City of Chicago, Illinois Corridor Opportunity Study Appendix

City of Chicago, Illinois

Corridor Opportunity Study AppendixBeverly, Morgan Park and Mount Greenwood

February 2005

Goodman WilliamsGroup

Mid-AmericaReal Estate Corporation

Beverly, Morgan Park, Mount Greenwood

Market Assessment

February 2005

Prepared For Chicago Department of Planning and Development

By Goodman Williams Group Mid-America Real Estate URS•TPAP Corporation

Table of Contents

I. Summary of Major Conclusions..........................................................................2

II. Study Area Characteristics .................................................................................4

III. Retail Market .....................................................................................................8

IV. Residential Market...........................................................................................14

V. Other Commercial ...........................................................................................19

VI. Retail Conclusions...........................................................................................21

VII. Train Station Areas.........................................................................................27

VIII. Other Recommendations ................................................................................29

Beverly, Morgan Park, Mount Greenwood Market Assessment Page 2

I. Summary of Major Market Conclusions

Retail Market

The analysis of the study area reveals high-income households, high traffic counts, and good regional access that should attract the attention of many retailers. However, today’s most sought-after retailers have largely by-passed this area for reasons that include the following:

• The study area provides a relatively small pocket of affluence among lower income neighborhoods. Many retailers prefer to target a particular customer base of significant size rather than draw from households with a range of incomes.

• The study area is racially diverse. The communities that surround this area are, however, virtually all white or all black. This profile may complicate the location decision for certain retailers.

• The population density is high for the area in three- and five-mile radii. The density of the immediate study area is not, however, the level that many retailers seek.

• The predominant customer base of the nearest shopping center, Evergreen Plaza is not comprised of residents of the study area or Evergreen Park. As one result, this regional shopping center has not generated complementary retail development on adjacent sites in Chicago.

• The major commercial corridors of the study area, where more intense retail development should occur, do not have the attractive architectural or design character that is found on the residential streets or in the train station areas.

• Appropriate development sites have not been available in this mature community to accommodate large-format retailers or new centers with exciting tenants.

The types of retailers that the community desires have their choice of top locations. Such stores include Williams-Sonoma, Talbots, Pottery Barn, Crate & Barrel, and Banana Republic. They prefer to locate in clusters, which are found in regional malls, in true lifestyle centers, and occasionally in high-end suburban downtowns or neighborhoods. The nearest lifestyle concentrations are 10 to 15 miles distant, at North and Clybourn and on Michigan Avenue in Chicago and in suburban Orland Park. Others are located more than 15 miles away in the Yorktown and Oakbrook malls. Residents of the study area already shop in these locations, so an additional store would not grow the sales of these retailers. The top lifestyle stores are unlikely to consider the study area for an expansion location.

Although today’s “hottest” national apparel and home décor retailers may not be prospects for the study area, other desirable retailers may be interested. An analysis of expenditure potential reveals that the study area is not over-stored, and specialty grocery, apparel stores, and restaurants are target categories. Although specific retailers are identified in this report, the retail categories are more important in the rapidly changing nature of the industry.


The objective of the plan that was developed in conjunction with this market study is to draw strong retailers in the short term, and position 95th and Western as a competitive retail location in the long term. Market factors related to location and demographics cannot be significantly changed. The plan does, however, address two important issues that can be changed by discussing how the commercial corridors can be made more attractive and identifying sites that are key to enhancing the retail vitality of the area and preserving opportunities.

The plan concentrates new development along 95th Street and on Western Avenue. It identifies sites that present the strongest opportunities for attracting a sufficient amount of retail to anchor the area and create a strong image. The plan seeks to reinvigorate the stalled mid-1990s vision for 95th Street: a Border’s bookstore, other mid-sized lifestyle retailers, and smaller stores and restaurants in a pedestrian environment. This level of development would be a major improvement over current conditions and satisfy some of the community’s retail needs. Over time, this location should be increasingly able to vie for a wide array of retailers, including, perhaps, some that are not now interested.

Residential Market

The study area has very attractive housing stock, highly competitive community amenities, and constrained supply conditions. The Plan recommends particular sites for the development of attached ownership housing that will diversify housing choices for existing residents and newcomers and attract more young households to the community.

The URS•TPAPplan shows potential sites for new residential development in the Metra station areas. The station areas are ideal locations for this higher density alternative to the predominant single-family housing in the study area. New housing within easy walking distance of Metra stations should attract downtown Chicago workers who may not have otherwise considered Beverly or Morgan Park. These new households will strengthen support for existing retailers and service providers in those areas.

Certain areas along the commercial corridors are identified as appropriate for residential development. In these cases, the character of the corridor, surrounding land uses, and possible alternative uses were considered. The Neighborhood Mixed-Use District zoning designation may be appropriate for some corridor sections that are under-developed and not competitive for new retail development.

Other Opportunities

Various banks and health care providers occupy individual buildings and are a significant presence throughout the study area. Some of these existing buildings need to be upgraded. Additionally, new ones are likely to be built. With the strong local base of commercial businesses, office uses for second-floor space in new buildings should be considered. The gap between achievable rents and the cost of new construction suggests, however, that new commercial buildings are likely to be built-to-suit rather than speculatively built. Reinvestment to create attractive buildings and new construction projects are consistent with retail and residential land uses in the corridors of the study areas, and such commercial uses should be encouraged.


II. Study Area Characteristics

Introduction

This market assessment is one component of a study of the development opportunities in Chicago’s Beverly, Morgan Park, and Mount Greenwood communities, prepared for the Chicago Department of Planning and Development. The consulting team is composed of Goodman Williams Group (market analysts), URS•TPAP (planners and urban designers), and Mid-America Real Estate (retail brokers). This market study was intended to help build consensus on development strategies and to guide the physical planning efforts of URS.

The primary emphasis of the market study is the analysis of opportunities for retail development. Political, business, and community leaders have been frustrated that the socio-economic characteristics of many of the residents of the study area are not reflected in the retail development. This report examines demand and supply characteristics of the retail market and sets forth recommendations for redevelopment.

Census Profile

The study area includes three community areas on Chicago’s southwest side: Beverly, Mount Greenwood, and Morgan Park. Profiles of those community areas, which are among 77 community areas designated by the City for planning purposes, are presented in the table Select Census Characteristics in the addendum.

With a combined population of 66,038, the three community areas are the size of a small city and represent 2.3% of the City’s population. Several characteristics set the area apart from other parts of the city.

• As a whole, the study area is racially diverse. Roughly two-thirds of the Beverly population is white and one-third is black, while Morgan Park is the inverse. About 94% of the population of Mount Greenwood is white. The addenda include maps that show the racial characteristics of the area as well as its larger geographic context. The population to the east, in the City of Chicago, is largely black, and the population in suburban communities to the west is predominantly white. The reputation of Beverly and Morgan Park as stable, racially integrated communities is one of the factors that existing residents find appealing and that helps attract new residents to the area.

• The study area has a high proportion of traditional households. Half of all households include a married couple. Nearly one-quarter (24.2%) of households are married couples with children under age 18 compared to 16.9% in the city as a whole. 46% of households are age 35 to 54, usually the peak earning years. Combined with high incomes, this is a targeted age category for many retailers.

• The study area has a slightly higher proportion of seniors—13.1% of its population was 65 and over (2000 Census) compared to 10.3% in the city. As shown in the table below, the area does not have a high proportion of young households, which, despite lower incomes, tend to be heavy consumers as they establish new households.


Households by Age

0

1,000

2,000

3,000

4,000

5,000

6,000

15 - 24 25 - 34 35 - 44 45 - 54 55 - 59 60 - 64 65 - 69 70 - 74 75 - 79 80 - 84 85 +

• The population is highly educated. As shown in the table below, about one-third of the study area population over the age of 24 has an undergraduate degree, graduate degree, or professional degree. In Beverly, half of the age 25+ adult population is in that highly educated group.

Education Completed

Area name Population 25 years and over

Bachelor's degree

Graduate or professional

degree

Percent bachelor's degree

or higher

City of Chicago 1,815,896 281,549 181,234 25.5%Beverly 14,604 4,008 3,266 49.8%Mount Greenwood 12,457 1,861 743 20.9%Morgan Park 16,182 2,992 1,410 27.2%

43,243 8,861 5,419 33.0%

Source: 2000 Census

Household Income

Each of the three communities that comprise the study area has a median household income that ranks highly among the 77 community areas in Chicago. As shown in the table below, Beverly’s 2000 median household income was only slightly behind the community areas of Lincoln Park and Forest Glen. As will be discussed subsequently, Lincoln Park has one of the city’s largest concentrations of retail space. Its population of 64,320 is, however, about three times larger than that of Beverly.


Chicago Community Areas Ranked by Median Household Income

Rank Community Area Median Household

Income

1 Lincoln Park $68,613 2 Forest Glen $68,269 3 Beverly $66,823 4 Loop $65,128 5 Near North Side $57,811 6 Mount Greenwood $57,493 7 Edison Park $57,083 8 Lake View $53,881 9 Ashburn $53,633

10 Norwood Park $53,402 11 Morgan Park $53,133 12 North Center $51,758 13 Jefferson Park $49,640 14 Dunning $49,367 15 North Park $49,208

Chicago $38,625

Source: 2000 Census

The addenda include a table and graphic providing additional information on households by age and income. These current estimates reveal the healthy income profile of the market area. According to 2003 estimates from Claritas, Inc., the largest household income category is $75,000 to $100,000, representing 16% of all households.

ScanUS maps of median household income show that income levels fall off slightly in Evergreen Park to the west and more substantially in Chicago community areas to the east and north. The heavily industrial suburbs to the south also have lower median household incomes. A map generated by ScanUS shows aggregate income, which is also important to retailers.

Density

The study area’s lack of population density has been cited as a challenge to attracting major retailers. The study area, with its single-family homes and ample open space, has low population densities compared to other parts of Chicago. The numbers of persons per square mile in the three community areas are among the lowest in the city. Morgan Park, Mount Greenwood, and Beverly rank 64th, 66th, and 67th respectively among the 77 Chicago community areas in population density. Density, which can be seen graphically on the ScanUS maps in the addendum, is relatively low in the immediate area. Looking at the larger geographic area, higher density areas can be seen north and west of the study area. A common measure is population density in a given radius. Estimates for 95th and Western are shown below:


Density Around 95th Street and Western Radius Population Households

One Mile 19,460 6,812 Three Miles 247.012 84,358 Five Miles 696,105 233,451

Source: ScanUS Retailers have their own site and location criteria, depending on the size of the store and category of goods. On the neighborhood level, Walgreen’s, for example looks for locations with approximately 15,000 people within one mile, and a Kroger Food Store expects 30,000 people within three miles. Regional stores with large trade areas often consider a ten-mile radius: Menard’s requires 100,000 people, Circuit City 200,000, and Galyan’s Trading Company 500,000. As shown above, the subject area easily meets all of these tests.

Retailers with large trade areas look for sites that have the highest traffic counts and visibility as well as good access to their target customers. Although the study area can offer these characteristics, it faces competition from other locations in southwest Chicago and suburbs.


III. Retail Market

Evergreen Park

The Village of Evergreen Park, which is bounded on three sides by the City of Chicago, was largely developed in the 1950s. Its 2000 median household income was $53,514, which is about the same as the Morgan Park community. It enjoys a high level of homeownership and the population is well educated. Evergreen Park’s population of 20,821 is predominantly (88%) white.

Evergreen Park has a significant retail concentration along 95th Street, which pulls retail dollars out of Chicago. Based on sales tax collections reported by the Illinois Department of Revenue, Evergreen Park has annual retail sales of about $300 million. Expenditure potential in roughly comparable categories for the 7,400 households in Evergreen Park is about $150 million. The inflow of about $150 million indicates that about half the retail sales in Evergreen Park are to non-residents.

Adjacency to an established retail center, particularly a regional mall, is generally considered a strong asset. It has not, however, benefited the study area. Evergreen Plaza, a 1950s development with 920,000 square feet, is now anchored by only one traditional department store, Carson Pirie Scott. Circuit City and Walgreen’s are the other large stores at the Plaza, but it does not have many of the in-line tenants traditionally found in a regional shopping center. An Applebee’s Bar and Grill was recently added on an out parcel on the Western Avenue side of the mall.

Demographics of Selected Regional Malls, a table included in the addenda, compares characteristics of shoppers at Evergreen Plaza with those at other shopping centers. The characteristics of Plaza shoppers are generally not consistent with the demographics of the study area:

• Evergreen Plaza attracts younger shoppers: 28% are age 25 to 34.

• Half of the Plaza’s shoppers have incomes under $35,000.

• 73% are African-American, 27% are white and 24% are Hispanic.

• 57% of Plaza shoppers are renters, and 77% live in the City of Chicago.

The Plaza is undergoing $8 million in exterior renovations including new entrances, landscaping, widened sidewalks, outdoor seating, and ornamental fencing. The two-level parking structure is being replaced with an 11-acre surface parking lot with extensive landscaping.

Three small offsite shopping centers, Beverly Place Convenience Center, Park Plaza, and Beverly Plaza are also leased and managed by the Provo Group. Fairway Plaza, located on the northwest corner of 94th Street and Western is a 157,300-square-foot strip center built in the early 1990s with Sam’s Wholesale Club as the anchor tenant.

Across 95th Street from The Plaza, a regular Wal*Mart store will be built adjacent to the Sam’s Club, on the site of the demolished Martinique banquet facility and Drury Lane live theater. A 2005 opening is expected. For the study area, the downside is possible


competition for existing retailers, and some potential retailers may be discouraged. The more positive aspect is that other retailers will be following the decisions of Wal*Mart, an industry leader. The 95th and Western Avenue location will command more attention from other retailers. If Target comes to 95th and Pulaski (4000 west), the 95th Street suburban corridor will become even stronger.

In mid-2003, Evergreen Park sold bonds to finance improvements to 95th Street. Plans include brick sidewalks, improved lighting, landscaping, and added parking. The Village offers programs such as façade rebates and has created a TIF district. The Wal*Mart deal involved a sales tax rebate agreement as an incentive.

Other Regional Shopping Centers

Characteristics of Shopping Centers, a table in the addendum, identifies the regional shopping centers within roughly 15 miles of the study area. After Evergreen Plaza, the closet major shopping center to the study area is located at 87th Street just west of the Dan Ryan Expressway. This area contains mostly big-box stores, such as Home Depot and Marshall’s, rather than smaller mall shops.

Comparing the regional malls, the shopper profile of Ford City is closest to that of Evergreen Plaza. Ford City, at 76th and Cicero, is within five miles of the subject area. It has retained a base of department store anchors: Carson’s, Penney’s, Marshall’s, and Sears. About half of the shoppers in this 1.5 million square-foot mall are white, and about half are African-American. In both Ford City and Evergreen Plaza, 49% of adult shoppers have household incomes under $35,000, and both malls attract primarily city residents. Evergreen Plaza, 87th Street, and Ford City do not have stores such as those that might be found in a lifestyle center.

Williams-Sonoma, Pottery Barn, Ann Taylor, J Crew, Talbot’s, and Eddie Bauer are often used as examples of lifestyle retailers that cater to the lifestyle pursuits of their customers. International Council of Shopping Centers (ICSC) defines a lifestyle center as a shopping center with the following attributes: a location near affluent residential neighborhoods; an upscale orientation; 150,000 sq. ft. to 500,000 sq. ft. of GLA (although they can be smaller or larger); an open-air format; and at least 50,000 sq. ft. of national specialty chain stores.

Sought-after lifestyle retailers select locations where they can cluster together. The largest concentrations of lifestyle retail are ten to 15 miles away in downtown Chicago, at North Avenue/Clybourn, and along Michigan Avenue, and in suburban malls including Orland Square (about a half-hour drive). Other Centers with significant offerings are further than 15 miles—Yorktown and Oakbrook Centers (about a 36-minute drive, but with arguably better traffic conditions) in the western suburbs. Chicago Ridge is the closest mall with lifestyle retailers, although the offerings are limited (The Bombay Company, Gap, and Victoria’s Secret).

Residents of Beverly, Morgan Park, and Mount Greenwood travel to these locations to find lifestyle retailers. For that reason, some retailers believe they would be cannibalizing their own stores, rather than expanding their markets, by locating in the study area.


It would be difficult for the study area to attract the top lifestyle retailers. Given the right development environment, some retailers from the lifestyle categories are candidates for the study area.

Expenditure Potential

A comparison of expenditure potential and actual retail sales provides a broad-brush gauge of retail opportunities within a local area. The Chicago Department of Planning and Development, working with MetroEDGE (a subsidiary of ShoreBank Corporation) provides such an analysis for the 77 community areas in Chicago. A summary of their findings is presented in Retail Leakage Estimates, which is included in the Addenda.

Expenditure potential is based on assumptions of how households spend their incomes in various categories such as housing, education, savings, and transportation. Consumer spending categories roughly equate to the amounts that households will spend in retail stores and restaurants for food, apparel, furniture, etc.

MetroEDGE estimates that Beverly, Morgan Park, and Mount Greenwood combined have a retail expenditure potential of $722 million while capturing only $417 million in sales at local stores. The total leakage of $305 million translates to roughly 870,000 square feet of retail space assuming average sales of $350 per square foot.

MetroEdge’s more detailed findings point to specific opportunities for the three community areas combined:

• 110,000 square feet of grocery and specialty food stores, which might include one grocery store with 55,000 square feet along with smaller food stores.

• 60,000 square feet of apparel stores.

• 35,000 square feet of restaurants

MetroEDGE also concluded that the study area is well supplied with drug stores and has a limited need for square footage in the home improvement category. This conclusion is consistent with fieldwork observations and an analysis of existing stores.

Local Stores

The Beverly, Morgan Park, and Mount Greenwood communities remain strongholds for independently owned neighborhood retail. The addenda include a partial list of retail stores, restaurants, and selected businesses located in the three community areas. This inventory shows that the study area has an interesting mix of specialty apparel stores including hats, uniforms, sportswear, and dancewear. Home improvement specialty stores include upholsterers and stores for carpeting, lamps, draperies, and paint. Hardware stores include Ace and True Value stores. Neighborhood services include dry cleaners, beauty salons, and pet stores.

Taverns in the study area are clustered on the west side of Western Avenue, the part of Beverly where liquor licensees are allowed, and on 111th Street in Mount Greenwood. Most fast food chains are represented in the study area, primarily on the eastern end of 95th Street, Kedzie, and Western Avenue. The area also has a number of pizza parlors.


Most restaurants are located on Western Avenue. These include: Leona’s at 111th, a successful “chain” restaurant; Franconello’s at 102nd, an established local Italian restaurant; and the fish market DeColas at 107th Street. Mount Greenwood restaurants include LaFiesta, and Top Notch Beefburger (established in 1954) is a landmark grill on 95th Street.

Good-quality sit-down restaurants are in short supply (as indicated by the expenditure potential data), which may be partially explained by the dry precinct on the east side of Western Avenue. Another factor may be that certain restaurant chains seek out trade areas with higher proportions of younger singles and non-traditional households who tend to eat out more regularly. The limited choice in restaurants is surprising given the income of the area.

The study area is served by three grocery stores of significant size: County Fair (which recently expanded at 108th and Western Avenue), Jewel (9400 South Ashland), and Fairplay (111th Street). While residents seem satisfied with current selections, the expenditure potential data indicate support for more grocery store space. Dominick’s, with a store located on 115th Street in Merrionette Park, has indicated an interest in a site in the general location of 95th Street and Western. A specialty grocery such as Whole Foods or Trader Joe’s would also fill a need.

Community leaders believe there is an abundance of day care facilities, nail and beauty salons, and fast food restaurants. Brokers cite the difficulty of finding quality tenants for existing older buildings, with one broker reporting anecdotally that he received nine inquiries from various franchisees for Harold Chicken and fields numerous calls for churches and various adult retailers.

With the exception of freestanding stores such as drug stores, the area has seen limited new construction of retail space. A 21,000-square-foot shopping center developed in the late 1980s in the 9600 block of South Western is typical of the strip development of that period. Patrick Place, 10249 South Western, is another. The 7,300-square-foot center was developed in the 1980s and contains a mix of office and retail.

New Developments – 95th Street and Western

Zifkin Realty & Development is constructing a new retail center on the north side of the 2300 block of 95th Street, adjacent to Borders. The development required demolition of an existing structure and takes advantage of the uncommon site depth of 230 feet. The plan calls for 74 parking spaces and 23,000 square feet of retail with the following committed tenants: • Bank One • Chipotle • EB Games – Electronic boutique • Panera Bread • Nextel

These five retailers represent an important start of the revitalization of 95th Street. The two new quick/casual restaurants (a category that is under-represented in the area) will


generate significant activity at peak times, and the Bank will bring a steady stream of customers to the area throughout the day.

Phase II will proceed when leases expire in 2006 on existing buildings for Advocate Healthcare (9435 S Western) and Citibank (9449 S Western), creating a 97,000-square foot site at 95th Street and Western. Phase II represents a rare development opportunity for the 95th and Western Avenue corridor. The drawing below shows the new development in relation to Borders to the east and the remaining Advocate and Citibank buildings.

Zifken has acquired additional property on the south side of 95th Street, between Claremont and Oakley, where they propose to develop a 19,000-square-foot retail center.

V-Land Corporation has assembled a 1.22-acre site on the southeast corner of 95th Street and Western. The preliminary plan shows 25,626 square feet in three phases and 71 parking spaces behind. Potential tenants include a drive-up Starbucks, Jamba Juice, TCF Bank, UPS, AT&T, Book Rack (with a preferred GLA of 1,200) and the Vitamin Shoppe. While this development may bring some desired retailers to the neighborhood, it misses an opportunity to bring a real anchor to the corner that may be the strongest retail site in the study area.

Such developments are displacing existing businesses, closing them or moving them to other locations. Neighborhood retailers cannot afford the rents (in excess of $40 per square foot) in the new centers. This movement on 95th Street is typical of a healthy


retail area, maximizing use of the best retail sites and generating demand for space in less expensive secondary locations.

Further east on 95th Street, KB Real Estate would like to develop a 2,000-square-foot site at 2001-2015 W 95th Street (at Damen). Their plan calls for a 4,000 to 6,000-square-foot strip center with 18 parking spaces. Target tenant types include service providers such as a financial institution and a restaurant such as a sandwich shop. Leasing efforts have not produced any committed tenants, which will be needed before the developer closes on the land. New Development—Kedzie Corridor

The northwest corner of 111th and Kedzie is being redeveloped with a replacement Walgreen’s and an additional 4,000 square feet of retail. Skokie-based Terraco (who built the Walgreen’s at 103rd and Western) is developing the drug store portion. Retail tenants are likely to include: • Pro Cuts hair salon (also a replacement for existing space) • Starbucks (drive-through) • Dry cleaner with off-site plant (not definite) The site assembly, which will include a City of Chicago parking lot, is underway, and the drug store should be completed in August of 2005.

New Development—111th and Western Avenue Gallo Realty of Chicago is developing a project on the southeast corner of 111th Street and Western Avenue. The corner space has 3,500 square feet on the first level and a mezzanine. A 1,500-square-foot store is adjacent to the east. Four other stores are planned along the Western Avenue frontage along with a 32-car parking lot. In addition, at this intersection Leona’s restaurant plans to provide parking on the northeast corner of 111th and Western, across the street from their restaurant at 11050 S Western.


IV. Residential Market

Overview of Existing Housing

A table in the addendum to this report, Select Housing Characteristics, presents data on housing tenure, building types, and age of the housing stock. As summarized in the table below, the study area has an exceptionally high rate of home ownership of 82.1%.

Housing Tenure

Owner-Occupied Renter-Occupied

Area Occupied

Units Number Percent Number PercentChicago 1,061,928 464,865 43.8% 597,063 56.2%

Beverly 8,030 6,617 82.4% 1,413 17.6%Mount Greenwood 6,910 6,038 87.4% 872 12.6%Morgan Park 8,508 6,593 77.5% 1,915 22.5%

Study Area 23,448 19,248 82.1% 4,200 17.9%Source: 2000 Census

The ownership rate is consistent with the fact that over 79% of the housing stock in the study area is single-family detached. Beverly has the oldest housing stock of the three community areas, with 45% of its units built before 1940. All three of the community areas saw significant housing development in the post-World War II period. In the1980s and beyond, new housing construction was limited as the area became built out and few sites remained.

Housing Prices

The median price of an existing single-family house sold in Beverly has increased from $133,950 in 1995 to $232,400 in 2003. Housing in Mount Greenwood, which generally lacks pre-war vintage housing stock, is more modestly priced. Mount Greenwood has, however, experienced a similar percentage change in median price, increasing from $107,750 in 1994 to $185,000 in 2003. In Morgan Park, the change has not been as dramatic, with a 1994 price of $101,000 and a 2003 price of $120,000. The housing stock in Beverly and Morgan Park includes large, vintage homes that command significantly higher prices.

Sales of attached units, which represent only 7% of all sales, have also increased in recent years. The modest yet growing number of sales reflects the fact that more attached for-sale housing units have been added to the market. In 2003, the median price of an attached unit sold was $109,000 in Beverly, $121,750 in Mount Greenwood, and $110,000 in Morgan Park.


Profile of Home Buyers

BAPA’s survey of buyers reveals the following:

• 32% of buyers are existing residents in of Beverly or Morgan Park

• 50% are from other Chicago neighborhoods

• 12% moved in from the suburbs

• 6% came to the area from out-of-town

The area has demonstrated that it can both retain current residents and attract outsiders. The survey also found that homebuyers have characteristics similar to the existing residents: they are well educated and high-income, with 44% of survey respondents having incomes of $100,000 or more.

Existing Condominiums

Only about 20% of the housing units in the study area are in multi-family building. These properties tend to be located around the train stations, along the rail right-of-way, and on arterial streets. The 2000 Census reported only 4,200 renter households, with nearly half of those in Morgan Park.

Over the years, small-scale apartment buildings have been converted to condominiums, meeting demand primarily from one-person households, empty nesters, and seniors. Examples of conversions within the last several years include the following:

• Longwood Towers, 10901-10951 South Longwood Drive, involved the 2000 renovation and condominium conversion of a four-story vintage courtyard building. The 80-unit property is in an historic district and near a Metra station. Initial prices ranged from roughly $90,000 for an 800-square-foot one-bedroom unit to about $190,000 for a unit with 1,550 square feet. Resales include some prices above $200,000.

• Morgan House Condominiums, 2215 West 111th Street, is the conversion of a 21-unit, three-story building constructed in the late 1960s. One-bedroom units were priced at $79,900, and two-bedroom units started at $130,000. More recent sales show prices in the high $160s.

These examples are consistent with current listings indicating prices of roughly $100,000 to $110,000 for one-bedroom units in two- or three-story buildings constructed in the 1960s and 1970s. Two-bedroom units in such buildings might be $150,000 to $170,000.

New Construction Condominiums

A few new-construction condominiums have been built in or near the corridors or station areas of the study area.

• The Christian Science building at 10317 Longwood was adapted for residential use. Prices for the most luxurious top-floor units exceed $300,000.

• In about 2000, a new multi-family building was constructed at 1863 107th Street. Prices on these flats are typically $150,000 and higher.


• In the 3700 block of 111th, new attached units are priced under $200,000. A 1.7-acre site at 103rd between Hale and Wood Streets (within the 103rd Street station area) is planned for redevelopment with 38 attached units. Beverly Place will consist of four buildings: three townhouse buildings and one building with about 3,900 square feet of retail and parking on the ground floor and 10 condo units on the second and third floors. Flats with 1,000 square feet are expected to be base priced at about $200,000. Preliminary price estimates range between $250,000 to $400,000 for units from about 1,000 to 2,000 square feet according to the developer, Northern Realty. This suggests per-square-foot prices of about $200 to $250, which would be highly competitive with communities on the North Side or in Central Area neighborhoods and test the local market for higher prices.

With the condominium stock primarily coming from converted rental buildings, the area may be losing households that prefer newly constructed units with current floor plans, sizes, and amenities. Among the interested buyers may be first-time buyers, single-person households (particularly women), empty nesters, and seniors seeking the security and convenience of living in a multi-family building. Nearby suburbs are responding to demand from these market segments. Oak Lawn and the Palos communities are mentioned as areas where seniors are able to find suitable housing for independent living.

51st Avenue Station is a five-story residential and retail complex to be developed by the Gammonley Group. It is located in downtown Oak Lawn, adjacent to the Metra Station on 95th Street (4.5 miles west of the Beverly station on 95th Street). It will include 51 condos on floors two through five, and 11,000 square feet of commercial space on the ground floor. The sales program is nearly complete, with prices ranging from $180,000 for a one-bedroom unit to $335,000 for a three bedroom. Indoor parking will be available. Construction began on the project in the fall of 2003, with completion expected in 2005. With sizes ranging from about 950 for a one-bedroom unit to about 1,300 for a two-bedroom/two-bath unit, prices are approximately $200 per square foot and higher.

Other development is also being discussed for Oak Lawn. The Metra Station itself is slated for redevelopment before the southwest line institutes a full-service schedule in 2006. One proposal calls for a new train station with an 800-space parking deck surrounded by a four-story residential building with 80 to 100 condominiums.

Evergreen Country Club, a privately owned 18-hole golf course, is located on a 100-acre site just north of the retail developments at 95th Street and Western. The current owners are interested in residential development on the site, while the Village of Evergreen Park is attempting to acquire and maintain the property as a golf course. If the site is developed, the new housing is likely to be expensive. The new households would be high-income households who would add to density and retail demand. A quality development would also contribute to the image of the 95th and Western Avenue location, enhancing development potential on the east side of Western Avenue in Chicago.


Senior Housing

With a substantial proportion of senior households in the study area, the community has housing to meet the special needs of seniors. The Washington and Jane Smith Home, on Western and 113th Place, has 194 assisted-living units and 85 nursing beds on 4.6-acre site. A $51 million redevelopment is planned for the 80-year-old facility, including the construction of two four-story buildings to replace an existing three-story building. One of the new buildings will have 144 units for independent seniors. Greencastle of Morgan Park, 10860 S. Vincennes Avenue, is a relatively new development with 60 units that have been in high demand. Although senior housing is not a pressing need, it might be considered a some point for sites transitioning from commercial to residential use.

Demand Generators

Demand for multi-family housing will come from the following demand segments:

• 3,225 households in the study area are between the ages of 60 and 69, and many may want to downsize from single-family homes. Of those, 60% have household incomes of $50,000 or more.

• The study area contains almost 1,000 renter households with one- or two-persons who have incomes of $40,000 and above and may be able to afford homeownership if the right product is available.

Beverly, Morgan Park, Mount Greenwood Renter Households Aged 18-54 Years

Estimates - 2003 1-Person 2-Person 3-Person 4-Person 5+Person

Income Household Household Household Household Household Total $0-10,000 169 27 10 35 67 308

$10,000-20,000 110 34 39 28 77 288 $20,000-30,000 211 63 72 41 34 421 $30,000-40,000 266 102 33 37 20 458 $40,000-50,000 221 114 45 22 28 430 $50,000-60,000 118 53 64 13 6 254

$60,000+ 111 339 173 168 92 883

Total 1,206 732 436 344 324 3,042

Source: Claritas Another generator of demand may be Saint Xavier University, an independent Catholic University on a 70-acre campus at 3700 W 103rd Street in the Mount Greenwood community. The university has 5,600 students, of which over half (55%) are undergraduates. The faculty includes 320 full- and part-time members. The student body is predominantly women (71%) and about half of the freshmen students live on campus.


Demand may also come from other Chicago community areas, suburbs, and out-of-town locations. Among these may be some of the nearly 19,000 people who already work in the area. A more diversified housing product would allow the study area to continue to draw newcomers.

Residential Market Conclusions

The study area has strong demographics, highly competitive community amenities, and constrained supply conditions. Considering the characteristics of the area, as well as the difficult economics of market-rate rental properties, the new units should be ownership housing. Prices are sufficiently strong to support new, good-quality construction compatible with the existing housing stock. A successful project by Northern Realty is likely to draw attention to the market potential of these communities. Product might include townhomes and condominium flats in various combinations.

The URS•TPAPplan shows potential sites for new residential development in the Metra station areas. The station areas are ideal locations for this higher density alternative to the predominant single-family housing. New housing within easy walking distance of Metra stations should attract downtown Chicago workers who may not have otherwise considered Beverly or Morgan Park. These new households will strengthen support for existing retailers and service providers in those areas.

Certain areas along the corridors have also been identified as appropriate for residential development. In these cases, the character of the corridor, surrounding land uses, and possible alternative uses were considered. The Neighborhood Mixed-Use District zoning designation may be appropriate for some corridor sections that are under-developed and not competitive for new retail development.


V. Other Commercial Employment

The job base in the local area—Morgan Park, Beverly, Mount Greenwood, and Evergreen Park—has been steady for the past decade. In 1993, the number of private-sector jobs was 19,898, and employment peaked 20,607 in 1997.

The local area had nearly 19,000 private-sector jobs in 2003, a decrease of 264 jobs since 2001. (Comparison by industry in previous years is complicated by the change from SIC to NAICS.) The largest sector is health care and social assistance, which represented 27% of all private-sector jobs. Retail trade ranked second, with 16% of the employment, despite losing 474 jobs over two years. Implications of these data for potential local office development include the following:

• Employment in finance and insurance, the category with the highest proportion of office-using employment, fell by 14%. A significant increase would have suggested support for new office space in the area.

• The health care and social assistance category, also a prime user of office space, expanded jobs by 4%.

Office Space

The tenants of existing office space are predominantly from two categories - finance & insurance and health care & social assistance. Banks, which are expanding aggressively throughout the Chicago area, are well represented. Chesterfield Financial Corporation (which was recently acquired by MAF Bancorp) and St. Paul Federal have large buildings on Western. Bank One is one of the largest tenants in the new Zifkin development, and TCF Bank is looking at a facility in the V-Land project. First American Bank is building a large facility on Western Avenue just north of 119th Street.

Professional office space is interspersed with retail space along the commercial corridors, particularly Western Avenue. Examples of small-scale professional buildings that were constructed in the 1950s and 1960s include the following:

• 9415 S. Western is a two-story building with 35,000 square feet. Tenant businesses are in areas such as health care, computer services, mortgage services, and other financial-related areas.

• 10046 S. Western is a two-story building with 15,000 square feet. The 1950s building is owned by Family Care of Illinois. Another health care provider has a large building at 9831 S Western.

• The Western Professional Building with a variety of tenant types is located at 10001 S. Western.

• 10837 S. Western is a three-story professional building with 15,000 square feet. Examples of tenant types in this 1950s property include family counselors, dentists, engineers, and podiatrists.

The north side block of 95th Street between Damen and Hoyne is an example of an attractive makeover of a commercial building. The developer was able to take


advantage of a façade rebate program for the adaptive-use of the former Bally Fitness Center. The 6,250-square-foot building was one of the original Vic Tanney gyms and required the removal of a swimming pool. New tenants include the Chicago Veterans Resource Center, Wells Fargo Mortgage, National City Bank, a law office, and Edible Bouquets.

Conclusion

Various banks and health care providers occupy individual buildings and are a significant presence throughout the study area. Some of these existing buildings will be upgraded for such purposes, and some new ones are likely to be built. With the strong local base of commercial businesses, office uses for second-floor space in new buildings should be considered. The gap between achievable rents and the cost of new construction suggests, however, that new commercial buildings are likely to be built-to-suit rather than speculatively built. Reinvestment to create attractive buildings and new construction projects are consistent with retail and residential land uses in the corridors of the study areas, and such offices uses should be encouraged.


VI. Retail Conclusions

Introduction

The study area has attractive assets for retailers: strong demographics and adjacency to a well established and expanding retail concentration in Evergreen Park. As described in the accompanying URS•TPAP report, 95th and Western has physical characteristics that could support more intensive retail development. That area should be the focus of retail redevelopment efforts that will benefit the entire study area.

Redevelopment is already occurring along 95th Street, bringing some restaurants that are particularly welcome in the community. The risk is that development will occur along 95th Street in piecemeal fashion that lacks an overall concept. To attract desired retailers, there needs to be a long-term plan that will inform decisions about new projects and direct development efforts to particular sites. The plan should build around the mid-1990s vision for 95th Street: a Border’s bookstore, other mid-sized lifestyle retailers, and smaller stores and restaurants in a pedestrian environment.

Mid-America Real Estate has developed a list of tenants that they believe are both actively looking for sites in the Chicago market and may be interested in a location with the characteristics of 95th Street and Western Avenue. Some of these tenants could be attracted under current market conditions, provided sites and buildings could be assembled. Mid-America cautions that high-end lifestyle tenants would only come to the area if the appropriate environment could be created.

The following table presents a list of potential retail tenants for 95th Street and Western Avenue. A concentration of these or similar national credit tenants would revitalize the 95th and Western commercial area, making it an important shopping area once again. These retailers would provide shopping and services for local residents and contribute to the City’s tax base. With quality development and design, the new retail will give the community a commercial image consistent with its housing stock.

Store Preferred GLA Example (SF) Frontage Co-Tenants Other Nearest Location(s)Existing Stores

Borders Up to 25,000 SF 25,000 Orland Park

RadioShack Corp. 1,000-25,000 sq. ft.

3,000 25 ft. Discount, fashion-oriented, grocery/ supermarket, upscale

2311 W 95th St., Evergreen Park

Chipotle 2,500 sq. ft. 2,500 TBD Any considered

EB Games 1,000-2,000 sq. ft.

1,500 20+ ft. All consideded

Nextel 2,000 - 2,500 SF 2,000 30 ft. Fashion, entertainment, grocery

Chicago Ridge, Calumet City

Panera Bread 4,000 - 4,500 4,000 40 ft. Fashion, entertainment, grocery

50 + parking spaces Chicago Ridge Mall, Homewood, Orland Park

38,000

Old Navy 10,000 sq. ft. 10,000 Fashion, Shoes Ford City, Chicago Ridge, Orland Park

Marshalls 25-30,000 sq ft. 25,000 150+ ft. Discount, apparel Chatham Ridge, Oak Lawn, Orland Park, Chicago Ridge

SteinMart 15,000 -36,000 sq. ft.

25,000 166ft. Fashion; upscale Orland Park

Anchors

Committed to Zifkin Development

Example of Store Types for 95th and Western

TOTAL EXISTING AND COMMITTED

Page 1 of 5

Store Preferred GLA Example (SF) Frontage Co-Tenants Other Nearest Location(s)


GroceryTrader Joe’s Co. 8,000-10,000 sq.

ft.9,000 80 ft. All Considered 65 shared parking

spacesOrland Park, Chicago North

SideThe Fresh Market 18,000-20,000

sq. ft.115 ft. Fashion-oriented,

upscale140’x140 rear/side delivery. 10 front parking spaces

None; Illinois slated for expansions

Apparel and ShoesActive Endeavors 5,000 sq. ft. 5,000 NA Upscale/Lifestyle Lincoln Park

Discovery Retail 8,000 sq. ft. 60+ Entertainment, fashion-oriented. Discount

Oakbrook

DSW Shoes 25 -35,000 sq. ft. 25,000 Apparel, Dept Store Orland Park

Famous Footwear 2,500-8,000 sq. ft.

50+ ft. Discount, fashion-oriented

Ford City, Orland Park

Shoe Carnival, Inc. 8,000-12,000 sq. ft.

100 ft. Discount, entertainment, fashion, outlet

14ft. clearance to ceiling grid, 25,000

VPD

Chicago Ridge, Orland Park

Furniture/Household

Bed, Bath & Beyond, Inc.

25-30,000 sq. ft. 150+ ft. Discount, entertainment, fashion-oriented, outlet, upscale

5 shared parking spaces per 1,000 sq.

ft.

Chicago Ridge, Orland Park

CB2 10 – 12,000 sq ft. TBD Home Furnishings, gourmet grocery

Lincoln Park

Linens and Things 20 - 30,000 sq ft. 25,000 TBD Department Store Orland Park

Pier 1 Imports 9,000-12,000 sq. ft.

10,000 80+ ft. Upscale Chicago Ridge, Lansing, Orland Park

Page 2 of 5



CosmeticsPUREBeauty 2,500 sq. ft. 28 ft. Fashion-oriented,

grocery/supermarket, upscale

40,000 VPD Chicago North Side

ULTA Salon 10,000 sq. ft. 80 ft. Entertainment, fashion-oriented, upscale

40,000 VPD Chicago North Side, Oak Brook

Restaurants/Specialty FoodBaja Fresh Mexican Grill

2,500 -3,000 sq. ft.

2,500 70 ft. All considered Downtown Chicago

Breadsmith Franchising, Inc.

1,800-2,000 sq. ft.

2,000 20 ft. Grocery/supermarket, upscale

60,000 VPD, high visibility

Palos Heights, Orland Park

Noodles & Company 2,500 sq. ft. 2,500 28 ft. Entertainment, fashion-oriented, grocery/supermarket, upscale

Oakbrook Terrace, Orland Park

Cold Stone Creamery

1,200-2,000 sq. ft.

1,500 18 ft. Entertainment, upscale Maxwell Street

Jamba Juice Company

1,200 sq. ft. 1,200 18 ft. Entertainment, grocery/supermarket, upscale

Maxwell Street

Monogolian BBQ 3,000 sq. ft. 3,000 Chicago North Side

Spicehouse/ Penzys 2000-3000 sq ft. 2,000 TBD Grocery North Side, Oak Park

Page 3 of 5



Small Shop RetailCharms 1,200 sq. ft. TBD Fashion

Hallmark Gold Crown

3,500-5,000 sq. ft.

3,500 30 ft. Fashion-oriented, grocery/supermarket

Merrionette Park, Alsip, Oak Lawn

Learning Express 2,500-3,000 sq. ft.

2,500 TBD All considered Homer Glen (15 miles)

Papyrus Franchise 1,000-2,000 sq. ft.

TBD Fashion-oriented, upscale

Thanks for the Memories

1,500 sq. ft. TBD Department Store, fashion

Office SupplyOffice Depot, Inc. 20,000 sq. ft. 20,000 100 ft. Discount, outlet Chicago Ridge, Chicago

Hyde ParkElectronics/Computers

Micro Electronics, Inc.

28,000-62,000 sq. ft.

TBD All considered Westmont

Pet StoresPETsMART, Inc. 26,000 sq. ft. 26,000 156 ft. All considered 18 ft. ceilings;

25,000 VPDCrestwood, Burbank

Petco Animal Supplies

15,000 sq. ft. 100 ft. Grocery/supermarket, upscale, selected stores

Strong signage, rear loading dock, good visibility; 25,000 VPD

95th Street in Oak Lawn

Page 4 of 5



AutomotiveAdvance Auto Parts, Inc.

5,500 sq. ft. 60+ ft. Community Strip Center, neighborhood center

None nearby

AutoZone, Inc. 3,800 – 8,000 sq. ft.

5,000 60+ ft. Community Strip Center, freestanding, neighborhood center

25-30 parking spaces

115th and Halsted, Blue Island

Health ClubsBally Total Fitness 15,000-45,000

sq. ft.150 ft. Entertainment,

grocery/supermarket30,000 VPD 87th and Rockwell,

Chatham Ridge, Oak Lawn

Chicago Multiplex 10,000- 30,000 SF

20,000 TBD Entertainment, daily needs

Chicago North Side

EXISTING AND COMMITTED 38,000

POTENTIAL NEW STORES 225,700

Source: Mid-America Real Estate and Goodman Williams Group

Page 5 of 5


VII. Train Station Areas Ridership The table below shows location characteristics and passenger activity in the four nodes around Metra stations.

Study Areas Around Train Stations

Weekday Boardings

Station Address Cross Address

Miles from LaSalle St. Station 1999 2002

99th Street 9901 S. Walden Pkwy 1811 west 12.3 756 759103rd Street 10301 S. Walden Pkwy 1811 west 12.8 969 977107th Street 1901 W. 107th St 1901 west 13.3 628 668111th Street 11046 S. Hale Ave 1832 west 13.8 889 875Source: Metra

These stations are on a branch line of the Metra Rock Island line that connects Chicago with Joliet. The large majority of the passengers are commuting to downtown Chicago in the morning and returning at the end of the day.

Boardings over Time by Station

400500600700800900

1,0001,1001,2001,300

Source: Metra

19,500

21,500

23,500

25,500

27,500

29,500

31,500

33,500

35,500

103rd St., Beverly Hills 1,085 1,216 1,206 1,205 1,081 1,036 1,026 987 969 977

111th St., Morgan Park 766 862 946 1,176 1,029 940 796 774 889 875

99th St., Beverly Hills 614 767 839 941 827 755 721 773 756 759

107th St., Beverly Hills 435 494 626 754 681 655 588 544 628 668

Total Rock Island 20,506 23,285 27,112 30,359 29,447 30,056 30,321 30,616 33,052 34,560

1983 1985 1987 1989 1991 1993 1995 1997 1999 2002


Land Uses The level of ridership, combined with local households, supports typical transit-oriented retail developments in the four station areas. Each has basic TOD retail including a coffee shop and dry cleaners. 103rd Street, in particular, has a full array of the shops typically sought in TOD including a new CVS drug store, florist, bank, women’s workout facility, hair salon, and quality take-out deli. The URS•TPAP plan identifies opportunity sites for new development, primarily residential, around each station to maximize their TOD potential. As is the case of the Northern Realty residential project planned for the 103rd Street station, a small retail component can be included.


VIII. Other Recommendations

The adoption of this “plan of record” will provide a shared basis for decision-making by City officials, community residents, existing businesses, developers, and prospective businesses. The plan should be shared with community groups, ideally in small-group settings that allow for discussion. A design review committee of local residents would further refine a common vision of the community and help guide plan and assess for new development.

Other market-related tools should be considered to implement the ideas set forth in the plan are as follows:

• The impact of the dry precinct should be recognized. If the community wishes to attract more restaurants and have more evening activity on 95th Street, they will need to reconsider the absolute ban on liquor.

• Rather than pursue individual retailers, a more effective strategy would be to work with developers in acquiring properties and planning new development or rehabilitation on a scale that would allow desired retailers to cluster, creating an anchor.

• The City’s retail tours should highlight the plan and development opportunities as well as provide information to individual retailers.

• While the City will not be able to issue development RFPs for sites, they should be meeting with prospective developers to discuss specific opportunities and ways the City might facilitate the process.

• The 95th Street TIF has funds, although very limited, to assist with new development. A new Western Avenue TIF could support infrastructure projects or new projects that would announce the City’s commitment to making 95th and Western a highly competitive retail location.

• Façade programs have been effective in the past and should be continued. The Small-Business Improvement Fund (SBIF) could assist with exterior improvements as well as other capital investments that will help maintain and attract retailers and businesses.

• The study area is fortunate to have effective organizations in its commercial and residential neighborhoods. The business organizations should work with owners and managers on cooperative strategies for addressing parking issues, including dealing with employee parking.

Addenda

Census Tables:

Select Population and Household Characteristics Select Housing Characteristics ScanUS Maps: Population Density, Five-Mile Radii White Population, Five-Mile Radii Black Population, Five-Mile Radii Hispanic Population, Two-Mile Radius Median Household Income, Five-Mile Radii Aggregate Income, Two-Mile Radii Claritas Data: Households by Age and Income 2003, Table and Graphic Shopping Center Tables Characteristics of Shopping Centers Location Criteria and Locations of Selected Retailers Demographics of Selected Regional Malls Expenditure Potential and Sales: Retail Leakage Estimates

Population 21,992 100.0% 18,820 100.0% 25,226 100.0% 66,038 100.0%White 14,221 64.7% 17,612 93.6% 7,794 30.9% 39,627 60.0%Black 7,036 32.0% 676 3.6% 16,904 67.0% 24,616 37.3%Asian 121 0.6% 61 0.3% 84 0.3% 266 0.4%Other 614 2.8% 471 2.5% 444 1.8% 1,529 2.3%Hispanic 643 2.9% 723 3.8% 533 2.1% 1,899 2.9%

Median Age 38.1 36.3 36.6 N/A

Households 8,030 100.0% 6,910 100.0% 8,508 100.0% 23,448 100.0%Avg HH Size 2.7 2.7 2.9 2.8

Median HH Income $66,823 $57,493 $53,133 N/A

Family Households 5,801 72.2% 4,845 70.1% 6,208 73.0% 16,854 71.9%

With own Children under 18 2,786 34.7% 2,213 32.0% 2,668 31.4% 7,667 32.7%

Married Couple Families 4,400 54.8% 3,780 54.7% 3,589 42.2% 11,769 50.2%

With own Children under 18 2,224 27.7% 1,843 26.7% 1,604 18.9% 5,671 24.2%

Female Householder, no husband present

1,105 13.8% 742 10.7% 2,132 25.1% 3,979 17.0%

With own Children under 18 468 5.8% 259 3.7% 875 10.3% 1,602 6.8%

Non-family Households 2,229 27.8% 2,065 29.9% 2,300 27.0% 6,594 28.1%

Householder living alone 1,950 24.3% 1,812 26.2% 1,978 23.2% 5,740 24.5%

65 and over 663 8.3% 788 11.4% 746 8.8% 2,197 9.4%

Education CompletedBachelor's Degree 4,008 18.2% 1,861 9.9% 2,992 11.9% 8,861 13.4%Graduate/Professional 3,266 14.9% 743 3.9% 1,410 5.6% 5,419 8.2%

Source: 2000 Census

Select Population and Household Characteristics

Beverly Mt. Greenwood Morgan Park Total

Housing Units 8,197 100.0% 7,108 100.0% 8,980 100.0% 24,285 100.0%

Owner occupied 6,617 80.7% 6,038 84.9% 6,593 73.4% 19,248 79.3%

Renter occupied 1,413 17.2% 872 12.3% 1,915 21.3% 4,200 17.3%

Vacant 167 2.0% 198 2.8% 472 5.3% 837 3.4%

Units in Structure

1 Detached 6,486 79.1% 6,066 85.3% 6,654 74.1% 19,206 79.1%

1 Attached 140 1.7% 72 1.0% 536 6.0% 748 3.1%

2 Units 321 3.9% 173 2.4% 347 3.9% 841 3.5%

3+ Units 1,250 15.2% 761 10.7% 1,435 16.0% 3,446 14.2%

Same House in 1995 15,173 69.0% 12,824 68.1% 16,640 66.0% 44,637 67.6%

Year Structure Built

1999 to March 2000 28 0.3% 25 0.4% 20 0.2% 73 0.3%

1995 to 1998 5 0.1% 38 0.5% 47 0.5% 90 0.4%

1990 to 1994 24 0.3% 76 1.1% 122 1.4% 222 0.9%

1980 to 1989 67 0.8% 246 3.5% 173 1.9% 486 2.0%

1970 to 1979 293 3.6% 546 7.7% 702 7.8% 1,541 6.3%

1960 to 1969 547 6.7% 908 12.8% 1,675 18.7% 3,130 12.9%

1940 to 1959 3,540 43.2% 4,435 62.4% 4,196 46.7% 12,171 50.1%

1939 or earlier 3,693 45.1% 834 11.7% 2,045 22.8% 6,572 27.1%

Source: 2000 Census

Select Housing Characteristics

Beverly Mt. Greenwood Morgan Park Total

S C

icero A

ve/SR

-50 W 111th StS

Western

Ave

W 95th St/US-12/US-20

1 mi

3 mi

5 mi

95th and Western

Palos Heights

Palos Hills

Hickory Hills

Worth

Bridgeview

Bedford Park

Summit

Alsip

Chicago Ridge

Oak Lawn

Hometown

Blue Island Calumet Park

Merrionette Park

Evergreen Park

Burbank

LegendPopulation Density per Sq Mi

0 - 1,350

1,350 - 4,140

4,140 - 6,060

6,060 - 7,830

7,830 - 9,740

9,740 - 12,390

12,390 - 16,600

16,600 +

0 0.5 1 1.5 2

Scale: 1" = 1.53 miles

2003 Population DensityM

ap produced by Goodm

an William

s Group

04/22/04

S C

icero A

ve/SR

-50 W 111th StS

Western

Ave


1 mi

3 mi

5 mi

95th and Western

Palos Heights

Palos Hills

Hickory Hills

Worth

Bridgeview

Bedford Park

Summit

Alsip

Chicago Ridge

Oak Lawn

Hometown


Merrionette Park

Evergreen Park

Burbank

Legend% White of 2003 Population

0.0% - 0.2%

0.2% - 0.7%

0.7% - 2.2%

2.2% - 41.9%

41.9% - 78.5%

78.5% - 90.4%

90.4% - 95.6%

95.6% +

0 0.5 1 1.5 2


2003 White PopulationM


an William

s Group

04/22/04

S C

icero A

ve/SR

-50 W 111th StS

Western

Ave


1 mi

3 mi

5 mi

95th and Western

Palos Heights

Palos Hills

Hickory Hills

Worth

Bridgeview

Bedford Park

Summit

Alsip

Chicago Ridge

Oak Lawn

Hometown


Merrionette Park

Evergreen Park

Burbank

Legend% White of 2003 Population

0.0% - 0.2%

0.2% - 0.7%

0.7% - 2.2%

2.2% - 41.9%

41.9% - 78.5%

78.5% - 90.4%

90.4% - 95.6%

95.6% +

0 0.5 1 1.5 2


2003 White PopulationM


an William

s Group

04/22/04

S C

icero A

ve/SR

-50 W 111th StS

Western

Ave


1 mi

3 mi

5 mi

95th and Western

Palos Heights

Palos Hills

Hickory Hills

Worth

Bridgeview

Bedford Park

Summit

Alsip

Chicago Ridge

Oak Lawn

Hometown


Merrionette Park

Evergreen Park

Burbank

Legend

% Hispanic of 2003 Population

0.0% - 1.3%

1.3% - 3.1%

3.1% - 4.1%

4.1% - 5.6%

5.6% - 7.9%

7.9% - 12.3%

12.3% - 26.0%

26.0% +

0 0.5 1 1.5 2


2003 Hispanic PopulationM


an William

s Group

04/22/04

S C

icero A

ve/SR

-50 W 111th StS

Western

Ave


1 mi

3 mi

5 mi

95th and Western

Palos Heights

Palos Hills

Hickory Hills

Worth

Bridgeview

Bedford Park

Summit

Alsip

Chicago Ridge

Oak Lawn

Hometown


Merrionette Park

Evergreen Park

Burbank

Legend

2003 Median Household Income

$0- $23,800

$23,800 - $34,600

$34,600 - $40,900

$40,900 - $45,400

$45,400 - $50,700

$50,700 - $55,000

$55,000 - $63,100

$63,100 +

0 0.5 1 1.5 2


2003 Median Household IncomeM


an William

s Group

04/22/04

S C

icero A

ve/SR

-50 W 111th StS

Western

Ave


1 mi

3 mi

5 mi

95th and Western

Palos Heights

Palos Hills

Hickory Hills

Worth

Bridgeview

Bedford Park

Summit

Alsip

Chicago Ridge

Oak Lawn

Hometown


Merrionette Park

Evergreen Park

Burbank

Legend2003 Aggregate Income

$0 - $1,930,000

$1,930,000 - $4,940,000

$4,940,000 - $7,340,000

$7,340,000 - $9,230,000

$9,230,000 - $11,260,000

$11,260,000 - $13,720,000

$13,720,000 - $17,320,000

$17,320,000 +

0 0.5 1 1.5 2


2003 Aggregate IncomeM


an William

s Group

04/22/04

Income 15 - 24 25 - 34 35 - 44 45 - 54 55 - 59 60 - 64 65 - 69 70 - 74 75 - 79 80 - 84 85 + Total

< $10,000 86 181 89 134 91 88 107 88 101 88 79 1,132

$10 - $14,999 20 45 67 58 64 66 87 70 99 80 86 742

$15 - $19,999 23 60 98 119 72 71 77 71 122 110 104 927

$20 - $24,999 31 68 125 131 55 47 85 84 95 94 83 898

$25 - $29,999 16 88 116 136 55 50 103 95 89 76 58 882

$30 - $34,999 29 103 174 144 65 57 88 81 62 51 53 907

$35 - $39,999 29 100 195 195 62 57 83 65 65 51 52 954

$40 - $44,999 10 151 238 198 52 50 71 61 70 46 38 985

$45 - $49,999 27 190 260 282 51 40 79 70 49 36 28 1,112

$50 - $59,999 42 295 482 399 165 132 88 78 108 84 61 1,934

$60 - $74,999 24 390 791 721 378 313 118 104 90 76 52 3,057

$75 - $99,999 21 565 956 1,108 352 285 208 179 86 65 49 3,874

$100 - $124,999 30 398 639 837 226 170 127 115 52 37 31 2,662

$125 - $149,999 12 165 355 543 170 128 52 41 23 27 26 1,542

$150 - $199,999 1 60 202 480 151 115 42 24 11 6 9 1,101

$200 - $249,999 2 15 68 150 70 57 30 25 6 3 2 428

$250 - $499,999 1 4 94 74 34 32 15 14 10 6 4 288

$500,000 + 1 3 26 32 8 6 1 3 5 3 2 90

Households 405 2,881 4,975 5,741 2,121 1,764 1,461 1,268 1,143 939 817 23,515 Percent #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! 5% #DIV/0! #DIV/0! #DIV/0! 100%

Median Household $34,500 $66,138 $72,197 $82,980 $73,021 $70,725 $46,875 $46,373 $35,303 $32,115 $29,831 $66,303$78,279

Per Capita $28,263

Source: Claritas, Inc.

Households By Age and Income 2003 -- Bevery, Morgan Park, and Mount Greenwood

Average Household

Source of Data: Claritas, Inc.

Households By Age and Income

0

500

1,000

1,500

2,000

2,500

3,000

3,500

4,000

< $10

,000

$10 -

$14,9

99 $1

5 - $1

9,999

$20 -

$24,9

99 $2

5 - $2

9,999

$30 -

$34,9

99 $3

5 - $3

9,999

$40 -

$44,9

99 $4

5 - $4

9,999

$50 -

$59,9

99 $6

0 - $7

4,999

$75 -

$99,9

99

$100

- $12

4,999

$125

- $14

9,999

$150

- $19

9,999

$200

- $24

9,999

$250

- $49

9,999

$500

,000 +

15 - 24 25 - 34 35 - 44 45 - 54 55 - 59 60 - 64 65 - 69 70 - 74 75 - 79 80 - 84 85 +

Name Location GLA Anchors Select Lifestyle Stores

Evergreen Plaza 95th and Western, Evergreen Park

920,000 Carson Pirie Scott, Circuit City, Walgreens

N/A

87th Street Chicago 425,774 Home Depot, Cub Foods, Marshalls, (Proposed Wal*Mart)

Ballys Total Fitness

Ford City 76th and Cicero, Chicago

1,500,000 AMC Theatres, Carson Pirie Scott, JC Penney, Marshall's, Sears

Bath & Body Works, Old Navy, Victoria's Secret

Chicago Ridge Mall

95th and Ridgeland, Chicago Ridge

856,314 Bed Bath & Beyond, Carson Pirie Scott, Cineplex Odeon, Kohl's Sears

Bath & Body Works, The Bombay Company, American Eagle, The Body Shop, Gap, Victoria's Secret

North and Clybourn

North & Clybourn, Chicago

1,200,000 Best Buy, Goose Island Brewery, Cost Plus World Market

Whole Foods, The Container Store, Restoration Hardware, Z Gallerie, Banana Republic, J. Crew, Ann Taylor, Crate & Barrel, Pottery Barn, The Art Store

Michigan Avenue 340 - 1000 N Michigan, Chicago

Bloomingdale's, Lord & Taylor, Marshall Field's, Nieman Marcus, Nordstrom, Saks Fifth Avenue, Apple Computer

Hammacher Schlemmer, Sony Gallery, Crate & Barrel, Pottery Barn, Room & Board, Bvlgari, Banana Republic, Burberry, Gap, Gucci, H & M, United Colors of Benetton, Victoria's Secret

State Street Greater State Street Area, Chicago

Sears, Marshall Fields, Carson Pirie Scott, Old Navy,

Bath & Body Works, The Body Shop, Borders, Filene's Basement, Gap

North Riverside Park Mall

Cermak and Harlem, North Riverside

1,071,099 Carson Pirie Scott, Cineplex Odeon, JC Penney, Old Navy, Sears, T.J. Maxx

Gap, Baby Gap, Bath & Body Works, Victoria's Secret

Characteristics of Shopping Centers

WITHIN THREE MILES

WITHIN FIVE MILES

WITHIN 10 MILES

WITHIN 15 MILES

Page 1 of 2

Name Location GLA Anchors Select Lifestyle Stores

River Oaks Center

96 River Oaks Center, Calumet City

1,225,510 Carson Pirie Scott, Cineplex Odeon, JC Penney, Marshall Fields, Sears

The Bombay Company, Gap, American Eagle, The Body Shop, Victoria's Secret

Orland Square 159th St and 94th Ave, Orland Park

1,215,041 Carson Pirie Scott, JC Penney, Marshall Fields, Sears

Abercrombie & Fitch, American Eagle, The Bombay Company, Eddie Bauer, J. Crew, Victoria's Secret, Banana Republic, Ann Taylor Loft, The Body Shop, GAP Body,

Orland Park Place

151st and LaGrange, Orland Park

750,000 Barnes & Noble, Cost Plus World Market, Galyan's Trading, Marshalls, Sportsmart, Wickes Furniture

Bed Bath & Beyond, Old Navy

Yorktown Center Highland and Butterfield, Lombard

1,600,000 Carson Pirie Scott, JC Penney, Target, Von Maur

Ann Taylor Loft, Bath & Body Works, Victoria's Secret, American Eagle, Gap, Lands' End

Oakbrook Center Route 83 and Cermak, Oakbrook

2,027,000 Lord & Taylor, Marshall Fields, Neiman Marcus, Nordstrom, Saks Fifth Avenue, Sears

Abercrombie & Fitch, Banana Republic, Burberry, Crate & Barrel, Crabtree & Evelyn, Gap, Pottery Barn, Victoria's Secret, Williams-Sonoma, Ann Taylor, The Bombay Company, Coach, Godiva Chocalatier, J.Crew, Sharper Image, Z Gallerie

Source: Goodman Williams Group, Shopping Center Directory

MORE THAN 15 MILES

Page 2 of 2

Retailer Size (SF) Locations Considered% in centers / malls

Preferred Co-Tenants Customer Base O

rland

Pa

rk

Oak

Bro

ok

Mic

higa

n A

venu

e

Linc

oln

Park

Chi

cago

R

idge

Ford

City

Apparel & Accessories

Active Endeavors

5,000 Downtown/CBD 0 - 19% Upscale Adult X

Ann Taylor 5,000 - 6,000

Malls, community & neighborhood strip, downtown/CBD, freestanding

80 - 100% Upscale Female X X X

Anthro-pologie

9,000-15,000

Malls, pad site/outparcel, downtown/CBD, freestanding

0 - 19% Fashion, Entertainment, Upscale

Mid, high income, teen adult, female

X

Banana Republic

6,000-12,000

Malls, freestanding, airport, outlet

80 - 100% Fashion, Upscale

Mid, high income, teen, child, and adult

X X X X

Chicos 2,200-3,000 Malls, outlet, neighborhood strip, downtown/CBD, freestanding


Mid, high income, adult, female college-educated

X X X

Eddie Bauer

5,000-6,350 Malls, power center, outlet, community strip center

80 - 100% Upscale High income, adult

X X X

Express 10,000-12,000

Mall 80 - 100% Fashion, Entertainment

Mid, high income, teen, adult

X X

Gap 11,000-46,000

Malls, freestanding, airport, outlet


Mid, high income, teen, child, and adult

X X X X X

Location Critria and Locations of Selected Retailers

Location Criteria Current Chicago Area Locations

Goodman Williams Group Page 1 of 5



rland

Pa

rk

Oak

Bro

ok

Mic

higa

n A

venu

e

Linc

oln

Park

Chi

cago

R

idge

Ford

City


House of Brides

40,000 Community & neighborhood strip, downtown CBD, freestanding

0 - 19% All considered X

Old Navy 20,000-35,000

Mall, community strip, downtown/CBD, freestanding, airport/transportation

80 - 100% Fashion, upscale

Mid, high income, child, teen, aduly

X X X

Talbots 3,700-5,000 Malls, community & neighborhood strip, downtown/CBD, freestanding

20 - 39% Fashion, upscale, outlet

High income, adult, senior, college-educated professionals

X X X

The Sports Authority

35,000-45,000

Power center, freestanding 80 - 100% All considered Mid, high income, child, teen, adult

X

Urban Outfitters

9,000-15,000

Malls, pad site/outparcel, downtown/CBD, freestanding


Mid, high income, teen, adult, female

X X

Victoria's Secret

3,900-4,500 Mall, community strip, downtown/CBD, freestanding

80 - 100% All considered Mid, high income, adult, female

X X X X

Kinkos 2,000-10,000

Community & neighborhood strip, downtown CBD, freestanding, office buildings

80 - 100% All considered N/A X

Business and Consumer Services




rland

Pa

rk

Oak

Bro

ok

Mic

higa

n A

venu

e

Linc

oln

Park

Chi

cago

R

idge

Ford

City


Breadsmith 1,800-2,000 Community & neighborhood strip, downtown CBD, freestanding

20 - 39% Upscale, grocery

Mid, high income, adult female

X

Buffalo Wild Wings

5,500 Community & neighborhood strip, pad site/outparcel, downtown/CBD, airport/transportation, college campus

0 - 19% Entertainment, Grocery

Mid income, child, teen, adult

X

Caribou Coffee

1,600 Mall, community & neighborhood strip, downtown/CBD, airport/transportation

60 - 79% Fashion, entertainment, upscale, grocery

Mid, high income X

Cold Stone Creamery

1,200-1,500 Mall, community strip, downtown/CBD, freestanding, airport/transportation

40 - 59% Entertainment Mid, high income, adult

X

Culvers Frozen Custard

5,200 Pad site/outparcel, freestanding

0 - 19% All considered Mid, high income, adult

Einstein Bagel

X X X

Max & Erma's

5,500-7,000 No preference 0 - 19% Fashion, Entertainment, Upscale

Mid, high income, college-educated

Starbucks 100-2,000 Mall, community & neighborhood strip, downtown/CBD, freestanding, airport/transportation

20 - 39% Entertainment Teen, adult, senior

X

Food Related




rland

Pa

rk

Oak

Bro

ok

Mic

higa

n A

venu

e

Linc

oln

Park

Chi

cago

R

idge

Ford

City


Home Décor and Furnishings

Crate & Barrel

12,000-39,000

Malls, outlet center, pad site/outparcel, dowtown/CBD, freestanding


Mid, high income, adult, female

X X X

Pier One 9,000-20,000

Power center, community & neighborhood strip, freestanding

80 - 100% Upscale Mid, high income, adult, female

X X

Restoration Hardware

10,000-12,000

Mall, downtown/CBD 60 - 79% All considered Mid, high income, adult, senior, college educated

X X

Smith & Hawken

1,600-7,900 Mall, freestanding 0 - 19% All considered High income X

Sur La Table

5,000-7,000 Malls, neighborhood strip, downtown/CBD, freestanding

80 - 100% Upscale High income X X

The Bombay Company

4,500-5,000 Mall 80 - 100% Upscale Mid, high income X X X

Williams Sonoma

5,000-6,500 Malls, outlet center, downtown/CBD, freestanding


High income, adult, senior

X X

Z Gallerie 10,000 Mall, community strip, freestanding

80 - 100% Fashion Entertainment, Upscale

Adult X X




rland

Pa

rk

Oak

Bro

ok

Mic

higa

n A

venu

e

Linc

oln

Park

Chi

cago

R

idge

Ford

City


Bath & Body Works

2,000 - 4,500

Malls 80 - 100% Fashion Mid, high income, teen adult, female

X X X X X X

Fleet Feet 1,500 Community & neighborhood strip

80 - 100% All considered X

H2O 600-1,200 Malls, dowtown/CBD, 80 - 100% Fashion Mid income, adult, female

X X

Kaehler Luggage

2,000 Mall, community strip, freestanding

80 - 100 All considered X X

The Body Shop

3,500 Malls 80 - 100% All considered Mid, high income, teen , adult female

X X X

The Disney Store

3,500-6,000 Mall, downtown/CBD, airport/transport center

80 - 100% Fashion, Entertainment

Mid, high income, adult, children

X X X X

Other


Demographics of Selected Regional Malls

Characteristics

Chicago Ridge Mall

(702,346 SF)

Evergreen Plaza

(473,617 SF)

Oakbrook Center

(1,184,738 SF)

Orland Park Place (509,560

SF)

Orland Square

(887,475 SF)

Yorktown (651,341

SF) Ford City

(840,142 SF) Total Adults Men 41% 45% 43% 38% 42% 41% 44%

Women 59% 55% 57% 62% 58% 59% 56% Working Women 32% 39% 38% 33% 34% 37% 34% Children in HH 47% 61% 39% 38% 41% 41% 58% Age 18-24 16% 10% 13% 13% 13% 10% 21% 25-34 15% 28% 15% 11% 12% 15% 20% 35-44 22% 17% 22% 21% 19% 21% 20% 45-54 22% 23% 18% 22% 24% 19% 11% 55+ 25% 22% 31% 33% 31% 34% 19% Household Income < $35,000 34% 49% 21% 15% 19% 18% 49% $35,000+ 66% 51% 79% 85% 81% 82% 51% $50,000+ 44% 34% 62% 65% 61% 68% 33% $75,000+ 20% 13% 43% 34% 35% 44% 13% Education H.S. Grad / Less 54% 41% 35% 47% 50% 33% 63% Some College 32% 47% 35% 33% 33% 36% 25% College Grad+ 15% 12% 30% 20% 17% 30% 12% Occupation White Collar 35% 36% 50% 42% 43% 46% 33% Blue Collar 24% 32% 18% 23% 22% 19% 27% Homemaker 10% 3% 8% 11% 10% 11% 5% Race/Ethnicity White 82% 27% 85% 82% 86% 88% 50% African-American 18% 73% 9% 15% 13% 7% 48% Hispanic 22% 24% 11% 1% 11% 3% 29% Asian 0% 0% 5% 2% 1% 4% 1% Residence Own 54% 41% 68% 82% 73% 75% 39% Rent 35% 57% 23% 9% 21% 17% 49% City 43% 77% 20% 16% 20% 8% 72% Suburban 57% 23% 80% 84% 80% 92% 28% Source: 2004 Chicagoland Shopping Center Report by Chicago Tribune Strategic Marketing

Beverly Morgan Park Mount GreenwoodRetail Potential

Total Consumer Expenditure Potential $253,000,000 $256,000,000 $213,000,000

Total Retail Sales $100,000,000 $98,000,000 $100,000,000

Expenditure Leakage $ $153,000,000 $158,000,000 $112,000,000

Expenditure Leakage % 60% 62% 53%

Concentrated Buying Power $/sq mi $79,000,000 $81,000,000 $78,000,000

Expenditure Leakage for Select Categories

Grocery $4,600,000 $12,600,000 $14,200,000

General Merchandise $24,100,000 $25,000,000 $20,700,000

Drug Stores $7,600,000 $8,800,000 $3,500,000

Restaurants $11,200,000 $9,200,000 $6,400,000

Total Leakage $153,000,000 $158,000,000 $112,000,000

Source: MetroEDGE, ShoreBank, and Goodman Williams Group

Expenditure Potential and Sales: Retail Leakage Estimates

Corridor Opportunity Study - Existing Conditions B - 1 Beverly, Morgan Park, Mount Greenwood

APPENDIX B. EXISTING CONDITIONS As part of the Corridor Opportunity Study, detailed documentation of the conditions, character and function was mapped for each of the corridors as presented on the follow-ing pages

The following conditions are summarized and analyzed for each of the corridors and presented in the following maps.

• Generalized land uses and community facilities – describes the predominant land uses and functional land use areas within each of the corridors.

• Building and Physical Conditions – highlights the overall condition of buildings and sites along the corridors as well as infrastructure and traffic conditions.

• Streetscape and Appearance – presents an overview of the extent and condition of existing streetscape amenities and assesses the overall appearance of the corridor.

Based on the inventory and assessment of physical and market conditions, several ar-eas have been identified as key opportunities for improvement or redevelopment. These areas are presented in Figures 4 through 8 of the Plan report. Some of the factors influ-encing the selection of these areas:

• Vacant land and buildings - includes entirely vacant buildings or spaces within build-ings, and large single parcels or multiple small parcels of vacant land;

• Marginal and underutilized properties - properties that are partially occupied and/or inefficiently utilized and retailers of after market goods.

• Incompatible or unsuitable land uses - includes buildings occupied by inappropriate land uses or uses considered unsuitable for the surrounding area;

• Obsolete and/or buildings exhibiting major deterioration; and

• Surface parking areas – includes all ranges of utilization, condition, ownership and location. Such parking areas should be assessed for their most functional use within the study area whether that is continued use as parking or other development.

Lege

nd:

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/Pa

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t B

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uil

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rea

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icie

nt

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ild

ing

New

Dev

elo

pm

ent

v

vv

v

Leavitt

Wood

Prospect

Charles

Beverly

Vanderpoel

Vanderpoel

Charles

Bell

Longwood

Longwood

Ashland

Hoyne

95TH

Hamilton

Winchester

Seeley

Damen

Western

Claremont

Oakley

96TH

94TH

Damen

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Winchester

Land

Use

Th

e co

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eral

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ses,

par

ticu

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th

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f th

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ud

y ar

ea. V

acan

t b

uild

-in

gs

and

vac

ant

sto

refr

on

ts a

re p

reva

len

t in

se

vera

l are

as in

clu

din

g c

on

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trat

ion

s th

at

imp

act

nea

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re b

lock

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at

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ley

Ave

nu

e, B

ell A

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and

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few

larg

e p

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alo

ng

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e co

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of i

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ld b

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per

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er la

nd

scap

ing.

Build

ing

and

Site

Con

ditio

ns

Bu

ildin

gs

are

gen

eral

ly c

har

acte

rize

d b

y a

mix

of o

lder

, ob

sole

te b

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ing

s, o

ne

and

tw

o

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ries

in h

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ht,

wit

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ever

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sho

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bu

ilt to

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t lin

e an

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ri-

ente

d to

th

e st

reet

wh

erev

er p

oss

ible

. Si

dew

alks

an

d c

urb

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d g

utt

ers

are

det

erio

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tin

g in

pla

ces

and

in n

eed

of r

epai

r.

Stre

et E

nvir

onm

ent a

nd A

ppea

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esp

ite

the

arte

rial

nat

ure

of 9

5th

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traf

-fic

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es t

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h t

he

corr

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ds

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of o

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tin

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bu

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bu

ilt to

th

e lo

t lin

e, a

nd

reg

ula

r tra

ffic

sig

nal

s. Th

e co

r-ri

do

r has

a w

ide

rig

ht-

of-

way

(108

feet

) th

at is

m

itig

ated

by

med

ian

pla

nti

ng

s an

d o

n s

tree

t p

arki

ng,

wh

ich

co

ntr

ibu

te to

a s

afe

and

invi

t-in

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edes

tria

n e

nvir

on

men

t.

The

stag

ger

ed, s

ign

aliz

ed in

ters

ecti

on

at

Dam

en A

ven

ue

pre

sen

ts p

ote

nti

ally

haz

ard

-o

us

traf

fic m

ovem

ent

and

is d

etri

men

tal t

o

the

ped

estr

ian

env

iro

nm

ent.

Inte

rsec

tio

n im

-p

rove

men

ts s

ho

uld

be

exam

ined

for w

ays

of

enh

anci

ng

saf

e p

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tria

n c

ross

ing

s an

d t

raf-

fic m

ovem

ent.

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ance

d p

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n c

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-in

gs

sho

uld

als

o b

e em

ph

asiz

ed a

t Le

avit

t A

ven

ue

and

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r th

e 95

th S

tree

t M

etra

sta

-ti

on

.

Mo

del

str

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cap

e tr

eatm

ents

alo

ng

Bo

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s B

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ksto

re fr

on

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e ar

e a

po

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ve a

dd

itio

n to

th

e st

reet

scap

e b

ut

over

all t

he

app

eara

nce

of

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corr

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clu

tter

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larg

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con

sis-

ten

t st

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ligh

t fix

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s; o

verh

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po

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lin

es; a

nd

an

ove

rall

lack

of p

edes

tria

n li

gh

t-in

g a

nd

sit

e fu

rnis

hin

gs.

Key

Oppo

rtun

ity A

reas

Se

vera

l are

as h

ave

bee

n id

enti

fied

as

key

op

-p

ort

un

itie

s to

focu

s im

pro

vem

ent

or r

edev

el-

op

men

t ef

fort

s. Th

ese

are

iden

tifie

d a

s fo

l-lo

ws.

Site

1 T

he

no

rth

ern

blo

ckfr

on

t lo

cate

d a

t D

amen

Ave

nu

e cu

rren

tly

con

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s o

f tw

o

bu

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incl

ud

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a v

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t re

stau

ran

t an

d

det

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rate

d o

ne-

sto

ry c

om

mer

cial

bu

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g.

Site

2 T

his

so

uth

ern

blo

ckfr

on

t is

loca

ted

at

Dam

en A

ven

ue.

Hal

f th

e b

lock

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nt

is o

ccu

-p

ied

by

a la

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par

kin

g lo

t th

at is

for s

ale

and

tw

o b

uild

ing

s in

po

or c

on

dit

ion

.

Site

3. T

he

fou

r blo

ckfr

on

ts a

t H

amilt

on

Ave

-n

ue

con

stit

ute

th

is "

site

" an

d in

clu

de

mu

lti-

ple

bu

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char

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d b

y d

ated

faca

des

an

d re

cess

ed s

tore

fro

nts

an

d e

ntr

ance

s.

Site

4. T

he

sou

ther

n b

lock

fro

nt

at B

ell A

ve-

nu

e in

clu

des

a t

wo

-sto

ry b

uild

ing,

tw

o o

ne-

sto

ry b

uild

ing

s th

at a

re p

arti

ally

or c

om

ple

te-

ly v

acan

t an

d a

vac

ant

lot.

Site

5. T

he

no

rth

east

co

rner

of t

he

95th

an

d

Wes

tern

inte

rsec

tio

n a

nd

incl

ud

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k, o

f-fic

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an

d d

ilap

idat

ed re

stau

ran

t.

Site

6.

Incl

ud

es a

larg

e va

can

t m

ult

i-te

nan

t b

uild

ing

at

the

sou

thea

st c

orn

er o

f 95t

h

Stre

et a

nd

Wes

tern

Ave

nu

e.

035

065

01,00

0 Feet

Corr

idor

Opp

ortu

nity

Stu

dy � G

oodm

an W

illiam

s Grou

p �UR

S�TP

AP � M

id Am

erica

Real

Estate

Corpo

ration

� Feb

ruary

2005

This

cor

rido

r inc

lude

s th

e 95

th S

tree

t fro

ntag

e fr

om A

shla

nd A

venu

e to

Wes

tern

Ave

nue.

95

th S

tree

t is

one

of th

e m

ain

com

mer

cial

cor

rido

rs in

the

area

car

ryin

g si

gnifi

cant

am

ount

s of

traf

fic to

and

thro

ugh

the

com

mun

ity.

Bey

ond

the

stud

y ar

ea b

ound

arie

s, th

is

maj

or a

rter

ial p

rovi

des

acce

ss to

I-94

on

the

east

and

I-29

4 on

the

wes

t.

Figu

re 1

:95

th S

tree

t Cor

rido

r:Ex

istin

g Co

nditi

ons

Appe

ndix

B

Wes

tern

Cla

rem

ont

91st

92ND

Oak

ley

96TH

94TH

97TH

Western

Art

esia

n

109TH

Oak

ley

112TH

113TH

BOSAK

100TH

114TH Art

esia

n

117TH

116TH

107TH

113TH

101ST

118TH

119TH

108TH

110TH

Cla

rem

ont

114TH

112TH

108TH

103RD103RD

107TH

106TH

105TH

104TH

111TH

99TH

115TH

111TH

Art

esia

n

95TH

4TH 1

TH 13 1

Lege

nd:

Va

can

t La

nd

/Pa

rcel

Va

can

t B

uil

din

g

Part

iall

y V

aca

nt

Bu

ild

ing

Ob

sole

te B

uil

din

g

Surf

ace

Pa

rkin

g A

rea

Def

icie

nt

Bu

ild

ing

New

Dev

elo

pm

ent

V

V

V

V

VV

V

V

V

V

VV

V

V

V

V

V

V

V

V

V

Land

Use

C

om

mer

cial

use

s co

mp

rise

th

e va

st m

ajo

rity

of t

he

Wes

tern

Ave

nu

e co

rrid

or a

nd

en

com

pas

s lo

cal r

etai

l, se

rvic

e an

d o

ffic

e u

ses,

par

ticu

larl

y fr

om

91s

t St

reet

to

111t

h S

tree

t. So

uth

of 1

11th

Str

eet

to 1

19th

Str

eet,

traf

-fic

an

d c

om

mer

cial

act

ivit

y d

ecre

ase

and

no

n-r

esid

en-

tial

use

s p

red

om

inat

e. A

lim

ited

nu

mb

er o

f co

mm

un

i-ty

faci

litie

s ar

e lo

cate

d a

lon

g W

este

rn A

ven

ue.

Th

ese

incl

ud

e K

enn

edy

Park

an

d s

ever

al p

ub

lic a

nd

par

o-

chia

l sch

oo

ls. T

he

Bev

erly

Art

s C

ente

r, o

ne

of t

he

new

-es

t co

mm

un

ity

faci

litie

s in

th

e co

mm

un

ity

is lo

cate

d

at 1

11th

an

d W

este

rn a

nd

is a

dd

ress

ed in

th

e 11

1th

St

reet

co

rrid

or.

Nea

rly

a d

ozen

tav

ern

s an

d b

ars

are

fou

nd

on

th

e w

est

sid

e o

f th

e co

rrid

or.

Ho

wev

er, t

he

east

ern

fro

nt-

age

of W

este

rn A

ven

ue

is lo

cate

d w

ith

in a

"d

ry"

pre

-ci

nct

an

d p

roh

ibit

s th

e sa

le o

f all

alco

ho

l in

co

mm

er-

cial

est

ablis

hm

ents

. Th

is p

olic

y, w

hic

h is

sta

rkly

ev

iden

t al

on

g W

este

rn A

ven

ue,

has

pla

yed

an

eq

ual

ly

sig

nifi

can

t ro

le o

n 9

5th

Str

eet

and

oth

er c

om

mer

cial

ar

eas

east

of W

este

rn A

ven

ue.

Build

ing

and

Site

Con

ditio

ns

Bu

ildin

g a

rch

itec

ture

on

Wes

tern

Ave

nu

e d

ates

bac

k to

th

e 19

40s

and

195

0s a

nd

is m

arg

inal

in c

har

acte

r an

d c

on

dit

ion

. Lat

er d

evel

op

men

t is

rep

rese

nte

d b

y th

e fr

eest

and

ing,

au

to-o

rien

ted

bu

ildin

gs

that

incl

ud

e fa

st fo

od

rest

aura

nts

, au

to re

pai

r an

d s

ervi

ce b

usi

nes

s-es

an

d s

trip

cen

ter d

evel

op

men

ts. V

acan

t b

uild

ing

s an

d s

tore

fro

nts

are

sca

tter

ed t

hro

ug

ho

ut

the

corr

ido

r an

d la

rger

vac

ant

lan

d a

reas

are

po

orl

y m

ain

tain

ed

and

un

sig

htl

y.

Wh

ile s

om

e is

ola

ted

new

dev

elo

pm

ent

and

red

evel

op

-m

ent

has

occ

urr

ed a

lon

g t

his

co

rrid

or,

bu

ildin

g d

e-si

gn

, sit

e d

evel

op

men

t an

d a

gen

eral

lack

of s

tree

t-sc

ape

trea

tmen

t d

o n

ot

refle

ct t

he

char

acte

r an

d

qu

alit

y o

f co

nst

ruct

ion

an

d d

esig

n t

hat

is a

hal

lmar

k o

f th

e ad

jace

nt

resi

den

tial

nei

gh

bo

rho

od

s.

Stre

et E

nvir

onm

ent a

nd A

ppea

ranc

e A

esth

etic

ally

an

d p

hys

ical

ly, t

he

corr

ido

r lac

ks t

he

un

i-fo

rmit

y o

f su

ch e

lem

ents

as

qu

alit

y b

uild

ing

mat

eria

ls,

attr

acti

ve s

ign

age,

co

lors

, bu

ilt fo

rm a

nd

arc

hit

ectu

ral

styl

e th

at o

ther

co

mm

erci

al c

orr

ido

rs h

ave

succ

essf

ul

emp

loye

d. D

esp

ite

med

ian

pla

nti

ng

s al

on

g t

he

no

rth

en

d o

f th

e W

este

rn A

ven

ue

corr

ido

r, th

e ov

eral

l str

eet-

scap

e tr

eatm

ent

alo

ng

th

is b

ulk

of t

he

corr

ido

r is

limit

-ed

to s

tree

t tr

ees

and

sp

ecia

l sid

ewal

k o

r par

kway

pav

-in

g m

ater

ials

.

Gen

eral

ly, t

raff

ic m

oves

th

rou

gh

th

e co

rrid

or a

t m

od

er-

atel

y fa

st s

pee

ds

du

e to

th

e w

ide

rig

ht

of w

ay a

nd

in-

freq

uen

t tr

affic

sig

nal

s. Th

ese

con

dit

ion

s, co

up

led

wit

h

the

abse

nce

of m

edia

n p

lan

tin

gs

or o

ther

mit

igat

ing

st

reet

tre

atm

ent

alo

ng

th

e co

rrid

or,

po

orl

y m

ain

tain

ed

stre

et t

rees

, lim

ited

or i

nte

rru

pte

d o

n-s

tree

t p

arki

ng

ca

use

d b

y m

ult

iple

cu

rb c

uts

dis

cou

rag

e p

edes

tria

n

acti

vity

an

d re

sult

in a

life

less

env

iro

nm

ent

alo

ng

th

e co

rrid

or.

Fro

m a

veh

icu

lar p

ersp

ecti

ve, o

verh

ead

po

w-

er li

nes

, bill

bo

ard

s, as

wel

l as

larg

e an

d p

rotr

ud

ing

b

usi

nes

s si

gn

age

com

pet

es w

ith

on

e an

oth

er to

cat

ch

the

eye

of v

ehic

ula

r tra

vel c

reat

ing

a c

lutt

ered

an

d in

-ef

fect

ive

app

eara

nce

alo

ng

th

e co

rrid

or.

Key

Oppo

rtun

ity A

reas

Site

1.

Loca

ted

bet

wee

n 9

1st

Stre

et a

nd

93r

d S

tree

t, th

is s

ite

is c

har

acte

rize

d b

y ex

cess

ive

vaca

nci

es a

nd

bu

ildin

gs

in n

eed

of m

ajo

r rep

air.

The

larg

est

of a

ll th

e p

arce

ls t

hat

mak

e u

p t

his

sit

e is

th

e va

can

t ca

r dea

ler-

ship

. Th

e n

eig

hb

orh

oo

d "

inst

itu

tio

n,"

Rai

nb

ow

Ice

Cre

am P

arlo

r is

a d

isti

nct

ive

and

no

stal

gic

co

mm

un

ity

asse

t th

at s

ho

uld

be

pre

serv

ed a

nd

feat

ure

d in

an

y im

-p

rove

men

t p

lan

.

Site

2.

Loca

ted

just

no

rth

of 9

4th

Str

eet,

this

gro

up

o

f is

situ

ated

acr

oss

th

e st

reet

fro

m S

am's

Clu

b in

Eve

r-g

reen

Par

k. C

urr

entl

y th

e si

te c

on

sist

s o

f sev

eral

old

er

bu

ildin

gs,

a va

can

t lo

t an

d a

larg

e p

arki

ng

are

a. T

he

site

is c

har

acte

rize

d b

y va

can

cies

, mar

gin

al u

ses

and

p

oo

r bu

ildin

g a

nd

pro

per

ty c

on

dit

ion

s.

Site

3.

This

sit

e in

clu

des

tw

o b

uild

ing

s b

etw

een

95

th a

nd

97t

h S

tree

ts, i

ncl

ud

ing

a t

ire

and

au

to re

pai

r sh

op

an

d a

str

ip c

ente

r. W

hile

th

ese

pro

per

ties

are

in

sou

nd

co

nd

itio

n, t

he

auto

-ser

vice

use

an

d t

he

stri

p

cen

ter d

esig

n c

on

flict

wit

h t

he

visi

on

for 9

5th

& W

est-

ern

an

d s

ho

uld

be

loca

ted

els

ewh

ere

on

th

e co

rrid

or.

Site

4.

This

sit

e en

com

pas

ses

the

fou

r blo

ckfr

on

ts a

t th

e in

ters

ecti

on

of 1

03rd

an

d W

este

rn a

nd

incl

ud

es

man

y so

un

d b

uild

ing

an

d a

ttra

ctiv

ely

mai

nta

ined

b

uild

ing

s, in

clu

din

g t

he

new

Wal

gre

ens.

Des

pit

e th

e p

rese

nce

of t

hes

e se

lect

bu

ildin

gs,

the

site

is c

har

acte

r-iz

ed b

y va

can

cies

, ob

sole

te b

uild

ing

s, la

rge

par

kin

g

area

s, an

d in

com

pat

ible

lan

d u

ses.

As

an im

po

rtan

t g

atew

ay to

th

e co

mm

un

ity,

th

is a

rea

incl

ud

es s

ever

al

op

po

rtu

nit

ies

for r

enov

atio

n a

nd

red

evel

op

men

t.

Site

5.

Loca

ted

bet

wee

n 1

06th

an

d 1

07th

Str

eets

, th

is s

ite

is c

har

acte

rize

d b

y la

rge

vaca

nt

area

, vac

ant

bu

ildin

gs

and

a fe

w b

uild

ing

s in

po

or c

on

dit

ion

. Th

ou

gh

ho

me

to t

he

wel

l est

ablis

hed

, Co

rk a

nd

Ker

ry

Pub,

th

e ex

cess

ive

vaca

nci

es w

ith

in t

he

area

neg

ativ

e-ly

imp

acts

th

e ap

pea

ran

ce o

f th

e co

rrid

or.

Site

6.

This

sit

e is

loca

ted

just

no

rth

of K

enn

edy

Park

(113

th S

tree

t) o

n t

he

wes

t si

de

of W

este

rn A

ve-

nu

e an

d c

on

sist

s o

f sev

eral

sm

all o

bso

lete

bu

ildin

gs

080

01,60

02,40

040

0Feet

Corr

idor

Opp

ortu

nity

Stu

dy ●

Good

man W

illiam

s Grou

p ● UR

S●TP

AP ●

Mid A

meric

a Rea

l Esta

te Co

rporat

ion ●

Febru

ary 20

05

Wes

tern

Ave

nue

is a

maj

or a

rter

ial s

tree

t car

ryin

g re

gion

al tr

affic

from

num

erou

s co

m-

mun

ity

area

s w

ithi

n th

e C

ity

of C

hica

go to

the

neig

hbor

ing

subu

rb o

f Blu

e Is

land

and

be-

yond

. The

Wes

tern

Ave

nue

corr

idor

ext

ends

from

91s

t Str

eet o

n th

e no

rth

to th

e C

ity

of C

hi-

cago

lim

its

at 1

19th

Str

eet o

n th

e so

uth.

Figu

re 2

:W

este

rn A

venu

e Co

rrid

or:

Exis

ting

Cond

ition

s

Appe

ndix

B

V

V V

V

V

V

V

VV

Troy

Homan Homan

Kedzie

Drake

St Louis St Louis

Artesian

Albany

109T

H

Whipple

Central Park

Campbell

Fairfield

Washtenaw

Lawndale

Trumbull Trumbull

112T

H S

t.

Spaulding

Sawyer

Harding

Christiana Christiana

Maplewood

Springfield

112T

H

110T

H

Talman

110T

H

113T

H

Sacramento

Millard

Hamlin

110T

H

111T

H

Ridgeway

110T

H

California

Oakley

Rockwell

112T

H P

l.

111T

H S

tree

t

110T

H

111T

H P

l.

110T

H

Lan

d Us

es

The

corr

ido

r co

nsi

sts

of a

mix

of c

om

mer

cial

an

d re

sid

enti

al u

ses.

The

mo

st a

ctiv

e co

nce

n-

trat

ion

of c

om

mer

cial

use

s is

fou

nd

at

the

in-

ters

ecti

on

of 1

11th

an

d K

edzi

e. T

ho

ug

h fe

w

in n

um

ber

, pu

blic

an

d in

stit

uti

on

al u

ses,

in-

clu

din

g t

he

Bev

erly

Art

s C

ente

r, tw

o c

emet

er-

ies,

a p

ark

and

a h

igh

sch

oo

l co

mp

rise

a

larg

e p

ort

ion

of t

he

111t

h S

tree

t fr

on

tag

e an

d s

epar

ate

the

com

mer

cial

use

s fr

om

th

e re

sid

enti

al u

ses.

Res

iden

tial

use

s in

clu

de

apar

tmen

t b

uild

ing

s, re

sid

enti

al u

nit

s ab

ove

com

mer

cial

, co

nd

om

iniu

ms

and

inte

rmit

-te

nt

sin

gle

-fam

ily h

om

es.

Build

ing

and

Phys

ical C

ondi

tions

Bu

ildin

g c

on

dit

ion

s ar

e p

oo

r in

sev

eral

of

the

com

mer

cial

are

as a

lon

g t

he

111t

h S

tree

t co

rrid

or.

Bu

ildin

g fa

cad

es c

on

sist

of i

nco

nsi

s-te

nt

mat

eria

ls w

ith

in t

he

sam

e b

lock

fro

nt

and

lim

ited

or n

o t

ran

spar

ency

is p

rese

nt

on

st

ore

fro

nts

. A s

ign

ifica

nt

nu

mb

er o

f bu

ild-

ing

s, sp

aces

wit

hin

bu

ildin

gs

and

vac

ant

lots

w

ere

pre

sen

t al

on

g t

he

corr

ido

r, w

hile

sti

ll o

ther

s ad

vert

ised

bu

ildin

gs

and

sp

aces

for

sale

or l

ease

.

Resi

den

tial

bu

ildin

gs

are

gen

eral

ly in

so

un

d

con

dit

ion

an

d a

pp

rop

riat

ely

con

cen

trat

ed

away

fro

m t

he

inte

rsec

tio

n o

f maj

or m

ile

stre

ets

tho

ug

h s

om

e ar

eas

cou

ld b

enef

it

fro

m im

pro

ved

par

kway

pla

nti

ng

s. C

om

mer

-ci

al b

uild

ing

s ar

e p

red

om

inan

tly

sin

gle

sto

ry

stru

ctu

res

wit

h s

mal

l sto

refr

on

ts b

uilt

to t

he

rig

ht-

of-

way

. Si

dew

alks

are

nar

row

an

d n

ot

con

du

cive

to a

n a

ctiv

e p

edes

tria

n e

nvir

on

-m

ent.

Park

ing

is a

vaila

ble

on

-str

eet

thro

ug

ho

ut

the

corr

ido

r an

d in

sev

eral

off

-str

eet

lots

ad

ja-

cen

t to

bu

ildin

gs.

Stre

et E

nvir

onm

ent a

nd A

ppea

r-an

ce

The

over

all s

tree

t en

viro

nm

ent

is c

har

acte

r-iz

ed b

y th

e n

arro

w s

tree

t w

idth

an

d li

mit

ed

sid

ewal

k d

epth

. In

so

me

com

mer

cial

are

as,

the

ped

estr

ian

way

incl

ud

es ju

st t

he

sid

e-w

alk.

On

-str

eet

par

kin

g s

erve

s as

a b

uff

er b

e-tw

een

ped

estr

ian

an

d v

ehic

ula

r tra

ffic

.

The

abili

ty to

acc

om

mo

dat

e st

reet

scap

ing

el-

emen

ts a

re li

mit

ed d

ue

to t

he

nar

row

rig

ht

of w

ay a

nd

as

such

are

min

imal

ly p

rese

nt

and

in m

arg

inal

co

nd

itio

n. O

verh

ead

po

wer

lin

es a

nd

wo

od

en s

tree

t lig

ht

po

les

do

mi-

nat

e th

e ey

e lin

e.

Site

1. L

oca

ted

at

the

inte

rsec

tio

n o

f tw

o m

i-

no

r ar

teri

al c

orr

ido

rs t

his

co

mp

act,

gro

up

ing

o

f sm

all s

tore

fro

nts

is c

har

acte

rize

d b

y ex

ces-

sive

vac

anci

es a

nd

a t

ired

an

d d

ated

ap

pea

r-an

ce o

vera

ll.

Site

2. (

19,6

81 s

.f.)

Acr

oss

th

e st

reet

fro

m

the

Bev

erly

Art

s C

ente

r, th

is s

ite

con

sist

s o

f a

par

kin

g l

ot

and

tw

o b

uild

ing

s in

fai

r co

nd

i-ti

on

.

Site

3. (

57,6

00 s

.f.)

Loca

ted

on

Wes

tern

be-

twee

n 1

10th

an

d 1

11th

, th

is s

ite

is c

har

acte

r-iz

ed b

y in

com

pat

ible

lan

d u

ses

and

ob

sole

te

bu

ildin

gs.

080

01,

600

2,40

040

0Feet

Lege

nd:

Va

can

t La

nd

/Pa

rcel

Va

can

t B

uil

din

g

Part

iall

y V

aca

nt

Bu

ild

ing

Ob

sole

te B

uil

din

g

Surf

ace

Pa

rkin

g A

rea

Def

icie

nt

Bu

ild

ing

New

Dev

elo

pm

ent

Op

en S

pa

ce

V

Corr

idor

Opp

ortu

nity

Stu

dy ● G

oodm

an W

illiam

s Grou

p ● UR

S �TP

AP ●

Mid A

meric

a Rea

l Esta

te Co

rporat

ion ●

Febru

ary 20

05

The

111t

h St

reet

cor

rido

r ex

tend

s fr

om W

este

rn A

venu

e to

Pul

aski

Roa

d. 1

11th

Str

eet

is a

m

ajor

art

eria

l st

reet

tha

t w

ith

conn

ecti

ons

to I

-57

on t

he e

ast

beyo

nd t

he S

tudy

Are

a bo

unda

ries

. 111

th S

tree

t is

a t

wo-

lane

roa

dway

thr

ough

the

len

gth

of t

he S

tudy

Are

a w

ith

on-s

tree

t par

king

on

both

sid

es.

Figu

re 3

:Th

e 11

1th

Stre

et C

orri

dor:

Ex

istin

g Co

nditi

ons

Appe

ndix

B

V

V

1

113TH

111TH

112TH

113TH

113TH

114TH

103rd

Troy

Kedz

ie

Sawyer

106TH

107TH

108TH

110TH

Alban

y

104TH

Sawyer

109TH

105TH

108TH

Lege

nd:

Va

can

t La

nd

/Pa

rcel

Va

can

t B

uil

din

g

Part

iall

y V

aca

nt

Bu

ild

ing

Ob

sole

te B

uil

din

g

Surf

ace

Pa

rkin

g A

rea

Def

icie

nt

Bu

ild

ing

Res

iden

tia

l

New

Dev

elo

pm

ent

V

Land

Use

s

Mo

des

t si

ng

le fa

mily

ho

mes

co

mp

rise

th

e va

st m

ajo

rity

of t

he

corr

ido

r wit

h is

ola

ted

in-

com

pat

ible

use

s su

ch a

s an

au

to re

pai

r sh

op

lo

cate

d a

t 10

8th

Str

eet.

Th

e co

mm

erci

al a

rea

at t

he

no

rth

en

d o

f th

e co

rrid

or i

s d

om

inat

ed

by

auto

-ori

ente

d u

ses

incl

ud

ing

fast

foo

d re

s-ta

ura

nts

, gas

an

d s

ervi

ce s

tati

on

s, an

d c

on-

ven

ien

ce s

tore

s. Th

e B

ever

ly R

idg

e Fu

ner

al

Ho

me,

loca

ted

bet

wee

n 1

04th

an

d 1

05th

St

reet

s, se

rves

as

a g

oo

d t

ran

siti

on

al u

se b

e-tw

een

th

e m

ore

act

ive

com

mer

cial

are

a to

th

e n

ort

h a

nd

th

e re

sid

enti

al u

ses

to t

he

sou

th. T

he

111t

h S

tree

t in

ters

ecti

on

, des

cri-

bed

in t

he

111t

h S

tree

t co

rrid

or r

epre

sen

ts

the

larg

est

con

cen

trat

ion

of c

om

mer

cial

use

s al

on

g t

he

corr

ido

r.

Two

co

mm

un

ity

faci

litie

s, in

clu

din

g a

lib

rary

an

d c

hu

rch

, fit

in w

ell w

ith

th

e p

red

om

inan

t-ly

resi

den

tial

fun

ctio

n o

f th

e co

rrid

or.

Build

ing

and

Phys

ical C

ondi

tions

Bu

ildin

g a

nd

sit

e co

nd

itio

ns

are

gen

eral

ly

go

od

an

d w

ell m

ain

tain

ed a

lon

g t

he

corr

ido

r, w

ith

th

e ex

cep

tio

n o

f th

e 11

1th

Str

eet

inte

r-se

ctio

n d

escr

ibed

pre

vio

usl

y.

Stre

etsc

ape

and

Aest

hetic

s

Sid

ewal

k co

nd

itio

ns

are

go

od

alo

ng

th

e co

rri-

do

r an

d s

tree

tsca

pe

amen

itie

s ar

e lim

ited

es-

sen

tial

ly to

str

eet

tree

s, w

hic

h a

re e

ven

ly

spac

ed a

nd

wel

l mai

nta

ined

. Ho

mes

are

set

b

ack

app

rop

riat

ely

fro

m t

he

stre

et b

ut

cou

ld

be

enh

ance

d b

y ad

dit

ion

al p

arkw

ay p

lan

t-in

gs.

At

the

no

rth

ern

co

mm

erci

al n

od

e, s

ign

age

is

inco

nsi

sten

t an

d u

nat

trac

tive

. Th

e Je

wel

pro

p-

erty

is in

nee

d o

f lan

dsc

apin

g b

oth

on

th

e in

-te

rio

r an

d p

erim

eter

of i

ts p

arki

ng

lot.

Key

Oppo

rtun

ity A

reas

:

Wh

ile m

od

est

in s

cale

an

d n

eig

hb

orh

oo

d-o

ri-

ente

d, v

ery

littl

e o

pp

ort

un

ity

exis

ts fo

r new

co

mm

erci

al d

evel

op

men

t. Se

vera

l op

po

rtu

ni-

ties

for i

mp

rove

men

t an

d re

dev

elo

pm

ent

are

dis

cuss

ed in

th

e 11

1th

Str

eet

Co

rrid

or.

Ho

wev

-er

on

ly o

ne

site

was

iden

tifie

d fo

r th

e re

mai

n-

der

of t

he

Ked

zie

Ave

nu

e C

orr

ido

r.

Site

1. T

his

sit

e is

loca

ted

at

the

sou

thea

st

corn

er o

f th

e 10

3rd

Str

eet

inte

rsec

tio

n a

nd

in-

clu

ded

a v

acan

t se

rvic

e st

atio

n.

Ad

dit

ion

al o

pp

ort

un

ity

area

s m

ay b

e re

pre

-se

nte

d b

y is

ola

ted

co

mm

erci

al u

ses

wit

hin

th

e es

sen

tial

ly re

sid

enti

al p

ort

ion

of t

he

corr

i-d

or.

080

01,60

02,40

040

0Feet

Corr

idor

Opp

ortu

nity

Stu

dy ● G

oodm

an W

illiam

s Grou

p ● UR

S �TP

AP ●

Mid A

meric

a Rea

l Esta

te Co

rporat

ion ●

Febru

ary 20

05

The

Kedz

ie C

orri

dor f

rom

103

rd S

tree

t to

115t

h St

reet

is p

rim

arily

resi

dent

ial i

n us

e w

ith

se-

lect

con

cent

rati

ons

of c

omm

erci

al u

ses

near

103

rd S

tree

t an

d 11

1th

Stre

et. S

ingl

e-fa

mily

re

side

ntia

l use

s co

mpr

ise

the

maj

orit

y of

the

corr

idor

.

Figu

re 4

:Ke

dzie

Ave

nue

Corr

idor

: Ex

istin

g Co

nditi

ons

Appe

ndix

B

V V

Pryor

Esm

ond

Prospect

Monterey

Her

mos

a

Chel

sea

Beverly Glen

Walde

n

Woo

d

Long

woo

d

Woo

d

Hal

e

Hom

ewoo

d

104TH

Hale

Long

woo

d

111TH

107TH

103RD

99TH

Walde

n

108TH

Hal

e

Long

woo

d

Lege

nd:

Va

can

t La

nd

/Pa

rcel

Va

can

t B

uil

din

g

Part

iall

y V

aca

nt

Bu

ild

ing

Ob

sole

te B

uil

din

g

Surf

ace

Pa

rkin

g A

rea

Def

icie

nt

Bu

ild

ing

New

Dev

elo

pm

ent

V

99th

Str

eet

The

no

rth

sid

e o

f 99t

h S

tree

t h

as s

ever

al

smal

l ret

ail s

tore

s w

ith

ap

artm

ents

in re

ar o

f b

uild

ing

s an

d s

ever

al s

mal

l pro

fess

ion

al o

ffi-

ces.

Som

e o

f th

e b

usi

nes

ses

incl

ud

e A

llsta

te

Insu

ran

ce a

nd

Caf

é Lu

na.

Res

iden

tial

is t

he

pre

do

min

ant

use

in t

his

are

a. T

her

e ar

e sm

all

site

s w

ith

mar

gin

al u

ses

suit

able

for r

edev

el-

op

men

t b

ut

par

kin

g w

ill b

e an

issu

e.

Alo

ng

Bev

erly

Gle

n a

nd

Wo

od

Str

eets

use

s in

clu

de

apar

tmen

ts, s

mal

l pro

fess

ion

al o

ffi-

ces

or r

etai

l sto

res.

Ther

e ar

e al

so v

acan

cies

p

rese

nt

in s

om

e o

f th

e b

uild

ing

s. O

n t

he

wes

t si

de

of t

he

trac

ks a

nd

on

th

e so

uth

wes

t q

uad

ran

t al

on

g W

ald

en P

arkw

ay, a

row

of

sto

res

such

as

Rib

s an

d T

hin

gs,

a b

oo

ksto

re,

and

a c

off

ee s

ho

p a

re fo

un

d. I

n a

dd

itio

n

ther

e ar

e o

ther

sm

all s

tore

s o

n s

mal

l sit

es

wit

h li

mit

ed o

r no

par

kin

g o

pp

ort

un

itie

s.

A v

ery

few

sh

ort

term

par

kin

g s

pac

es a

re

avai

lab

le a

lon

g t

he

railr

oad

rig

ht

of w

ay.

Stre

etsc

apin

g w

ith

in t

his

Met

ra t

rain

sta

tio

n

Stu

dy

Are

a is

min

imal

. Pla

nte

rs t

hat

are

pre

s-en

t al

on

g t

he

sid

ewal

k h

ave

no

t b

een

mai

n-

tain

ed a

nd

wee

ds

gro

w in

pla

ce o

f flo

wer

s.

103r

d St

reet

The

reta

il ar

ou

nd

th

e 10

3rd

Str

eet

area

is

ho

use

d in

th

e m

ost

ly e

xist

ing

sm

all n

arro

w

bu

ildin

gs

wit

h t

he

exce

pti

on

of a

ver

y fe

w

sto

res

such

as

the

CV

S w

hic

h is

in a

big

ger

bu

ildin

g. In

ad

dit

ion

to h

ealt

h a

nd

bea

uty

st

ore

s, th

ere

are

seve

ral p

rofe

ssio

nal

off

ices

an

d s

ever

al s

mal

l ho

me

serv

ice

sto

res.

Som

e o

f th

e b

usi

nes

ses

incl

ud

e Fe

rnw

oo

d C

lean

-er

s, Ja

ck S

imm

erlin

gs

Art

Gal

lery

, Cal

abri

a Im

-p

ort

s, A

Wo

man

's P

ace,

an

d s

ever

al n

ew b

ou

-ti

qu

e cl

oth

ing

sto

res.

Wh

ile t

her

e ar

e so

me

mar

gin

al u

ses

fou

nd

in

bu

ildin

gs

east

of t

he

trai

n s

tati

on

, few

vac

an-

cies

exi

st. W

ith

th

e ex

cep

tio

n o

f dro

p-o

ff

par

kin

g fo

r Met

ra u

sers

, lim

ited

lon

g te

rm

par

kin

g is

ava

ilab

le v

ia p

aral

lel p

arki

ng

sp

aces

alo

ng

th

e ra

ilro

ad ri

gh

t o

f way

to t

he

no

rth

an

d a

pav

ed p

arki

ng

lot

exte

nd

ing

so

uth

war

d to

105

th S

tree

t.

107t

h St

reet

This

are

a is

pre

do

min

antl

y re

sid

enti

al w

ith

lim

ited

co

mm

erci

al d

evel

op

men

t. Th

e ar

ea

is c

om

ple

tely

bu

ilt u

p a

rou

nd

th

e tr

ain

sta

-ti

on

leav

ing

few

or n

o o

pp

ort

un

itie

s fo

r new

co

mm

erci

al d

evel

op

men

t. M

ost

of t

he

resi

-d

enti

al u

ses

are

con

do

s o

r ap

artm

ent

and

th

ere

is a

co

ffee

sh

op

, dry

cle

aner

s as

wel

l as

oth

er s

mal

l co

nven

ien

ce s

tore

s w

ith

in 1

00

feet

of t

he

trai

n s

tati

on

. A n

ewer

tow

nh

om

e d

evel

op

men

t is

loca

ted

in t

he

Stu

dy

Are

a th

at re

flect

s st

ron

g a

rch

itec

tura

l an

d s

ite

pla

nn

ing

ele

men

ts.

Two

day

care

faci

litie

s ar

e lo

cate

d in

co

nver

t-ed

co

mm

erci

al b

uild

ing

s, o

ne

of w

hic

h h

as

few

win

do

ws

and

is p

arti

cula

rly

un

suit

ed fo

r it

s cu

rren

t u

se.

Park

ing

for t

he

107t

h S

tree

t tr

ain

sta

tio

n is

lim

ited

to t

he

linea

r par

kin

g a

reas

pro

vid

ed

alo

ng

th

e ra

ilro

ad ri

gh

t o

f way

. Par

kin

g s

ite

con

dit

ion

s ar

e p

oo

r an

d c

har

acte

rize

d b

y g

rave

l lo

ts, d

epre

ssio

ns

and

ove

rhea

d w

ires

.

111t

h St

reet

Bo

hn

Par

k is

on

th

e n

ort

h s

ide

of t

he

Met

ra

Stat

ion

, wh

ich

has

a d

rop

off

are

a an

d a

la

rge

com

mu

ter p

arki

ng

lot.

Mo

rgan

Par

k H

igh

Sch

oo

l exp

ansi

on

is u

nd

er c

on

stru

c-ti

on

an

d a

new

bra

nch

sta

tio

n o

f th

e C

hic

a-g

o P

olic

e D

epar

tmen

t im

med

iate

ly e

ast

of

the

Met

ra S

tati

on

. On

th

e so

uth

sid

e o

f Me-

tra

Stat

ion

is t

he

Mo

rgan

Par

k Pr

ofe

ssio

nal

C

ente

r, a

new

str

ip b

uild

ing

wit

h s

ever

al

med

ical

off

ices

an

d a

ban

k. T

her

e is

als

o t

he

US

Post

Off

ice

Bu

ildin

g a

nd

its

par

kin

g lo

cat-

ed n

ext

to a

n o

ld b

uild

ing

th

at h

as b

een

co

n-ve

rted

to re

sid

enti

al u

se a

s w

ell a

s a

Cat

ho

lic

You

th M

inis

try

Cen

ter.

Oth

er b

usi

nes

ses

in

this

are

a in

clu

de

the

Lon

igan

s Ex

pre

ss C

afé,

B

ever

ly B

arb

er a

nd

Bea

uty

an

d G

ram

p D

iCo

-la

s. Th

e o

ther

pre

do

min

ant

use

s ar

e co

nd

os

and

ap

artm

ents

. Th

ere

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Corridor Opportunity Study – Streetscape Improvements C - 1 Beverly, Morgan Park and Mount Greenwood

APPENDIX C. STREETSCAPE IMPROVEMENTS This Appendix presents more detailed recommendations for streetscape improvements along the corridors.

Median Treatments Currently there are several medians with plantings along 95th Street and a few at the northern and southern ends of Western Avenue. Repair and improvement are planned for the medians along 95th Street corridors. The median treatments are important ele-ments of the 95th Street environment and should include raised planting beds with street trees, overhead street lighting, and special pavement at median ends. The special pav-ing could be integrally-colored concrete, colored concrete pavers, or brick pavers. Street trees should be planted in groups and/or a combination of individual trees at 30 feet on center to create a “rhythm” along the planted median.

Median treatments along Western would be potentially helpful in creating a more inviting pedestrian environment. However, multiple curb cuts north of 103rd Street limit the ability to evenly space median treatments. Additionally, the clear right of way along Western Avenue is an essential element of the annual St. Patrick’s Day parade route. Alternatives to median treatments that provide similar functions including “bump outs” at select inter-sections should be considered.

Narrow rights-of-way along 111th Street and Kedzie Avenue preclude use of median treatments along these corridors.

Streetscape Treatment The existing streetscape treatment along most of the corridors includes street trees in tree grates, some decorative pedestrian lighting, planter urns, special paving, and grass median. The treatment occurs at scattered locations throughout the corridors providing little aesthetic value or design continuity. The relatively wide sidewalks (10-12 feet wide) will make it easier to improve the sidewalk character. New treatment will include new paving, benches and other street furniture, street trees and other planting materials. Paving could be integrally-colored concrete, natural or concrete pavers, regular concrete with scoring pattern, and/or brick pavers. Plantings such as trees, shrubs and ground-covers will be planted in planting beds to create focal points and add visual interest. Trees in the planting beds will be planted in groups to increase its aesthetic quality and utilize the overall soil nutrients. The planting beds could be raised to function as a seat-ing wall or as a 6-inch landscape curb. Street trees in tree grates will be planted at bout 30 feet on center and these tree pits will be filled with structural soil. Grouping trees in planting beds and using structural soil under tree grates will ensure the trees will maxi-mize their root zone to improve their long-term health. This will reduce maintenance and replacement cost. Irrigation may be needed for all the plant materials. Seasonal hanging flower baskets could also increase the visual qualities of the area. If hanging flower bas-kets are implemented, it is recommended that they be implemented at selected locations only. This would minimize the maintenance and care cost since they do require more regular care than planting beds.

To increase street activity outdoor seating could be extended into the sidewalk. How-ever, a clear public sidewalk of at least 6 feet wide must be maintained within the out-door seating areas. Adding benches and outdoor seating areas would greatly increase the pedestrian scale of the sidewalk.


Outdoor lighting Outdoor lighting is one of the most important features in streetscape environment. In ad-dition to providing security and safety, lighting can enhance the aesthetic quality with the different types of luminaries. It also helps to direct attention to a product or a business and presents whether an environment is inviting or threatening. Streetscape lighting typically occurs in four different scales: overhead street lighting, decorative pedestrian lighting, business/facade lighting and landscape lighting. Successful streetscape envi-ronment most often will have all four scales of lighting with very complementary function.

Overhead Street Lighting.

Overhead street lighting is used to light the roadways and the height varies from 30 to 35 feet. The distance for roadway lighting will be about 150’ on center. Street light will be installed in the median on single pole with double luminaries to reduce the cost of materials. Along the boulevard and on both sides of the roadway street lights will be installed at staggered pattern to maximize coverage and reduce cost. These light poles will have a simple design with minimum ornamentation and will be distinguished from the present “industrial” look. Attachments to the light poles will include brackets for banners and power outlets for seasonal decorative lights.

Decorative Pedestrian Level Lighting

Decorative pedestrian level lighting will be installed along the boulevard on both sides of the roadway at a height of 12 to 18 feet. Spacing of these lights will be between 50 to 75 feet. These lights will be ornate to increase the visual interest and can create ap-peal to the area. Attachments such as banner poles and hanging flower baskets should be considered when selecting pedestrian lighting.

Business/Façade Lighting

This lighting is primarily determined by the individual business/building owners. How-ever, their effect can greatly impact the success of the streetscape environment. As such, coordination must be required to discuss the type, color, size, glare, and impact of this type of lighting to the overall streetscape character. Understanding the street-scape theme and objectives can greatly reduce conflicts since too much lighting can be obtrusive and too little lighting can be unsafe.

Landscape Lighting

This is typically used to provide ambient lighting along planting beds and trees. Ambi-ent lighting such as spot lighting, down-lighting and up-lighting can be very effective but care must be used when selecting the lights. Vandalism will be a major problem and should be considered during the planning stage. Landscape lighting should be lim-ited due to the replacement cost and maintenance.

Street Furnishings Street furnishing along the corridors could include benches, planter urns, bike racks, bol-lards, information kiosks, bus stations and newspaper racks. These are placed strategi-cally to maximize their input.

Signage After building architecture, street signage and environmental graphics are the most cru-cial elements in creating a pedestrian scale and pedestrian friendly environment. Exist-ing oversized signs and uncoordinated graphics should be removed and replaced with a unified signage system and environmental graphics that are responsive to the overall


streetscape character. The business signs should be simple yet elegant in design and should have historic value to the area. The size of the signs will be minimized so their mass will be context sensitive. A palette of colors will be provided to minimize conflicts and to maintain overall streetscape objectives. Billboard advertisements are particularly destructive to establishing a pedestrian environment and should be removed altogether.

Overhead Utilities Most of corridors have overhead utilities running the length of the corridor and a few ar-eas even have utilities on wooden poles. Since these utilities present a negative visual impact to the corridor and a barrier to streetscape improvements, efforts must be taken to place them underground. Though cost sharing between utility companies and the pub-lic agencies has help reduce the cost of burying the utilities, it is still expensive to do so. As an interim solution, plantings in the median and other areas where utility is not an is-sue should be implemented.

All existing and future traffic signals and its components should be painted with a single color. This increases the corridor’s visibility and its aesthetic value. The color should be selected to complement the overall streetscape improvements.

Documents

City of Chicago, Illinois Corridor Opportunity Study Appendix