context - chicago3 context 18 36% 2010 share of population within 1/2 mile of rail transit far...

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FAR SOUTHWEST SIDE HISTORY AND COMMUNITY ASSETS The three community areas of the Far Southwest Side Planning Area – Beverly, Morgan Park and Mount Greenwood – first began to develop as Chicago suburbs in the mid- to late-nineteenth century. Morgan Park, in 1869, was the first area of the three to see residential develop-ment take shape, which became more desirable after commuter rail service was established in 1888. Large homes were built along the Blue Island Ridge, an elevated area left behind during the last glacial period. Beverly, too, attracted those seeking a suburban environment in the late 1800s, with large houses being built along Long-wood Drive. Development in these two community areas focused mostly east of S Western Ave until the post-WWII building boom, which lasted through the 1970s.

Mount Greenwood was first estab-lished as an outpost where those visit-ing a nearby cemetery could patronize taverns and restaurants. The area was one of the last neighborhoods annexed

to Chicago–in 1924–and most resi-dential development began after the Federal Works Program Administration began installing sewers, streets, and street-lighting in the 1930s.

Today, the Far Southwest Side is largely comprised of neighborhoods with sin-gle-family homes on tree-lined streets, with residents commuting to jobs in other areas.

Beverly is home to two Chicago Landmark Districts that showcase the grand homes built in the area in the late 1800s and early 1900s: the Long-wood Drive District, which extends into Morgan Park, and the Walter Burley Griffin Place District. In addition, the Beverly/Morgan Park Railroad Station District includes six commuter railroad stations along the Rock Island District Metra Line, across both the Beverly and Morgan Park communities.

In addition to these historic homes and train stations, Beverly is home to the Beverly Arts Center and the Dan Ryan Woods. The community is served by the 91st St, 95th St, 99th St and 103rd St Metra stations. Beverly Park offers public open space, and the Beverly Library serves area residents.

Morgan Park includes the few indus-trial properties in the Far Southwest Side Planning Area, as well as the Marshfield Plaza shopping center. The community is served by the 107th St, 111th St and 115th St Metra stations, as well as Kennedy Park and the Walk-er Library.

Mount Greenwood is home to Saint Xavier University, as well as the Chica-go High School for Agricultural Sciences which boasts a 72-acre working farm. Mt. Greenwood Park offers public open space with ice-skating and ball fields, while the Mt. Greenwood Library provides the area’s residents with edu-cational programming and materials.

Beverly, S Longwood Dr

Morgan Park, S Western Ave


Mount Greenwood, S Hamlin Ave

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103RD ST

107TH ST

VINC

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KEDZ

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115TH ST

95TH ST

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91ST ST

CICE

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111TH ST

119TH ST

99TH ST DAM

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91st St

95th St

99th St

103rd St

107th St

111th St

115th St

NORTH

ASSET MAPChicago Neighborhoods Now: Far Southwest Side

Map KeyInterstates

Metra Line & Station

Bike Lanes and Trails

Parks and Open Space

Water

Chicago Landmark Districts

Public Schools

Private Schools

Colleges

Libraries

Police Stations

Fire Houses

FIRST DRAFT - FOR DISCUSSION

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DEMOGRAPHICS

Source: 2010 Decennial Census, SF1, Table DP-1 - Profile of General Population and Housing Characteristics: 2010.

Race and Ethnicity2010

2012

Source: 2012 5 Year American Community Survey, Table B19001 - Household Income in the Past 12 Months (in 2012 inflation-adjusted dollars).

Source: US2010 Project at Brown University, Longitudinal Tract Data Base (LTDB), Full data for 1970-2010.

FAR SOUTHWEST SIDECHICAGO

FARSOUTHWEST

SIDE CHICAGO80,9691970

1980199020002010

3,376,15272,757 3,004,43568,302 2,783,57266,036 2,895,52161,657 2,695,249

1970 to 2010Total PopulationRate of Population Change (Percent)

-10%

-20%

0%

10%

20%

1970-1980 1980-1990 1990-2000 2000-2010

-7%

4%

-7%-11%

-10% -6% -3% -7%

1970 to 2010

14%17% 17% 17%

21%

15%

29%

23%

17%

11% 11% 10%

30%30%

25%25%

20%20%

15%15%

10%10%

5%5%

0%0%$25-49k$25-49k $50-74k$50-74k $100-149k$100-149k$75-99k$75-99k<$25k<$25k >$150k>$150k


Household Income

FAR SOUTHWEST SIDE CHICAGO

White Alone

Black or African-American Alone

Asian Alone

Hispanic or Latino, of Any Race

Asian Alone

Black or African-American Alone

WhiteAlone

Two or More Races

Hispanic or Latino, of Any Race

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The population of the Far Southwest Side Planning Area has fallen by 24% since 1970, compared to 20% for Chicago overall. Fifty-six percent of area resi-dents are white, 37% are African-Ameri-can, and 5% are Hispanic or Latino of any race. Nearly 70% of the households in the Far Southwest Side Planning Area earn more than $50,000 per year, and 36% earns $100,000 or more per year. The unemployment rate was lower here than in the city overall in 2012 (the latest year for which Planning Area-level data is available): 10.7% in the Far South-west Side Planning Area versus 12.9% citywide. Unemployment has dropped significantly since then, and this data will be updated in future iterations of this Action Plan.

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COMMERCIAL

4Q 2013Total Vacant Rentable Commercial Building Area (Percent) by Use

Source: Institute of Housing Studies at DePaul University Analysis of CoStar data.

Industrial/Flex

Office

Retail

Building Type Period

Total RentableBuilding Area (sf)

Total Vacant RentableBuilding Area (sf)

Total Vacant RentableBuilding Area (%)

ChicagoTotal Vacant RentableBuilding Area (%)

4Q 20134Q 20054Q 20134Q 20054Q 20134Q 2006

1,201,7561,201,756

648,414648,414

2,379,7761,894,923

2,0001,300

57,45241,958

262,522137,791

0%0%

10%10%

9%7%

13%14%

11%7%

7%8%

Estimated Local Retail Sales (Demand)Actual Local Retail Sales (Supply)

$98.0M$46.6M

$51.5M$32.7M

$67.1M$37.1M

$107.8M$37.9M

$29.9M

$69.9M

$67.9M$25.3M

$51.5M

$18.8M

$56.3M$3.7M

$42.5M

$175.5M$137.5M

$52.7M

$35.9M

Health & Personal Care Stores

Health & Personal Care Stores

Food &Beverage Stores

Food &Beverage Stores

Large Store General Merchandise

Large Store General Merchandise

Neighborhood Store General MerchandiseNeighborhood Store General Merchandise

Eating & DrinkingEating & Drinking

Auto Sales& ServicesAuto Sales& Services

$51.3M$39.1M$12.1M

Non-store RetailersNon-store Retailers

00 $100M$100M$50M$50M $150M$150M $200M$200M

Source: 2013 City of Chicago Citywide Retail Market Analysis of Esri Business data.

Home Appliances &Furnishing Stores

Home Appliances &Furnishing Stores

Retail Gap Analysis2013

Local sales exceed local demandLocal demand not satisfied by local sales


According to a study commissioned by the City in 2013, which analyzed resident buying power and actual retail sales within each of the Chicago’s 16 Planning Areas, the retailers operating in the Far Southwest Side Planning Area generate lower sales in many commer-cial categories than the neighborhood residents would be expected to buy. This suggests that many Far Southwest Side Planning Area residents leave the area to shop for goods and services in these categories. There may be an opportunity to recapture some of that spending that is leaking out of the Planning Area into the surrounding areas.

Vacancy rates in the Far Southwest Side Planning Area have risen for office and retail space between 2005 and 2013, and vacancy rates have remained at 0% for industrial space in the same time period. The 11% vacancy rate for the 2,379,776 million square feet of retail space in the Far Southwest Side Planning Area is the highest among the 16 Plan-ning Areas, which further underlines the need to develop strategies to strengthen the retail market within the area.

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HOUSING

39.3% 40.9%

1% 1%

9.5%56.7%

33.9%

50.6%

43.4%

59.7% 58.2%

6%

FARSOUTHWEST SIDE CHICAGO

No Housing Costs

Less Than 30 Percent

30 Percent or More

No Housing Costs

Less Than 30 Percent

30 Percent or More

Owner-OccupiedHousehold

Renter-OccupiedHouseholds

0%

20%

40%

60%

80%

100%

2012Housing Costs as a Percentage of Household Income

Source: 2012 5 Year American Survey, Table B25106 - Tenure by Housing Costs as a Percentage of Household Income in the Past 12 Months.

.

8%

25%

74%

41%

58%

42%

50%

51%

43%

FARSOUTHWESTSIDE

FARSOUTHWEST

SIDE

18%CHICAGO

12%2005 to 2013

Source: Institute of Housing Studies at DePaul University Analysis of Data from Cook County Recorder of Deeds via Property Insight, Record Information Services, Cook County Assessor.

Share of Residential Parcels Impacted by Foreclosure

21%75%

79%25%CHICAGO

2013Housing Composition

SINGLEFAMILY

Source: Institute of Housing Studies at DePaul University Analysis of Data from Cook County Assessor.

Source: Institute of Housing Studies at DePaul University Analysis of Data from HUD/USPS.

Area’s Share of Long-Term Vacant Chicago Addresses4Q 2013

Area’s Share of Chicago Residential Addresses4Q 2013

CALUMET

2%2% 1%1%CALUMET

MULTI-FAMILY

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In the Far Southwest Side Planning Area, 75% of owner-occupants and 58% of renters live in housing that is affordable for those residents (defined as house-holds devoting less than 30% of income to housing expenses), both of which are stronger than the citywide average. The Far Southwest Side Planning Area has a far lower proportion of vacant homes than its share of the city’s housing stock would suggest, and a lower share of homes that went through a foreclosure than the city average. The housing stock in the Far Southwest Side Planning Area is predominantly single-family (79%), the highest percentage of the 16 Planning Areas.

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36%2010

Share of Population within 1/2 Mile of Rail Transit

CHICAGOFARSOUTHWEST SIDE

25%25%Source: 2010 Decennial Census, SF1, Table P-1 - Total Population; City of Chicago Data Portal Shapefiles of CTA Stations, Metra Stations, and City of Chicago Street Network; 2010 TIGER/Line Shapefiles of Cook County Census Blocks.

FARSOUTHWESTSIDE


BICYCLE

0.4%1.3%

DRIVE ALONE

14.0%52.5%

PUBLIC TRANSPORTATION

27.9%

CARPOOL

6.7%10.0%

1.8%6.7%

WALK

0.5%1.5%

OTHER

TAXI

2012

Method of Transportation to Work forEmployed Population Aged 16 Years or Older

Source: 2012 5 Year American Community Survey, Table B08006 - Sex of Workers by Means of Transportation to Work (only age data was used from this table).

CHICAGO 12.4 MI17.1 MI

2011Average Distance to Work (Miles)

Source: Longitudinal Employer - Household Dynamics [LEHD] Origin-Destination Data; 2010 TIGER/Line Shapefiles of Census Blocks.

OPEN SPACE &TRANSPORTATION2010

Acres of Open Space per1,000 Residents

FARSOUTHWEST SIDE

CHICAGO

Source: Institute for Housing Studies, DePaul’s analysis of data obtained from the 2010 Decennial Census, SF1, Table P1 – Total Population; City of Chicago Data Portal Shapefiles of CPD Parks, FPDCC Forest Preserves, CPS Campus Parks, City of Chicago-identified wildlife habitat, and City of Chicago Street Network; 2010 TIGER/Line Shapefiles of Cook County Census Blocks. The universe of open space identified is limited to recreation space (either to enter or view) that is freely accessible to the public.

5.35.3 5.0Share of Population within 1/2 Mile of Open Space

83%83% 92%2010

FARSOUTHWEST SIDE

CHICAGO

76.5%


The residents of the Far Southwest Side Planning Area generally live close to open space and enjoy more acreage per resi-dent than the City’s goal, which is 5 acres per 1,000 residents. By community area, Beverly has 7.9 acres of open space per 1,000 residents, Morgan Park has 3.0 acres of open space per 1,000 residents, and Mount Greenwood has 4.8 acres of open space per 1,000 residents.

Twenty-five percent (25%) of the residents in the Far Southwest Side Planning Area live within a half-mile of a rail station, which is the sixth lowest ratio among the 16 Planning Areas. The average distance to work for residents is also nearly five miles longer than the city’s average. Together, this data might explain why approximately 83% of the residents drive to work, either alone or in carpools.

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FAR SOUTHWEST SIDE EXISTING LAND USE ANDRECENT INVESTMENTSEXISTING LAND USELand within the Far Southwest Side Planning Area is mostly dedicated to housing: 64% of the area is residential compared to 31% of the land citywide. The area contains far less vacant land than the city average, and less land is dedicated to industrial, transportation and utility, and commercial uses than elsewhere in the city.

Located in the far southwest corner of Chicago, portions of the area have a unique, hilly topography not found within the rest of the city. The area also contains a number of green spac-es including the Dan Ryan Woods, two large cemeteries and a private country club. Commercial corridors include S Western Ave, W 95th St and W 111th St. Saint Xavier University owns signif-icant land dedicated to education near W 103rd St and S Central Park Ave.

RECENT INVESTMENTSIn recent years a number of in-vestments have improved the built environment in the Far Southwest Side Planning Area including:

• W 95th St Streetscape Improve-ments at W 95th St between S Western Ave and S Leavitt St. The project included new lighting, signage and surfacing along the commercial corridor. Total Project Cost: $2.1 million

• Former Engine Co. 121 Firehouse at 1706 W 95th St. The City of Chicago sold a former Chicago Fire Department facility to be used as a production facility and headquarters for Optimo Hat Company Inc. Total Project Cost: $822,000

Beverly, S Seeley Ave

111th St Metra Stop

Morgan Park, W 111th St

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EXISTING LAND USEChicago Neighborhoods Now: Far Southwest Side

Map KeyInterstates

Metra Line & Station

Water

Land UseResidential

Mixed Use (Residential + Commercial)

Commercial

Public Facilities + Institutions

Industrial + Manufacturing

Transportation + Utility

Parks and Open Space

Vacant Land

Source: Chicago Metropolitan Agency for Planning’s 2010 Land Use Inventory for Northeasetern Illinois, Version 1.0. Published: December 2014. Map information is not appropriate for, and is not to be used as a geodetic, legal, or engineering base. Map information has no legal basis in the definition of boundaries or property lines and is not intended as a substitute for surveyed locations such as can be determined by a registered Public Land Surveyor.

Citywide Land Use Percentage

31%

8%

2%8%10%

20%

13%

8%

Far Southwest SideLand Use Percentage

64%5%1%

10%

1%2%

16%

1%


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Mount Greenwood, W 111th St

Morgan Park, S Church StBeverly, W 95th St


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FAR SOUTHWEST SIDE PREVIOUS PLANSThe residents, businesses and insti-tutions of the Far Southwest Side Planning Area have contributed their wisdom and hard work towards two planning efforts in the past decade. This Action Plan will build upon this work that has already been undertaken to improve the Far Southwest Side Planning Area. The common themes expressed in the two previous plans focused on enhancing retail uses along commercial corridors and analyzing market potential for new housing development. Where appropriate, the recommendations from these prior plans will be incorporated into the Action Plan as Priority Projects.

Some examples include:

• Complete capital improvements to help maintain and attract retailers from the Beverly, Morgan Park and Mount Greenwood Corridor Opportunity Study, which inspired streetscape improvements along W 95th St, W 111th St and S Walden Pkwy (Priority Projects #1, #2 and #3)

• Provide City incentives to generate economic development from the Beverly, Morgan Park and Mount Greenwood Corridor Opportunity Study, which inspired the Buona Beef Redevelopment and Beverly Library Redevelopment (Priority Projects #8 and #9)

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ANALYSIS FOR MORGAN PARK, BEVERLY AND MOUNT GREENWOOD

August 2006

Participating Organizations• Chicago Department of Planning and

Development

Priority Recommendations• Maintain the commercial character

of W 95th St and S Western Ave

• Focus new development in transit-oriented nodes around train stations, infill and on sites that will support the area’s strengthening secondary commercial areas

• Ensure that all approved projects should meet guidelines that maintain the study area’s reputation for quality housing

BEVERLY, MORGAN PARK AND MOUNT GREENWOOD CORRIDOR OPPORTUNITY STUDYFebruary 2005

Participating Organizations• Chicago Department of Planning and

Development

Priority Recommendations• Concentrate new development along

W 95th St and on S Western Ave

• Encourage new homeownership in the Metra station areas

• Consider office uses for second-story spaces

• Consider a neighborhood mixed-use district zoning designation for some corridor sections that are underde-veloped and not competitive for new retail development

context - chicago3 context 18 36% 2010 share of population within 1/2 mile of rail transit far...

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