Little Saigon Westminster, California

AN ADVISORY SERVICES PANEL REPORT Li ttle Saigon Wes tminster, Ca lifo rnia

Urban L an d $ Ins ti tute Little Saigon West mi nster, Califo rnia

Strategies for Transforming Little Saigon

October 1 –4, 2007 An Advisory Services Panel Report

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

he mission of the Urban Land Institute is to • Sustaining a diverse global network of local provide leadership in the responsible use of practice and advisory efforts that address cur - land and in creating and sustaining thriving rent and future challenges. T communities worldwide. ULI is committed to Established in 1936, the Institute today has more • Bringing together leaders from across the fields than 40,000 members worldwide, represent ing t he of real estate and land use policy to exchange entire spectrum of the land use and develop ment best practices and serve community needs; disciplines. Professionals represented include de - velopers, builders, property owners, investors, ar - • Fostering collaboration within and beyond chitects, public officials, planners, real estate bro - ULI’s membership through mentoring, dia - kers, appraisers, attorneys, engineers, financiers , logue, and problem solving; academics, students, and librarians. ULI relies • Exploring issues of urbanization, conservation, heavily on the experience of its members. It is regeneration, land use, capital formation, and through member involvement and information sustainable development; resources that ULI has been able to set standards of excellence in development practice. The Insti - • Advancing land use policies and design prac - tute has long been recognized as one of the world’s tices that respect the uniqueness of both built most respected and widely quoted sources of ob - and natural environments; jective information on urban planning, growth, and development. • Sharing knowledge through education, applied research, publishing, and electronic media; and

Cover photo Jennifer Lefurgy

2 An Advisory Services Panel Report About ULI Adviso ry Se rvices

he goal of ULI’s Advisory Services Program issues and to provide recommendations in a com - is to bring the finest expertise in the real pressed amount of time. estate field to bear on complex land use plan - T ning and development projects, programs, A major strength of the program is ULI’s unique and policies. Since 1947, this program has assem - ability to draw on the knowledge and expertise of bled well over 400 ULI-member teams to help its members, including land developers and own - sponsors find creative, practical solutions for ers, public officials, academics, representatives of issues such as downtown redevelopment, land financial institutions, and others. In fulfillment of management strategies, evaluation of develop - ment potential, growth management, community the mission of the Urban Land Institute, this revitalization, brownfields redevelopment, mili - Advisory Services panel report is intended to tary base reuse, provision of low-cost and afford - provide objective advice that will promote the re- able housing, and asset management strategies, sponsible use of land to enhance the environment. among other matters. A wide variety of public, private, and nonprofit organizations have con - ULI Program Staff tracted for ULI’s Advisory Services. Marta V. Goldsmith Each panel team is composed of highly qualified Senior Vice President, Community Group professionals who volunteer their time to ULI. They are chosen for their knowledge of the panel Thomas W. Eitler topic and screened to ensure their objectivity. Director, Advisory Services ULI’s interdisciplinary panel teams provide a Cary Sheih holistic look at development problems. A re- Senior Associate, Advisory Services spected ULI member who has previous panel experience chairs each panel. Matthew Rader Senior Associate, Advisory Services The agenda for a three-day panel assignment is intensive. It includes an in-depth briefing com - Carmen McCormick posed of a tour of the site and meetings with spon- Panel Coordinator, Advisory Services sor representatives; interviews with community Romana Kerns representatives; and a day for formulating recom - Administrative Assistant, Advisory Services mendations. On the final day on site, the panel makes an oral presentation of its findings and con - Nancy H. Stewart clusions to the sponsor. At the request of the spon - Director, Book Program sor, a written report is prepared and published. Kimberley Todd Manuscript Editor Because the sponsoring entities are responsible for significant preparation before the panel’s visit, Betsy VanBuskirk including sending extensive briefing materials to Art Director each member and arranging for the panel to meet Martha Loomis with key local community members and stake - Desktop Publishing Specialist/Graphics holders in the project under consideration, partici - pants in ULI’s three-day panel assignments are Craig Chapman able to make accurate assessments of a sponsor’s Director, Publishing Operations

Westminster, California, October 1 –4, 2007 3 Acknowledgments

n behalf of the Urban Land Institute, the Hall, as well as Tami Piscotty and Rosemary Val - panel would like to extend special thanks dovinos in the city manager’s office, for their in - to Westminster City Manager Ray Silver sights and assistance. O for bringing this three-day panel study to Little Saigon. The panel also recognizes Chester While only on site for three days, the panel had Simmons of the city manager’s office for coordi - the opportunity to collect useful information nating the panel’s briefing materials, organizing from more than 30 area stakeholders. The indi - the study area tour, and scheduling interviews vidual perspectives of these Little Saigon busi - with the key stakeholders. ness owners, residents, and public officials were crucial to the panel process. These stakeholders The panel gleaned significant insights from the are major assets in advancing the interests of city’s thorough briefing materials as well as from their community. the guided tour expertly provided by Westmin - ster Police Lieutenant Bill Collins. The panel would also like to thank Chief of Police Andrew

4 An Advisory Services Panel Report Contents

ULI Panel and Project Staff 6 Foreword: The Panel’s Assignment 7 A Physical Framework for Transformation 13 The Substance of Transformation 15 Roles and Responsibilities in the Transformation 20 Conclusion 23 About the Panel 25

Westminster, California, October 1 –4, 2007 5 ULI Panel and Pr oject Staff

Panel Chair ULI Project Director J. Kevin Lawler Jennifer LeFurgy Managing Partner Consultant to ULI N-K Ventures LC Pasadena, California West Palm Beach, Florida ULI Project Staff Panel Members Cary Sheih John Hixenbaugh Senior Associate, Advisory Services President MuniPlan Saint Petersburg, Florida Michael J. Maxwell Managing Partner Maxwell + Partners LLC Miami Shores, Florida Trang D. Tu Principal Trang D. Tu Consulting Seattle, Washington

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

rowing from a modest clustering of restau - rants and small shops geographically cen - tered at the intersection of Bolsa Avenue G and Magnolia Street in the late 1970s, to over a million square feet of commercial space dis - tributed over a mile and a half corridor today, the area of the city of Westminster known as Little Saigon has evolved as the de facto capital of the refugee and exile community of the former Re - public of South Vietnam.

Little Saigon has emerged within the city of West - minster without direct city involvement in shap - ing the physical contours or composition of the area. To date, the city has supported the Viet - namese-American community’s desire to grow through the exercise of its traditional municipal functions and services. However, for over a decade the city and various stakeholders within the Viet - namese-American community have been actively discussing issues of mutual concern regarding the growth of Little Saigon.

As part of its long-term economic development strategy, the city has raised a number of questions regarding the outlook for continued growth and development in Little Saigon. In order to help frame an overall strategy, the city commissioned the ULI Advisory Services program to address a series of specific planning and development issues in Little Saigon.

Little Saigon is generally recognized as the oldest, The city of Westminster largest, and most prominent concentration of Viet - environment are all well-articulated concerns of is exploring ways to namese commercial activity in the United States. the city. enhance and sustain the There has been minimal redevelopment or revital - Although the area is presently thriving, the city long-term viability of ization of properties within the area, although recognizes twin, competing challenges for Little Little Saigon. some transitions from industrial to retail uses are Saigon. On one hand, Little Saigon has not now occurring with warehouse and light industrial reached its full potential as a cultural epicenter for properties. Fragmented ownership patterns, the Vietnamese-American community; at present, dated architectural design, traffic congestion, lack it is less than the sum of its parts. On the other of adherence to city codes, and a lack of pedestrian hand, its very success to date could undermine its

Westminster, California, October 1 –4, 2007 7 Revitalization is chal - • Improve and revitalize the commercial, cultural, lenged by fragmented and urban aspects of Little Saigon. ownership patterns, dated architectural design, and • Create a multi-cultural entertainment and retail inconsistent signage. destination. • Establish physical connectivity within the po - tential market area to create a sense of place and determine if current vehicular and pedes - trian circulation inhibit this goal.

• Improve the physical appearance of private property by creating new development and re - vitalizing existing businesses and buildings.

• Improve the physical appearance of private property by designing strong architectural standards and a landscape program.

• Determine an appropriate signage program to identify properties and businesses.

• Recommend implementation strategies to turn the vision into reality.

In total, the city posed twenty separate questions for the panel to address. During the study process, the panel synthesized information from the briefing materials, the stakeholder interviews, and the tour and then consolidated the city’s con - cerns into a single question:

How can the city of Westminster and the citizens of Little Saigon sustain and enhance this unique cultural and commercial base?

The Study Area Westminster is located in Orange County in Southern California, neighboring Anaheim, Gar - den Grove, and the oceanfront cities of Seal Beach and Huntington Beach. The city had an estimated population of 95,896 in 2006, and as a whole largely reflects the suburbanization patterns of Orange long term viability. As the Vietnamese-American County within the larger Southern California community matures, the tastes, preferences, and Consolidated Metropolitan Area. cultural cohesiveness of the community have been changing and are expected to continue to evolve. The study area, known as Little Saigon, is defined as the area within the city of Westminster starting The city presented the panel with a series of ques - just west of Magnolia Street and continuing along tions framed by the following list of general goals Bolsa Avenue for approximately one and a half and objectives for the study area. miles until just east of Ward Street, and incorpo -

8 An Advisory Services Panel Report Location map. rates some parcels to the north extending as far as OREGON IDAHO Sabre Lane. Little Saigon’s spine is Bolsa Avenue, which runs through the center of the study area and connects with California SR-39 (Beach Boule - vard), one of the city’s major thoroughfares and commercial corridors. The area is also easily ac - cessible by two highly-traveled freeways, SR-22 NEVADA U and I-405. Sacramento

The emergence and growth of Little Saigon is San Francisco solely attributable to geopolitical events that cul - San Jose minated in April 1975 with the fall of the former Fresno

Republic of South Vietnam and the commence - CALIFORNIA ment of the on-going displacement of its citizens. Founded in 1870 as a Presbyterian Temperance Bakersfield Colony, Westminster was a bedroom community with a white majority who benefited from the Los Angeles Westminster World War II defense industry boom. Long Beach Irvine A After the fall of Saigon in 1975, anti-communist San Diego Vietnamese fled the now former Republic of South MEXICO Vietnam and many were relocated to military 30 bases around the United States, including Camp Regional map. Pendleton, in Southern California. Some Viet - Los Angeles namese resettled in Westminster and opened busi - od R nesses along Bolsa Avenue, which had begun to decline since the opening of the Westminster Mall. nce 5 Anaheim Corona Others settled in the neighboring communities of 405 Santa Ana and Garden Grove. Westminster55 Long Beach Santa Ana A second wave of immigration occurred in the Irvine 1980s, with many immigrants of Chinese-Viet - Huntington Beach Costa Mesa ORANGE namese ancestry settling in this area of Orange P a County. According to the 2000 Census, Westmin - c i f ster has a Vietnamese-American population of i c 1 O c just over thirty percent. Little Saigon’s population e a n is primarily made up of Vietnamese and Chinese, 5 but Hispanics, Whites, Laotians, and Cambodians also populate the area. Single-family homes and several trailer parks sur - Over the following decades, the Vietnamese busi - round the commercial district, many of which are nesses grew and soon Vietnamese business own - walled off from the shopping areas and the street. ers began building shopping malls in the area, in - The area has a mainly suburban, low density char - cluding the Asian Garden Mall and Little Saigon acter, with strip shopping centers, low-density Plaza, along with smaller mom-and-pop shops. uses, six lanes of traffic on Bolsa Avenue, and very There are numerous restaurants and services limited pedestrian activity. geared to the Vietnamese community, including multi-lingual banks. The area is home to several While Little Saigon caters mostly to the Viet - newspapers, radio and television stations, and a namese-American community, the city and local burgeoning music industry that serves a world- business owners are interested in expanding its wide Vietnamese community. customer draw, including attracting tourists visit -

Westminster, California, October 1 –4, 2007 9 Asian Garden Mall is one of the few examples of a medium-density shopping mall in Westminster.

The area is dominated by Saigon has grown to over one million square feet low-density strip malls. of private commercial infill development. Although it may at first seem like a typical sprawling subur - ban commercial strip, Little Saigon stands as a unique place where Vietnamese-Americans can find not only uncommon goods and services, but also a cultural reference point. Little Saigon is similar in the American cultural mosaic to Brook - lyn, New York at the turn of the last century. While physically unremarkable, both areas pro - vide an important ethnic enclave inside a large ing Southern California and nearby attractions city. Immigrants join together to pursue an im - such as Disneyland. In 1996 a local business owner proved standard of living, while at the same time designed a pedestrian-friendly bridge that would connect several of the shopping centers. However, preserve their cultural roots and practices. In Lit - the community rejected the bridge as being too tle Saigon, as also happened in Brooklyn, the later heavily Chinese in its design and the project was generations are moving away from the old neigh - dropped. The city has recently approved the con - borhood and maintain minimal ties to the area. struction of two decorative arches at the commu - Little Saigon would therefore benefit by broaden - nity’s Ward and Magnolia Street entrance points. ing its appeal to both local residents and the na - The cast iron arches, which will depict the journey tional Vietnamese community. of Vietnamese-Americans since the end of the Vietnam War, are viewed as a first step in devel - During the panel process, the members concluded oping Little Saigon into a destination. that there are several opportunities that Little Saigon could leverage to coalesce their neigh - Study Area Development Issues borhood into a complete place and draw an ex - panded customer base to the area. These oppor- The panel recognizes that Little Saigon is impor - tunities include: tant not only to the city of Westminster, but also to Vietnamese-Americans at large. Since its un - • Enlarging its retail/commercial mix and scope planned inception over thirty years ago, Little of activity;

10 An Advisory Services Panel Report • Increasing and diversifying its housing inven - organizations, property owners, businesses, and tory to include housing for seniors, live/work developers. units, affordable- and market-rate multi-family In recommending a transformational approach for housing, rental units, and for sale products; the near- and long-term development in the Little • Promoting and expanding entertainment uses Saigon area, the panel is mindful that the follow - by constructing cinemas, live music venues, and ing specific issues currently constrain redevelop - outdoor cultural events; and ment of the study area.

• Providing more cultural and educational activi - • Code violations and enforcement matters con - ties such as museums and art programs. tinue to plague commercial businesses and properties in the Little Saigon area. The city re - The panel also concluded that there is no clear, co - ports an on-going challenge in code compliance herent, and consolidated vision for what Little in the area. During the panel’s stakeholder in - Saigon may be over the coming years. Many plans terview process, the panel was repeatedly ad - and suggestions have been advanced that have no vised that many businesses and property own - clear commonality or consistency between them. ers do not speak English, and do not understand None of these development plans offer strategies the necessity for, or complexities of, code com - for unifying the area. pliance. To the panel, the issue of code compli - ance, including payment of state-mandated To date, development in Little Saigon has favored sales taxes, is a problem that could dissuade the an incremental, project-driven approach. In the city from investing significant time and re - panelists’ experiences, this type of approach is sources in Little Saigon. relatively easy to execute and the attendant pub - • Current land use patterns, parcelization pat - licity generates some positive, short-term momen - terns, and zoning all impede concentrated devel - tum for other development. However, this incre - opment and perpetuate the linear, low-density mental approach will not produce a long-term, character of the area. sustainable development base for Little Saigon. Specifically, in the absence of a guiding framework, • Traffic patterns and volumes, parking issues, a strategy that is dependent on unknown variables and pedestrian circulation conflicts abound. The such as land availability, public sentiment, and city has installed medians and added some traf - ever-changing market conditions is not likely to fic signal improvements, yet these remain below create a complete foundation for the area. Fur - the standard for high-density, urban develop - thermore, the lack of a framework creates uncer - ment. tainties for investors and uses, and generally re - • City resources and policies do not provide for sults in uses that do not compliment each other. conventional redevelopment initiatives in Little The panel observed that Little Saigon is at or near Saigon. The entire city is currently designated a a critical and timely opportunity. The city and the redevelopment area, and traditional funds for stakeholders of Little Saigon have the opportu - redevelopment are programmed into the city nity to shift the development paradigm from in - capital improvements budget. This renders tax cremental to transformational. This would involve increment financing—a major traditional tool of a joint effort to create a complete vision for the redevelopment—unavailable. Furthermore, the city has adopted a pay-as-you-go approach by area. While this may be daunting at first, the panel specifically precluding itself from financing believes that such an approach will create signifi - long-term facilities projects and participating in cant long-term potential, considerably greater public-private ventures. than an ongoing incremental approach. A trans - formational approach that includes a fully realized The panel addressed these development chal - visioning process will require participation and lenges in an overall framework of findings and engagement from the city, civic and cultural recommendations.

Westminster, California, October 1 –4, 2007 11 Summary of Findings From a purely physical point of view, Little Saigon is not a classic redevelopment or revitalization project area. Although it has major physical and design challenges to its continued expansion and evolution, its businesses appear vibrant and thriv - ing today. Additionally, the name Little Saigon covers a larger geographic area than was defined for the purpose of the panel. This name does not communicate that the defined study area is the world-wide center of the Vietnamese community that was displaced from the former Republic of South Vietnam, and their descendants. A stronger, more compact physical identity, together with a more appropriate name could better represent the unique commercial and cultural importance of the area. A coherent, consistent vision for the future build- out of the study area is a prerequisite for a co- hesive place to emerge out of what has been a A traffic-calming median The Panel’s Framework largely unplanned evolution of over 1 million installed by the city. After reviewing the substantial market studies square feet of development. An agreed-upon vi - available in the briefing materials and visiting the sion by all the stakeholders will make it possible Little Saigon area over a three-day period, the for private and public interests to make informed panel chose to organize its responses to the city’s land use and development decisions. Such a vision questions in terms of three framing elements. will also help these decision-makers balance the These elements will guide the policies that are trade-offs required to introduce public and civic needed to support Little Saigon’s reinvestment space that will complement and reinforce ongoing and revitalization for the immediate future and private development. beyond. The three framing elements are: An array of place-making tools can be customized • A Physical Framework for Transformation to support and facilitate ongoing development and revitalization. The panel’s specific suggestions in • The Substance of Transformation applying these tools are meant to be illustrative only. A visioning process involving all major • Roles and Responsibilities in the stakeholders should specifically examine and Transformation adopt more definitive guidelines on such matters These framing elements convey the essence of as districts and their land use character, density, a successful revitalization program for Little composition, and agreed-upon boundaries. Saigon. For the most part, the panel’s findings and recommendations are directed to the near and intermediate term.

12 An Advisory Services Panel Report A Physical Framework for Transformation

s it stands now, Little Saigon is viewed as Planning for Special Districts an amorphic entity, with no clear starting and ending point and no center. The panel An overall physical and functional plan will be A sees a need to define the broader area gen - necessary to create a well-defined series of dis - erally perceived to be Little Saigon, to distinguish tricts that are interconnected visually and physi - the area from other Little Saigons in the United cally in order to support new business, culture, States, and to capture the opportunity for a more recreation, and entertainment opportunities. concentrated urban core as the central focal point To assist the city and community stakeholders of the larger area. in creating the districts, the panel has created a series of illustrative districts that endeavor to The area is made up of a unique set of discrete, strengthen and improve what exists, provide new strongly interconnected commercial districts that opportunities for future growth, and create an - together could become Downtown Saigon USA. chors that diversify the market base and charac - The area along Bolsa Avenue should be divided ter of Little Saigon. into specialized districts, each with their own Outdoor Food/Produce District draw and purpose that would be more compact than the current mile and a half, ribbon-like study The Outdoor Food/Produce District would form area. the western gateway into Little Saigon with an Asian-themed food market. This district would in - The districts suggested by the panel in the balance clude both indoor and outdoor produce and food of this report are illustrative of the differentiation sales, such as ornamental plants, flowers, and veg - that could be achieved. The specific character and etables. geographic boundaries of these districts should emerge from a development and revitalization vi - Asian Village District Recommended special - sioning process in which all community stakehold - The Asian Village District would create a dense, ized districts along Bolsa ers participate. traditional, Asian retail center that would expand Avenue.

13 Westminster, California, October 1 –4, 2007 and include Moran and West State streets. This Furniture/Garden/Outdoor District district would add infill commercial and residential The Furniture/Garden/Outdoor District would uses while creating parking behind the buildings. strengthen the existing market in Asian furniture The centerpiece of this district should be a plaza and garden and outdoor furnishings, and would and open space on Bolsa Avenue and Moran concentrate new products and services such as ar - Street. chitects, interior designers, landscape contractors, Cultural District building contractors, kitchens, and housewares. A Cultural District would reinforce Little Saigon The panel encourages the city and community to as the cultural heart of Vietnamese-America with identify additional future district opportunities a National Vietnamese Cultural and Language that strengthen existing connections and enhance Center, a hotel and conference center, and an arts Little Saigon’s unique sense of place by filling in center and galleries. This district would also in - gaps in the commercial fabric. Districts would in - clude a Vietnamese Center for Entrepreneurship clude compatible uses that logically expand mar - that would encourage and guide the development ket opportunities such as cinemas, theaters, art, of locally-owned businesses and be a central voice and galleries. In addition, land use policy and for local business leaders. plans should create new opportunities for urban, Media District mixed-use residential, office, and retail spaces. Little Saigon is already the national and interna - tional center of Vietnamese information and en - tertainment. The Media District would further focus on radio, film, television, music, print media, and advertising production to enhance this role. The district should engage the community with glass-walled, street-front studios, similar to NBC’s Today Show and should also create an outdoor venue for live productions.

14 An Advisory Services Panel Report The Substance of Transformation

lace-making is the core physical strategy now does not promote an identifiable vision and for a substantive transformation of Lit- creates incompatible uses, such as industrial next tle Saigon. The building blocks of place- to residential, reducing the resident’s quality of P making include changing zoning practices, life. In addition, the corridor is not pedestrian- changing land uses, using design ordinances, and friendly; the lack of parking compounds this prob - introducing public and civic spaces into the com - lem and constrains additional development. mercial fabric. In weighing the strengths and limitations of Little During its time in the study area, the panel ob - Saigon, the panel concluded that the study area served several strengths and weaknesses that does not need to be revitalized per se, as it is a could, respectively, help or hinder the area’s fu - successful area in terms of traffic and commercial ture development. One of the most obvious ad - uses. The panel also concluded that the fundamen - vantages is the area’s high traffic counts. Traffic tal challenges are transitioning older and conflict - counts along Little Saigon’s major spine, Bolsa ing uses, such as low density warehouses and anti - Avenue, range from 35,000 to 40,000 vehicles per quated strip shopping centers, unlocking land for day. Although this creates a conflicted pedestrian further private development, and introducing environment, it does demonstrate that the area is public and civic spaces. well traveled and points to a potentially higher To approach this challenge via place-making, customer base. three tools are discussed in detail on the follow - Secondly, market demand for available space in ing pages: a change in zoning through a means the area is high and reflected in a low area-wide such as form-based codes, an improvement of space vacancy rate. Most buildings within the architectural design standards and signage, and study area are occupied, contributing to a vibrant a specific use for each district within the panel’s area with high market growth. Another advan - illustrative framework. tage is the presence of a well-established ethnic community. The community provides a built-in, Form-Based Codes loyal client base. Vietnamese-Americans and other groups from Westminster and surrounding The panel believes that a new approach to zon - areas regularly visit Little Saigon. In addition, the ing is needed to entice developers and property ethnic base has a strong entrepreneurial ethic. owners to consider redevelopment. Form-based zoning should be applied and tailored to the spe - Little Saigon also has several limitations to place- cific districts of Little Saigon to encourage rede - making. One of the most formidable limitations is velopment and improve the area’s physical ap - the absence of vacant land. To grow, the area will pearance. While the existing zoning would remain need to intensify existing developed properties and existing businesses could operate without through design or expand linearly at its current change, the form-based overlays would help busi - density. nesses or developers maximize development op - portunities consistent with the character of the Zoning is another major challenge for Little Saigon. particular district. The panel strongly encourages the city to consider new zoning tools such as form-based codes that Form-based codes are relatively new and evolving would bring a sense of compatibility and scale to planning tools. Rather than concentrate on type of the area. Current, Euclidean zoning as it stands use, they regulate the key aspects of urban form,

Westminster, California, October 1 –4, 2007 15 Bolsa Avenue, the main artery in Little Saigon, is characterized by high traf - fic counts and very few pedestrians.

such as a building’s scale, its proximity to the Adoption of form-based codes would be one of the street, and its public facade. Different sections of end results of an overall visioning process for the an area can be coded for varying densities, mini - area. Once the shared vision has been reached, it mum and maximum building heights, and percent - will need to be converted into an objective code ages of frontage types. that replaces contradictory provisions in other ordinances. Form-based codes can be optional, Form-based codes make streets and buildings not mandatory, but developers are encouraged to work together to create a desirable public realm, follow the codes in return for such rewards as ex - while subsequently adding value to surrounding pe dited review, tax increment financing, and tax properties. For example, form-based overlay credits. Places such as Petaluma, California, and zones have been successfully used in Fort Worth, Arlington County, Virginia, have used form-based Texas, and West Palm Beach, Florida. These zones codes to encourage economic development and provide incentives to developers by allowing to create visually-appealing, pedestrian-friendly bonus density in exchange for incorporating cer - communities. tain uses, providing public open space, and agree - ing to other project-related attributes deemed in Form-based codes would be especially helpful in the public interest. diminishing the variety of building shapes and heights in Little Saigon. The buildings could still Form-based codes are not to be confused with de - retain a distinct style, but form-based codes bring sign guidelines; they have a separate purpose. In an underlying uniformity that would create visual most cases form-based codes regulate the general rhythm along the street (e.g., no large setbacks, footprint of a building, not its architectural vernac - no blank facades, parking in rear). ular or use. Moreover, developers and the public are put at ease with the certainty provided by Form-based codes could also be employed to form-based codes, and in turn, certainty provides strengthen pedestrian connections between the less opposition, increases investment, and helps street and buildings and between buildings by expedite the review and approval process. See requiring pathways, landscaping. and wider side - www.formbasedcodes.org for additional informa - walks as well as by introducing public places into tion. the privately-developed fabric of Little Saigon.

16 An Advisory Services Panel Report Properties that do not currently contribute to the Vietnamese signage dis - long-term plan could be encouraged to redevelop courages potential non- through the use of a form-based overlay zone. For Vietnamese customers. example, the surrounding mobile home parks could be placed in an overlay zone to allow for more height and density, in return for a develop - ment that meets stated public community objec - tives and standards.

The panel recognizes that the potential redevelop - ment of such a property is a highly sensitive issue and clearly understands the city’s position against using eminent domain. Therefore, such an initia - tive would need to come from the owners of the mobile home parks, or other property interest. Any plan that involves a form-based overlay would in all likelihood need to incorporate the replacement of affordable units, such as a bonus density tied to the provision of affordable housing within the development.

The panel emphasizes that new zoning tools would not require an owner to close a business or rede - The panel recommends that the city revisit the velop a property, but would provide incentives to subject of design guidelines and consider retaining do so. Furthermore, the panel strongly advises one of the many firms that specialize in this type the city against pushing for redevelopment by up- of practice. This process would include creating a zoning properties . Form-based overlay zones that pattern book of agreeable design standards. Many incorporate specific public design and space re - Vietnamese relate to the French-Vietnamese style quirements will ensure that the city receives an that includes interpretations of Beaux Artes to appropriate quid pro quo for increasing land value Art Deco. There should be an opportunity to in - through increased intensity of uses. clude these styles within the districts. The existing signage in Little Saigon is a con - Architectural Design Standards and strained suburban style that does not add to its Signage visual appeal. Moreover, the business signs seem For an area to have a sense of place, it should be to serve the needs of local residents as they are immediately evident to visitors and residents written most prominently in Vietnamese (with that they have arrived at a unique destination. some English translation). If the city wishes to This is an important tool in place-making. In addi - draw non-Asians and tourists, a comprehensive tion to improved signage, this place-making can sign program is needed that would include: be accomplished through strong architectural and • Special thematic gateway signs (such as the landscaping design. arches that are presently being considered), Comments made to the panel during the inter - • Signs that indicate the location of parking view process made it clear that the current archi - areas, and tectural regulations are not working. They pro - mote a canned version of Asian architecture that • Directional signs that indicate the locations is not authentically Vietnamese. Furthermore, the of districts, businesses, and areas of note. panel was advised that some projects have either not been required to comply with current design While the panel believes that signage design guidelines or the results have not been successful. would need to have some basic consistency, it

Westminster, California, October 1 –4, 2007 17 Land use changes along does not have to be uniform across Little Saigon, lowing specific suggestions for some of the pro - Bolsa Avenue. Different districts could have their own style of posed districts. signage. For example, the Media District could The Asian Village District have a modern motif, while the Cultural District could use traditional designs. Changing the industrial zoning to mixed-use vil - lage zoning would dramatically improve the feel of The panel also suggests livening up the signage the Asian Village District by eliminating incom - through the use of color and form. Culturally-ap - patible uses and encouraging residential develop - propriate, animated, or neon signs could invigo - ment. This change would build upon the area’s rate a retail, restaurant, or entertainment destina - new housing for seniors, the Asian Garden Mall, tion. In Washington, D.C.’s Chinatown, local the planned parking structure, and the continuous Chinese artists designed lighted artwork that now street network. hangs over the Metro station entrances. While not Side streets could accommodate pedestrian- only attractive, these pieces also serve as beacons friendly street retail uses and sidewalk cafes. for those looking to enter the subway. Any new development should address its own parking demands and help correct the parking Land Use Changes in the Proposed problem. Infill development in this district could Districts take the form of linear buildings that would be ad - jacent to the proposed parking structure and the The district concept can be further refined by sides of the mall. In addition, the opportunity for looking at specific development clusters within a plaza and gathering space in front of the mall each district. Little Saigon has several successful should be explored. projects that can anchor and spur future develop - The Media District ment. However, new development must consider zoning, design guidelines, district themes, and ad - Changing the industrial zoning to media district joining uses. This approach ensures the develop - zoning in this area would eliminate incompatible ment of complimentary uses and encourages con - uses, encourage pedestrian activity, and support nections among specific projects. Defining these 24-hour use. This change would build upon the clusters will also help the city concentrate on areas area’s concentration of print media, radio, music of development rather than on single projects. studios, and film industry uses. The area could be the hipper, younger, edgier part of the neighbor - In order to accomplish specific goals for each hood and could include coffee shops and gathering district, the city should consider changing specific places, Vietnamese cinema, and a new home for zoning for land uses. The panel offered the fol - the Vietnamese film festival.

18 An Advisory Services Panel Report Specific development clusters within the spe - cialized districts.

The district should encourage exhibition space for business assistance center, sculpture garden, or visual arts and entertainment production visible other uses that would reinforce the non-commer - to the street. Such lively expression of media cial cultural aspects of the community. The plan could be enhanced by a scrolling electronic mes - for this area should include structured parking. sage board with news headlines, as in New York City’s Times Square. A contemporary architecture In the panel’s opinion, these three areas together style with live/work space and lofts would be ap - —the Asian Village District, the Media District propriate for this district. The district’s uses, ap - and the Cultural District—are the core of a down - peal, and energy would keep younger generations town area for Little Saigon. This geographic cen - in the area. ter of activity will support the highest density of development, integrate public and civic spaces The Cultural District with commercial and residential uses, and facili - An area should be designated for creating a Cul - tate pedestrian activity and connections between tural District that would expand upon the Asian districts. Garden Village mixed-use area. This area would include more retail and affordable residential uses, as well as public plazas for the Tet Festival activi - ties or other events. This district could also include a hotel, meeting rooms, cultural center, exhibition space, language school, city services substation,

Westminster, California, October 1 –4, 2007 19 Roles and Responsibilities in the Transformation

he panel was surprised to discover that there traditional civic functions and facilities in the are few civic organizations that are focused areas of arts, culture, and education. on the betterment of Little Saigon. Most of Technical Assistance Center T the interplay on the development of Little Saigon occurs between the city and individual Little Saigon’s business community is founded on property owners. Further, the panel was equally a strong entrepreneurial spirit, yet the panel surprised that property owners in the Little Saigon found a lack of Vietnamese-specific business assis - area do not have an organization to represent tance centers that could advise community mem - themselves as a whole before the city. bers on how to start and maintain their busi - nesses. Despite Orange County’s large Civic organizations, private sector interests, and Vietnamese population, its U.S. Small Business the city are all equally important participants in Association branch office has only one Viet - arriving at a complete vision for Little Saigon. namese-speaking staff member, and neither the Each of these parties also has a role in the realiza - city of Westminster nor the Chamber of Com - tion of the vision. The recommended roles and re - merce appear to have any capacity in this area. sponsibilities of each are addressed in the balance of this section. A survey of merchants in Seattle’s Little Saigon found that most businesses had a strong desire to Civic Organizations expand to serve a wider customer base, but few had the capacity, resources, or knowledge to do so. The panel observed that civic organizations are The survey also found that Vietnamese-American notably not active in the evolving development business owners often had little knowledge of of Little Saigon. Further, their lack of presence marketing techniques, especially to those outside within the Little Saigon area is equally notable. the community, and wanted to know more about Without the participation and presence of such merchandising and storefront appeal. This type of organizations, it is unlikely that a complete place is achievable for Little Saigon. training for merchants could be especially valu - able in attracting tourists to Little Saigon. A cursory review of the current landscape indi - cates that there are over ninety organizations To this end, the panel recommends that the city serving the Asian and Vietnamese communities in establish a Vietnamese Business Technical Assis - Orange County. Of these, approximately two tance Center (VBTAC) or Center for Entrepre - dozen are located in Westminster. Generally, these neurship that would offer targeted, culturally-spe - organizations are national and international in af - cific technical assistance with: filiation and cover a broad scope of interests, in - • Business planning and business operations; cluding arts and culture, seniors, students, poli - tics, religion, mutual assistance, and media. There • Market assessment, marketing, and is much breadth in these civic organizations, yet merchandising; there appears to be limited capacity in terms of staff and resources. • Local regulation, permitting, and licensing compliance; and The appropriate role of civic organizations is two- fold. The first is to provide mutual assistance • Accounting systems, tax compliance, and where there is none now. The second is to sponsor inventory control.

20 An Advisory Services Panel Report The VBTAC could serve as a culturally specific nancially committed to the long-term development conduit for community members to access infor - and operation of Little Saigon. mation about development initiatives and for the city to access feedback from community members. A BID is a public-private partnership in which The city could partner with a community organi - property and business owners of a defined area zation such as a business group, community col - elect to make a collective contribution to the main - lege, or media outlets, or an existing technical as - tenance, development, and promotion of their sistance provider like the Orange County Small commercial district. It is, in some ways, similar to Business Development Center (SBDC). Possible the management of a suburban shopping mall or a sources of funding include public sources such as residential community association. BIDs are the Small Business Administration and the De - funded through special assessments collected from partment of Housing and Urban Development the property owners in the defined boundaries of Community Development Block Grants, sliding the district and the proceeds are used to improve, scale fees from clients, and private sources such as promote, and maintain the area. The scope of ac - local Vietnamese-American property owners. tivities would include: Civic and Cultural Initiatives As outlined in the preceding sections, there is an • Operating and maintaining common public acute opportunity to enhance civic, cultural, and areas; community activities in Little Saigon. If this con - • Establishing uniformity of operations, such as cept is endorsed by a vision process and its associ - hours, signage, landscaping and lighting, and ated physical plan, then there is a clear role for marketing between and among existing busi - civic and cultural organizations. This role is princi - pally in the location of desired facilities within Lit - nesses; tle Saigon and the sponsorship of their funding • Coordinating and facilitating public events and and operation. Examples of such facilities include promotional activities; cultural centers, museums, language schools, and senior centers. City leadership in enabling such • Providing a liaison between businesses and the civic and cultural organizations through assistance city regarding regulatory and code matters; in land assembly and non-monetary support of fa - cility development and program mission will be • Serving as the conduit for shared parking solu - essential. tions;

Private Interests: Property Owners and • Serving as the centralized voice of property owners and businesses in dealing with the city Area Businesses on operations, planning, and development mat - The panel observed the need for a common, cen - ters; and tralized voice to address the whole of Little Saigon, not just individual property concerns. • Advertising, marketing, and promoting Little After considering several options to accomplish Saigon as a destination. this unified voice, the panel suggests that the city The panel strongly believes that the BID should encourage property owners and businesses to be sponsored by the private interests in Little sponsor a Business Improvement District (BID) for Little Saigon. A BID would provide the Saigon in order to express their commitment to strongest demonstration of support by private in - the long-term operation and viability of the area terests to fully participate in the revitalization of as a significant commercial and retail destination. Little Saigon. In contrast to a business interest The city, as described in the following section, has lobbying association, a BID would clearly signal a role in facilitating the formation and start-up of that property owners and area businesses are fi - a BID.

Westminster, California, October 1 –4, 2007 21 The City’s Role http://www.columbiapikepartnership.com/FORM/ 92928.html. After the visioning process is com - The panel has specifically not endorsed a tradi - pleted and the private sector has demonstrated an tional redevelopment process, nor does it view one ongoing commitment, the planning, zoning, and as feasible under current city policies and re - other regulatory guidelines are to be drafted and sources. Therefore, the panel views the city’s role adopted. as blended between a leader/facilitator, an enlight - ened, steady-handed regulator, and a public sector In summary, therefore, the primary recommenda - entrepreneur. The panel does not believe there is tions of this panel are for the city to engage in a a clear road map for this type of blended role. visioning process for Little Saigon and, upon its However, a guiding principle for such a role states completion, to pursue an appropriate physical that if private interests and civic groups do not place-making strategy based on the particular vi - engage after the city initiates, then the city should sion that emerges. The panel offers the following redeploy its time and resources elsewhere. In additional recommendations to the city: other words, the panel is not confident that a solely city-sponsored effort will yield long-term • Assign staff to specifically handle code enforce - results in Little Saigon. ment education and economic and community development specifically for Little Saigon. The panel recommends that the city begin engag - Preferably this staff would be fluent in Viet - ing private interest and civic groups through an namese and maintain an office in the Little organized and managed visioning process. This vi - Saigon area. sioning process would involve all of Little Saigon’s stakeholders, as well as the major Vietnamese- • Serve as a source of start-up capital or service American civic organizations. The end goal would in lieu of essential civic activities such as a BID. be to arrive at a common point of agreement on • Facilitate private land assembly for key consoli - the physical form for Little Saigon, the configura - dation parcels such as industrial uses in the tion and composition of districts, and the introduc - mixed-use village district and the older shop - tion and location of public and civic space. The vi - ping center with fractured ownership. sioning process should also address development priorities and connections between districts. • Participate as a joint venture partner for proj - ects of merit that would not occur without city In making this recommendation, the panel is cog - involvement. nizant of the time and level of commitment in - volved in such a visioning process. While it is time These additional recommendations, while not sub - consuming and often frustrating to balance con - ordinate to the headline recommendation of the flicting community interests, the panel’s experi - panel, are of a lower priority. The panel has in - ence is that such a process will serve not only to cluded these recommendations as a guidepost to a set a decision framework for the years ahead, but more intensified role the city can play in revitaliz - also to serve as a forum to build good will and ing Little Saigon, provided the other stakeholders common understanding among all principal partic - engage with the city during the visioning process. ipants. Arlington County, Virginia’s experience with a form-based codes visioning project for its Colum - bia Pike area would be an appropriate example for the city to consider. More information about this project can be found on line at:

22 An Advisory Services Panel Report Conclusion

t was not apparent to the panel until well into mercial space that houses a wide variety of ethnic its second day in Westminster that Little businesses drawing customers from throughout Saigon is a truly unique place. The panel re - the metropolitan area and beyond. Many residents I mains uncertain as to whether the stakehold - perceive Annandale to be a declining commercial ers and residents of the city fully appreciate that area despite retail rents, land prices, and vacancy Little Saigon, as presently constituted and as it rates competitive with the region’s most success - may evolve over the years ahead, is a one-of-a- ful retail areas. kind, authentic place that compares with the French Quarter in New Orleans, Charlestown in Responding to community concern about Annan - Boston, or Chinatown in San Francisco in its dale’s decline, Fairfax County invited a ULI Advi - sory Services panel to suggest strategies to revi - uniqueness, if not in its physical presence. talize Annandale as a thriving business center with strong urban design connections to adjacent Parallel Story neighborhoods. The panel recommended a consis - The panel would like to share the results of a simi - tent, long-term strategy that engages the entire lar Advisory Services Panel with Little Saigon’s Annandale community and encourages incremen - stakeholders. In 2007, ULI conducted a panel in tal development. Specific recommendations in - Annandale, Virginia. This suburb of Washington, cluded: D.C., is home to a strong ethnic community, enjoys • Build future development efforts on Annan - easy access to two of the region’s freeways, and is dale’s diversity and regional prominence as an split by a significant commercial corridor that ethnic retail destination. Plans should recognize brings business to the area but also impedes that national retailers are not likely to locate in pedestrian activity. Annandale due to the close proximity of other The sponsor asked the panel to recommend strate - major retail centers. However, Annandale has a gies for revitalizing the area as a more vibrant, built-in strength as an ethnic retail hub that can pedestrian-oriented, mixed-use center compatible serve as the foundation for a unique sense of with adjacent residential areas. Just as in Little place and thriving business community. Saigon, the Annandale panel recommended a vi - • Engage the entire Annandale community in re - sioning process followed by a place-making strat - vitalization efforts by adopting communication egy based on that vision. strategies that bridge cultural differences. Ef - fective communication strategies should use a Annandale, Virginia multi-lingual approach, engage established eth - nic community institutions, including churches, Annandale, Virginia, is a suburban community and work with the leadership of the regional near Washington, D.C., and is home to a signifi - ethnic communities. cant collection of Korean, Hispanic, and other eth - nic businesses. Beginning in the 1950s, Annandale • Separate perception from reality. Many resi - grew from a rural crossroads into a major retail dents perceive Annandale to be in decline, al - center. As major retailers moved away over time, though its retail rents and land values compete immigrant entrepreneurs identified an opportu - with affluent retail areas. Property and busi - nity and invested in Annandale. Today, Annandale ness owners have little incentive to change be - contains more than 2 million square feet of com - cause their businesses are performing well.

Westminster, California, October 1 –4, 2007 23 Community perception of decline may be ad - Transforming Little Saigon dressed by encouraging façade rehabilitation, promoting multi-lingual signage, and enhancing Little Saigon has the potential to reach its full ex - the streetscape environment. All efforts should pression as a distinctive place, as well as to serve be targeted at making the commercial area un - as a long-term economic asset to the city. It is now derstandable and open to all ethnic groups rep - time for the stakeholders to consolidate their col - resented in the community. lective interest into a vision for achieving this po - tential, beginning with introducing public and • Create a unified vision for Annandale’s future. civic spaces. A continued build-out of Little Specifically define what words like town center, Saigon that incorporates, connects, and concen - community, walkability, and density should trates well-designed public spaces and appropri - mean for Annandale. Create working relation - ate civic places can provide enduring enrichment ships between property owners, residents, busi - to the area’s commercial, cultural, and social fab - nesses, and government to achieve the vision. ric, as well as to the fiscal health of the city. • Plan for an incremental, cumulative redevelop - ment process that builds strategically on public and private investments supported by the mar - ket. Remain focused on the vision and persis - tent on building on opportunities.

24 An Advisory Services Panel Report About the Panel

J. Kevin Lawler ment transactions. This practice included REIT formations, commercial property portfolio struc - Panel Chair turing and recapitalizations, corporate real estate West Palm Beach, Florida ventures and leasing, large-scale development Lawler is the managing partner of the N-K Ven - projects, public-private development, and financ - tures LLC and has over thirty years of experience ing transactions. Lawler has also assisted a num - as a real estate finance and deal advisor. In 2001, ber of Florida cities in the creating, evaluating, he co-founded N-K Ventures LLC, a development and negotiating public-private transactions, in - company principally engaged in urban residential cluding West Palm Beach, Daytona Beach, Miami infill and mixed-use projects in Florida. The com - Beach, Miramar, and Temple Terrace. pany’s development activities reflect the philoso - Lawler is an active member of ULI and has phy of its founding principals—the creation of served in its leadership group and also in numer - high-value urban places. In joint venture with ous committees and councils. He has participated Lennar and the Related Group of Florida in 2005, on numerous ULI Advisory Services panels and the company completed the Moorings—a mixed- project analysis teams, and served as a vice-chair use development of 378 units, 25,000 square feet of the SE Florida Council and chair of Treasure of commercial space and marina in Palm Beach Coast Annual Real Estate Conference in 2006. In County. In joint venture with ZOM and RMC October 2000, ULI recognized his service with the Properties, N-K Ventures LLC is developing the Robert O’Donnell Award. Paramount—a vertical, mixed-use project near downtown Orlando that includes an urban Pub - Lawler has lectured extensively on real estate lix supermarket, 22,000 square feet of additional development and financing, including lectures at commercial space, and 314 residential units, all the Harvard Business School, the Wharton School, on a two-acre site. the Georgetown University Business School, the George Washington University Business School, For N-K Ventures, Lawler underwrites all new the University of Maryland, and the Miami Law development projects, maintains investor and cap - School. Prior to relocating to south Florida, he ital relationships, and manages all transactional served on the Economic Development Committee aspects of the company’s ventures and invest - of the Washington Board of Trade for several years . ments. He also manages subcontractor relation - He is a graduate of Michigan State University and ships, and he identifies and qualifies new business received a MCP degree from the Kennedy School opportunities. of Government at Harvard University, where he was a Mellon and Ford Foundation Fellow. Lawler’s real estate career has involved over five billion dollars of development, financing, and in - vestment transactions throughout the United John Hixenbaugh States. Prior to starting in the development busi - St. Petersburg, Florida ness, he was a partner in the real estate advisory services practice of a major financial services firm Hixenbaugh is a land use planner for the law firm in its Washington, D.C., and Miami offices. Lawler of Trenam Kemker. With over twenty years of ex - had a national practice in advising developers, cor - perience in municipal planning, Hixenbaugh has porations, nonprofit organizations, and public enti - been responsible for the approving over 2,000 ties on their financing and large-scale develop - public and private projects, including mixed-use,

Westminster, California, October 1 –4, 2007 25 commercial, office, residential, hotel, and institu - due diligence, asset management, marketing, fi - tional developments. His areas of specialization in - nancial planning, capitalization, and mergers and clude urban and commercial redevelopment, his - acquisition services. Clients include investment toric preservation, ordinance preparation, bankers, banks, savings and loans, life insurance architectural design, and master land use plan - companies, brokers, private investors, and gov - ning. ernments. His work includes negotiating complex environmental issues, establishing and leading Prior to joining Trenam Kemker, Hixenbaugh successful real estate development and financial served as the zoning official for the city of St. Pe - service firms, restructuring companies and assets, tersburg, Florida. He has also worked as a city and leading mergers and acquisitions. Maxwell is planner for the Village of Schaumburg, Illinois, an expert witness in real estate and development and the cities of Port Orange and Ormond Beach, issues in state and federal courts. Florida. Since 1990, Hixenbaugh has been a mem - ber of the American Institute of Certified Plan - Maxwell has built MAXWELL+Partners into a ners (AICP). He has been a member of ULI since niche developer, project manager, and advisor. His 1996 and has served on two other Advisory Ser - most recent work includes developing and reposi - vices panel assignments. Hixenbaugh has been a tioning medical offices, clinics, and residential care speaker at several programs on architectural de - facilities, and leading the development of luxury sign and community redevelopment sponsored by homes on in-fill sites in Miami’s upper east side. the American Planning Association, and his work His work has been honored throughout his career in these areas has garnered a number of profes - with awards for historic preservation, innovative sional awards. industrial buildings, and outstanding renovation projects. Hixenbaugh holds a Bachelor of Fine Arts and a Master of Arts in Urban and Regional Planning Maxwell holds a Bachelor of Arts degree from the from the University of Florida. Since 2005, he has University of Texas at Austin, where he studied been a student at the Stetson University College architecture and city planning, and a Master of of Law in St. Petersburg where he is pursuing his Planning degree from the University of Virginia, juris doctor. Upon graduation, Hixenbaugh in - with specializations in real estate and urban de - tends to practice land use and real estate law. sign. Maxwell began his career with a Texas home builder, has held positions in government, was vice president of Codina Development leading the ini - Michael J. Maxwell tial development of the award-winning $400 mil - Miami Shores, Florida lion Beacon Center in Miami, advised institutions and governments, worked-out loan portfolios, and Maxwell is founder and managing partner of partnered in developing Caribbean hotels and lux - MAXWELL+Partners LLC, a real estate devel - ury homes. A skilled and effective communicator, opment, project management, and investment ad - he is known for his organizational and leadership visory firm. Over the course of his career he has expertise. successfully led real estate organizations in plan - ning and developing land, homes, retail, office, in - As a member of ULI, Maxwell serves on the Ex - dustrial, and resort properties. As an advisor and ecutive Committee of the Florida/Caribbean Dis - project manager, he has worked out, restructured, trict Council as vice-chair of Membership. He is a and strategically repositioned over $500 million in Florida licensed real estate and mortgage broker real estate assets for corporate, private, and insti - and holds the AICP designation from the Ameri - tutional investors. can Institute of Certified Planners. He is a board and executive committee member of the Greater Involved in real estate development for over thirty Miami Urban League and is founding chairman years, Maxwell founded MAXWELL+Partners in of New Urban Development LLC, the affordable 1992 to assist lenders and investors in restructur - housing development arm of the Urban League. ing loans and assets through strategic planning, A graduate of Leadership Miami and former

26 An Advisory Services Panel Report executive committee member, he has served on Prior to establishing her consultancy, Tu was a se - numerous community boards in various capa ci - nior associate at Cedar River Group, a public pol - ties including Miami County Day School, past icy consulting firm, and served as special assistant chairman of Bonnet House, past chairman of for housing and community development to for - the Dade Heritage Trust, the Florida Trust, co- mer Seattle Mayor Paul Schell. She also worked in chair of Gusman Theater and president of the the city’s strategic planning office as a station area University of Virginia South Florida Alumni as- development planner for Seattle’s light rail sys - sociation. He served as an adjunct professor in tem, focusing on the segment to be constructed the Florida International University Graduate through the Rainier Valley, an ethnically diverse School of Business in real estate development and and historically underinvested community. Prior management and is a guest speaker on issues of to her roles with the city of Seattle, Tu was a urban development. neighborhood planner with Interim Community Development Association, a nonprofit organiza - Trang D. Tu tion in Seattle’s Chinatown/International District. Seattle, Washington As a first-generation Vietnamese-American, Tu has community, professional, and personal experi - Tu has been working in community-based devel - ence with numerous diaspora Vietnamese commu - opment, urban planning, and public policy for the nities and business districts including those in past fifteen years. Currently, she is the principal Seattle, Boston, New Orleans, San Jose, Westmin - of her own consulting practice based in Seattle. ster, and overseas. She holds a Master in Urban In this capacity she has completed a diverse range Planning degree from the Harvard Graduate of projects including economic revitalization of School of Design and a Bachelor in Economics Seattle’s Little Saigon, recovery and rebuilding in degree from Harvard College. New Orleans including organizing and advocacy with the Vietnamese community, economic revital - ization in Seattle’s underinvested and ethnically diverse communities, affordable housing financ - ing, civic engagement of underserved communi - ties, farm worker housing, and tribal economic development.

Westminster, California, October 1 –4, 2007 27 $ ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201