Route 171 Corridor Opportunity Analysis
City of Lockport, Illinois
Route 171
Prepared by Hitchcock Design Group in association with Wolhtgroup, Baxter & Woodman, and Business Districts, Inc.
September 2019 290 90 94 O’HARE
ELMHURST COLLEGE & ART MUSEUM DOWNTOWN GLEN ELLYN DOWNTOWN ELMHURST 290
DOWNTOWN WHEATON YORKTOWN MALL BROOKFIELD ZOO MORTON 88 I-88 CORPORATE ARBORETUM CORRIDR
294 DOWNTOWN DOWNTOWN LA GRANGE HINSDALE MIDWAY DOWNTOWN 90 NAPERVILLE 355 WOODRIDGE CSX BEDFORD PARK 94
GREEN VALLEY 55 THE PROMENADE SPRINGBROOK BOLINGBROOK PRAIRIE WATERFALL ROUTE 171 OAK LAWN ARGONNE GLEN NATIONAL LAB FOREST PRESERVES I-55 DISTRIBUTION CORRIDR COG HILL DOWNTOWN LEMONT PALOS HEIGHTS TAMPIER SLOUGH 57 CHEVRON WOODS REFINERY ROMEOVILLE project area ORLAND GROVE LEWIS ORLAND PARK RUBIO WOODS UNIVERSITY MALL HOMER GLEN 159TH STREET DOWNTOWN PLAINFIELD PRAIRIE BLUFF YANKEE PRESERVE LOCKPORT MESSENGER WOODS LOCKPORT WOODS LOUIS JOLIET PRAIRIE ORLAND MALL GRASSLAND HADLEY SILVER CROSS FIRST MIDWEST VALLEY HOSPITAL AMPHITHEATER 80 SOUTH GREEN ROUTE 53 BELT JOLIET PANDUIT HEADQUARTERS
NEW LENOX VAN HORN WOODS
FRANKFORT ELWOOD INTERMODAL CHICAGOLAND SPEEDWAY Contents
AUTOBAHN COUNTRY CLUB 1 Executive Summary 4 Opportunity Analysis EXXON 12 Preferred Strategy (future) MOBIL
ABRAHAM LINCOLN NATIONAL CEMETERY CENTERPOINT INTERMODAL
MIDEWIN TALL GRASS PRAIRIE 30 MINUTES FROM LOCKPORT Executive Summary
Lockport’s Route 171 Corridor is one of the few areas throughout the southwest suburbs that has access to significant multi-modal transportation assets adjacent to large amounts of relatively undeveloped land. The opportunities that are present in this area are exceptional and Lockport is well-positioned to manage the growth and quality of what ultimately gets built through strategic decisions related to infrastructure, zoning and managing growth. Within 30 minutes, Lockport is positioned close to numerous regional destinations, over 800,000 jobs and significant recreational resources. This Opportunity Analysis includes a summary of the background research and planning exercises conducted for the study area and identifies the key points analyzed in each category. The information collected and analyzed will form the basis for the Preferred Strategy created in the next phase of work. The Preferred Strategy will include integrated, market-supported recommendations for public policy, operational and capital improvements, corridor market positioning and real estate development opportunities.
The master plan includes the area between 2nd Street to the south and Interstate 355 to the north. Although the specific boundaries do not extend west to New Avenue or Interstate 355 south of 143rd Street, this analysis recognizes the impact those properties can have on the viability and vibrancy of the corridor, making them an influencing factor.
Defining objectives is a critical early function of a plan that provides direction and guidance as recommendations and the Corridor’s market position is articulated. Guiding the work are three complementary directives:
Establish a Market Supported Brand Position and Brand Promise The Route 171 Corridor is Lockport’s signature ‘Green Gateway’ and should project the City’s status as a high quality community.
Attract high quality investment and development One of the most attractive components of the study area is the amount of developable land that is west of the corridor. This land is well-positioned to accommodate new sustainable growth that, guided by utility extensions, annexations and zoning improvements, can serve Lockport’s long-term economic interests.
Elevate the corridor’s character Promote first class landscape, developments, roadway improvements, signage and branding to enhance the corridor’s ‘curb appeal’ and elevate its profile in the investment community.
Archer Road / Interstate 355 Interchange
Master Plan Area
Downtown Lockport
Opportunity Analysis 3 Introduction
The most promising opportunities for the Route 171 Corridor are based on the alignment of significant study area resources, a modest local market, substantial regional marketplace, and the behaviors and expectations of a cross-section of community stakeholders. The Resources includes the study area context, existing land use, infrastructure, appearance, brand and image and financial considerations. The Marketplace focuses on trends, local economics and the existing condition of, and prognoses, for a variety of different market sectors including retail, residential, commercial and industrial. Stakeholders provide critical input regarding historical and cultural perceptions that influence market dynamics. These perceptions provide a window into things that are not readily apparent. The best opportunities are identified for further study in the Preferred Strategy phase of the study.
Resources Key resources analysis The 4-mile, 800 acre study area includes both tangible and intangible resources takeaways: that shape the Corridor’s ‘brand experience’. These include a combination of a two and sometimes four lane road connecting Interstate 355 with Downtown Lockport The study area is well that collectively are the City’s primary northern gateway. The study area’s positioned within the Des character as a green corridor with historic appeal and close proximity to transit Plaines River Valley accessible and transportation nodes are highly marketable assets that have benefited, and will continue to strengthen, the community in the future. to both Metra and Interstate 355 within 5 minutes (Figure 4) Traveling west from Chicago, the corridor, an Illinois Department of Transportation (IDOT) route, changes from urban and industrial to green Key planning documents and rural west of LaGrange Road. This demarcation is enhanced by the large do not reflect shifts since forest preserves between Willow Springs and Lemont. The residential nature the recession, creating of Lemont’s section of the corridor and the relatively undeveloped nature of Lockport’s section continue that character, creating an uncommon experience mixed messages for private within the context of Chicagoland’s major arterial corridors. Within Lockport, developers seeking a the road has several associated names. North of 151st Street, it is ‘Archer reasonable return on their Avenue’, south of 151st Street it is ‘State Street’, and south of Division Street it investment is ‘Collins Street’ and all of it is ‘State Route 171’. These changes - in both name and appearance - detract from the corridor’s otherwise welcoming qualities. The Lockport is a one-sided market name changes especially create navigational confusion and weaken the corridor’s collective identity. because of the significant non- residential uses west of the Jurisdictionally, the study area is a jigsaw puzzle of City and County controlled downtown (Figure 3) land zoned for industrial, commercial, residential and agricultural uses (See Figure 1). Much of the corridor, even property touching Archer Avenue, is The land under County under County zoning jurisdiction, which limits the City’s ability to manage jurisdiction is not served development, appearance and planning. However much of the land is not served by utilities, which the City can provide to encourage annexation and development. by utilities, giving the City The City’s Comprehensive Plan, last revised in 2009 at the height of the an opportunity to manage recession, is outdated for the changes in the economy that occurred as a result development and encourage of overdevelopment in the early 2000s, especially in the retail market sector. annexation However, the market never responded to that plan, leaving retail and commercial development focused, fortunately, in its pre-recession locations, around major Much of the land is large lot roadway intersections. residential and agricultural The road corridor is controlled by IDOT and is built for businesses and motorists uses, making property without multi-modal access connecting jobs, housing or recreation. There is a consolidation, where low volume of vehicles, typically an indicator of poor retail potential. In general, appropriate, easier Route 171, within the study area, appears tired, with scattered and disjointed aging development, all of which was developed prior to the City design guidelines Low traffic counts limit the becoming codified in the mid 2000s. New developments, such as the Highlands and Prologis, show the difference between pre- and post- guideline aesthetics. commercial opportunities (Figure 2) 4 Route 171 Corridor Study 135TH S T
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5 Minute Drive - Metra
Interstate I-355
LEGEND 151ST STREET LEGEND
Study area boundary FARRELL ROAD Study area boundary159TH STREET Roadways Roadways Non-residential area 5-minute radius drive time
RT. 171RT.
159TH STREET Downtown Lockport NORTH NORTH
Figure 3: The City’s retail and commercial market is challenged Figure 4: The study area, and the land north of Archer, is well by the one-sided nature of the surrounding topography and land positioned within 5 minutes of the Romeoville Metra Station use. Industry, canals/rivers, Lewis University, open spaces and the (Heritage Corridor line) and the Archer Avenue/Interstate 355 Stateville complex cover all of the areas west of the city, making interchange, two major transportation connections that few other Lockport’s commercial developments mostly dependent on local communities in the region can boast. Lockport patrons east of the Sanitary and Ship canal. Opportunity Analysis 5 Marketplace A clear understanding of the existing market and national, regional, and Key market analysis local development trends are vital to developing a corridor plan that supports takeaways: appropriate existing uses and identifies both new residential and business opportunities. The study area’s marketplace includes existing and potential visitors, employees, customers, and residents who can be segmented into logical Within 30 minutes, groups and defined by the distance and/or the time it takes them to access residents can have access corridor destinations. This knowledge enables the City to identify policies that fit to 800,000 jobs and nearly a future market positioning and marketing strategy that improves the economic contribution of the corridor to Lockport’s tax base. The data on the opposite page $3B in restaurant spending, presents the existing conditions and trends that will guide future development supporting the benefits of along the corridor. the existing transportation Existing Market Character connections Figure 5 (next page) compares the residential population living in the study area to the population of Lockport. As this information reports, the study area Low density per square hosts residents who are more likely to be renters and slightly older but in other mile offers the potential for characteristics are quite like the residents of Lockport. There are fewer residents per square mile and more jobs per household in the study area than in Lockport. increases in appropriate areas to improve traffic The housing age categories in Figure 7 (page 8) are designed to differentiate volumes, increase commercial potentially historic properties built before 1950, from housing where needed opportunity and provide repairs could exceed the cost of new construction, creating teardown pressure. Many homes subject to teardown pressure are on large lots, so assembling a few another lane to support properties creates opportunities for both industrial and multifamily development. Lockport’s business community Resident and employee experiences within the 30-minute drive time will Focusing on medium-density provide a market for future commercial and residential development. With the intersection of New Avenue and Route 171 as a center point, Figure 8 (page 8) (similar to the R-2, R-3 or reveals the demographic character of this market. This data illustrates a market R-4 District) residential with choices. Within 30 minutes, distribution reaches 1.5 million people, access development can significantly to nearly 800,000 jobs is available and commercial development possibilities are increase EAV while limiting illustrated by the nearly $3 billion in restaurant spending. With an average impacts to schools because commute time of 33 minutes, it is clear that many of the current residents realize of the fewer number of this locational advantage. students generated by those Existing Revenue Basis development types The Equalized Assessed Value (EAV) of properties is the basis for calculating property taxes. Figure 9 (page 8) compares the EAV’s of land uses present in The majority of the homes Lockport. The underlying calculation looks at existing development; however, in the study area were built new residential development in the study area will create higher EAVs. For between 1950 to 1979, neither example, residential townhomes selling for $300,000 each and developed ten units per acre would create a $990,000 EAV per acre. Although residential land historic or new, and on large use provides the most property tax revenue, schools, which are the primary lots, creating an opportunity beneficiaries of property tax revenue, generally support maximizing commercial for redevelopment and industrial EAV because they generate revenue without costs associated with additional students. A key planning factor is identifying types of residential Tax receipts slightly exceed development that supply fewer classroom-age children than others. resident spending because Much of Lockport’s sales tax revenue is generated along 159th Street and the out-of-town customers adjacent commercial centers, however another important source is Agriculture spend within the community, and Manufacturing. Homer Tree Services is an example through the sale of their especially in the agriculture mulch, sold directly to consumers or businesses. Similarly, a direct-to-consumer and manufacturing sector, warehouse via internet sales (now taxable in Illinois), tenanted by a business providing an opportunity to like Wayfair, could provide significant sales tax revenue above and beyond the target revenue-generating typical logistics business that occupies the same type of structure, offering the opportunity to tie development and incentives to the inclusion of specific types of uses in business parks uses.
6 Route 171 Corridor Study Preparing for the Future Although the industrial real estate market dominates the study area development Figure 5: interest, the local market may be weakening, as noted in Figure 10 (next page). Existing Market Character Rents are lower and the availability rates are higher than the regional average. Lockport Study Area The Chicago suburban office market has been weak since the 2008 recession. This Total Population 25,517 2,484 weakness resulted from large businesses relocating into the Loop, employees more frequently telecommuting, less space per employee, and other factors Total Households 9,054 978 relating to technology and amenities. Figure 10 reports market conditions for Population 2,230 1,282 office uses in the suburban markets that might compete with a Lockport project Density and the whole Chicago suburban market. Note that no office is under construction (per Square Mile) anywhere in the Chicago suburbs. Median Age 37.6 41.5
In retail, the Chicago market continues to present dismal prospects for new store Renter Occupied 18.5% 27.8% Housing Units and restaurant construction with very few new larger scale construction projects in the region. Most developers are seeking the more common strategy of re- Average House- $89,028 tenanting existing spaces similar to what NAPA Auto Parts and the Post Office hold have done along 159th Street. Although retailers might propose locating along Income Route 171, the regional and national markets are so weak that choosing Route Median House- $82,717 $67,095 171 could be detrimental to building a strong cluster on Lockport’s developing hold 159th Street Corridor. Because 159th Street has a regional retail presence Income extending far to the east, it can more quickly attract new higher volume stores. Per Capita Income $35,727 $35,050 Commercial space reserved along Route 171 is likely to remain vacant as 159th Street fills. For that reason, it is better to provide limited commercial space at Jobs 7,274 1,265 major intersections such as Smith Road, I-355 and High Road, designed for uses Source: 2017 Experian, Inc. All rights reserved, such as gas stations, convenience stores and services. Alteryx, Inc., BDI
When Highland Ridge has its first resident move-ins in October, Lockport’s rental market will have a new product that tests the area’s ability to compete in the renters by choice market. This market developed as millennials delayed their first home purchase and downsizing baby boomers elected to rent. Market rate apartments like Highland Ridge that are near the Interstate 355 Archer exit also are close to the Romeoville Metra station providing both exceptional transit and automobile access. This is an important opportunity that supports additional luxury rental development.
Complete Lockport’s Full Residential Life Cycle Figure 6: Housing Life Cycle It is beneficial to provide a range of housing variety in the Corridor that attracts new, young residents and provides the choices that keeps them and Lockport’s Apartment move current residents as long-term investors. The entry from parent’s home level housing choice is relatively small, affordable or college dorm apartments near multi-modal transportation nodes. To retain those residents, Lockport must offer more luxurious apartments or smaller owned units that Senior supported Entry Level satisfy the lifestyles of these residents as they form living move family forms families with preschool children. Move-up single move family homes satisfy residents with growing income and school age children. As residents age they may stay in their home or seek a smaller property that is walkable to Downtown and recreational amenities. As residents reach the age where support is necessary, Empty Nester they generally return to rental properties. Figure Move up 6 illustrates this cycle and the need for a balance Move of rental and owned housing. If the denser rental is clustered by commercial nodes, that provides customers for nearby businesses and keeps traffic on Ownership Archer rather than side streets. Rental
Opportunity Analysis 7 Figure 7: Figure 8: Figure 9: Housing Age 30 Minute Drive Time Property Values
Lockport Study Total Population 1,523,964 Acreage % Equalized % EAV/Acre Area Average Household $111,805 Assessed Value Income Before 1950 12.0% 24.7% Median Household $81,661 Residential 2197.8 30.3 $540,642,059 84.2 $245,992 Income 1950-1979 29.5% 45.8% Per Capita Income $40,333 Commercial 305.8 4.2 $61,801,979 9.6 $202,099 1980-1999 23.8% 19.6% Jobs 792,734 Industrial 416.9 5.7 $39,532,000 6.1 $93,256 Restaurant Spending $2,891,695,262 Since 2000 35.3% 9.9% Farm 947.1 13.1 $486,344 0.1 $514 Source: 2017 Experian, Inc. All rights Source: 2017 Experian, Inc. All rights reserved, Alteryx, Inc., BDI reserved, Alteryx, Inc., BDI Source: CMAP Community Profiles, BDI
Figure 10: Markets Industrial Market Rentable Building Area Availability Vacancy User Sales Leasing Activity Net Absorption Under Average Net Asking Submarket (Sq. Ft.) Rate (%) Rate (%) (Sq. Ft.) (Sq. Ft.) YTD (Sq. Ft.) Consturction (Sq. Ft.) Lease Range ($/Sq. Ft./Yr) Far SW Suburbs (14) 90,608,887 10.7 7.6 171,919 3,313,246 649,885 1,894,054 3.75 to 6.00 Joliet Area (17) 81,781,080 14.2 11.6 136,736 1,383,829 -54,436 1,879,593 3.25 to 4.50 Chicago Metra Area 1,182,582,146 5.4 3.5 4,916,539 15,392,566 6,287,152 10,937,403 5.13 Subtotal
Office Market Rentable Building Direct Vacant Direct Vacancy Sublease Vacancy Total Vacancy Q1 2019 Net 2019 Net Under Gross Asking Lease Submarket Area (Sq. Ft.) (Sq. Ft.) Rate (%) Rate (%) Rate (%) Absorption Absorption Construction Rates (Sq. Ft.) (Sq. Ft.) (Sq. Ft.) ($/Sq. Ft./Yr) East-West Tollway 39,262,218 6,417,585 16.3 1.0 17.3 (73,868) (73,868) - $23.76 South Suburbs 2,311,411 419,588 18.2 0.1 18.2 43,633 43,633 - $14.47 Total Suburban 102,909,660 18,378653 17.9 0.9 18.7 68,586 68,586 - $23.68
Retail Market # of Properties Gross Building Vacant Area Vacancy Avg Asking Lease Range ($/Sq.Ft./Yr) Submarket (Sq. Ft.) (Sq. Ft.) Rate (%) LOW HIGH
Far S.W. Suburbs 39,262,218 6,417,585 1,135,587 9.1 17.82 20.64 Total 830 138,573,491 15,991,746 11.5 16.64 20.35
Multi-Family Rental Market Smith Avenue New Avenue Study Area Lockport
Single Family 87.5% 95.9% 83.4% 88.3% Rental % 18.5% 11.1% 32.2% 27.8% Single Family Rental 6.0% 7.0% 15.6% 16.2% Source: CBRE’s 2nd Quarter 2019 Market report for the Chicago region
8 Route 171 Corridor Study Stakeholders
The team conducted a series of confidential stakeholder interviews capturing Key stakeholder analysis a range of perceptions from a broad spectrum of business and property owners, takeaways: developers, elected officials, residents and local government representatives. Many acknowledged the underdeveloped nature of the corridor and the Entry level housing, of varying opportunities for aesthetic and development improvements. Stakeholders believe that Interstate 355, and specifically the interchange, has a significant influence densities, is a critical land use on the development potential of the area, and in some cases, is more important for the future than the Downtown or rest of the City. Although many knew of the Romeoville Metra station, there was general consensus that people do not recognize how Access to Interstate 355 is the close it is to the study area, offering a potential opportunity and marketing driver for development in this strategy. area The commercial development is somewhat constrained by the lack of traffic and some of the multi-tenant spaces are challenged to attract new or better uses There is an unrealized by the condition and appearance of the buildings, much of which is controlled opportunity based on the by multiple owners. There is a recognition that a significant majority of the proximity to the Romeoville commercial buildings in the corridor are old and little to no new space has Metra station been added in years. That, combined with the somewhat random, large lot homes, provides a rural, aging appearance to the corridor’s character. Beyond commercial development, stakeholders shared a concern for the quantity of Senior housing is an important manufacturing and industrial uses that are spread along the corridor and the market segment but needs to lack of aesthetic and zoning controls by Will County is continually putting be close to other commercial or pressure on the City’s ability to reinforce their brand. downtown amenities Generally, stakeholders are supportive of the Highlands multi-family residential Downtown is a destination development and are anxious to see it be successful. The absorption rate will certainly be a gauge for how additional, similar residential units could be and this corridor could be the developed in the area. The clustered nodes of commercial and retail at High ‘Green Gateway’ into town Road and Smith Road could be prime locations for adding density in an area that minimizes the impact on adjacent residential areas but can significantly benefit The character of the corridor is the commercial land. rural. Residential development could refine the heavily landscaped nature of its appearance The history of the corridor is a foundation to build upon and multi-modal access (I-355, Metra, trails) is supportive of enhancing that legacy Focus retail on 159th Street, build the population in the Route 171 corridor Property values are not aligned with market realities
Opportunity Analysis 9 Opportunities
Lockport’s aspirations and resources combine with the market to define a number of opportunities that will strengthen investor interest and the community’s overall marketplace profile. There are two major opportunities that emerged from the analysis.
Differentiate the Route 171 Corridor as a regional destination that provides the best access to Downtown Lockport
Few Chicago metro area communities have the history and character that exists in Downtown Lockport and the 30-minute drive time market that surrounds it. Yet, it appears that the larger region recognizes neither Downtown Lockport’s quality nor clearly understands the easiest way to travel there. The City can improve the image of Downtown and the community as a whole by investing in public improvements that strengthen the corridor’s curb appeal and investment prospects. These investments include:
Create a signature CITY gateway at Interstate 355 Similar to the recent improvements at 159th Street, the roadway width of Route 171 at the exits includes a wide median that could be converted to a landscape area including signage and wayfinding elements.
Construct a signature DOWNTOWN gateway at New and/or 2nd Street The recognition of the downtown and the change in appearance and land use can be highlighted by elements that signal to motorists, pedestrians and cyclists that they are in a unique part of the community.
Build a multi-modal trail The trail would connect the I&M Canal and the future Veterans Memorial Trail along Archer. This will improve infrastructure, enhance safety and strengthen the corridor’s overall marketplace appeal. By connecting into the Lockport Bicycle Plan, the expanded trail system will improve residents’ links to employment, recreational amenities and shopping. It will also encourage healthy active lifestyles in an atmosphere that is active, clean and safe.
Consolidate and minimize curb cuts Where possible, combine access points into developments to keep traffic flowing and make ingress and egress safer for cars, bicycles and pedestrians.
Bury power lines from New Avenue to 7th Street As a part of the gateway experience, the power lines could be buried to improve aesthetics and reinforce the refined condition of the community. Alternatively, a consistent landscape treatment, planned to work with existing power lines, could be utilitized to minimize their appearance.
10 Route 171 Corridor Study Capitalize on opportunities to capture property and sales tax revenue
With recent changes in Illinois sales tax collection that provides municipal revenue from internet sales and the possibility of sales tax expansion to cover services, it is important to consider new market supported land use models for generating local sales tax revenue. This approach also prevents destructive competition with the growing commercial cluster on Lockport’s 159th Street. Property values and, by extension, property tax revenues rise when market demand is met by apartments connected to amenities like convenience shopping and personal services. These amenities are ideally clustered in centralized locations with easy access such as major roadway intersections. Investments that capitalize on this opportunity include:
Encourage horizontal and vertical mixed-use development Pair commercial and entry level multi-family residential at Route 171’s intersections with Smith Road, Interstate 355 and High Road.
Complete Lockport’s full residential life cycle It is beneficial to provide a range of housing variety in the Corridor, including entry level apartments near multi-modal transportation nodes and Downtown as well as senior-targeted development that relies on walkability. Residential clusters by commercial nodes will provide customers and keep traffic focused on Archer rather than side streets.
Seek alternative warehouse users If additional warehouse development occurs, identify incentives to attract distribution businesses that deliver directly to consumer and therefore produce local sales tax revenues or higher than typical normal employee counts for a distribution facility. This could occur via a facility more focused on manufacturing rather than movement of goods.
Promote desired development through managed growth Much of the area northwest of the corridor is undeveloped and underserved by utilities. The opportunity to extend capacity into those areas offers opportunities for appropriate annexation and management over the quality of development.
Work with existing property and business owners to improve the condition and appearance of their developments Create opportunities for landscape enhancements, facade improvements and better maintenance through public/private partnerships integrating the state, county, township, park district, city and private landowners.
Opportunity Analysis 11 12 Route 171 Corridor Study