlawn To support lifelong learning: Avenue, and 72nd Street that takes account of the panel’s recommended land uses throughout u The foundation should create a detailed strat- the study area. This master plan would evaluate egy, which may include an endowment, for potential programs, partnerships, and phasing the long-term operating needs of the Youth for these future developments. The panel rec- Center. ommends the foundation consider the following uses for its real estate assets: u When Gary Comer College Prep is operational, an explicit plan for future commitments u Infill housing lots: The panel believes that should be agreed upon with Noble Network additional new construction, particularly in a Charter Schools and other stakeholders. context where nearly 70 neighborhood homes

Chicago, Illinois, June 21–26, 2009 43 are in foreclosure, may result in an unintended nity. The panel has recommended the devel- consequence of destabilizing existing home opment of a Wellness and Community Services values. Therefore, the panel recommends that Center on the land that fronts on Hoard Park any near-term investment in residential to create synergies with uses in the park. redevelopment focus on the foreclosed homes Other CSEF–owned land adjacent to the park in the community that may be acquired, should be considered for recreational fields. rehabilitated, and marketed for sale or rental at lower price points with assistance from Communication and Collaboration HUD’s Neighborhood Stabilization Program. In interviews, the panel heard significant respect Furthermore, the panel recommends that ad- and appreciation from community members for ditional newly constructed homes should not the commitment and investments the Comer be subsidized until the housing market recov- Science and Education Foundation has made in ers or potentially only built when they can be the neighborhood. However, the panel also heard sold at market prices. To the extent CSEF has some concern that, in many cases, residents felt committed funds to subsidize new housing uninformed or disengaged regarding the founda- production, the foundation should consider tion’s current programs and future plans. The reallocating these resources to rehabilitation panel recommends that the foundation find ways of existing housing stock, foreclosed or other- to continue to engage residents and keep them wise. Any decision to build additional new up to date on plans for future activities. CSEF homes should be deferred until demand in investment in the Revere School Community the housing market returns, which may take area has been a catalyst for change. Following several years. When this occurs, CSEFshould through with clear messaging regarding the continue to work with Revere Properties, LP, future of these investments and others that may on the development of these properties. In the interim, the foundation should retain be planned will pay significant dividends in the these properties and use them as community form of community support and participation as gardens or for other flexible uses. these good works go forward.

u Woodlawn Triangle: Ultimately, CSEF land City of Chicago and Other Locally in the Woodlawn Triangle should be used for Controlled Funding residential development, when the market The city of Chicago has acquired approximately is ready. In the interim, other uses, compat- 2.5 acres of vacant land within the Revere com- ible with the adjacent new park, should be munity. As a major landowner, the city has a considered. significant role to play in the redevelopment u South Chicago Avenue: These parcels should effort. In addition to its role as a landowner, the be developed with uses that support the other city and other local agencies control many of the institutional, retail, and commercial uses that external funding sources that could facilitate the panel has proposed in this corridor. One redevelopment throughout the study area, possibility would be a trade, vocational, and including the following: technical school. The foundation should consider Tax Increment Financing. Tax increment finan- further acquisition of lands along the Block cing is the primary tool for community redevel- 120 parcel to enhance its existing landholdings. opment and conservation in Chicago. Although The land closest to the Metra corridor along TIFs are widespread in most other U.S. states, South Chicago Avenue may offer a longer-term Chicago’s approximately 150 TIF districts make acquisition opportunity to complete the vision it unique among U.S. cities in terms of TIF usage. for the corridor. In 2006, the city approved the 73rd/University u 72nd Street: New uses along 72nd Street should TIF District and Redevelopment Plan, whose support the vision of an educational and civic boundaries are coterminous with the panel’s corridor that defines the heart of the commu- study area.

44 An Advisory Services Panel Report When the TIF was originally enacted, the city could benefit from NMTCs in Chicago, each of anticipated that it would generate funding for which may support the Revere School Commu- approximately $40 million in investments for nity redevelopment efforts: acquisition, site preparation and remediation, rehabilitation, public realm improvements, and u Cultural and Community Facilities: financing qualifying job training and services. Several other committed to support Gary Comer College TIF districts have used TIF funds to provide Prep and potential future investments in grants to homeowners for exterior and safety- local civic and cultural facilities, such as the related home improvement under the Neigh- proposed Wellness and Community Services borhood Improvement Program. This program Center and ETA Creative Arts Foundation provides grants of up to $12,500 for single-family proposed expansion; homes up to 120 percent of AMI, and as much as u Industrial Expansion Loan Program: below- $100,000 for multifamily buildings serving resi- market loans for industrial projects, which dents below 80 percent of AMI. The panel recom- could support a small-scale manufacturing mends that the community and DCD consider facility in the study area; and funding a Neighborhood Improvement Program in Revere to stabilize the neighborhood further. u Grocery-anchored retail developments in identified “food desert” areas, for which the The 2006 TIF redevelopment plan anticipated Revere community may be eligible. significantly more commercial development in the Revere community than the panel currently Capital Budget. Several of the public realm and anticipates is either appropriate or feasible. The infrastructure improvements recommended by panel recommends that the DCD provide a new the panel, including any streetscape enhance- estimate of potential TIF funding available for ments on South Chicago Avenue and general the 73rd/University area based on the panel’s repairs to bring local streets to a state of good recommendations and taking into account de- repair, could be eligible for funding through the lays in projected redevelopment as a result city of Chicago’s capital budget. of the current economic climate. Neighborhood Stabilization Program. As part of New Market Tax Credits. The NMTC program the Federal Housing and Economic Recovery Act was created by the federal government in 2000 of 2008 (HERA), HUD allocated $55 million of to encourage investments that create employment Neighborhood Stabilization Program funds and other benefits in lower-income communities. to the city of Chicago to mitigate the impact The program provides federal income tax of vacant and foreclosed homes. The city sub- credits to investors over seven years, totaling granted its funds to Mercy Portfolio Services, 39 percent of the amount invested, and is admin- which is charged with acquiring and rehabili- istered at the federal level by the U.S. Treasury tating bank-owned properties in distressed Department. NMTCs are allocated to local com- neighborhoods in partnership with local devel- munity development entities, which in turn opers. Homes acquired under the NSP will be provide equity or debt capital to real estate rehabilitated to high standards of energy effi- projects or ongoing businesses in low-income ciency to provide long-term affordability and neighborhoods. The benefits of the NMTC sustainability and must be marketed to families program include lower financing costs (typi- making no more than 120 percent of AMI. cally 2–2.5 percent below market), higher loan–to–value ratios when NMTC equity is part As of June 2009, the Revere School Community of the deal, and the potential or likelihood of had an estimated 68 REO homes that could partial debt forgiveness. be eligible for NSP assistance. In addition to stabilizing the local residential market, the NSP The city of Chicago established the Chicago De- program could create valuable jobs for the local velopment Fund as a local allocatee for NMTCs. community, because Chicago’s NSP guidelines The fund has established three project types that require that development partners employ

Chicago, Illinois, June 21–26, 2009 45 Chicagoans as a high percentage of their labor support for neighborhood revitalization and force and pay wages in accordance with Davis- brownfield remediation in the city of Chicago. Bacon standards. Chicago 2016 Olympics Bid. Chicago is one of The panel believes that, given the number of four international cities bidding to be the host foreclosed properties and the successful public/ of the 2016 Summer Olympics. Chicago’s plan private partnership for education and com- for the Olympics centers many of the important munity services with CSEF, the Revere School facilities, including the temporary Olympic Community would be an ideal neighborhood to stadium, in Washington and Jackson Parks, demonstrate the effectiveness of the NSP pro- approximately 1.5 miles north of the Revere gram. Chicago was awarded its NSP grants in community. Although no direct Olympics- November 2008 and in accordance with HERA related investment is proposed for the Revere must spend its grants within 18 months of re- neighborhood, if Chicago’s bid is successful on ceipt. As of June 2009, Chicago/Mercy Portfolio October 2, 2009, the neighborhood could ben- Services had yet to acquire any properties or efit from significant spillover effects, including formally designate development partners. The construction-related jobs and opportunities for panel recommends swift decision making by workforce development associated with build- Chicago and Mercy Portfolio Services regarding ing, operating, and maintaining the venues and the acquisition and development rehabilitation servicing Olympic spectators in myriad ways. plan so that these federal funds can be used to RTA Community Planning Grants. Chicago’s maximum effect. Regional Transportation Authority provides In addition to the NSP, the philanthropic com- grants of $50,000 to $200,000 on an annual munity has established efforts and provided basis to local communities to study potential for funding to assist neighborhoods severely affect- transit-oriented development and enhanced ed by foreclosures. One such effort is the Neigh- transit access. Annual applications are typically borhood Stabilization Trust Fund, launched due in May/June, and funds are provided in in May 2009 by the John D. and Catherine T. January of the following year. In recent years, MacArthur Foundation in partnership with most communities that have applied for grants six major nonprofit housing organizations and (for example, 16 of 17 applicants in 2008) have major private financial institutions. Given the been successful. tight time frames associated with NSP and the According to the Regional Transportation difficulty addressing all foreclosed properties Authority and CTA, the 75th Street/Grand with a single program, the panel recommends Crossing Metra station is an underused commu- that DCD and community leaders explore these nity asset, as are the 71st Street and 75th Street other programs for neighborhood stabilization cross-town buses that traverse the neighbor- through foreclosure mitigation and prevention. hood and connect to the Red Line. The panel Environmental Remediation Programs. The city recommends that stakeholders in the commu- of Chicago and state of Illinois provide technical nity work with the city of Chicago to apply for and limited financial assistance for site remedia- a community-planning grant in 2010 that could tion. The panel’s proposed longer-term develop- fund a study of access improvements to the ment plan includes the potential conversion of Metra station and to the elevated train. the junkyard site on South Chicago Avenue to a Federal Funding Sources commercial organic greenhouse. In addition to site acquisition costs, this site will require sub- As the nation has slipped into a recessionary stantial remediation, which could require creative environment, the federal government has financing from city, state, and federal govern- adopted unprecedented policies and provided ments as well as from the philanthropic commu- funding to stabilize the economy and assist with nity, such as the John D. and Catherine T. MacAr- economic recovery. In addition, the Obama thur Foundation, which has shown extensive administration has signaled its desire to encour-

46 An Advisory Services Panel Report age sustainable urban development, with new partnerships and policies by the Departments of Transportation, HUD, and Energy and the Environmental Protection Agency. The Ameri- can Recovery and Reinvestment Act of 2009 provides significant funding for workforce development, education, energy-efficiency block grants, and weatherization that could be leveraged for quick wins in the Revere School Community.

The panel understands that CSEF and Access Community Health Network have been granted federal funding to cover the costs of the first five years of operation for a wellness clinic associated with the new Comer College Prep.

In addition, it is expected that there will be future phases of the Neighborhood Stabilization Program that could assist with existing or potential future foreclosed properties in the Revere community, if it is not successful in attracting NSP Phase 1 investment. Proposed transportation improvements such as rehabilitation of the 75th Street Metra or enhancements to South Chicago Avenue may be eligible for funding anticipated from the forthcoming transportation six-year reauthorization in late 2009 or early 2010 (“T4” funding).

Chicago, Illinois, June 21–26, 2009 47 Conclusion

n the South Side of Chicago, the Revere School The Revere School Community has a remarkable Community has struggled with the challenges benefactor—the Gary Comer Foundation—that faced by most low-income urban communi- is committed to creating and sustaining a healthy, I ties. Even before the current economic reces- thriving neighborhood. In addition to private sion, this neighborhood has been subject to support, the city of Chicago, along with Alder- deterioration, low educational attainment, and man Leslie Hairston and the Neighborhood crime. However, the Revere community is unique Capital Institute, has worked to provide support in that it has a multitude of parties working to re- within the community. With education as the store, rebuild, and revitalize the neighborhood. anchor for development, a strong support team Mayor Daley said in his annual City of Chicago and a community of residents ready and willing address, on July 15, 2009, “The people of Chi- to improve their neighborhood, the Revere School cago are tough and innovative and can weather Community has a bright future. any challenge, regardless of how great.” In that spirit, the Revere School Community with the support of its many partners has the potential to become a safe and thriving community to the benefit of its residents, the Chicago South Side, and the city as a whole.

48 An Advisory Services Panel Report Appendix

Successful implementation of the panel’s rec- of these efforts. The panel has summarized the ommended redevelopment plans will require a potential roles and responsibilities for each ele- partnership of the community, philanthropic ment of its proposed development program in partners, and the city of Chicago for planning, the following table. funding, construction, and ongoing operations

ULI Panel Proposed Development Program Potential Implementation Entities Possible Financing Tools Phasing* Housing "DRVJSFSFIBCJMJUBUF3&0QSPQFSUJFT $JUZ.FSDZ1PSUGPMJP4FSWJDFTXJUI/41RVBMJ- NSP 1 fied developers and other private developers National Community Stabilization Trust CSEF 30 infill single-family housing sites Revere Properties Traditional homebuyers’ assistance programs; 2 Additional subsidy not recommended -FJHI+PIOTPO$PVSU"QBSUNFOUT Private developer, perhaps in conjunction with HUD? 3 property improvements LDC and CSEF CSEF? Civic Gary Comer Prep School CSEF $4&'/.5$ 0 Gymnasium $4&'BOEPS/PCMF$IBSUFS4DIPPMT$#0 $4&'/.5$PUIFSQSJWBUFEPOPST 1 advises

8FMMOFTTBOE$PNNVOJUZ4FSWJDFT$FOUFS New entity in partnership with CSEF $4&'GFEFSBMMZRVBMJGJFEIFBMUIDFOUFSDBQJUBMHSBOUT/.5$5*' 1 Revere Properties 8PSLGPSDF%FWFMPQNFOU'VOETGFEFSBMi$IPJDF$PNNVOJUJFTw funds through HUD and Department of Transportation $#0 T PO"EWJTPSZ$PNNJUUFF 7PDBUJPOBMUFDIOJDBMTDIPPM 1SJWBUFOPOQSPGJUPQFSBUPS /.5$ $4&' 8PSLGPSDF%FWFMPQNFOU'VOET 3 Retail 10,000 square feet retail Private developer /.5$ JGHSPDFSZPSBSUJTBOBMNBOVGBDUVSFS 5*' 2 Industrial/Agricultural Production .BOVGBDUVSJOHJOEVTUSJBMCVJMEJOH 1SJWBUFEFWFMPQFSDPNNFSDJBMPQFSBUPST /.5$5*' 3 Commercial organic greenhouse Commercial operators TIF 2 Open Space Hoard Park and recreation fields Park District City Capital Funds, TIF 1 8PPEMBXO5SJBOHMF1BSL Park District City Capital Funds, TIF 2 Community gardens $#0-%$ OFJHICPSIPPETQBDF Neighborhood space 1 Cemetery wall $#0-%$ DFNFUFSZPXOFS 1 Public Infrastructure$#0-%$BEWJTPSZGPSBMMQSPQPTFEJNQSPWFNFOUT South Chicago Avenue streetscape CDOT $JUZ$BQJUBM'VOETGFEFSBMi5wGVOEJOH 2 71st and 72nd streets streetscape CDOT $JUZ$BQJUBM'VOETGFEFSBMi5wGVOEJOH 2 $PUUBHF(SPWF4PVUI$IJDBHPBWFOVFTJOUFS- CDOT $JUZ$BQJUBM'VOETGFEFSBMi5wGVOEJOH 3 section improvements Priority residential street traffic calming CDOT $JUZ$BQJUBM'VOETGFEFSBMi5wGVOEJOH 2 Priority street resurfacing CDOT $JUZ$BQJUBM'VOETBOEPS(FOFSBM'VOE JGNBJOUFOBODF 1 Priority streetlighting CDOT $JUZ$BQJUBM'VOETGFEFSBMi5wGVOEJOH 1 7JBEVDUFOIBODFNFOUT .FUSB $%05 BOESBJMSPBET City Capital Funds; Regional Transportation Authority 2 $BQJUBM'VOETGFEFSBMi5wGVOEJOH Transit Enhancements #VTTIFMUFST CTA CTA budget 1 Note: * 1PUFOUJBM1IBTJOH1MBO1IBTFNFBOTQSPKFDUBMSFBEZJOEFWFMPQNFOU1IBTFNFBOTEFWFMPQNFOUXJUIJOBQQSPYJNBUFMZoZFBST1IBTFNFBOTEFWFMPQNFOUXJUIJOBQQSPYJNBUFMZoZFBST Phase 3 means development within approximately 7–10 years.

Chicago, Illinois, June 21–26, 2009 49 About the Panel

Toni L. Griffin University Graduate School of Design. Her professional interests and experience have allowed Panel Chair her to serve on the board of directors of several Newark, New Jersey nonprofit civic and cultural organizations and to lecture at various universities and confer- Griffin has built a 20-year career in both the ences in the United States and Canada. She is public and private sectors, combining the prac- also currently an adjunct associate professor tice of architecture and urban design with the at the Harvard University Graduate School of execution of innovative, large-scale, mixed-use Design, teaching urban planning option studios urban redevelopment projects and citywide and and seminars on neighborhood planning and neighborhood planning strategies. In June 2007, development. Griffin became the newly appointed director of community development for the city of New- ark, New Jersey, responsible for creating a cen- Stephen M. Antupit tralized division of planning and urban design. Seattle, Washington Prior to Newark, Griffin spent seven years in Washington, D.C., as vice president and director Drawing on 20 years’ experience in urban design of design for the Anacostia Waterfront Corpora- and neighborhood redevelopment, Antupit tion from 2005 to 2006 and deputy planning supports and creates vibrant, walkable commu- director for the D.C. Office of Planning from nities that are resource smart, climate intelligent, 2000 to 2005. In these public sector roles, she and transit focused. As a public servant and oversaw large-scale redevelopment planning professional consultant, he frames policy, pro- for the downtown, waterfront, and commercial gram, and physical design responses that pro- corridors, as well as the management of a com- mote ecological, social, and economic resilience. prehensive citywide neighborhood planning As a citizen and collaborator, he carries these initiative. She also managed the master planning aspirations beyond traditional boundaries to and development transaction for a mixed-use stimulate invention and to leverage durable district around the new Washington Nationals’ relationships among the resources and motiva- ballpark and influenced the design of major tions of stakeholder groups, community organi- development and public realm projects along zations, and residents in diverse communities. the Anacostia waterfront. Since 2006, Antupit has served as an urban Griffin began her career as an architect with strategies designer at Mithun. Previously, his Skidmore, Owings & Merrill LLP in Chicago, portfolio of public agency work included the where she became an associate partner involved role of master developer for Seattle Housing in architecture and urban design projects includ- Authority’s 1,500-unit market-rate homes ing commercial developments in London, Barce- for-sale program, as well as providing urban lona, Sydney, and Beijing; and urban redevelop- design leadership to the city of Seattle’s Station ment strategies for downtown Detroit and Chicago. Area Planning team under contract with Sound Transit. She received a bachelor’s of architecture from the University of Notre Dame and a yearlong In 2009, Antupit joined six collaborators to appointment as a Loeb Fellow at the Harvard launch the Citylab7 consultancy. Their team

50 An Advisory Services Panel Report explores and addresses the confluent challenges for Rebuilding Neighborhood Shopping Streets, of creative urban livability, drawing together Ten Principles for Rethinking the Shopping expertise in public health, natural systems, re- Center, Ten Principles for Creating Sustainable newable energy flows, regional food, and other Town Centers, and the Business and Industrial green infrastructure networks. He is an active Park Development Handbook. He created and for member of the Urban Land Institute’s Private/ 15 years directed ULI’s International Conference Public Partnership Council and co-chair of ULI on Reinventing Retail Development as well as Seattle’s Workforce Housing Taskforce. ULI’s technology, Internet, and retail real estate forums. He also created ULI on the Future, ULI’s annual publication devoted to emerging land Michael D. Beyard use and development trends and issues, and the Entertainment Zone monthly newsletter. Washington, D.C. Before coming to ULI, Beyard was a senior con- Beyard is an urban planner and economist with sultant in the fields of urban planning and real more than 30 years’ experience in the related estate development. He spent ten years at Booz fields of real estate development, land use plan- Allen & Hamilton, Planning Research Corpora- ning, and economic development. His experi- tion, and Gladstone Associates, advising both ence is focused in both the United States and public and private clients on market analysis, Europe on commercial and retail development, feasibility, and development planning. Beyard shopping centers, e-commerce, location-based has been honored with membership in Lambda entertainment, and downtown revitalization. Alpha, the International Land Economics Hon- Until January 2009, Beyard was Senior Resident orary Society, and was an appointed member of Fellow and Martin Bucksbaum Chair for Retail the Mayor’s Interactive Downtown Task Force and Entertainment Development at ULI, and he in Washington, is now Senior Fellow Emeritus at ULI. In his role He holds a BA in international economics with as Senior Fellow, Beyard continues to be a fea- honors from Rutgers College and a master’s in tured speaker and adviser in the United States, urban planning and development from Cornell Europe, and Latin America on retail, enter- University, where he was elected to Phi Kappa Phi. tainment, and downtown development issues, as well as a widely quoted expert in national and international media. Prior to his current Rose V. Gray position, Beyard was vice president of strategic development at ULI and responsible for the Philadelphia, Pennsylvania Institute’s research, data collection, books, and conferences in the commercial development Gray is vice president of community and field as well as its new strategic initiatives. He economic development at Asociación Puerto- created ULI’s program in the retail entertain- rriqueños en Marcha (APM), a nonprofit com- ment field, including international conferences, munity development corporation in North books, Urban Land magazine supplements, and Philadelphia. Since joining the organization in strategic partnerships with other organizations. 1990, Gray has been engaged in the revitalization of eastern North Philadelphia, a diverse He is the author/project director of numerous community consisting mainly of Latinos and books, including Developing Urban Entertain- African Americans. At APM, she oversees all ment Centers, Shopping Center Development aspects of the community-based revitalization Handbook, Dollars & Cents of Shopping Centers plan, from community organizing to planning series, Value by Design, Developing Power and development. In addition to the physical Centers, Downtown Development Handbook, redevelopment, Gray oversees the management The Retailing Revolution, Ten Principles for of APM’s rental and commercial portfolio and Reinventing Suburban Strips, Ten Principles a housing counseling program that provides

Chicago, Illinois, June 21–26, 2009 51 budgeting, pre- and postmortgage counseling, Maxine Griffith credit repair, weatherization, and basic system repair programs to persons of low and moder- New York, New York ate income. Griffith is the executive vice president for gov- During her tenure at APM, Gray has success- ernment and community affairs at Columbia fully leveraged over $70 million in investments University and special adviser for Campus to implement a comprehensive neighborhood Planning. Reporting to Columbia’s president, revitalization strategy. She has developed more Lee C. Bollinger, Griffith is responsible for the than 350 units of affordable housing, including oversight and coordination of Columbia’s low income housing tax credit projects and the collaborations with government at the local, successful Pradera homes, a 153-unit home- state, and federal levels, as well as the strength- ownership zone within walking distance of ening of Columbia’s many partnerships with Borínquen Plaza, a 44,000-square-foot retail local organizations. In addition, she is a senior center (also developed by APM) that includes a member of the team planning for the univer- supermarket, Laundromat, and credit union. sity’s proposed campus expansion. Currently, she is working on the relocation of APM’s headquarters, the greening and beau- Griffith brings more than 20 years of experience tification of the community, the construction and a strong background in both urban planning of an award-winning, LEED Gold affordable and government affairs. From 2000 to 2005, she housing development, and a transit-oriented served as executive director of the Philadelphia development on the edge of Temple University’s City Planning Commission and as the secretary main campus. (deputy mayor) for strategic planning. Previ- ously, Griffith served in the Clinton administra- Gray believes in strong public/private part- tion at the U.S. Department of Housing and Urban nerships and over the years has established Development, first as the regional representative successful relationships with banks and foun- for New York and New Jersey and then in Wash- dations; the federal, state, and local govern- ington as HUD’s assistant deputy secretary. ment; and other nonprofits, among them HUD, From 1988 to 1996, she was principal of Griffith the Local Initiative Support Corporation, the Planning and Design, a firm providing planning, Pennsylvania Housing Finance Agency, the urban design, and development services to a Office of Housing and Community Develop- diverse list of clients. ment, the William Penn Foundation, and the Pennsylvania Horticultural Society. Griffith has also served on the New York City Planning Commission, on the New York State She was one of seven delegates appointed by Commission on the Restoration of the Capitol, Governor Ridge to the Summit for America’s the national Planning Accreditation Board, Future. She is a member of the Governor’s and the board of directors of the American Advisory Board on Community and Economic Planning Association. She now serves on the Development and serves on the Local Initia- boards of directors of the Architectural League tive Support Corporation’s advisory board, the of New York, the Regional Plan Association, and Reinvestment Community Lending Institute, Seeds, an organization building schools and and the board of the Philadelphia Association libraries in West Africa. of Community Development Corporations. In 2002, she became an Inner City Adviser to the Griffith was born in Harlem, graduated cum Urban Land Institute. laude from Hunter College in New York, and holds a master’s degree in architecture from the University of California, Berkeley. She has taught city planning and urban design at Co- lumbia University, New York University, and the University of Pennsylvania and is

52 An Advisory Services Panel Report an accredited member of the American Institute is responsible for designing and managing a of Certified Planners. research agenda to promote inner-city investment, including a project with the Brookings Institution to develop federal policy for inner- Scott Johnston city business development; projects with national retailers to assess demand and profitabil- Atlanta, Georgia ity in inner-city neighborhoods; and consulting Johnston is a partner with Talisman Partners work with U.S. cities to design development LLC, a firm he founded primarily to pursue strategies for economically distressed urban mixed-income multifamily development and neighborhoods. consulting projects. Prior to that, he worked Before joining ICIC, Lynch was a graduate with several Atlanta-based developers, includ- student and research assistant at MIT’s Indus- ing Miller Gallman and H.J. Russell & Company. trial Performance Center, where she worked He has focused on the financial structure and on the globalization of American and European execution of new and existing projects and manufacturing industries study, and the In- worked for the Atlanta Board of Education in a ternational Motor Vehicle Program, where she real estate and facilities management department. studied globalization and jobs in the automotive Johnston moved to Atlanta in 1999 after spend- industry. She was a visiting scholar at Wissen- ing four years in Cleveland, Ohio, developing schaftszentrum Berlin, one of the largest social and consulting with for-profit, not-for-profit, science research institutions in Europe. and faith-based organizations on developing She has published on globalization and corpo- affordable housing. Prior to founding Talisman rate strategy, foreign direct investment in the Partners in 1994, he was the assistant to the pres- automotive industry, infrastructure investment ident for AEW Capital Partners, a prominent and economic development, and the use of eco- Boston-based real estate pension fund adviser. nomic models and methods in policy making. Before attending business school, Johnston She holds undergraduate degrees in economics worked in sales and marketing with both IBM and public policy from UNC–Chapel Hill and and Unisys Corporation in Detroit. He earned a master’s degree in regional science from the an MBA from the Amos Tuck School of Business University of Pennsylvania. at Dartmouth College and a BS from Bowling Green State University in Bowling Green, Ohio. Eric Rothman He is also active in the Atlanta civic and business community, serving as a member of the Urban New York, New York Land Institute Atlanta Executive Committee and Rothman has expertise in strategic planning, as chairman of the Program Committee. He is a economic development, capital program board member of the Atlanta Business School management, change management, financial Alliance as well as a member of the Downtown management, and program implementation. Kiwanis Club. He has more than 15 years’ experience in con- ducting market and economic analyses that Teresa Lynch facilitate sustainable urban development. His track record traverses a broad spectrum of Boston, Massachusetts projects and assignments with transit agencies, economic development agencies, investment Lynch is a social scientist with over 20 years banks, and nonprofits in the United States and of experience in urban and regional economic Europe. Rothman provides real estate advice analysis. She is currently senior vice president and guidance to the Port Authority of New York and director of research at the Initiative for a and New Jersey for the acquisition of required Competitive Inner City (ICIC) in Boston. She

Chicago, Illinois, June 21–26, 2009 53 property for the Access to the Region’s Core use analysis, project management, planning, project and ensures the project contributes to targeted leasing and casting (TLC) methodol- future economic growth in the area surround- ogy, and hospitality deal making in projects ing Penn Station and the Far West Side. throughout North America, Europe, Mexico, and the Caribbean. He currently heads up Live On behalf of the New York City Economic Devel- Work Learn Play’s Strategic Development ini- opment Corporation and the Office of the Deputy tiatives, performs continued senior management Mayor, Rothman led a team of city agencies in of Live Work Learn Play’s TLC division, and the development of a long-range transportation works on many of Live Work Learn Play’s key investment plan to support projected population projects as a senior project resource. and employment growth in the New York region through 2030. The resulting plan was included During his tenure as a senior management in PlaNYC, Mayor Bloomberg’s bold plan for member with Intrawest Corporation, Spanier sustainable growth in New York City in the worked on over 25 large-scale projects and coming decades. Rothman has a long record of managed international teams that helped create accomplishment providing strategic economic world-renowned mixed-use destinations. development advice to the city of Newark, the state of Connecticut, and the District of Colum- He is an active member of the Urban Land Insti- bia to guide the implementation of long-term tute where he sits on the Toronto, Canada, revitalization plans. Chapter Program Committee; is a member of the International Council of Shopping Centers; and Previously, he served as director of business is actively involved with the Seaside Institute planning at Transport for London (TfL), where and the Congress for the New Urbanism. Spanier he created and directed the business planning also participates in guest speaking engagements process to invest $7.5 billion in annual funding throughout North America through his various in London’s transportation network. This work affiliations and other organizations. included developing the business performance management system and investment criteria for transportation projects (including London Thomas H. Walsh Underground, London Buses, and the Conges- Atlanta, Georgia tion Charging Zone) and successfully preparing and presenting TfL’s case for funding to TfL’s A founding principal of Tunnell-Spangler-Walsh board of directors, the London mayor, the & Associates, Walsh has over 30 years of exper- London Assembly, and senior civil servants in ience as a planner and designer throughout the the Department for Transport. Rothman has United States. His background includes an exten- worked in management and analytic capacities sive variety of award-winning projects ranging for the New York Metropolitan Transportation from new urbanist traditional neighborhoods, Authority and NJ Transit. to neighborhood and regional parks, and university and college campus master planning and Rothman holds a master’s degree in public policy design projects. Beginning with the University from Harvard University’s Kennedy School of of Texas at San Antonio in 1974, Walsh has com- Government and a BA in public and international pleted over 50 university and college master affairs from Princeton University. plans and is currently working with Georgia Institute of Technology and Kennesaw State Robert Spanier University on various implementation projects.

Montreal, Quebec

Spanier is a senior executive with Live Work Learn Play LLP with over a decade of hands-on development experience in large-scale, mixed-

54 An Advisory Services Panel Report Since moving to Atlanta in 1993, Walsh has influenced the planning environment in the city and region with developments such as Glenwood Park, Vickery, Edgewood Retail District, and Woodstock Downtown and has been involved with numerous park projects, including ongoing work for Piedmont Park and the 1996 Olympics Whitewater Canoe and Kayak venue.

Walsh is currently teaching a graduate program seminar on new urbanism at Georgia Institute of Technology.

Chicago, Illinois, June 21–26, 2009 55

AN ADVISORY SERVICES PANEL REPORT

Revere School Community Chicago, Illinois

Urban Land Institute www.uli.org 1025 Thomas Jefferson Street, N.W. Printed on recycled paper. Suite 500 West Washington, D.C. 20007-5201