Michigan Avenue: Light, Life and Culture Chicago, Illinois
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Michigan Avenue: Light, Life and Culture Chicago, Illinois Technical Assistance Panel February 6-7, 2008 Michigan Avenue ULI Chicago ULI Chicago, a District Council of the Urban Land Insti- this same model of technical assistance to the greater tute, has more than 1,400 members in the Chicagoland Chicago area twelve years ago. Local ULI members area who come together to find solutions and build volunteer their time to serve on panels. In return, they consensus around land-use and development chal- are provided with a unique opportunity to share their lenges. The Urban Land Institute’s mission is to provide skills and experience to improve their community. leadership in the responsible use of land and in creating and sustaining thriving communities worldwide. Through Technical Assistance Panels (TAPs), ULI Chi- cago is able to enhance community leadership, clarify community needs and assets, and advance land use Chicago Loop Alliance - Sponsor policies that expand economic opportunity and maxi- The Chicago Loop Alliance (CLA) represents Chicago’s mize market potential. most dynamic mixed-use district and serves the rap- idly growing central business area. CLA advocates for Chicago’s most appealing historic and contempo- Sustaining Support rary architecture, mainstay retail stores, restaurants, ULI Chicago members, and member companies, as well residences, hospitality and entertainment as well as a as other ULI supporters have stepped up to assist ULI number of high profile and respected educational and Chicago in fulfilling its mission. ULI Chicago extends its cultural institutions. CLA was formed in 2005 through appreciation to its sustaining sponsors whose support is the merger of the Greater State Street Council and the so critical to the success of programming and initiatives Central Michigan Avenue Association. Bordered by at the local level. Dearborn on the west, Lake Michigan on the east, and Wacker drive on the north, CLA’s 40-block service area Bank of America extends south to Congress along Wabash, State and Bell, Boyd & Lloyd LLP Dearborn, and to Roosevelt along Michigan Avenue. Chicago Title Insurance Company CLA’s signature event is Looptopia, the nation’s first Crown Community Development dusk until dawn artistic celebration, transforming and Deloitte illuminating the Loop for just one night a year. For Epstein more information, visit www.chicagoloopalliance.com. Equity Residential General Growth Properties Gould & Ratner LLP Technical Assistance Panel Mesirow Financial Real Estate Program OWP/P, Inc. Since 1947 the Urban Land Institute (ULI) has har- Transwestern nessed the technical expertise of its members to help Wrightwood Capital communities solve difficult land use, development, and redevelopment challenges. ULI Chicago brought 1 Michigan Avenue: Light, Life and Culture Chicago, Illinois CONTENTS 2 Executive Summary 3 Background 4 A Move Toward Revitalization 6 Exploring the Dynamics at Play 8 Panel Recommendations 14 Conclusion Front Cover: (Upper Left) Jinji Lake Waterfront Redevelopment, (Upper Right) Streetlights, (Lower) Michigan Avenue 2 Michigan Avenue: Light, Life and Culture Chicago, Illinois Executive Summary Three pivotal, central blocks of Michigan Avenue from ning leadership. After two full days of discussions about Randolph Street to the Chicago River play a unique role design, use, implementation and finance, the Technical in the City of Chicago. They are a dynamic collision of Assistance Panel offered the following key recommen- commercial, cultural and residential forces. And yet this dations related to this critical piece of Chicago’s urban central section of Michigan Avenue has little identity of landscape: its own. While tourists from around the globe can visu- alize Michigan Avenue north of the River, the character 1. Design and Connections – From Darkness to Light of this area is overshadowed by the major destinations Develop a holistic approach to the architectural disposi- of Millennium Park, Art Institute of Chicago and Grant tion, urban design, streetscape, and programming plan Park to which it links to the south. Millions of commut- for the three-block corridor. ers, residents and tourists travel these three blocks annually, but it is rarely perceived as being noteworthy. Specific proposals included the idea to reinforce the In fact the perception is that where it should be a con- north-south connections to Chicago’s preeminent cul- necting hub for these surrounding energies, it is instead tural, retail, and open space destinations by: a “pinch point”. Surrounded by tall buildings, imposing facades, confusing access and absence of nighttime • Highlighting architectural elements at the activity keep it from being the vital link that its location intersection of Michigan and Wacker, building suggests it could be. on the historic transitions to the North Michigan Avenue Bridge, and the corners at The Chicago Loop Alliance, Alderman Brendan Reilly, Randolph and Michigan at Millennium Park and the City of Chicago Department of Planning and • Implementing a unique and contemporary Development enlisted the involvement of the Urban Land Institute Chicago District Council (ULI Chicago) lighting plan, turning the corridor’s liability of via its Technical Assistance Panel process to begin to feeling somewhat like a cavern into a “tunnel formulate a plan to bring vitality and identity to this of light” potentially including innovative street three-block corridor, adding it to the many commercial lighting, building illumination and lighting in and cultural offerings already present in the East Loop, the sidewalks and crosswalks such as Jeweler’s Row and the theater district. Months • Encouraging unique retail destinations, of planning and preparation were conducted by the restaurants, cultural institutions, and basic sponsors, ULI Chicago and several professionals on a services for the growing residential base in the pro-bono basis collected relevant past studies, financial neighborhood information, base maps, and identification of property • Promoting distinct programming that owners who would have a stake in the outcome of the reinforces the diverse nature of the street and assignment to determine their plans and visions. adjacent uses including: cultural, educational, artistic, or commercial, such as fashion, The ULI Chicago Technical Assistance Panel (TAP) met boutique retail or dining February 6-7, 2008, and included sixteen real • Inclusion of more open space, ranging from the estate development experts, urban planning and design implementation of a planted central median, professionals, and community development lead- cohesive and more gracious sidewalk planters ers, who evaluated all of the available qualitative and to small ‘pocket parks’ and plazas quantitative information related to the city’s vision and statement of need, and offered objective recommenda- Strengthen the east-west connections to enliven the tions. In addition to the expertise on the panel, organiz- sense of place of the corridor and draw people across ers sought critical input through roundtable discussions boundaries: with local business and landowners, as well as City plan- 3 • Extend the axis of Lake Street from Michigan coordinate it with the private development Avenue to the western edge of the “Lakeshore currently underway in and around the area East” development and improve other east- west connections both for cars and pedestrians, • Create a capital improvement finance plan for finally overcoming the major barriers imposed the agreed-upon services, financed by the SSA by the massing of the buildings and confusing and a bond issue legacy of pathways at Illinois Center • Improve access from Michigan Avenue through Illinois Center via gracious stairways to the Background Michigan Avenue has assumed its place among the podium level at Water Street, and exploring great urban streets of the world. From Roosevelt Road the possibility of a modern adaptation of the to Oak Street, Michigan Avenue pronounces the diver- Spanish Steps in Rome at the current site of sity, vibrancy and dynamism of the City of Chicago. The 321-325 North Michigan street is the City’s backbone of culture, community, • Enhancing directional signs and “way-finding” retail and commerce, serving as both a destination graphics throughout the area, and in particular for Chicago’s thriving tourism industry, a major north/ marking the entrances to the Pedway system, south artery for workers throughout the downtown the Millennium Park Metra Station, Illinois area, and a link to commercial and recreational activi- Center, and Lakeshore East ties for an ever increasing number of residents. 2. Create a governance and implementation plan: And yet in many ways Michigan Avenue is two streets. The Chicago River bisects this main thoroughfare just • Develop a leadership structure and outreach north of Wacker Drive, creating two very distinct urban program to the existing neighborhood environments, each of which contributes to the city’s beginning with the support of Alderman Reilly greatness, but with little resemblance to or similarity in and including the City’s Department of Planning character with each other. South of Wacker, Michigan and Development, identification of a project Avenue leads to some of Chicago’s premier destina- “champion” to lead the implementation, tions, including Grant Park and the Art Institute of engagement of key property owners to gain Chicago, as well as some of its newest icons in Millen- consensus, and convening the land