A TECHNICAL ASSISTANCE PANEL REPORT Discover Asia on Argyle Argyle Street, Chicago November 17-18, 2008 Urban Land Institute Chicago District As an independent, nonprofit, nonpartisan organi- zation, MPC serves communities and residents by Council developing, promoting and implementing solutions The Urban Land Institute (ULI), is an international for sound regional growth. 501(c) (3) nonprofit education and research institute supported by its members. Established in 1936, the MPC has partnered with ULI Chicago on many of its Institute has more than 40,000 members worldwide TAPs since 2001, and gratefully acknowledges the representing all aspects of land use and develop- support of: ment disciplines. The Institute’s continuing focus on nonpartisan research and education has made it one Bank of America of the world’s most respected and quoted organiza- Grand Victoria Foundation tions in urban planning, land use, and development. The John D. and Catherine T. MacArthur Foundation McCormick Foundation ULI Chicago has more than 1,500 members in the Searle Funds at The Chicago Community Trust Chicagoland area who come together to find so- lutions and build consensus around land use and development challenges. The Urban Land Institute’s Sponsors Ald. Mary Ann Smith, City of Chicago, 48th Ward mission is to provide leadership in the responsible Ald. Helen Shiller, City of Chicago, 46th Ward use of land and in creating and sustaining thriving Uptown United, Joyce Warren Dugan, Executive communities worldwide. ULI Chicago extends its Director appreciation to its sustaining sponsors whose sup- port is so critical to the success of programming and Uptown United initiatives at the local level. The mission of Uptown United is to provide techni- cal assistance to businesses and economic investors Bank of America located in and serving Uptown, initiate and partici- Bell, Boyd & Lloyd LLP pate in strategic planning, encourage economic Chicago Title Insurance Company development to strengthen the community’s eco- Crown Community Development nomic base, address broad issues pertaining to the DePaul University quality of life for Uptown’s diverse population, and Epstein be a network to encourage partnerships. General Growth Properties, Inc. Gould & Ratner LLP Holland & Knight LLP Technical Assistance Panel Program Mesa Development , LLC ULI Chicago’s Technical Assistance Panel process is designed OWP/P, Inc. to enhance community leadership, clarify community needs Transwestern Investment Company, LLC and assets, and advance land use policies that expand eco- Walsh Construction Company nomic opportunity, maximize market potential, and conserve natural environments. TAPs are typically intensive, two-day working sessions, where expert volunteers address a problem Thank you to Solomon Cordwell Buenz & Associates proposed by the sponsoring organization about a specific de- for its assistance with the renderings included in this velopment issue or policy barrier within a defined geographic report. area. ULI Chicago’s criteria for selecting communities to work with Metropolitan Planning Council include the following: strong local leadership capacity; a Since 1934, the Metropolitan Planning Council clearly defined problem statement, and three to four well- (MPC) has been dedicated to shaping a more sus- articulated questions to be addressed during the TAP; a de- tainable and prosperous greater Chicago region. fined geographic boundary (neighborhood, district, corridor, etc.); and transferability to other communities in the region. 1 Discover Asia on Argyle Argyle Street, Chicago November 17-18, 2008 CONTENTS 2 Background 4 A Cultural and Commercial Crossroads 5 Cultural Impact 5 Understanding a Changing Market 7 A Move Towards Sustainability and Cultural Authenticity 7 A Dynamic Array of Opportunities and Challenges 13 Conclusion 2 Background Argyle Street, from Broadway Street to Sheridan Road, ULI Chicago and MPC conducted a full year of planning is a microcosm of the spirit and culture that make and preparation for the TAP. They were assisted pro- Chicago one of the great cities of the world. As a part bono by several professionals to collect all relevant of the Uptown community, Argyle Street has under- past studies, define the current situation, gather -fi gone many changes in the last half-century. Some of nancial information, construct base maps, and identify the family names synonymous with Chicago business, property and business owners and residents who have such as Shulman and Pritzker, trace their roots back a stake in the outcome of the assignment. Unique to to Argyle Street’s Uptown neighborhood. But the true the Argyle TAP, the sponsors surveyed local business heart of Argyle Street is entrepreneurs who came to owners and garnered more than 51 respondents (over the neighborhood with the desire to stake their place a 50% response rate), thanks to the tireless efforts of in America. Tam Van Nguyen of Chinese Mutual Aid Association. In the 1970s, Argyle Street was transformed by the The Argyle TAP met November 17-18, 2008, to develop resettlement of Chinese and Southeast Asian immi- ideas to elevate this critical Pan-Asian connecting grants. They established ethnic businesses and res- hub to suit its dynamic surroundings. The panel was taurants along the street, initially to serve new popu- chaired by Ngoan Le of the Chicago Community Trust lations, which have more recently attracted clientele and included a group of 11 real estate development from across the metropolitan area and nearby states experts, urban planning and design professionals, seeking culturally authentic products and cuisines. and community development leaders. Together, they While condominium conversions and the redevelop- evaluated all of the available qualitative and quantita- ment of the entertainment district in Uptown have tive information related to the vision and statement of brought new residents into the community, Argyle need, and then brainstormed, planned and offered ob- Street remains a unique area with a rich and diverse jective recommendations. While Technical Assistance fabric of Asian nationalities and traditions. Panels typically involve panelists with little involve- ment in the area in question to ensure objectivity, Today, Argyle Street is undergoing another trans- given the uniqueness and cultural complexity of Argyle formation. Despite its attractions, the area faces Street, several panelists had a working knowledge of challenges in realizing the full potential its cultural current and historic issues facing the district to con- authenticity suggests is possible. Limited business firm the viability and cultural appropriateness of the hours close shops behind burglar bars at prime retail recommendations. In addition to the expertise on the and dining times. Pedestrian and vehicular traffic panel, organizers sought critical input through discus- range from virtually non-existent on weekdays to sions with local business owners and residents, as well almost impassable on weekends. as City of Chicago planning officials. Out of a desire to maintain the cultural strength of The questions posed to the Argyle Street TAP were: the area while supporting the economic viability of local business owners, Ald. Mary Ann Smith (48th • What are the market opportunities for Ward), Ald. Helen Shiller (46th Ward), and Uptown the Argyle District? In the face of growing United, enlisted the Urban Land Institute Chicago competition, how can district merchants District Council (ULI Chicago) and Metropolitan Plan- harness a broader market to grow their ning Council (MPC) to conduct a Technical Assistance businesses? Panel to begin formulating a plan to protect and grow the district’s many assets. 3 • How can local businesses leverage new key sites, including the Vietnamese Association development nearby — residential of Illinois parking lot on Winthrop Avenue, construction, condominium conversions, and the multi-unit building just east of the commercial and mixed-use — to strengthen CTA station that was recently rendered the district? uninhabitable by fire. • What street and road design techniques will 2. Create a community of sustainable businesses achieve the greatest efficiencies for traffic, that engages and attracts area residents: circulation and parking in the Argyle District? • Enhance the overall shopping experience with • What upgrades to the district’s historical simple aesthetic improvements to make the structures and character — building stock, area cleaner and more inviting. street walls and facades, el station, sidewalks and streetscape — will improve the appearance • Develop cooking or other food-related classes and identity of the district? at the area markets and restaurants. • How can Argyle Street stakeholders build • Leverage local business leadership structures leadership and collaborate around a shared to serve the area better and establish informal agenda? cooperative efforts to succeed where formal efforts may not. After two full days of discussions about design, use, implementation, and financing, the TAP offered the • Connect local business leaders to the area following recommendations to improve this unique block clubs to identify common goals and and dynamic area. The recommendations explored opportunities, and specifically market events marketing opportunities, as well as infrastructure and to those residents. streetscape issues. • Explore alternative parking strategies to 1. Incorporate Argyle Street into a larger Asian des- increase parking