Publications

Creating Value Through Sensible Growth: Executive Summary

December 31, 2000

INTRODUCTION

Residents throughout the Chicago area are becoming increasingly concerned with the effects of rapid, uncoordinated development. As commute times increase and open space decreases, Chicago area residents are seeking effective methods to preserve their unique quality of life while respecting the need for progress and development.

Regional policy that would supercede the autonomy of six counties and more than 270 municipalities is not feasible, nor, in the final analysis, desirable. However, stimulating dialogue between policymakers, developers and conservationists is desirable, and necessary, if local solutions are to be found. To this end, the Urban Land Institute (ULI) Chicago District Council and the Campaign for Sensible Growth teamed up in 2000 to host three invitation-only leadership forums followed by a large symposium for developers, mayors, environmentalists and local leaders.

The partnership is a joint effort between two leading advocates of smart growth efforts, both regionally and nationally. The Urban Land Institute is a non-profit education and research institute with a mission to provide responsible leadership in the use of land in order to enhance the total environment. The Campaign for Sensible Growth is a coalition of government, civic and business groups dedicated to promoting strategies to enhance the economic vitality of the Chicagoland six-county region while preserving open space, minimizing the need for costly new infrastructure and improving the livability of our communities.

The "Creating Value Through Sensible Growth" series focused on three key growth challenges:

Housing Options and Infill Development. This forum focused on the dearth of housing for a growing regional workforce and the need to enact policies to encourage more affordable housing opportunities for families at a range of income levels. Additionally, this forum examined the benefits of infill development, which is the redevelopment of existing communities in inner cities and older suburbs. This group convened on February 28, 2000.

Conservation Development. This forum concentrated on the need to conserve open space and natural areas through encouraging better land management practices by developers and communities. This group met on May 1, 2000.

Transportation and Development. This forum addressed various transportation issues such as vehicle commuting, public transportation, congestion and the need for innovative planning to respond to overloaded roadways. This forum met on June 28, 2000.

CREATING VALUE THROUGH SENSIBLE GROWTH SYMPOSIUM

On September 12, 2000, more than 250 people attended the "Creating Value Through Sensible Growth" symposium in Chicago. The primary objectives of the symposium included learning from leading developers and elected officials about barriers and solutions to smart growth policies, refining the results of the three leadership forums and trading ideas on successfully implementing sensible growth.

"We are pro-growth," said MarySue Barrett, president of the Metropolitan Planning Council and co-chair for the Campaign for Sensible Growth, "But we know there is a better way to grow. We need new tools to help communities grow sensibly."

Sensible growth was defined as promoting economic growth while preserving natural resources. The goals of the "Campaign for Sensible Growth" are to:

1. strengthen economic competitiveness through smarter use of infrastructure investments and incentives;
2. revitalize and support existing communities;
3. resources in newly developing areas.

"Our business is about shaping the future," said Jerry James, co-chair of the symposium and the president of Edward R. James Partners, L.L.C. James' company is responsible for the redevelopment of the Glenview Naval Air Station and downtown Deerfield. James underscored the need for market-based solutions that encourage the private sector to respond accordingly. He identified five building blocks on which to support sensible growth throughout the Chicago region:

• Protect open space;
• Coordinate transportation with development and redevelopment;
• Improve water quality;
• Expand housing options and economic strategies; and
• Coordinate and expand state support to local communities.

GROWTH IS NOT AN EITHER/OR PROPOSITION

Several factors support the Campaign's call for sensible growth policies and partnerships. Between 1960 and 1990, the Chicago area's population grew by 14% while the area covered by development increased by 66%. The region's overall population is expected to increase an additional 25% by the year 2020. In terms of job growth, the Northeastern Illinois Planning Commission (NIPC) now forecasts nearly 1.5 million more jobs in metropolitan Chicago by 2020. Rental housing opportunities are eroding, with the regional average vacancy rate falling to 4.2% by early 2000-by definition a very tight market. In the 1990s, the region lost 52,000 apartment units, while it gained 500,000 in population. "We have to think about the impact on our economic competitiveness and quality of life," commented Barrett regarding these figures.

Yet, communities are not alone in dealing with the challenges associated with rapid growth and development. Echoing the themes and recommendations of the Campaign for Sensible Growth, Governor George Ryan has announced an "Illinois Tomorrow" initiative, a $91 million package of new balanced growth efforts. Represen-tatives from the Chicago region, including MarySue Barrett, Rita Athas (City of Chicago) and George Ranney, Jr. (Chicago Metropolis 2020) met with Governor Ryan's new Balanced Growth Cabinet to discuss how to implement and expand these initiatives.

Both the Campaign for Sensible Growth and Illinois Tomorrow will guide and inform communities about resources they can tap into as they contend with growth pressures. Based on a recommendation proposed earlier this year by the Campaign for Sensible Growth, the Illinois Department of Commerce and Community Affairs revamped its Office of Urban Assistance to provide technical assistance to municipalities with an emphasis on infill and economic redevelopment.

In addition to leveraging new commitments from state government, last April the Campaign for Sensible Growth published its third in a series of guidebooks highlighting market-driven impro-vements to mature communities. The document, entitled "Changing Faces: New Trends in Reinventing Communities," offers examples of redevelopment in two-dozen Chicago neighborhoods and suburbs.

Some of the examples discussed during the symposium included:

• Market Square Townhouses in Elmhurst - Completed in 1998, this condominium and town-house development re-uses a site that once housed an abandoned grocery store.
• Dominick's in Lincoln Park - A two-story grocery store is designed to fit with in one of Chicago's busiest and most congested neighborhoods.
• Single-family homes in Dixmoor - Financial Federal Trust has led the development of affordable single-family housing in Dixmoor, an economically depressed south suburb.

NEW RESOURCES

Ron Thomas, executive director of the Northeastern Illinois Planning Commission (NIPC) and co-chair of the Campaign for Sensible Growth, discussed the campaign's upcoming "Ideas@Work" series. The documents will describe a range of local tools, from housing incentives to alleviating traffic through new transportation standards to preserving open space.

"We can do certain things in one community, but can we do it in a cluster of communities?" Thomas asked. "This series will help communities work together at scale. We need to create the kind of solutions emerging from the public and private sectors."

NIPC will be working with the Campaign and ULI beginning in 2001 to develop a comprehensive regional plan from the bottom up. This multi-year effort will involve thousands of residents throughout the entire region and develop a consensus for future growth patterns in the Chicago region.

GENERAL FINDINGS OF THE SYMPOSIUM

Through a discussion of distinct yet interrelated topics, consensus on barriers and solutions emerged. The consideration of housing, transportation and conservation issues on a regional basis produced several shared conclusions:

• Smart growth does not mean no growth.
• Private/public partnerships are the most effective.
• Respect the diversity and integrity of local communities.
• Encourage more collaboration on codes and zoning without seeking "cookie-cutter" templates.
• Seek ways to maintain public lands such as parks, retention areas, and bike/walk paths in order to maximize benefits of open space.
• Avoid "top-down" approaches that add a layer of bureaucracy to the development approval process, but be prepared to coordinate locally.

These conclusions emerged throughout the focus areas examined during the Creating Value Through Sensible Growth symposium. The findings were discussed in a developers' panel, a local government roundtable, various break-out sessions, lunchtime table discussions, the keynote address and a closing plenary session.

SMART GROWTH DOES NOT MEAN NO GROWTH

"We must educate municipalities that change is inevitable," said Edward James, chairman of Edward R. James Partners L.L.C., a major homebuilder. "That's our business....that's their business. They may reject it, but they have to be open to it."

According to the ULI, smart growth has become the focal point of debate about growth, development and land use across the country. "But there is more than a little confusion about what smart growth is," said J. Ronald Terwilliger, chairman of ULI and National Managing Partner of Trammell Crow Residential. In an effort to dispel some of the more negative connotations associated with the term, Terwilliger described what is and what is not "smart growth":

• Smart growth accommodates inevitable growth.
• Smart growth is not a code word for no growth, or even slow growth.
• Smart growth is collaborative and flexible.
• Smart growth is not more government.

"We may conclude that growth is inevitable, but how we grow and where we grow is not," Terwilliger said. More than 15 states and many localities have adopted smart growth policies to guide development.

At the same time, "we can't let smart growth become a new term for no growth," said Richard Brown, chief executive officer of Cambridge Homes.

Terwilliger outlined three basic principles of smart growth during his presentation. First, comprehensive planning is critical to achieving a future that respects the economy, environment and quality of life of a community. Second, infill and redevelopment should be encouraged and pursued. Terwilliger, repeating a favorite saying of former Indianapolis Mayor William Hudnut, pointed out that these growing areas "cannot be a suburb of nothing." Third, communities known as 'live, work and play' areas in the inner-ring suburbs and on the urban fringe should be encouraged and developed.

PRIVATE/PUBLIC PARTNERSHIPS ARE THE MOST EFFECTIVE

"How do you approach municipal officials about a potential development?" asked David Galowich during the developer's panel. "Carefully," answered Stephen Ross, executive vice president of AMLI Residential Properties Trust, echoing the sentiments of both developers and elected officials about how to begin initial discussions about an upcoming development.

Riverside Mayor Joe Szabo offered the following analogy for a successful public-private partnership: "Treat it like a marriage. Understand each other's needs, open a dialogue and stay flexible."

The participants on the local government roundtable generally concurred about the most effective way for developers to work with municipal officials on a proposed development. Developers should:

• First meet personally with local municipal staff to discuss the community's expectations;
• Thoroughly learn all municipal requirements related to the zoning approval process;
• Have open communication with the community. "If it's a unique development, go talk to the neighbors. Put everything in place, then move forward," advised Bartlett Mayor Catherine Melchert.

Richard Brown, CEO of Cambridge Homes, is currently building in 21 Chicagoland communities and has built 12,000 homes in the Chicago area since 1961. Brown cited the challenges of working with municipal officials as a key barrier to progress. "Zoning hasn't changed that much. The NIMBY and anti-growth forces are very strong. Mayors are reluctant to do anything new because people don't want it (new forms of development)."

Edward James commented about how to improve the public-private partnership to maximize the benefit on both sides. "You really have to bring something to the community. We go out to meet with the neighbors, talk to them and find out concerns. With neighbor input, we go back and incorporate the input into the plan. If we can't, we explain why. This is before we go to the planning level."

RESPECT THE DIVERSITY AND INTEGRITY OF LOCAL COMMUNITIES

Whether a new suburb or an existing urban neighborhood, developers were cautioned to preserve the character of each community in which they plan to develop. Chicago Alderman Mary Ann Smith, representing the 48th ward on Chicago's north lakefront, said her community is beginning to bloom again after 30 years of hard work.

"You have to pay attention to your competitive edge," Smith said. "What is your identity? You want to make your community a place where people want to be, not where people want to flee." Alderman Smith discussed how to incorporate the community's distinctive identity into new projects and pointed to the Bryn Mawr Historic Preservation District as an example. A former Goldblatt's site at Lawrence and Broadway Avenues will be redeveloped with historic district tax credits, and a former Helig-Meyer store will be redeveloped with upscale condominiums.

"Communities have to keep their identities," said Kendall County Board Chairman John Church. "There is quite a bit of competition among municipalities for economic development. There is a social consequence to what happens in a community that develops at a rapid speed."

Church talked about Kendall County's comprehensive land use plan that attempts to preserve some of the rapidly developing county's character. "But these (comprehensive) plans don't mean anything if the municipalities don't buy into it."

The local government panel generally concluded that both the city and suburbs face a lot of the same problems with preserving their distinct character in the face of new growth or redevelopment.

During the Housing Options and Infill Development Leadership Forum on February 28, market researcher Tracy Cross invited developers to "stop looking through the windshield and look at the rear-view mirror." Cross, a real estate veteran and nationally respected leader in residential development analysis, encouraged the infill development of existing city neighborhoods and inner ring suburbs.

Cross's comments were repeated by David Galowich during the developers' panel. "These infill areas are on fire," Galowich said. Roger Mankedick of Concord Development agreed with this general assessment. "The marketplace (for infill) is ripe and the competition is less."

Riverside Mayor Joe Szabo asserted many developers overlook older, existing communities in favor of new suburbs. "The developers are focusing on the same areas rather than new opportunities and utilizing the infrastructure that's already in place. There are many gem, inner-ring suburbs." Szabo said his community is suffering from the opposite of NIMBY. "I call it COMBY. Come on in, I'll take you."

"Infill and redevelopment should be actively pursued," said the ULI's Ronald Terwilliger during his keynote address. He pointed to recent redevelopment efforts in Alexandria, Virginia and Bethesda, Maryland, as successful examples of infill, mixed-use developments.

"There is a tremendous amount of competition in the local area. We are local builders," said Mankedick, of Concord Development. "Infill is a must for us."

ENCOURAGE MORE COLLABORATION ON CODES AND ZONING

"The biggest barrier (many developers) see are outdated codes and ordinances from the 1950s and 60s," said Dave Galowich during the closing plenary. "If you want sensible growth, those codes must be reworked. In a region with six counties and 270 municipalities, developers are challenged to learn the different zoning ordinances for each community in which they choose to develop.

Still, local officials defended the need for zoning codes that preserve the history of the community and will of the residents. "Codes are there to protect the community," said Mayor Szabo. "We have to look at the affect over the next 20 to 40 years. Our job is to protect the long-term integrity of the community."

Responding to the developers' contention that zoning codes are often a barrier, Kendall County's Chairman Church responded that "certain codes can be coordinated, but local ordinances such as subdivision and zoning can and should be different."

Bartlett Mayor Catherine Melchert agreed that some uniformity among communities is already in place. "Some standards do exist. Most communities have a comprehensive plan regarding zoning that developers can use and they are typically revised every five to seven years." But Melchert stopped short of supporting uniform zoning codes. "That's the beauty of this region," she said. "You have a choice when you want to move in this region. To be cookie cutter, in my opinion, would be a shame."

SEEK WAYS TO MAXIMIZE BENEFITS OF OPEN SPACE

The developers and local officials agreed on the benefits of open space, from both environmental and financial standpoints. "Any time you can create more green space, it's a plus," said Concord Development's Mankedick. Open space is not only a premium in newly developing communities, but in urban areas as well. "It's hugely important," said Chicago Alderman Mary Ann Smith.

But developers and officials also acknowledged problems associated with open space. "It's one thing to say build it and they will come," said Mankedick. "But we have to serve our market. People want a backyard for kids. They will pay for open space, but they want a backyard, too." Mankedick and Richard Brown of Cambridge Homes discussed how open space requires new methods of land planning. "Smaller lots. Narrow roads. Different setbacks. Rear garages," said Brown.

Brown stated that once the open space is reserved, there is a question as to its purpose and how it will be maintained. "Sure, there's more open space, but who will take care of it? Municipalities don't know how to take care of problems that arise." Rather than reserving land simply for open space, the developers and officials concurred that the space should be used for more common purposes. Ideas included more bike and walk paths, nature trails and parks. The developers also cited partnerships with forest preserve districts as a way to connect open space with forest preserve holdings.

AVOID TOP-DOWN REGULATORY APPROACHES SIMPLIFY APPROVAL PROCESSES

Sensible growth practices can be implemented through offering new incentives. Symposium participants generally agreed that better coordination is needed between local and state government. Open dialogue and solid working relationships between the developer, the community and the local officials are needed. Riverside Mayor Joe Szabo stated a common theme. "Local government is the best, most responsive level of government. We are in touch with our constituents every day."

During the closing plenary session, the participants discussed how an incentive-based approach to sensible growth would be more productive than government oversight. "I don't know that we could effectively implement a top-down plan," said Dave Galowich. Communities need tools from the state, but they need to be applied locally. Coordination between adjacent areas is needed. No one community is in complete control of its destiny, without cooperation from its neighbors.

BARRIERS AND SOLUTIONS SYNOPSIS

Morning and afternoon sessions were dedicated to reviewing the results of the three leadership forums (a schedule is included in the appendix.) The purpose of each forum was to identify and discuss the barriers and solutions associated with the three subject areas: Housing Options and Infill Development, Conservation Development and Transportation Development. During the symposium, participants reviewed each forum report and expanded upon initial information contained in these reports.

HOUSING OPTIONS AND INFILL DEVELOPMENT

Thirty-five leaders in land use and real estate development met on February 28, 2000 to participate in the Housing Options and Infill Development forum. The presenters during this forum included:

• Tracy Cross, Tracy Cross and Associates, who discussed why the infill housing market is so strong in the Chicago area.
• Robin Snyderman, housing director for the Metropolitan Planning Council and former non-profit developer, talked about the tight rental market in Chicago.
• George Arquilla, Burnside Construction Company, outlined his work on new and infill residential developments.
• William Higginson, Chicago Equity Fund, discussed innovative solutions to affordable housing needs.
• Winston Folkers, Folkers Associates, talked about need for rental and affordable housing from a national perspective.

The participants identified the following barriers and solutions to various issues related to housing and infill development:

The morning break-out session to discuss this forum's findings featured Oak Park Village President Barbara Furlong, Gammonley Group President Richard Gammonley and Chicago Association of Neighborhood Development Organizations (CANDO) President Ted Wysocki.

Wysocki discussed specific concepts aimed at addressing housing and infill development needs in the city of Chicago. Both the industrial corridor design and mixed-use design are intended to combine land uses. "Many Chicago communities were developed along mixed-use developments," Wysocki said.

In order to redevelop industrial areas, CANDO has worked with the New City YMCA/LEED Council and Sonoc Architects to create an industrial corridor design to accomplish the following: create residential/industrial buffer areas; use landscaping and other interventions to allow otherwise incompatible uses to coexist; provide efficient staging areas; deploy shuttle services from rapid transit stations; and renovate older buildings for modern, multi-tenant uses.

The mixed-use model, formulated with the help of UIC's City Design Center, addressed what can be done with 50 acres of land. Some components of the mixed-use design include multi-family housing, community facilities, traditional street grid, shared parking and green space. One example of a successful local project is the Gateway Plaza in Rogers Park, where an old retail strip is being reconstructed into a mixed-use development. When completed in 2001, Gateway Plaza will have 300,000 square feet of retail space including a Dominick's, multi-screen movie theater and smaller stores.

Richard Gammonley discussed his firm's development in downtown Elmhurst called Market Square Townhouses. Twenty-six town homes and 42 condominiums will be built within 1/4 mile of the downtown Metra station, creating infill development out of an unused site in downtown Elmhurst.

Participants in the symposium break-out session included Lake County Board Member Angelo Kyle, Bank of America Market Management Executive Mary White Vasys, and Leadership Council of Metropolitan Open Communities President Aurie Pennick.

Vasys discussed how the private sector can aid in sensible growth policy initiatives, such as infill development. Bank of America has helped develop mixed-use projects and mixed-income housing across the country. Bank of America Corporate Real Estate division provides loan products for projects that promote smart growth in communities they serve. The bank also committed $200,000 over the next two years to ULI to help fund smart growth policy efforts, including its work here in Chicago.

CONSERVATION DEVELOPMENTThis forum was held on May 1, 2000 to discuss the challenges inherent in balancing growth and preservation. The forum included 25 participants and featured the following presenters:

• Dennis Dreher of NIPC discussed the practice of conservation development and the current environmental situation in northeastern Illinois.
• Joyce O'Keefe of Openlands Project talked about a typical process of land preservation.
• Phil Bus, Development Director for Kane County, outlined land planning efforts in the rapidly growing collar county.
  • John Knott of Dewees Island presented information about his state-of-the-art developments in South Carolina that preserved the natural integrity of the island.
  • James Patchett of Conservation Design Forum, discussed how to dramatically reduce water runoff in new development.
  • John Freece, Special Assistant to Maryland's governor, talked about his state's smart growth efforts to conserve land while achieving balanced development.

The participants identified the following barriers and solutions to issues related to conservation:

Speakers during the follow-up break-out session included U.S. EPA Representative Jim Van Der Kloot, Conservation Foundation Executive Director Brook McDonald and Lake Erie Land Company Marketing Director Kevin Warren. "The most pressing environmental issue of our day is how we live our lives," commented Van Der Kloot.

According to Van Der Kloot, nearly $12 billion has been spent in EPA's Region 5 to combat air pollution, which has resulted in measurable progress. The new focus of the EPA is water pollution. New development often has a detrimental impact on water quality. Van Der Kloot identified the key sources of water pollution nationwide: 60% from pollution run-off, 23% from municipal and industrial sites and 15% from redevelopment and stormwater.

Brook McDonald of the Conservation Foundation, an organization dedicated to preserving the environment in DuPage, Kane and Will Counties, discussed the need for conservation policy in rapidly growing areas of the region. Between 1997 and 1999, suburban voters approved open space referenda totaling $278 million. The Conservation Foundation initiated a survey to ascertain the top concerns of suburban voters. Controlling growth and development ranked fourth on the list and preserving open space and natural areas ranked sixth. "The overriding message here is that open space plays a key role in preserving and enhancing the quality of life of suburban residents," said McDonald.

The second break-out session featured Openlands Project Associate Director Joyce O'Keefe and Bigelow Homes President Perry Bigelow. O'Keefe discussed a redevelopment project in Germantown, a suburb of Milwaukee, WI as well as a new residential development in Woodstock known as Country Ridge. The Country Ridge development will build 98 housing units on 14.5 acres and preserve another 14.5 acres of wetlands. "Are conservation efforts a matter of science or art?" O'Keefe asked.

Perry Bigelow is widely recognized for balancing residential opportunities with open space in his unique developments, such as Hometown in Aurora. Located in one of Illinois' fastest growing cities, Hometown offers 1,050 units at a cost between $120,000 - $200,000. Hometown is located near the Aurora Metra station on Route 59 that serves eastern Aurora and western Naperville. Bigelow acknowledged that he is applying many of the principles he learned as a developer in the city of Chicago to the Hometown project. "Some of the most fun things I did were in the city. About half of what I'm doing at Hometown are things I learned in the city."

Bigelow also expressed his philosophy about completing a solid development. "We focus on the conservation of human and historic resources," Bigelow said.

TRANSPORTATION AND DEVELOPMENTThe Transportation and Development Forum was held on June 28, 2000 to discuss land-use issues related to transportation. The forum's presenters included:

• Robert Dunphy, Urban Land Institute, who discussed national models of coordinating land use and transportation.
• Steve Schlickman, Business Leaders for Transportation, who talked about Illinois FIRST efforts to coordinate land use and transportation in Illinois.
• Carla Berroyer, IDOT, who outlined Illinois Tomorrow, a new set of state programs to achieve "balanced growth."
• G.B. Arrington, Parsons Brinkerhoff, who talked about Portland's template to accommodate transit needs in light of rapid development.
• Tom Borchard, Elmhurst City Manager, who discussed the revitalization and rebirth of this older community.

The participants identified the following barriers and solutions related to transportation and development:

Panelists for the morning symposium session included RTA Planning Director John DeLaurentiis, Teska Associates President Robert Teska and Arthur Hill Representative Ben Ranney. The speakers addressed the challenges of creating an adequate infrastructure to accommodate rapid growth. DeLaurentiis discussed the RTA's role in supporting the Campaign for Sensible Growth and expanding its transit-oriented development resources. "Most local level municipal civil engineers are focused on highways," DeLaurentiis said. "We are trying to infuse their thinking with some transit notions."

The RTA has developed a Regional Technical Assistance Program to assist local officials with transit options. Additionally, DeLaurentiis outlined the following goals of the RTA related to sensible growth:

• Strengthen the economic competitiveness of the region;
• Revitalize all communities;
• Establish more "walkable" communities.

Robert Teska, President of Teska Associates, Inc., gave a detailed presentation of how to link transportation, land use and real estate to make more livable communities. Education and communication will be key to making progress. Leadership responsibility of the Urban Land Institute and the Campaign for Sensible Growth will be key to educating citizens, changing attitudes and incorporating changes into public policy. Tools needed include strategic regional arterial implementation; greater deployment of transit oriented developments, like downtown Evanston; and unleashing the market demand for infill in communities with strong character.

The second break-out session featured CATS Associate Executive Director Marty Johnson, Jones Lang LaSalle Managing Director John Andersen, Jr. and Trkla, Pettigrew, Allen & Payne executive Phil Hanegraaf. Marty Johnson addressed the transportation issue from a regional standpoint and outlined the objectives of CATS. "I'm impressed with the enthusiasm of all these organizations and people about transportation needs," Johnson said. "All of this is going on without coercion."

Johnson further discussed the need for redevelopment projects to be located near public transit based on urban planning principles. "For example, redevelopment in Chicago should not lose sight of what people are used to in the city," Johnson said. In the suburbs, Johnson stated that Metra should encourage multi-use developments near their stations. "The redevelopment of the Glenview air base will be a great example of mixed-use development," Johnson said.

Phil Hanegraaf pointed to several ongoing projects as solid illustrations of pedestrian-oriented, mixed-use developments that would capitalize on existing infrastructure. Hanegraaf cited the Market Square Townhouses in Elmhurst, Arlington Town Square in Arlington Heights and the Hometown project in Aurora as "prototypes for Chicago and the nation."

All these developments maximize land use and accessibility to transit options as well as create a downtown feeling within the suburbs. "People get together at common areas that draw interest to the development," Hanegraaf said, referring to the Hometown project. "Arlington Town Square will build additional activity in that downtown area."

ACHIEVING THE VISIONDuring the closing plenary, participants offered their suggestions about moving toward progress on sensible growth concepts in the Chicago region. The participants during the closing plenary included:

• MarySue Barrett, President, Metropolitan Planning Council;
• David Galowich, Vice President, Madison Realty Group, Inc.;
• George Ranney, Jr., President and CEO, Chicago Metropolis 2020;
• State Representatives Douglas Scott (D-Rockford) and David Winters (R-Shirland.)

The challenges associated with sensible growth planning in the Chicago area stem from the sheer size of the region. "The fact that we have 1,250 units of local government, 270 municipalities and six counties can be daunting, but it also makes the Chicago region unique," said Michael Pawlukiewicz of the ULI and moderator of the plenary.

Representatives Scott and Winters discussed action on the state level that has been, and could be, pursued. Scott noted that the legislature revamped the statewide tax increment finance (TIF) statute as well as proposed a program entitled "Live Near Work" that would be funded by employers, the local municipality and the state. Representative Winters suggested, "One of the best things we can do is look for a model ordinance for the new century and get it through the legislature."

The panelists agreed that traffic congestion remains an overriding concern of taxpayers, employers and elected officials. "There is a new world out there. It has to do with traffic congestion," said George Ranney, Jr. of Chicago Metropolis 2020. Ranney suggested that the Chicago region capitalize on its existing rail infrastructure, which is second in size only to New York City.

"The transportation issue is a unifier for our region," said MPC's MarySue Barrett. "It is a high priority for our communities and we should reward communities that plan ahead." Barrett said communities are trying to "do the right thing" in terms of infrastructure development and the state should use incentives as rewards to encourage strong planning. Ranney also pointed to outdated state statutes that may hamper progress on sensible growth, such as an 80-year-old state planning law, a 43-year-old zoning ordinance and a 25-year-old Cook County property tax system.

The panelists generally agreed that the state and localities should utilize an incentive-based approach to pursue sensible growth ideas. A consensus emerged that the private sector is instrumental in any programs that address traffic congestion and business location decisions. "There is a lot of buy-in (by employers) to the idea that sensible growth is pro-growth that balances the environment, transportation and other considerations," concluded MarySue Barrett.

Over the next year, the ULI and Campaign for Sensible Growth are committed to working together on education efforts - from training local officials, to publishing Ideas@Work informational pieces and convening small discussion groups to work out further details to what was discussed in the symposium.

If you are interested in becoming involved in this effort, join the Campaign for Sensible Growth. Contact Ellen Shubart, Campaign manager, at 312-922-5616 extension 132, or eshubart@metroplanning.org. Information about the Campaign is available at www.growingsensibly.org. For more information on becoming a member of the Urban Land Institute, call 800-321-5011. Narrative by Julie Kelly of Copeland Communications.

END

Creating Value through Sensible Growth
Urban Land Institute Chicago District Council and
Campaign for Sensible Growth

Westin River North, 320 N. Dearborn, Chicago
September 12, 2000

7:30     Registration and Continental Breakfast

8:00     Opening PlenaryWelcoming Remarks, John Mays, Chair, Chicago District Council and Partner, Gould & Ratner; Jerry James, Co-Chair of Symposium and President, Edward R. James Partners L.L.C. and MarySue Barrett and Ron Thomas, Co-chairs, Campaign for Sensible Growth.

8:45     Developers' PanelModerated by David Galowich, Co-chair of Symposium and Vice President, Madison Realty Group, Inc.; Richard Brown, CEO, Cambridge Homes; Edward James, Chairman, Edward R. James Partners L.L.C.; Roger Mankedick, Executive Vice President, Sales & Marketing, Concord Development and Steve Ross, Executive Vice President, AMLI Residential Properties Trust.

10:00     Local Government RoundtableModerated by Rita Athas, Regional Liaison and Assistant to the Mayor, City of Chicago; John Church, Chair, Kendall County; Catherine Melchert, Mayor, Bartlett; Mary Ann Smith, Alderman, City of Chicago and Joe Szabo, Mayor, Riverdale.

11:15     Break-Out Sessions

Review of Leadership Forum Results

     A.     Housing Options and Infill Development

President Barbara Furlong, Village of Oak Park; Richard Gammonley, President, Gammonley Group and Ted Wysocki, Executive Director, Chicago Association of Neighborhood Development Organizations

     B.     Conservation Development

Jim Van Der Kloot, Team Manager, U.S. EPA Region V; Brook McDonald, Executive Director, Conservation Foundation and Kevin Warren, Lake Erie Land Company

     C.     Transportation and Development

Richard Bacigalupo, Executive Director, Regional Transportation Authority; Robert Teska, President, Teska Associates and Ben Ranney, Arthur Hill

12:30     Lunch

J. Ronald Terwilliger, Chairman, Urban Land Institute and National Managing Partner, Trammell Crow Residential

[Campaign for Sensible Organizational Members lead table discussions]

2:00     Sensible Growth in Practice

     A.     Housing Options and Infill Development

Angelo Kyle, Lake County Board; Mary White Vasys, Market Management Executive, Bank of America and Aurie Pennick, Leadership Council of Metropolitan Open Communities

     B.     Conservation Development

Joyce O'Keefe, Associate Director, Openlands Project and Perry Bigelow, Bigelow Homes

     C.     Transportation and Development

John Andersen, Jr., Managing Director, Jones Lang LaSalle; Marty Johnson, Associate Executive Director, Chicago Area Transportation Study and Phil Hanegraaf, Trkla, Pettigrew, Allen & Payne

3:15     Closing Plenary - Achieving the Vision

Moderated by Michael Pawlukiewicz, Director of Environment, Urban Land Institute; MarySue Barrett, President, Metropolitan Planning Council; David Galowich, Vice President, Madison Realty; George A. Ranney, Jr., President and CEO, Chicago Metropolis 2020; State Representative Doug Scott (D- Rockford) and State Representative David Winters (R-Shirland.)