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Revitalization Strategies for the North Avenue Corridor Oak Park and Chicago, IL December 12-13, 2018

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Revitalization Strategies for the North Avenue Corridor Oak Park and Chicago, IL December 12-13, 2018 A TECHNICAL ASSISTANCE SERVICES REPORT Revitalization Strategies for the North Avenue Corridor Oak Park and Chicago, IL December 12-13, 2018 In Partnership with Urban Land Institute Chicago Chicago Metropolitan Agency for Planning The mission of the Urban Land Institute (ULI) is to provide The Chicago Metropolitan Agency for Planning (CMAP) is the leadership in the responsible use of land and in creating and official regional planning organization for the northeastern sustaining thriving communities worldwide. Illinois counties of Cook, DuPage, Kane, Kendall, Lake, McHenry, and Will. The agency and its partners have developed ULI Chicago, a District Council of the Urban Land Institute, ON TO 2050, a new long-range plan to help the seven counties has nearly 1,400 members in the Chicago region spanning the and 284 communities of northeastern Illinois implement land use industry including developers, builders, engineers, strategies that address transportation, housing, economic attorneys, planners, investors, financial advisors, academics, development, open space, the environment, and other quality- architects and public officials. of-life issues. This panel is funded through CMAP’s Local Technical Technical Assistance Services Program Assistance (LTA) program, established in 2010 with a grant from the U.S. Department of Housing and Urban Development ULI Chicago’s Technical Assistance Services (TAS) program (HUD). LTA provides assistance to communities across the allows local communities or government agencies an Chicago metropolitan region to undertake planning projects opportunity to access strategic advice from development that advance the principles of ON TO 2050. LTA is currently experts that they could not obtain through any other funded by the Federal Highway Administration, Federal process. Through its TAS program, ULI Chicago convenes Transit Administration, HUD, U. S. Economic Development a multidisciplinary team of ULI-member experts to address Administration, Illinois Department of Transportation, Illinois complex land use challenges and help sponsors find creative, Attorney General, Illinois Environmental Protection Agency, practical and implementable solutions. Illinois Department of Natural Resources, and Chicago Community Trust. Sustaining Support ULI Chicago gratefully acknowledges its sponsors, whose support is critical to local ULI initiatives: PATRON CONTRIBUTOR (continued) Wintrust Financial Bank Clune Construction Company Conor Commercial Real Estate BENEFACTOR Creek Lane Capital/The Walsh Group Pritzker Realty Group, LLC Davidson Hotels and Resorts Deloitte LEADERSHIP Dentons MB Financial Bank, N.A. Ferguson Partners, Ltd. Harrison Street Real Estate Capital SUSTAINER Heitman LLC Associated Bank Hickory Street Capital Bank of America Merrill Lynch J. P. Morgan Bucksbaum Retail Properties, LLC JLL CBRE, Inc. Katten Muchin Rosenman Chicago Title Insurance Company LaSalle Investment Management Crown Community Development Pearlmark Real Estate Ernst & Young LLP Related Midwest Gould & Ratner LLP Skidmore, Owings & Merrill LLP Pepper Construction Company Spencer Stuart Pepper Environmental Technologies, Inc. Stantec Architecture SB Friedman Development Advisors Studio K Creative Sterling Bay TAWANI Enterprises The Fifty-50 Restaurant Group CONTRIBUTOR The John Buck Company 4 Star Restaurant Group Tishman Speyer Avison Young Wells Fargo Bank BDT & Company, LLC Revitalization Strategies for the North Avenue Corridor Oak Park and Chicago, IL Table of Contents The North Avenue Corridor.................................................................................................2 The Technical Assistance Panel...........................................................................................6 Panel Findings...................................................................................................................8 Panel Recommendations..................................................................................................12 Mobility and Streetscape Recommendations............................................................................12 Development Opportunities Recommendations.........................................................................18 Getting It Done: Leadership and Funding Recommendations.....................................................28 Looking Ahead to a Vibrant North Avenue........................................................................33 Bottom Cover Photo Credit: CMAP Note: Unless otherwise mentioned, all photo credits belong to ULI Chicago. ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !!!!!!!! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Revitalization Strategies for the North Avenue Corridor, Oak Park and Chicago, IL ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ULI Chicago Technical Assistance Services ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! I2 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! I2 ! !! ! ! ! ! I2 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Wood ! ! Park Villa ! ! ! Oakbrook ! ! Dale ! ! Addison ! ! 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Berkeley ok ! ! Co ! ! ! ! ! ! Northlake ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! International ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Western ! ! ! ! ! ! ! ! ! ! ! ! ! Airport Springs ! ! ! ! O'Hare ! ! ! ! ! ! ! ! ! Hillside !! ¤ £ ! ! ! ! ! ! ! ! ! ! 20 ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ( ! ! ! ! ! ! ! ! ! I2 ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 2 ! ! !! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! « ¬ ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Westchester ! « ¬ ! ! ! ! ! ! ! ! ! ! 72 ! ! ! ! ! ! ! ! ! ! Open Space Multi-Family Residential ! ! ! ! ! Single Family Residential - Attached Single Family Residential - Detached 43 ! ! ! ! ! ! ! ! ! ! ! ! ¤ £ ! ! ! ! ! ! ! ! ! ! ! ! ! ! 34 ¤ £ ! ! ! ! ! ! ! ! Stone Park ! ! ! La Grange 12 ! I2 ! ! ! ! ! ! ! I2 ! ! ! N HARLEM AVE La Grange Franklin Park ! ! Harlem Avenue ! I2 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Bellwood ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Park ! ! ! ! ! ! I2 ¨¦ § ! ! ! ! ! ! ! 190 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! I2 ! ! ! ! ! ! ! ! ! ! ! ! Melrose Park ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! I2 ! ! ! ! ! ! ! I2 ! ! ! ! ! ! Schiller ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! I2 ! ! ! ! ! Rosemont ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Park Broadview ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! I2 ( ! ! ! ! ! ! ! multiple pawnshopsandpaydayloanstoreswithin while toomanybuildingssitvacant.Thepresenceof racesalonginbothdirections Boulevard. Traffic andAustinlike ahighwaybetweenHarlemAvenue feelsespeciallythe
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