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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.
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 3
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.
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 4
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.
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 5
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.
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 6
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:
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 7
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.
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 8
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
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 9
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.
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 10
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.
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 11
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
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 12
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
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 13
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.
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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.
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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.
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• 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.
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 17
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.
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 18
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.
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 19
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
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 20
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.
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 21
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)
Example of Store Types for 95th and Western
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
Store Preferred GLA Example (SF) Frontage Co-Tenants Other Nearest Location(s)
Example of Store Types for 95th and Western
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
Store Preferred GLA Example (SF) Frontage Co-Tenants Other Nearest Location(s)
Example of Store Types for 95th and Western
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
Store Preferred GLA Example (SF) Frontage Co-Tenants Other Nearest Location(s)
Example of Store Types for 95th and Western
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
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 27
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
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 28
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.
Beverly, Morgan Park, Mount Greenwood Market Assessment Page 29
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
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
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
Scale: 1" = 1.53 miles
2003 White PopulationM
ap produced by Goodm
an William
s Group
04/22/04
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
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
Scale: 1" = 1.53 miles
2003 White PopulationM
ap produced by Goodm
an William
s Group
04/22/04
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
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
Scale: 1" = 1.53 miles
2003 Hispanic PopulationM
ap produced by Goodm
an William
s Group
04/22/04
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
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
Scale: 1" = 1.53 miles
2003 Median Household IncomeM
ap produced by Goodm
an William
s Group
04/22/04
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
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
Scale: 1" = 1.53 miles
2003 Aggregate IncomeM
ap produced by Goodm
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
49 - 50% Fashion, Entertainment, Upscale
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
80 - 100% Fashion, Upscale
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
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
Location Criteria Current Chicago Area Locations
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
0 - 19% Fashion, Entertainment, Upscale
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
Goodman Williams Group Page 2 of 5
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
Location Criteria Current Chicago Area Locations
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
Goodman Williams Group Page 3 of 5
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
Location Criteria Current Chicago Area Locations
Home Décor and Furnishings
Crate & Barrel
12,000-39,000
Malls, outlet center, pad site/outparcel, dowtown/CBD, freestanding
80 - 100% Fashion, Upscale
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
80 - 100% Fashion, Upscale
High income, adult, senior
X X
Z Gallerie 10,000 Mall, community strip, freestanding
80 - 100% Fashion Entertainment, Upscale
Adult X X
Goodman Williams Group Page 4 of 5
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
Location Criteria Current Chicago Area Locations
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
Goodman Williams Group Page 5 of 5
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:
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
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
Pleasant
Winchester
Land
Use
Th
e co
rrid
or i
s la
rgel
y co
mp
rise
d o
f co
mm
er-
cial
reta
il u
ses
bu
t in
clu
des
sev
eral
pu
blic
an
d in
stit
uti
on
al u
ses,
par
ticu
larl
y in
th
e ea
st-
ern
po
rtio
n o
f th
e st
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
cen
trat
ion
s th
at
imp
act
nea
rly
enti
re b
lock
fro
nts
at
Oak
ley
Ave
nu
e, B
ell A
ven
ue
and
bet
wee
n L
on
gw
oo
d
and
Van
der
po
el. A
few
larg
e p
ub
lic a
nd
pri
-va
te p
arki
ng
lots
alo
ng
th
e co
rrid
or a
re in
n
eed
of i
mp
rove
men
t an
d w
ou
ld b
enef
it
fro
m in
teri
or a
nd
per
imet
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
uild
ing
s, o
ne
and
tw
o
sto
ries
in h
eig
ht,
wit
h s
ever
al v
acan
t b
uild
-in
gs
and
sto
refr
on
ts t
hro
ug
ho
ut.
New
dev
el-
op
men
t an
d re
nov
ated
bu
ildin
gs
pro
vid
e g
oo
d e
xam
ple
s o
f bu
ildin
g m
ater
ial a
nd
de-
sig
n, t
ho
ug
h fu
ture
dev
elo
pm
ent
sho
uld
em
-p
has
ize
bu
ildin
gs
bu
ilt to
th
e lo
t lin
e an
d o
ri-
ente
d to
th
e st
reet
wh
erev
er p
oss
ible
. Si
dew
alks
an
d c
urb
s an
d g
utt
ers
are
det
erio
-ra
tin
g in
pla
ces
and
in n
eed
of r
epai
r.
Stre
et E
nvir
onm
ent a
nd A
ppea
ranc
e D
esp
ite
the
arte
rial
nat
ure
of 9
5th
Str
eet,
traf
-fic
mov
es t
hro
ug
h t
he
corr
ido
r at
mo
der
ate
spee
ds
du
e to
th
e p
rese
nce
of o
n-s
tree
t p
ark-
ing,
wid
e m
edia
n p
lan
tin
gs,
bu
ildin
gs
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
g p
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
edes
tria
n c
ross
ing
s an
d t
raf-
fic m
ovem
ent.
Enh
ance
d p
edes
tria
n c
ross
-in
gs
sho
uld
als
o b
e em
ph
asiz
ed a
t Le
avit
t A
ven
ue
and
nea
r th
e 95
th S
tree
t M
etra
sta
-ti
on
.
Mo
del
str
eets
cap
e tr
eatm
ents
alo
ng
Bo
rder
s B
oo
ksto
re fr
on
tag
e ar
e a
po
siti
ve a
dd
itio
n to
th
e st
reet
scap
e b
ut
over
all t
he
app
eara
nce
of
the
corr
ido
r is
clu
tter
ed a
nd
un
app
ealin
g
du
e to
larg
e an
d c
om
pet
ing
sig
nag
e; in
con
sis-
ten
t st
reet
ligh
t fix
ture
s; o
verh
ead
po
wer
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
sist
s o
f tw
o
bu
ildin
gs,
incl
ud
ing
a v
acan
t re
stau
ran
t an
d
det
erio
rate
d o
ne-
sto
ry c
om
mer
cial
bu
ildin
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
fro
nt
is o
ccu
-p
ied
by
a la
rge
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
ildin
gs
char
acte
rize
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
es a
ban
k, o
f-fic
e b
uild
ing
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
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ncl
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of p
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aces
.
080
01,60
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0Feet
Corr
idor
Opp
ortu
nity
Stu
dy ● G
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Four
of t
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ain
stat
ions
that
sto
p in
the
Stud
y A
rea
com
pris
e th
e Tr
ain
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do
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deve
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ent i
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is
Figu
re 5
:Tr
ain
Stat
ion
Corr
idor
: Ex
istin
g Co
nditi
ons
Appe
ndix
B
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.
Corridor Opportunity Study – Streetscape Improvements C - 2 Beverly, Morgan Park and Mount Greenwood
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
Corridor Opportunity Study – Streetscape Improvements C - 3 Beverly, Morgan Park and Mount Greenwood
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.