Naperville considers one of its last greenfield subdivisions

By the early 2000s, the large suburb of Naperville had relatively few large parcels of land where new subdivisions could emerge like they did regularly for decades. One such parcel of land is now up for discussion:

Single-family detached homes are proposed for about 105 acres of the site at Route 59 and 103rd Street, requiring the zoning be changed from agricultural to residential. The remaining eight acres would be rezoned for office, commercial and institutional use to accommodate a new Compass Evangelical Free Church, which already has two Naperville locations and one each in Bolingbrook and Wheaton.

Houses ranging in size from 2,300 to 3,539 square feet would be built on lots ranging from 6,838 to 20,065 square feet, according to plans submitted to the city. There would be multiple floor plans available, and Pulte plans on a “significant setback and buffer from Route 59 to lessen potential impacts on the properties,” the proposal said.

The two-story 38,000-square-foot church would be built at the corner of Route 59 and 103rd Street. It would have a 600-seat worship center, a children’s ministry space, a multipurpose room or gymnasium, second-floor offices, a 5,000-square-foot coffee shop and 307 parking spaces, according to plans.

The requested use deviates from the 2002 Southwest Community Area Plan, which identified the future land use as commercial, senior housing and mixed-density residential. That said, city staff found the Pulte development to be “well-suited and complementary” to the city’s long-term plans, city documents said.

Two reasons why this proposed development makes sense and fits with the existing character of the community:

1. A residential subdivision is consistent with Naperville’s development since 1960. While Naperville has also approved other kinds of developments in certain parts of the suburb, much of the land to the south and west of downtown is now within subdivisions of somewhat sizable homes.

2. The space for a church is not unusual and could be a preferable neighbor compared to commercial or industrial uses. While the church does not generate tax revenues like other possible uses, it also does not present the same kind of noise, light, and traffic issues to nearby neighbors.

One reason the proposal may not make sense for the community:

1. Without many big parcels left, Naperville has limited opportunities to promote other land uses. Another subdivision is consistent with the suburb’s character but is this the long-term direction Naperville wants to go? The reference to the Southwest Community Area Plan is notable as the suburb had thoughts of creating a mixed-use node and even second social center for the community (next to the downtown) on the far Southwest side. Instead, this subdivision will simply add more homes and residents.

In sum, while this may just be another suburban subdivision, this could be a momentous choice by a mature suburb. If Naperville uses this big parcel for homes, does this mean they will seek denser development in their downtown?

Old Navy map of Chicago emphasizes trendy, whiter areas while ignoring other areas

A shirt recently on sale at Old Navy made some interesting choices in displaying Chicago neighborhoods:

Freeman, 35, who does freelance writing on comedy for the Tribune, tweeted out a picture of the T-shirt on Thursday. He was out looking for pajamas for his young children last Saturday and saw the T-shirt at the Old Navy in Oak Park.

“May have found the worst Chicago map ever — on a shirt at Old Navy,” Freeman tweeted. “Wicker Park has its own listing but #2, #13 and #14 sum up the entire south and west sides.”

Indeed, every neighborhood from Galewood to Little Village to Lawndale to Austin and the Island is part of the “Far West Side,” according to the map. Englewood, West Englewood, Gresham, Marquette Park, Brighton Park and a host of other neighborhoods are part of the “Southwest Side.”…

A spokesman for the city department in charge of official maps pointed out that Old Navy has a presence in Chicago, which might excuse a mistaken T-shirt.

A few quick thoughts:

1. I wonder if this reflects what a suburbanite or a tourist might know. Most of the smaller areas are closer to the Loop and Lake Michigan. The O’Hare and Midway Area neighborhoods are named after the one location in each place that an outsider might ever visit.

2. Another possible defense for the neighborhoods listed: it would be harder to fit all 77 official community areas and 178 official neighborhoods on a shirt.

3. It would be interesting to know how well Chicagoans know all the community areas and neighborhoods.

4. How many of these shirts could Old Navy sell? Several thousand? Perhaps the company should know better but the map may have had more exposure through the media reports about it than through actual sales.

Teaching kids about Chicago’s Deep Tunnel project

Kids should know about one of the largest civil engineering projects in the world: the Deep Tunnel project in and around Chicago.

DeepTunnelNotebaertNatureMuseum

This is from the Riverworks exhibit at the Peggy Notebaert Nature Museum in Chicago. While some of the pieces of the exhibit failed to work the day we visited, I think I could see the purpose of the The Deep Tunnel exhibit: the floodwaters would be diverted away from the city.

The concept may appear simple and explainable to kids but the execution in real life is not. The exhibit suggests the flooding the past is now alleviated by Deep Tunnel. Yet, the problems are likely to go on in a region that continues to expand and change. Remediating water and flooding issues is a very difficult task compared to altering development at the beginning.

It is interesting to think how else this engineering feat could be presented to children. I could imagine a scaled model that kids could walk through to help give them a sense of the size of the sewers needed as well as the size of some of the water reservoirs. Deep Tunnel is not intended for minor amounts of water; this is supposed to help protect millions of people on a fairly regular basis. Communicating the sheer size could fascinate kids. Or, perhaps some sort of computer game where kids play the role of an engineer or expert as they make choices about where to divert water. Come to think of it, where is this version of Simcity or Roller Coaster Tycoon – “Infrastructure Builder” or “Sewer Wars” or something catchier.

Fox Valley Mall “near Naperville” Part 2 – development requirements

A store at Fox Valley Mall prefers to say they are “near Naperville” rather than the actual location in Aurora. How did this shopping center end up across the street from Naperville?

The Urban Investment and Development Corporation (UIDC) started purchasing property for a shopping center in 1966. At this point, Naperville was expanding to the south and southwest at a rapid rate but was nowhere near the size it is today. Similarly, Aurora had an established downtown but there was not a whole lot of development in this area. To help guide its growth, Naperville had developed regulations, particularly in residential subdivisions, to help ensure quality development.

In 1972, UIDC annexed the land they had purchased to Naperville. According to local officials in both communities, the developer chose Aurora in part because of fewer development regulations. Fallout from this choice ensued. Aurora and Naperville signed a boundary agreement to help limit such situations where a developer could play the two communities off of each other. The 1975 Naperville mayoral race included discussion of the loss of the mall. Additionally, the construction of the mall and the loss of status and sales tax money to Aurora helped spur Naperville leaders toward improving the community’s downtown. After the mall opened, Naperville was able to capture some status and money through the opening of stores on the east side of Route 59.

In sum, the developer of the Fox Valley Mall chose to locate in Aurora for some advantages in the early 1970s. Given the path of the two communities since then, I wonder if that developer would choose differently today. On one hand, a Naperville address would convey a certain status. On the other hand, locating just across the street might be the perfect solution: the developers could get benefits from Aurora while always claiming to be “near Naperville.”

Fox Valley Mall “near Naperville” Part 1 – status

I recently heard a radio ad for a store located at Fox Valley Mall which was said to be “near Naperville.” The mall is officially located in Aurora so why would a store there claim to be in the next suburb over? One word: status.

In this particular location, Aurora and Naperville are separated by Illinois Route 59. On the east side, containing a number of stores just across the street from the mall, is Naperville. On the west side, including the mall plus additional stores, is Aurora. Aurora is the bigger community – roughly 200,000 people – but Naperville is the wealthier, higher status community. Some of the figures: Naperville has a median household income of over $110,000 and 4.9% of residents are in poverty. In contrast, Aurora has a median household income of almost $64,000 and 14.0% of residents are in poverty. The communities also differ in race and ethnicity: Aurora is significantly less white (over 30%) and more Latino (35% more) and Black (5% more).

So, when a store says they are “near Naperville,” what are they trying to hint at? They want to associate their store and the shopping experience with a wealthier community rather than Aurora. They want people to think of an upscale and safe place, rather than the diversity of incomes and races/ethnicities of Aurora. Ultimately, they want shoppers to come and spend money like they have Naperville resources.

If it is the case that the store wants to associate with Naperville, why is it located in Aurora? The bigger question: why is the mall in Aurora? To be answered tomorrow.

Determining the complicated boundaries of the Chicago suburbs

Prompted by the discovery of Green Oaks, Illinois earlier this week, I went searching for a list of all of the Chicago suburbs. Instead, I found a discussion about where exactly the Chicago suburbs end. Here is an expert talking about this very issue in summer 2018:

The best definition of where the “suburbs” are, according to Ellis, is probably the boundaries of the Chicago-Naperville-Joliet Metropolitan Statistical Area

But calling everything inside those boundaries “the suburbs” is probably too simple…

So, Ellis said, the suburbs end to the west at the Fox River, to the south along the Lincoln Highway, and stretch along the train lines as far south as Michigan City, IN and as far north as Kenosha, WI.

The second map probably also conforms to cultural understandings in the region about what is really a suburb. There are places that could be within the far-flung orbit of Chicago but do not think of themselves or are not regarded by others as true suburbs.

This is an issue for many metropolitan regions, particular due to two changes:

1. Suburban areas keep developing further from the central city.

2. More people commute suburb to suburb rather than into the central city on a regular basis.

With more housing available further from the city as well as the presence of jobs in far-flung job centers, more residents can be part of a metropolitan region even if they rarely make a trip into the big city or do direct business with the big city.

See the new skyscrapers soon to be added to Chicago’s skyline

Curbed Chicago takes a quick look at eleven skyscrapers, seven proposed or approved and four under construction, that could alter the iconic skyline of Chicago:

Vista Tower.
Studio Gang

Vista Tower

Status: Under Construction

Currently rising along the south bank of the Chicago River’s main branch, the 1,198-foot Vista Tower is posed to become the city’s third tallest building. It’s angular design from Chicago architect firm Studio Gang is made up of three stacks of undulating geometric frustums wrapped in alternating bands of shaded of glass.

Work progressed quickly after Vista broke ground in 2016 and recently reached the halfway mark. Delivery of its 406 luxury condos, a 192-room five-star hotel, and impressive amenities is expected in 2020…

Golub & Co./CIM Group

Tribune Tower East

Status: Proposed

At 1,422 feet, this proposed addition to Chicago’s neo-gothic Tribune Tower is gunning for the title of Chicago’s second tallest building. Slated to replace a parking lot just east of its historic neighbor, the yet-to-be-named skyscraper will contain a 200-key luxury hotel, 439 rental apartments, 125 condominiums, and 430 parking spaces.

The design from hometown architecture firm of Adrian Smith + Gordon Gill is quite slender by Chicago standards—partly due to a protected view corridor requiring Tribune Tower to remain visible from the Ogden Slip to the east.

A skyline is important to the status of a city, particularly for one like Chicago that takes pride in a history of important architectural works (particularly in the Loop as it transformed from a commodity based economy to a finance center) and consistently works to assert its importance as a global city. These new buildings will add more glass as well as more height to the skyline. It will take some time for all of them to become accepted and recognized parts of the a skyline for a long time that was fairly set (roughly from the early 1970s to the early 2000s with the three tallest buildings).

It would be interesting to consider how Chicago compares to other cities in the approval and construction rate of skyscrapers. Even on this list, the majority of the tall structures are not yet under construction. Chicago always seems to have some supertall buildings in the works (see this earlier post) but many do not come to fruition. Is this common in all major cities? Does Chicago have more proposals than normal or a lower ratio of completed buildings?