City of Chicago, Illinois

Corridor Opportunity Study Appendix Beverly, Morgan Park and Mount Greenwood February 2005

Goodman Williams Group

Mid-America Real 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

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.

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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.

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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.

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Households by Age

6,000 5,000 4,000 3,000 2,000 1,000 0 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

Graduate or Percent Area name Population 25 Bachelor's professional bachelor's degree years and over degree 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.

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Chicago Community Areas Ranked by Median Household Income Median Household Rank Community Area 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:

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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.

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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

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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.

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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.

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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

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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

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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 Occupied Area Units Number Percent Number Percent Chicago 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.

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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 17

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 18

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 19

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 20

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.

Beverly, Morgan Park, Mount Greenwood Market Assessment Page 21 Example of Store Types for 95th and Western

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. 3,000 25 ft. Discount, fashion- 2311 W 95th St., Evergreen ft. oriented, grocery/ Park supermarket, upscale Committed to Zifkin Development

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

EB Games 1,000-2,000 sq. 1,500 20+ ft. All consideded ft.

Nextel 2,000 - 2,500 SF 2,000 30 ft. Fashion, entertainment, Chicago Ridge, Calumet grocery City Panera Bread 4,000 - 4,500 4,000 40 ft. Fashion, entertainment, 50 + parking spaces Chicago Ridge Mall, grocery Homewood, Orland Park

TOTAL EXISTING AND COMMITTED 38,000

Anchors 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 25,000 166ft. Fashion; upscale Orland Park sq. ft.

Page 1 of 5 Example of Store Types for 95th and Western

Store Preferred GLA Example (SF) Frontage Co-Tenants Other Nearest Location(s) Grocery Trader Joe’s Co. 8,000-10,000 sq. 9,000 80 ft. All Considered 65 shared parking Orland Park, Chicago North ft. spaces Side The Fresh Market 18,000-20,000 115 ft. Fashion-oriented, 140’x140 rear/side None; Illinois slated for sq. ft. upscale delivery. 10 front expansions parking spaces Apparel and Shoes Active Endeavors 5,000 sq. ft. 5,000 NA Upscale/Lifestyle Lincoln Park Discovery Retail 8,000 sq. ft. 60+ Entertainment, fashion- Oakbrook oriented. Discount

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

Famous Footwear 2,500-8,000 sq. 50+ ft. Discount, fashion- Ford City, Orland Park ft. oriented Shoe Carnival, Inc. 8,000-12,000 sq. 100 ft. Discount, 14ft. clearance to Chicago Ridge, Orland Park ft. entertainment, fashion, ceiling grid, 25,000 outlet VPD Furniture/Household

Bed, Bath & Beyond, 25-30,000 sq. ft. 150+ ft. Discount, 5 shared parking Chicago Ridge, Orland Park Inc. entertainment, fashion- spaces per 1,000 sq. oriented, outlet, upscale ft.

CB2 10 – 12,000 sq ft. TBD Home Furnishings, Lincoln Park gourmet grocery Linens and Things 20 - 30,000 sq ft. 25,000 TBD Department Store Orland Park

Pier 1 Imports 9,000-12,000 sq. 10,000 80+ ft. Upscale Chicago Ridge, Lansing, ft. Orland Park

Page 2 of 5 Example of Store Types for 95th and Western

Store Preferred GLA Example (SF) Frontage Co-Tenants Other Nearest Location(s) Cosmetics PUREBeauty 2,500 sq. ft. 28 ft. Fashion-oriented, 40,000 VPD Chicago North Side grocery/supermarket, upscale ULTA Salon 10,000 sq. ft. 80 ft. Entertainment, fashion- 40,000 VPD Chicago North Side, Oak oriented, upscale Brook

Restaurants/Specialty Food Baja Fresh Mexican 2,500 -3,000 sq. 2,500 70 ft. All considered Downtown Chicago Grill ft.

Breadsmith 1,800-2,000 sq. 2,000 20 ft. Grocery/supermarket, 60,000 VPD, high Palos Heights, Orland Park Franchising, Inc. ft. upscale visibility

Noodles & Company 2,500 sq. ft. 2,500 28 ft. Entertainment, fashion- Oakbrook Terrace, Orland oriented, Park grocery/supermarket, upscale Cold Stone 1,200-2,000 sq. 1,500 18 ft. Entertainment, upscale Maxwell Street Creamery ft. Jamba Juice 1,200 sq. ft. 1,200 18 ft. Entertainment, Maxwell Street Company grocery/supermarket, upscale 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 Example of Store Types for 95th and Western

Store Preferred GLA Example (SF) Frontage Co-Tenants Other Nearest Location(s) Small Shop Retail Charms 1,200 sq. ft. TBD Fashion

Hallmark Gold 3,500-5,000 sq. 3,500 30 ft. Fashion-oriented, Merrionette Park, Alsip, Oak Crown ft. grocery/supermarket Lawn Learning Express 2,500-3,000 sq. 2,500 TBD All considered Homer Glen (15 miles) ft. Papyrus Franchise 1,000-2,000 sq. TBD Fashion-oriented, ft. upscale Thanks for the 1,500 sq. ft. TBD Department Store, Memories fashion Office Supply Office Depot, Inc. 20,000 sq. ft. 20,000 100 ft. Discount, outlet Chicago Ridge, Chicago Hyde Park Electronics/Computers Micro Electronics, 28,000-62,000 TBD All considered Westmont Inc. sq. ft. Pet Stores PETsMART, Inc. 26,000 sq. ft. 26,000 156 ft. All considered 18 ft. ceilings; Crestwood, Burbank 25,000 VPD Petco Animal 15,000 sq. ft. 100 ft. Grocery/supermarket, Strong signage, rear 95th Street in Oak Lawn Supplies upscale, selected loading dock, good stores visibility; 25,000 VPD

Page 4 of 5 Example of Store Types for 95th and Western

Store Preferred GLA Example (SF) Frontage Co-Tenants Other Nearest Location(s) Automotive Advance Auto Parts, 5,500 sq. ft. 60+ ft. Community Strip None nearby Inc. Center, neighborhood center AutoZone, Inc. 3,800 – 8,000 sq. 5,000 60+ ft. Community Strip 25-30 parking 115th and Halsted, Blue ft. Center, freestanding, spaces Island neighborhood center Health Clubs Bally Total Fitness 15,000-45,000 150 ft. Entertainment, 30,000 VPD 87th and Rockwell, sq. ft. grocery/supermarket Chatham Ridge, Oak Lawn

Chicago Multiplex 10,000- 30,000 20,000 TBD Entertainment, daily Chicago North Side SF needs

EXISTING AND COMMITTED 38,000

POTENTIAL NEW STORES 225,700

Source: Mid-America Real Estate and Goodman Williams Group

Page 5 of 5

VII. Train Station Areas

Ridership

The table below shows location characteristics and passenger activity in the four nodes around Metra stations.

Study Areas Around Train Stations Miles from Weekday Cross LaSalle St. Boardings Station Address Address Station 1999 2002 99th Street 9901 S. Walden Pkwy 1811 west 12.3 756 759 103rd Street 10301 S. Walden Pkwy 1811 west 12.8 969 977 107th Street 1901 W. 107th St 1901 west 13.3 628 668 111th Street 11046 S. Hale Ave 1832 west 13.8 889 875 Source: 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

1,300 35,500 1,200 33,500 1,100 31,500 1,000 29,500 900 27,500 800 25,500 700 600 23,500 500 21,500 400 19,500 1983 1985 1987 1989 1991 1993 1995 1997 1999 2002 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

Source: Metra

Beverly, Morgan Park, Mount Greenwood Market Assessment Page 27

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 28

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.

Beverly, Morgan Park, Mount Greenwood Market Assessment Page 29

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

Select Population and Household Characteristics Beverly Mt. Greenwood Morgan Park Total

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 1,105 13.8% 742 10.7% 2,132 25.1% 3,979 17.0% husband present 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 Completed Bachelor'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 Housing 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 2003 Population Density

Summit

5 mi

Bedford Park

3 mi

S Western Ave Burbank

Bridgeview

Hometown 1 mi

Hickory Hills W 95th St/US-12/US-20 Evergreen Park 95th and Western

Oak Lawn S Cicero Ave/SR-50

Legend Chicago Ridge Population Density per Sq Mi Palos Hills 0 - 1,350 W 111th St

1,350 - 4,140 Map produced by Goodman Williams Group Worth 4,140 - 6,060

6,060 - 7,830 Merrionette Park 7,830 - 9,740 9,740 - 12,390 Alsip 12,390 - 16,600 Blue Island Calumet Park 16,600Palos + Heights

0 0.5 1 1.5 2

Scale: 1" = 1.53 miles

04/22/04 2003 White Population

Summit

5 mi

Bedford Park

3 mi

S Western Ave Burbank

Bridgeview

Hometown 1 mi

Hickory Hills W 95th St/US-12/US-20 Evergreen Park 95th and Western

Oak Lawn S Cicero Ave/SR-50

Legend Chicago Ridge % White of 2003 Population Palos Hills 0.0% - 0.2% W 111th St

0.2% - 0.7% Map produced by Goodman Williams Group Worth 0.7% - 2.2%

2.2% - 41.9% Merrionette Park 41.9% - 78.5% 78.5% - 90.4% Alsip 90.4% - 95.6% Blue Island Calumet Park 95.6%Palos + Heights

0 0.5 1 1.5 2

Scale: 1" = 1.53 miles

04/22/04 2003 White Population

Summit

5 mi

Bedford Park

3 mi

S Western Ave Burbank

Bridgeview

Hometown 1 mi

Hickory Hills W 95th St/US-12/US-20 Evergreen Park 95th and Western

Oak Lawn S Cicero Ave/SR-50

Legend Chicago Ridge % White of 2003 Population Palos Hills 0.0% - 0.2% W 111th St

0.2% - 0.7% Map produced by Goodman Williams Group Worth 0.7% - 2.2%

2.2% - 41.9% Merrionette Park 41.9% - 78.5% 78.5% - 90.4% Alsip 90.4% - 95.6% Blue Island Calumet Park 95.6%Palos + Heights

0 0.5 1 1.5 2

Scale: 1" = 1.53 miles

04/22/04 2003 Hispanic Population

Summit

5 mi

Bedford Park

3 mi

S Western Ave Burbank

Bridgeview

Hometown 1 mi

Hickory Hills W 95th St/US-12/US-20 Evergreen Park 95th and Western

Oak Lawn S Cicero Ave/SR-50

Legend % Hispanic of 2003Chicago Ridge Palos Hills Population 0.0% - 1.3% W 111th St

1.3% - 3.1% Map produced by Goodman Williams Group Worth 3.1% - 4.1%

4.1% - 5.6% Merrionette Park 5.6% - 7.9% 7.9% - 12.3% Alsip 12.3% - 26.0% Blue Island Calumet Park 26.0%Palos + Heights

0 0.5 1 1.5 2

Scale: 1" = 1.53 miles

04/22/04 2003 Median Household Income

Summit

5 mi

Bedford Park

3 mi

S Western Ave Burbank

Bridgeview

Hometown 1 mi

Hickory Hills W 95th St/US-12/US-20 Evergreen Park 95th and Western

Oak Lawn S Cicero Ave/SR-50

Legend 2003 Median HouseholdChicago Ridge Palos Hills Income $0- $23,800 W 111th St

$23,800 - $34,600 Map produced by Goodman Williams Group Worth $34,600 - $40,900

$40,900 - $45,400 Merrionette Park $45,400 - $50,700 $50,700 - $55,000 Alsip $55,000 - $63,100 Blue Island Calumet Park $63,100Palos + Heights

0 0.5 1 1.5 2

Scale: 1" = 1.53 miles

04/22/04 2003 Aggregate Income

Summit

5 mi

Bedford Park

3 mi

S Western Ave Burbank

Bridgeview

Hometown 1 mi

Hickory Hills W 95th St/US-12/US-20 Evergreen Park 95th and Western

Oak Lawn S Cicero Ave/SR-50

Legend Chicago Ridge 2003 Aggregate Income Palos Hills $0 - $1,930,000 W 111th St

$1,930,000 - $4,940,000 Map produced by Goodman Williams Group Worth $4,940,000 - $7,340,000

$7,340,000 - $9,230,000 Merrionette Park $9,230,000 - $11,260,000 $11,260,000 - $13,720,000 Alsip $13,720,000 - $17,320,000 Blue Island Calumet Park $17,320,000Palos Heights +

0 0.5 1 1.5 2

Scale: 1" = 1.53 miles

04/22/04 Households By Age and Income 2003 -- Bevery, Morgan Park, and Mount Greenwood

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 Average Household $78,279 Per Capita $28,263

Source: Claritas, Inc. Households By Age and Income

4,000

3,500

3,000

2,500

2,000

1,500

1,000

500

0

9 9 9 9 9 9 9 9 9 9 9 9 9 9 9 9 + 00 9 9 9 9 9 9 9 9 9 9 9 ,0 ,9 ,9 ,9 ,9 ,9 ,9 ,9 ,9 ,9 ,9 ,9 00 0 4,99 9,99 9,99 9,99 9,99 0 14 19 24 29 34 39 44 49 59 74 99 2 4 9 4 9 , $ $ $ $ $ $ $ $ $ $ $ 0 < $1 ------$1 $1 $1 $2 $4 50 - - - - - $ 10 15 20 25 30 35 40 45 50 60 75 0 5 0 0 0 $ $ $ $ $ $ $ $ $ $ $ 10 12 15 20 25 $ $ $ $ $ 15 - 24 25 - 34 35 - 44 45 - 54 55 - 59 60 - 64 65 - 69 70 - 74 75 - 79 80 - 84 85 +

Source of Data: Claritas, Inc. Characteristics of Shopping Centers

Name Location GLA Anchors Select Lifestyle Stores

WITHIN THREE MILES Evergreen Plaza 95th and Western, 920,000 Carson Pirie Scott, Circuit City, N/A Evergreen Park Walgreens

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

WITHIN FIVE MILES Ford City 76th and Cicero, 1,500,000 AMC Theatres, Carson Pirie Scott, Bath & Body Works, Old Navy, Victoria's Secret Chicago JC Penney, Marshall's, Sears

WITHIN 10 MILES Chicago Ridge 95th and Ridgeland, 856,314 Bed Bath & Beyond, Carson Pirie Bath & Body Works, The Bombay Company, American Mall Chicago Ridge Scott, Cineplex Odeon, Kohl's Eagle, The Body Shop, Gap, Victoria's Secret Sears

WITHIN 15 MILES North and North & Clybourn, 1,200,000 Best Buy, Goose Island Brewery, Whole Foods, The Container Store, Restoration Hardware, Z Clybourn Chicago Cost Plus World Market Gallerie, Banana Republic, J. Crew, Ann Taylor, Crate & Barrel, Pottery Barn, The Art Store

Michigan Avenue 340 - 1000 N Bloomingdale's, Lord & Taylor, Hammacher Schlemmer, Sony Gallery, Crate & Barrel, Michigan, Chicago Marshall Field's, Nieman Marcus, Pottery Barn, Room & Board, Bvlgari, Banana Republic, Nordstrom, Saks Fifth Avenue, Burberry, Gap, Gucci, H & M, United Colors of Benetton, Apple Computer Victoria's Secret

State Street Greater State Street Sears, Marshall Fields, Carson Pirie Bath & Body Works, The Body Shop, Borders, Filene's Area, Chicago Scott, Old Navy, Basement, Gap

North Riverside Cermak and Harlem, 1,071,099 Carson Pirie Scott, Cineplex Odeon, Gap, Baby Gap, Bath & Body Works, Victoria's Secret Park Mall North Riverside JC Penney, Old Navy, Sears, T.J. Maxx

Page 1 of 2 Name Location GLA Anchors Select Lifestyle Stores

River Oaks 96 River Oaks 1,225,510 Carson Pirie Scott, Cineplex Odeon, The Bombay Company, Gap, American Eagle, The Body Center Center, Calumet City JC Penney, Marshall Fields, Sears Shop, Victoria's Secret

Orland Square 159th St and 94th 1,215,041 Carson Pirie Scott, JC Penney, Abercrombie & Fitch, American Eagle, The Bombay Ave, Orland Park Marshall Fields, Sears Company, Eddie Bauer, J. Crew, Victoria's Secret, Banana Republic, Ann Taylor Loft, The Body Shop, GAP Body,

Orland Park 151st and LaGrange, 750,000 Barnes & Noble, Cost Plus World Bed Bath & Beyond, Old Navy Place Orland Park Market, Galyan's Trading, Marshalls, Sportsmart, Wickes Furniture

MORE THAN 15 MILES Yorktown Center Highland and 1,600,000 Carson Pirie Scott, JC Penney, Ann Taylor Loft, Bath & Body Works, Victoria's Secret, Butterfield, Lombard Target, Von Maur American Eagle, Gap, Lands' End

Oakbrook Center Route 83 and 2,027,000 Lord & Taylor, Marshall Fields, Abercrombie & Fitch, Banana Republic, Burberry, Crate & Cermak, Oakbrook Neiman Marcus, Nordstrom, Saks Barrel, Crabtree & Evelyn, Gap, Pottery Barn, Victoria's Fifth Avenue, Sears Secret, Williams-Sonoma, Ann Taylor, The Bombay Company, Coach, Godiva Chocalatier, J.Crew, Sharper Image, Z Gallerie

Source: Goodman Williams Group, Shopping Center Directory

Page 2 of 2 Location Critria and Locations of Selected Retailers

Location Criteria Current Chicago Area Locations

% in centers Preferred Co-

Retailer Size (SF) Locations Considered / malls Tenants Customer Base Orland Park Oak Brook Michigan Avenue Lincoln Park Chicago Ridge City Ford

Apparel & Accessories Active 5,000 Downtown/CBD 0 - 19% Upscale Adult X Endeavors Ann Taylor 5,000 - Malls, community & 80 - 100% Upscale Female XXX 6,000 neighborhood strip, downtown/CBD, freestanding Anthro- 9,000- Malls, pad site/outparcel, 0 - 19% Fashion, Mid, high income, X pologie 15,000 downtown/CBD, Entertainment, teen adult, freestanding Upscale female

Banana 6,000- Malls, freestanding, airport, 80 - 100% Fashion, Mid, high income, XXXX Republic 12,000 outlet Upscale teen, child, and adult Chicos 2,200-3,000 Malls, outlet, neighborhood 49 - 50% Fashion, Mid, high income, XXX strip, downtown/CBD, Entertainment, adult, female freestanding Upscale college-educated

Eddie 5,000-6,350 Malls, power center, outlet, 80 - 100% Upscale High income, XXX Bauer community strip center adult Express 10,000- Mall 80 - 100% Fashion, Mid, high income, XX 12,000 Entertainment teen, adult

Gap 11,000- Malls, freestanding, airport, 80 - 100% Fashion, Mid, high income, XXXXX 46,000 outlet Upscale teen, child, and adult

Goodman Williams Group Page 1 of 5 Location Criteria Current Chicago Area Locations

% in centers Preferred Co-

Retailer Size (SF) Locations Considered / malls Tenants Customer Base Orland Park Oak Brook Michigan Avenue Lincoln Park Chicago Ridge City Ford

House of 40,000 Community & neighborhood 0 - 19% All considered X Brides strip, downtown CBD, freestanding

Old Navy 20,000- Mall, community strip, 80 - 100% Fashion, Mid, high income, XXX 35,000 downtown/CBD, upscale child, teen, aduly freestanding, airport/transportation

Talbots 3,700-5,000 Malls, community & 20 - 39% Fashion, High income, XXX neighborhood strip, upscale, outlet adult, senior, downtown/CBD, college-educated freestanding professionals The Sports 35,000- Power center, freestanding 80 - 100% All considered Mid, high income, X Authority 45,000 child, teen, adult

Urban 9,000- Malls, pad site/outparcel, 0 - 19% Fashion, Mid, high income, XX Outfitters 15,000 downtown/CBD, Entertainment, teen, adult, freestanding Upscale female

Victoria's 3,900-4,500 Mall, community strip, 80 - 100% All considered Mid, high income, XXXX Secret downtown/CBD, adult, female freestanding Business and Consumer Services

Kinkos 2,000- Community & neighborhood 80 - 100% All considered N/A X 10,000 strip, downtown CBD, freestanding, office buildings

Goodman Williams Group Page 2 of 5 Location Criteria Current Chicago Area Locations

% in centers Preferred Co-

Retailer Size (SF) Locations Considered / malls Tenants Customer Base Orland Park Oak Brook Michigan Avenue Lincoln Park Chicago Ridge City Ford

Food Related Breadsmith 1,800-2,000 Community & neighborhood 20 - 39% Upscale, Mid, high income, X strip, downtown CBD, grocery adult female freestanding

Buffalo Wild 5,500 Community & neighborhood 0 - 19% Entertainment, Mid income, X Wings strip, pad site/outparcel, Grocery child, teen, adult downtown/CBD, airport/transportation, college campus

Caribou 1,600 Mall, community & 60 - 79% Fashion, Mid, high income X Coffee neighborhood strip, entertainment, downtown/CBD, upscale, airport/transportation grocery Cold Stone 1,200-1,500 Mall, community strip, 40 - 59% Entertainment Mid, high income, X Creamery downtown/CBD, adult freestanding, airport/transportation Culvers 5,200 Pad site/outparcel, 0 - 19% All considered Mid, high income, Frozen freestanding adult Custard Einstein XX X Bagel Max & 5,500-7,000 No preference 0 - 19% Fashion, Mid, high income, Erma's Entertainment, college-educated Upscale Starbucks 100-2,000 Mall, community & 20 - 39% Entertainment Teen, adult, X neighborhood strip, senior downtown/CBD, freestanding, airport/transportation

Goodman Williams Group Page 3 of 5 Location Criteria Current Chicago Area Locations

% in centers Preferred Co-

Retailer Size (SF) Locations Considered / malls Tenants Customer Base Orland Park Oak Brook Michigan Avenue Lincoln Park Chicago Ridge City Ford

Home Décor and Furnishings Crate & 12,000- Malls, outlet center, pad 80 - 100% Fashion, Mid, high income, XXX Barrel 39,000 site/outparcel, Upscale adult, female dowtown/CBD, freestanding

Pier One 9,000- Power center, community & 80 - 100% Upscale Mid, high income, XX 20,000 neighborhood strip, adult, female freestanding

Restoration 10,000- Mall, downtown/CBD 60 - 79% All considered Mid, high income, XX Hardware 12,000 adult, senior, college educated

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

Sur La 5,000-7,000 Malls, neighborhood strip, 80 - 100% Upscale High income XX Table downtown/CBD, freestanding The 4,500-5,000 Mall 80 - 100% Upscale Mid, high income XXX Bombay Company

Williams 5,000-6,500 Malls, outlet center, 80 - 100% Fashion, High income, XX Sonoma downtown/CBD, Upscale adult, senior freestanding

Z Gallerie 10,000 Mall, community strip, 80 - 100% Fashion Adult XX freestanding Entertainment, Upscale

Goodman Williams Group Page 4 of 5 Location Criteria Current Chicago Area Locations

% in centers Preferred Co-

Retailer Size (SF) Locations Considered / malls Tenants Customer Base Orland Park Oak Brook Michigan Avenue Lincoln Park Chicago Ridge City Ford

Other Bath & 2,000 - Malls 80 - 100% Fashion Mid, high income, XXXXXX Body 4,500 teen adult, Works female Fleet Feet 1,500 Community & neighborhood 80 - 100% All considered X strip H2O 600-1,200 Malls, dowtown/CBD, 80 - 100% Fashion Mid income, XX adult, female

Kaehler 2,000 Mall, community strip, 80 - 100 All considered XX Luggage freestanding

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

The Disney 3,500-6,000 Mall, downtown/CBD, 80 - 100% Fashion, Mid, high income, XX XX Store airport/transport center Entertainment adult, children

Goodman Williams Group Page 5 of 5 Demographics of Selected Regional Malls Chicago Evergreen Oakbrook Orland Park Orland Yorktown Ridge Mall Plaza Center Place (509,560 Square (651,341 Ford City Characteristics (702,346 SF) (473,617 SF) (1,184,738 SF) SF) (887,475 SF) SF) (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

Expenditure Potential and Sales: Retail Leakage Estimates

Beverly Morgan Park Mount Greenwood Retail 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 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.

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

Figure 1: Street Environment and Appearance Key Opportunity Areas Despite the arterial nature of 95th Street, traf- Several areas have been identified as key op- 95th Street Corridor: fic moves through the corridor at moderate portunities to focus improvement or redevel- speeds due to the presence of on-street park- opment efforts. These are identified as fol- Existing Conditions ing, wide median plantings, buildings built to lows. the lot line, and regular traffic signals. The cor- This corridor includes the 95th Street frontage from Ashland Avenue to Western Avenue. ridor has a wide right-of-way (108 feet) that is Site 1 The northern blockfront located at 95th Street is one of the main commercial corridors in the area carrying significant mitigated by median plantings and on street Damen Avenue currently consists of two amounts of traffic to and through the community. Beyond the study area boundaries, this parking, which contribute to a safe and invit- buildings, including a vacant restaurant and major arterial provides access to I-94 on the east and I-294 on the west. ing pedestrian environment. deteriorated one-story commercial building.

The staggered, signalized intersection at Site 2 This southern blockfront is located at Damen Avenue presents potentially hazard- Damen Avenue. Half the blockfront is occu- ous traffic movement and is detrimental to pied by a large parking lot that is for sale and the pedestrian environment. Intersection im- two buildings in poor condition. provements should be examined for ways of Site 3. The four blockfronts at Hamilton Ave- enhancing safe pedestrian crossings and traf- Legend: Land Use Building and Site Conditions nue constitute this "site" and include multi- fic movement. Enhanced pedestrian cross- v The corridor is largely comprised of commer- Buildings are generally characterized by a ple buildings characterized by dated facades Vacant Land/Parcel ings should also be emphasized at Leavitt cial retail uses but includes several public mix of older, obsolete buildings, one and two and recessed storefronts and entrances. Vacant Building and institutional uses, particularly in the east- stories in height, with several vacant build- Avenue and near the 95th Street Metra sta- Partially Vacant Building ern portion of the study area. Vacant build- ings and storefronts throughout. New devel- tion. Site 4. The southern blockfront at Bell Ave- ings and vacant storefronts are prevalent in opment and renovated buildings provide nue includes a two-story building, two one- Obsolete Building Model streetscape treatments along Borders several areas including concentrations that good examples of building material and de- story buildings that are partially or complete- Surface Parking Area Bookstore frontage are a positive addition to impact nearly entire blockfronts at Oakley sign, though future development should em- ly vacant and a vacant lot. Deficient Building Avenue, Bell Avenue and between Longwood phasize buildings built to the lot line and ori- the streetscape but overall the appearance of and Vanderpoel. A few large public and pri- ented to the street wherever possible. the corridor is cluttered and unappealing Site 5. The northeast corner of the 95th and New Development vate parking lots along the corridor are in Sidewalks and curbs and gutters are deterio- due to large and competing signage; inconsis- Western intersection and includes a bank, of- need of improvement and would benefit rating in places and in need of repair. tent streetlight fixtures; overhead power fice building and dilapidated restaurant. from interior and perimeter landscaping. lines; and an overall lack of pedestrian light- ing and site furnishings. Site 6. Includes a large vacant multi-tenant building at the southeast corner of 95th Street and Western Avenue.

94TH

Charles

Vanderpoel

Pleasant

Longwood

Damen Winchester

vv Ashland 95TH

Western v

Prospect

Vanderpoel

Beverly Bell

Charles

Wood

Seeley

Hoyne

Oakley

Leavitt

Damen

Hamilton

Claremont

Longwood Winchester

96TH

0 350 650 1,000 Feet

Corridor Opportunity Study
Goodman Williams Group
URS
TPAP
Mid America Real Estate Corporation
February 2005

119TH Feet

118TH 117TH

Oakley

V V

400

V 116TH 0 800 1,600 2,400

Legend: Land/Parcel Vacant Building Vacant Building Vacant Partially Obsolete Building AreaSurface Parking Deficient Building New Development

V

115TH V

V

114TH Artesian

TH 4 114TH 1

113TH

TH 13 113TH 1

V

112TH

V

112TH

111TH

V 111TH

Artesian

110TH 109TH Located between 106th and 107th Streets, 106th and 107th Streets, between Located This site includes two buildings between buildings between includes two site This This site encompasses the four blockfronts at blockfronts the four encompasses site This just north is located site This of Kennedy Located just north of 94th Street, this group this group just northLocated of 94th Street,

108TH 108TH

buildings in need of major repair. The largest of all the largest The buildings in need of major repair. car dealer- that make is the vacant up this site parcels neighborhood "institution," RainbowThe Ice ship. is a distinctive and nostalgic community Parlor Cream im- in any asset that should be preserved and featured plan. provement of is situated across the street from Sam's Club in Ever- from the street across of is situated older of several consists the site Currently Park. green The parking lot and a large area. a vacant buildings, uses and marginal vacancies, by is characterized site poor building and property conditions. Site 2. Site 3. repair and auto including a tire 95th and 97th Streets, While these properties in are shop and a strip center. the auto-service use and the strip sound condition, West- 95th & design conflict with the vision for center on the corridor. elsewhere ern and should be located Site 4. Site 5. vacant area, vacant large by is characterized this site buildings in poor condition. buildings and a few and Kerry Cork established, the well home to Though negative- within the area vacancies the excessive Pub, ly impacts of the corridor. the appearance Site 6. the intersection of 103rd and Western and includes Western the intersection and of 103rd maintained sound building and attractively many Despite the Walgreens. including the new buildings, is character- the site of these selectpresence buildings, parking large buildings, obsolete vacancies, by ized an important As land uses. and incompatible areas, includes several this area the community, to gateway and redevelopment. opportunities renovation for Ave- Western side of on the west (113th Street) Park buildings small obsolete of several nue and consists

107TH

107TH

V

V

V

V V

V

V

106TH

V 105TH February 2005

tern ●

Artesian

Wes

Claremont

104TH

103RD 103RD

Located between 91st Street and 93rd Street, Street, and 93rd 91st Street between Located

V BOSAK

this site is characterized by excessive vacancies and vacancies excessive by is characterized this site Site 1. Site 1. Key Opportunity Areas Key effective appearance along the corridor. appearance effective the eye of vehicular travel creating a cluttered and in- a cluttered creating travel of vehicular the eye business signage competes with one another to catch catch with one another to business signage competes er lines, billboards, as well as large and protruding and protruding as large as well billboards, er lines, corridor. From a vehicular perspective, overhead pow- overhead perspective, a vehicular From corridor. activity and result in a lifeless environment along the activity environment in a lifeless and result caused by multiple curb cuts discourage pedestrian multiple curb cuts discourage caused by street trees, limited or interrupted on-street parking on-street or interrupted limited trees, street street treatment along the corridor, poorly maintained along the corridor, treatment street the absence of median plantings or other mitigating the absence frequent traffic signals. These conditions, coupled with coupled conditions, These signals. traffic frequent ately fast speeds due to the wide right of way and in- the wide right of way fast speeds due to ately Generally, traffic moves through the corridor at moder- the corridor through moves traffic Generally, ing materials. ing materials. ed to street trees and special sidewalk or parkway pav- and special sidewalk or parkway trees street ed to scape treatment along this bulk of the corridor is limit- along this bulk of the corridor scape treatment end of the Western Avenue corridor, the overall street- the overall corridor, Avenue Western end of the employed. Despite median plantings along the north employed.

101ST

V

Mid America Real Estate Corporation Mid America Real 100TH ●

TPAP TPAP

● 99TH URS

● 97TH

style that other commercial corridors have successful successful have corridors style that other commercial attractive signage, colors, built form and architectural and architectural built form colors, signage, attractive formity of such elements as quality building materials, of such elements as qualityformity building materials, Aesthetically and physically, the corridor lacks the uni- the corridor and physically, Aesthetically Street Environment and Appearance of the adjacent residential neighborhoods. residential of the adjacent quality of construction and design that is a hallmark scape treatment do not reflectscape treatment the character and sign, site development and a general lack of street- and a general development site sign, ment has occurred along this corridor, building de- along this corridor, ment has occurred While some isolated new development and redevelop- new development While some isolated and unsightly. and unsightly. and larger vacant land areas are poorly maintained are land areas vacant and larger and storefronts are scattered throughout the corridor the corridor throughout scattered are and storefronts es and strip center developments. Vacant buildings Vacant developments. es and strip center fast food restaurants, auto repair and service repair auto business- restaurants, fast food the freestanding, auto-oriented buildings that include auto-oriented the freestanding, and condition. Later development is represented by by is represented development Later and condition. to the 1940s and 1950s and is marginal in character the 1940s and 1950s is marginal to Building architecture on Western Avenue dates back dates Avenue Western on Building architecture Building and Site Conditions 96TH

Goodman Williams Group

Oakley

Claremont ●

95TH Western

eet carrying regional traffic from numerous com- eet carrying regional traffic

94TH

V

92ND 92ND

V 91st Western Avenue is a major arterial str Avenue Western munity to the neighboring suburb of Blue Island and be- within the City areas of Chicago extends corridor from 91st Street on the north to the City of Chi- Avenue Western The yond. limits at 119th Street on the south. cago Land Use majority of the the vast uses comprise Commercial local retail, and encompass corridor Avenue Western particularly to 91st Street from service uses, and office traf- 119th Street, to South of 111th Street 111th Street. activityfic and commercial and non-residen- decrease number of communi- A limited tial uses predominate. These Avenue. Western along ty located facilities are public and paro- and several include Kennedy Park one of the new- Arts Beverly The Center, chial schools. est community facilities in the community is located in the 111th and is addressed Western at 111th and corridor. Street on the found and bars are taverns Nearly a dozen front- the eastern However, side of the corridor. west within a "dry" is located pre- Avenue Western age of cinct in commer- the sale of all alcohol and prohibits which is starkly policy, This cial establishments. an equally has played Avenue, Western evident along and other commercial on 95th Street significant role Avenue. Western east of areas Appendix B Figure 2: Corridor:Western Avenue Existing Conditions Corridor Opportunity Study

Feet

Oakley

109TH 110TH 110TH

111TH Pl. 111TH Pl. 112TH 112TH St. 112TH 400

V 0 800 1,600 2,400

V V Artesian

113TH Legend: Land/Parcel Vacant Building Vacant Building Vacant Partially Obsolete Building AreaSurface Parking Deficient Building New Development Open Space

110TH Campbell

V Maplewood

110TH

Rockwell

eet

Talman

111TH Str 111TH Washtenaw

V

Fairfield

California

Sacramento

Whipple 112TH (57,600 s.f.) Located on Western be- Western on Located (57,600 s.f.)

. (19,681 s.f.) Across the street from from the street Across (19,681 s.f.) . Albany Site 2 Site 3. nor arterial corridors this compact, grouping grouping nor arterial this compact, corridors exces- by is characterized of small storefronts appear- and dated and a tired vacancies sive overall. ance tween 110th and 111th, this site is character- this site 110th and 111th, tween land uses and obsolete incompatible by ized buildings. the Beverly Arts Center, this site consists of a consists this site Artsthe Beverly Center, parking buildings in fair condi- lot and two tion. February 2005

● Tro y

Ked zie

Sawy er

V

V

110TH Spaulding

Christiana Christiana

. Located at the intersection of two mi- at the intersection of two Located . Homan Homan

V Mid America Real Estate Corporation Mid America Real

Street Environment and Appear- ance is character- environment street overall The width and limited street the narrow by ized areas, In some commercial sidewalk depth. includes just the side- the pedestrian way parking On-street serves be- as a buffer walk. traffic. pedestrian and vehicular tween el- streetscaping ability accommodate The to right the narrow due to limited ements are minimally present and as such are of way Overhead power condition. and in marginal light poles domi- street lines and wooden line. the eye nate Site 1 Parking is available on-street throughout the throughout on-street is available Parking lots adja- off-street and in several corridor buildings. to cent ●

Trumbull Trumbull

TPAP TPAP

St Louis Louis St St URS

● Drake

V Central Park Central

V Millard

Lawnda le

Goodman Williams Group Ridgewa y ●

Building and Physical Conditions Building and Physical of poor in several are Building conditions along the 111th Street areas the commercial of inconsis- Building facades consist corridor. within the same blockfront materials tent or no transparency on and limited is present A significant number of build- storefronts. lots within buildings and vacant spaces ings, while still along the corridor, present were others advertised for buildings and spaces sale or lease. in sound generally Residential buildings are concentrated and appropriately condition the intersection from of major mile away benefit could though some areas streets Commer- plantings. parkway improved from single story predominantly cial buildings are the built to structures with small storefronts and not narrow Sidewalks are right-of-way. an active pedestrian environ- to conducive ment.

Hamlin

110TH

Springfield Harding

111TH The 111th Street corridor extends from Western Avenue to Pulaski Road. 111th Street is a 111th Street Road. to Pulaski Avenue Western extends corridor from The 111th Street major arterial the Study Area to I-57 on the east beyond that with connections street through the length of Study Area is a two-lane 111th Street roadway boundaries. with on-street parking on both sides. Figure 3: Land Uses Street Corridor: The 111th Existing Conditions Appendix B of a mix commercial consists corridor The most active concen- The uses. and residential at the in- uses is found of commercial tration few Though tersection of 111th and Kedzie. in- public and institutional uses, in number, cemeter- two Artscluding the Beverly Center, a a park and high school comprise ies, portionlarge frontage of the 111th Street the uses from the commercial and separate Residential uses include uses. residential units above residential apartment buildings, and intermit- condominiums commercial, single-family homes. tent Corridor Opportunity Study 114TH Feet

400 113TH 0 800 1,600 2,400

Legend: Land/Parcel Vacant Building Vacant Building Vacant Partially Obsolete Building AreaSurface Parking Deficient Building Residential New Development 113TH

V

113TH

112TH

Troy

Sawyer

V

111TH

V

110TH

Kedzie 109TH February 2005

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108TH 108TH

. This site is located at the southeast is located site This . 107TH Estate Corporation Mid America Real ● ented, very little opportunity new exists for ented, opportuni- Several development. commercial are and redevelopment improvement ties for Howev- Corridor. discussed in the 111th Street the remain- was identified for er only one site Corridor. der of the Kedzie Avenue corner of the 103rd Street intersection Street and in- of the 103rd corner servicecluded a vacant station. opportunityAdditional be repre- may areas uses within commercial isolated by sented portionthe essentially residential of the corri- dor. Site 1 TPAP TPAP
URS

● 106TH

Goodman Williams Group 105TH ●

Building and Physical Conditions Building and Physical generally are conditions Building and site maintained along the corridor, good and well inter- of the 111th Street with the exception section described previously. Streetscape and Aesthetics good along the corri- are Sidewalk conditions es- limited amenities are dor and streetscape evenly which are trees, street sentially to set Homes are maintained. and well spaced but could the street from back appropriately plant- additional parkway by be enhanced ings. signage is the northernAt node, commercial prop- Jewel The and unattractive. inconsistent erty is in need of landscaping both on the in- of its parking and perimeter terior lot. Opportunity Areas: Key While modest in scale and neighborhood-ori-

er

Sawy

104TH

Albany

1 103rd Appendix B Land Uses the Modest single family homes comprise in- majority with isolated of the corridor vast shop repair uses such as an auto compatible area commercial The at 108th Street. located at the north is dominated end of the corridor res- uses including fast food auto-oriented by and con- gas and service stations, taurants, Ridge Funeral Beverly The stores. venience 104th and 105th between located Home, serves use be- as a good transitional Streets, to area active commercial the more tween the north the uses to and the residential descri- intersection, 111th Street The south. represents corridor bed in the 111th Street uses of commercial concentration the largest along the corridor. including a library community facilities, Two with the predominant- fit in well and church, functionly residential of the corridor. The Kedzie Corridor from 103rd Street to 115th Street is primarily residential in use with se- to 115th Street Street 103rd from Corridor The Kedzie Single-family and 111th Street. Street uses near 103rd of commercial lect concentrations the majorityresidential uses comprise of the corridor. Figure 4: Corridor: Avenue Kedzie Existing Conditions Corridor Opportunity Study Feet 400

ood Hermosa 0 800 1,600 2,400 Legend: Land/Parcel Vacant Building Vacant Building Vacant Partially Obsolete Building AreaSurface Parking Deficient Building New Development

Homew

V

V V

Monterey

111TH Pryor

Esmond

Hale Chelsea Prospect

108TH

Building conditions are in generally in in generally are Building conditions and infrastructure but site sound condition within the Metra parkingconditions lot and of the lo- Several poor. quite are local streets the original cobblestone retain cal streets places in numerous been patched but have Me- large The swaths of concrete. with large station is parking the train tra to lot adjacent and broken growth with weed covered A secondary parking Metra lot south curbs. along the railroad is located of 111th Street parkingThis gravel lot is a large right of way. with broken and indistinguishable area of parking spaces. curbs and unclear layout

Hale 107TH Longwood 2005 111th Street is on the north side of the Metra Bohn Park and a off area which has a drop Station, Park Morgan parking commuter lot. large High School expansion is under construc- station of the Chica- tion and a new branch Department east of immediately go Police On the south side of Me- the Metra Station. Professional Park Station is the Morgan tra a new strip building with several Center, is also the There and a bank. medical offices Office Building and its parkingUS Post locat- ed next an old building that has been con- to as a Catholic use as well verted residential to Other businesses in Ministry Center. Youth Café, Express include the Lonigans this area Barber and Beauty DiCo- and Gramp Beverly condos uses are other predominant The las. also a number of are There and apartments. old of the narrow units in several vacant buildings. Two daycare facilities are located in convert- located facilities are daycare Two one of which has buildings, ed commercial and is particularly windows for few unsuited use. its current station is train the 107th Street for Parking the linear parking to provided limited areas site Parking right of way. along the railroad by poor and characterized are conditions wires. and overhead depressions lots, gravel

● ✦❅❂❒◆❁❒❙ 104TH Hale

Walden

Longwood

Wood 103RD Mid America Real Estate Corporation Mid America Real 107th Street 107th with residential is predominantly area This area The development. commercial limited sta- the train built up around is completely or no opportunities few new for tion leaving Most of the resi- development. commercial or apartment condos dential uses are and dry as cleaners as well shop, is a coffee there within 100 stores other small convenience townhome A newer station. of the train feet in the Study Area is located development and site that reflects architectural strong planning elements. building. In addition to health and beauty In addition to building. offices professional several are there stores, Some small home serviceand several stores. Clean- of the businesses include Fernwood Im- Calabria Jack Simmerlings Art Gallery, ers, new bou- and several Pace, Woman's A ports, tique clothing stores. in uses found some marginal are While there vacan- few station, buildings east of the train of drop-off With the exception cies exist. long term limited parking users, Metra for parking via parallel parking is available the to right of way along the railroad spaces north parking lot extending and a paved 105th Street. to southward ● TPAP TPAP
URS ●

Goodman Williams Group

●

103rd Street 103rd is area Street the 103rd around retail The housed in the mostly existing small narrow of a very few buildings with the exception such as the CVS which is in a bigger stores and a coffee shop are found. In addition found. shop are and a coffee on small sites other small stores are there or no parkingwith limited opportunities. A very short few parking term are spaces right of way. along the railroad available station within this Metra train Streetscaping pres- that are Planters is minimal. Study Area not been main- ent along the sidewalk have of flowers. in place grow tained and weeds

Beverly Glen Beverly

99TH Longwood

Wood Walden Appendix B Four of the train stations that stop in the Study Area comprise the Train Station corridor. Station corridor. Train the stations that stop in the Study Area comprise of the train Four discussed elsewhere (95th Street Corridor) stations in the community are train Additional The four not included in this study. and were component a commercial or do not have mix and quantity of land use in pedestrian activity, differ considerably station areas train in this and redevelopment improvement that influence The issues and forces and density. 99th Street north The has several side of 99th Street with apartments stores small retail of in rear offi- small professional buildings and several Some of the businesses include Allstate ces. Residential is the Luna. and Café Insurance small are There use in this area. predominant redevel- uses suitable for with marginal sites opment but parking will be an issue. uses Streets Wood Glen and Along Beverly offi- small professional include apartments, also vacancies are There stores. or retail ces On the in some of the buildings. present and on the southwest side of the tracks west of a row Parkway, Walden along quadrant a bookstore, Things, such as Ribs and stores Figure 5: Existing Conditions Train Station Corridor: Corridor Opportunity Study 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 - 1 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 - 2 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.

Corridor Opportunity Study – Streetscape Improvements C - 3 Beverly, Morgan Park and Mount Greenwood