Tag Archives: Chicago region

Will there ever be another Naperville in the Chicago area?

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The suburb of Naperville, Illinois is marked by several characteristics: rapid growth from the 1960s onward, particularly between 1980 and 2000, and lots of land annexation; wealthier suburban residents and numerous white-collar jobs; and a lively downtown with national retailers, local stores, plenty of restaurants, and a nice Riverwalk. Will any Chicago area suburb trace a similar path in the future?

Here is why I would guess no:

  1. Limited population growth in the Chicago suburbs. The whole region is not growing much. Population growth in the suburbs could still be uneven; some places are perceived as more desirable or are more affordable and they could grow faster will others stagnate or even shrink. But explosive population growth in the Chicago area looks like it is done.
  2. At multiple points in Naperville’s history, leaders and residents discussed possible development and regulatory options. They tended to choose growth and in particular forms. These sets of decisions helped give rise to the particular traits of Naperville today. Even if another suburb tried to pursue the same path, not all the pieces might fall together in the same way.
  3. When Naperville grew from 1960 onwards, it was closer to the edge of the metropolitan region. Land was cheap and available. The city could annex land without running into other communities. That growth has since moved out further beyond Naperville’s ring, out to places like Aurora and Plainfield and Oswego. Any future Naperville will be 10-30 miles out from Naperville.
  4. Naperville itself – and other older suburbs – will likely change in the future. If Naperville wants to continue to grow in population, it will need to grow denser and taller. Infill development on small parcels could add lots of townhouses, condos, and/or apartments. Redevelopment in desirable areas and around mass transit options could lead to taller or denser buildings. This all could happen in numerous Chicago suburbs but this will move them away from homes dominated by single-family homes and lifestyles.

For more insight behind the argument above, see these published papers involving Naperville: “Not All Suburbs are the Same: The Role of Character in Shaping Growth and Development in Three Chicago Suburbs;” “A Small Suburb Becomes a Boomburb: Explaining Suburban Growth in Naperville, Illinois“; and “More than 300 Teardowns Later: Patterns in Architecture and Location among Teardowns in Naperville, Illinois, 2008-2017.”

Booming coyote population in the Chicago suburbs

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Coyotes also want to live in the suburbs:

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The suburban coyote populations are growing rapidly which means there will likely be more interaction with people but both Erickson and Ramono say it’s not really the coyotes’ faults.

“We invited them when we built all these suburbs,” Erickson said. “We said, ‘Hey, there’s more food here. There’s more habitat here.’ We invited these animals in here.”

They say when we experience mild winters three to four years in a row, the population can increase 18 to 27 percent. The old and sick and late-littered animals survive, animals that would normally would die off.

In five years, the population could double.

They also say rural coyotes may only live two years because there are pressure on them. In suburban areas, we have coyotes live to 13-years-old because of the all of food and the lack of pressure.

I have seen coyotes running across busy four-lane suburban roads and through suburban backyards. I have heard them howl at night in an open field next to a neighborhood. I have read plenty of online claims regarding the threat of coyotes to local pets. Coyotes are now fixtures in suburban Chicagoland.

They are evidence that some species can thrive in suburbia. As noted above, suburban areas provide food and places to live while limiting pressure (competition for food? predators?). The typical suburbanite may not like their presence but coyotes are here to stay for now.

At what point would communities take action against coyotes? When I have read online claims of the threats to pets, I could imagine that an uptick in coyote/pet interactions could move people to act given the love Americans have for their pets. Or perhaps signs of coyotes taking out other wildlife that suburbanites like or are used to.

Area Median Income limits for the Chicago region

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I recently read about a proposed affordable housing development in the Chicago suburbs that invoked the Area Median Income for the region:

According to a memo, The Residences at River Point would set aside one-quarter of the apartments for households making 30% or less of the area median income. Roughly half would be earmarked for households making 60% or less of the AMI, and the rest would be for those making 80% or less of the AMI.

According to the federal Housing and Urban Development Department, the AMI for the Chicago metropolitan area, which includes Kane County, is $50,976 for a four-person household.

The AMI is set by HUD who has a chart of the various cutoff points for the AMI for the entire region. From the City of Chicago:

For those who have not run into these figures before, several things from this chart might stand out:

  1. The AMI depends on household size. Discussions of housing and affordability can often focus on median household incomes but HUD adjusts for the total number of people in the household. This fits with housing with more space and bedrooms generally being more expensive.
  2. The AMI figures are for an entire region. The Chicago region includes more than 9 million residents and hundreds of municipalities. While the AMI limits for Chicago might differ quite a bit from other regions, there can be quite a bit of variation within the region as well regarding incomes and housing prices.
  3. These income guidelines apply to a number of programs but are not the only metrics that might be used regarding housing affordability.

Religious groups and white flight in the Chicago area

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With the new pope hailing from the changing suburbs of Chicago, I was reminded of the scholarly literature on religion and white flight in the Chicago region. This affected numerous religious groups, including Catholics, Protestants, and Jews, who with growing Black populations in Chicago in the twentieth century left for the suburbs. When I looked at Protestant groups and white flight from Chicago between 1925 and 1988-90, I found all but one of the groups studied ended up with more congregations in the suburbs:

Between 1925 and 1990, the rate of suburbanization differed by Protestant denomination. Some denominations were already more likely to be in the suburbs (their suburban presence predated mass suburbanization), some moved to the suburbs in increasing numbers, and some hardly moved at all. The general pattern among these groups was an increasing percentage of their churches in suburban locations, a process that was underway by the 1930s and 1940s and continued after World War II…

In this study, churches were influenced by settlement patterns in the Chicago region and the presence of numerous churches already existing in suburban communities. In addition, the racial and ethnic identity of some denominations helped dictate their choices for new suburban locations.

This article built on important work by multiple scholars about white flight in the Chicago area. Mark Mulder in Shades of White Flight looked at how The Christian Reformed Church and The Reformed Church in America churches, both Dutch Reformed denominations, moved to the suburbs. Irving Cutler in The Jews of Chicago examined how Jews moved to suburban communities. Eileen McMahon in What Parish Are You From? analyzed how one Catholic parish responded to changing neighborhood populations, including moving to the suburbs.

These works on the Chicago region also drew on findings regarding white flight in other American metropolitan areas. John McGreevy in Parish Boundaries looked at how Catholics responded to race in multiple Northern cities. Gerald Gamm compared the responses of Catholics and Jews in Boston in Urban Exodus. in Souls of the City, Etan Diamond considered multiple religious groups in the expanding suburbs of Indianapolis. Darren Dochuk looked closely at the case of a Baptist church in Detroit as they made the case for moving to suburbia.

As the story is told of American suburbanization, particularly after World War Two, the story should include the role religious institutions and adherents played in supporting white flight. I say more about the ways this played out with evangelicals in Sanctifying Suburbia.

Is mass transit best pitched to Americans through comparisons to places where it is plentiful and works well?

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Many Americans and American communities have resisted using mass transit or devoting more money to mass transit. In reading a recent pitch for Americans to prioritize it more, I was struck by one line of argument: describing places where it worked well. Might this help convince people?

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The discussions of the possibilities and perils of mass transit in the Chicago region included these comparisons. First, a contrast to another American city:

One of my stepdaughters recently relocated to Atlanta and returns home with a greater appreciation of our transit system.

A sprawling region like Atlanta can highlight how places with more transit in place – like Chicago – are appealing.

Second, comparisons to other major cities shows how far Chicago and other American cities can go:

“My wife had to go to Japan for work earlier this year. She was blown away that the train was 20 seconds behind schedule and how effusively the people apologized for it. I’m like 20 seconds?” Buckner said.

On vacations, Buckner subjects family to his transit nerdiness. Istanbul’s train terminal has a library inside. London has one of the best in the world. Beijing’s rapid transit is top-tier. Paris’ is fantastic. Seamless, quick and clean.

There are all world-class cities, like Chicago. If have efficient and elegant mass transit, why shouldn’t Chicago?

One issue might be whether a sufficient number of Chicagoans have been to these places. How many have gone to Atlanta, driven around the metro area, and found the traffic and experience worse than getting around Chicago? Or gone to Beijing or Paris and used the mass transit.

Another issue is that these comparisons may resonate and still pale to the issues of mass transit in Chicagoland or the liking people have for driving.

Overall, it appears to be hard to convince Americans to move away from driving. Whether they deeply like it or not, it is often the default after decades of policy decisions, cultural narratives, and choices made by numerous actors,

In a metropolitan transit system, should the city or suburbs get more votes?

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As actors in the Chicago region consider the possibility of consolidating multiple transit agencies, the issue of voting members came up:

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The MMA would have three directors appointed by the governor, five by Chicago’s mayor, five by the Cook County Board president and five by the chairs of the DuPage, Kane, Lake, McHenry and Will county boards.

Republican Rep. Dan Ugaste of Geneva said, “what’s very important to us in the collar counties and probably in some suburban Cook, as well, is how is this going to work? If we’re talking simple majorities, once we get to the voting structure — that’s going to effectively allow all these five other collar counties to be silenced if Cook and Chicago work together.”

Democratic state Rep. Eva-Dina Delgado of Chicago, who is sponsoring the MMA bill, countered that “for a long time it has been city versus suburbs. We have to change our mindset around that, as well, and see this as a regional issue.”

There could be many different ways to figure out the formula for the number of votes from each part of the region. Some options:

  1. Equal number of suburban and city votes, meaning an equal number from Chicago and equal number from the suburbs (with some way of figuring out which suburban areas are represented).
  2. More votes from Chicago compared to the suburbs. City residents may use transit more.
  3. More votes from the suburbs compared to Chicago. There are many more residents overall in the suburbs compared to the city.
  4. Wild card: more appointees at the state level than either local interests such that the governor or state leaders retain control over which way votes might go.

Beyond the complications of local Illinois politics, the broader issue is that American cities and the suburbs around them do not always see eye to eye on transit and other regional issues. If either side feels that they have to “win” this portion of the negotiations, does this limit what can be accomplished? Or if one side does not really want to participate but also may not want to be locked out of the political process, where does that lead?

One thousand trains in and out of Chicago each day at the peak of train travel

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The book Forgotten Chicago includes the claim that at Chicago’s railroad peak, 1,000 trains daily moved in or out of the city. One chapter of the book details the numerous train stations that are no longer standing that serviced these trains.

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Chicago continues to be a railroad center in the United States even if the volume of trains is not close to the peak numbers.

And as train travel declined, the Chicago region became home to other transportation options. Two of these are worth considering after the golden age of railroads passed (and Chicago’s port activity also declined). As people used trains less to travel between cities and used trains less within the region as commuting between suburbs picked up,

First, O’Hare Airport is one of the world’s busiest. Today it has over 900 daily flights (mostly domestic, some international). By number of passengers, it is in the top ten among global airports. I do not know how many people moved through Chicago via train at the peak but the flight numbers are large.

Second, many people travel throughout the region and to other regions via highways. For example, one interchange of two interstates roughly 20 miles west of the city has about 300,000 vehicles daily. Numerous highways throughout the metropolitan area have daily traffic counts of over 100,000 vehicles. That is a lot of cars and trucks moving people and goods around.

Argument: construction and traffic on highways in Chicago leads to suburban growth

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A Chicago Tribune editorial concerned with multiple years of construction on the Kennedy Expressway in Chicago ends with a claim that the traffic issues bolstered suburban businesses:

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Kennedy problems, or at least the perception thereof, certainly helped bolster a lot of the growth this past couple of years in suburban business districts like those in the likes of Naperville, Glencoe, Wheaton and Aurora, as suburbanites and exurbanites looked beyond Chicago to avoid the Kennedy at all costs.

Good for those suburbs for jumping on an opportunity. But Chicago got a “lanes closed, expect delays” warning for years — a handicap it most certainly did not need.

How might we know that this construction on a highway leading northwest out of Chicago boosted business in suburban areas (including several that are different directions from the Kennedy)? Some possibilities:

  1. A rise in the number of visitors or patrons in these suburban businesses and a decline in visitors or patrons in Chicago. These might not be causing each other but trends going different directions might be taken as evidence for this argument.
  2. Survey or interview data that suggests suburbanites factor in traffic in Chicago when making decisions about where to go. It might go something like this: “The drive into Chicago just takes too long…let’s go somewhere that is closer and easier to get to.” Anecdotal evidence might point in this direction but how often does this happen?
  3. Changes in commuter patterns and/or the presence of entertainment and business centers in the suburbs. As metropolitan areas have expanded, how many people find jobs, shopping, and cultural opportunities in other suburbs rather than in the big city? (This has happened already in American metropolitan regions but some Chicagoland specific data would be interesting.)
  4. Evidence of direct efforts from suburban communities or businesses to attract people by referencing the issues present in going to Chicago. For example, do any suburban downtowns tell people they do not need to go to Chicago to find X? Or do businesses make this argument? Or suburban shopping malls?

How many of the Chicago Christmas movies actually take place in the Chicago suburbs?

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I do not spend a lot of time watching Christmas movies but I know at least a few of the Christmas movies said to involve Chicago are more about the Chicago suburbs. Some evidence…

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Here is one recent overview of Chicago Christmas movies that references their settings:

“Home Alone” is set in a fictionalized version of Winnetka, Illinois. “National Lampoon’s Christmas Vacation” takes place in an unnamed suburb outside of Chicago. “The Santa Clause” is set in Lakeside, Illinois. “Christmas With the Kranks” happens in Riverside, Illinois. “Fred Claus,” “The Christmas Chronicles,” “Office Christmas Party,” “While You Were Sleeping,” “A Bad Moms Christmas,” and the early scenes of “A Christmas Story Christmas” take place in downtown Chicago.

“The Polar Express” is initially set in Grand Rapids, Michigan (based on the inclusion of several historic local buildings familiar to the original book’s author). Still, its North Pole sequences are modeled after the Pullman Factory in Chicago.

Many additional films also connect to the greater Midwest. “A Christmas Story” takes place in Northwestern Indiana. “Jingle All The Way” is set in Minneapolis. The Barbara Stanwyck and Fred MacMurray classic “Remember The Night” starts in New York City and moves to Indiana for the holidays.

Another list of “The 11 best holiday films set in Chicago, ranked” includes several films in the city and several in the suburbs (including the top two on the list).

A third list of “Best Chicago Christmas Films” includes a number set in suburbia.

    Claiming some of these Christmas movies are Chicago movies is like Chicagoland residents claiming to be from Chicago.

    Chicago suburbs as popular places to film Christmas movies

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    Chicagoland residents may see some familiar places in recent holiday movies:

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    If you’re nodding, you’ve seen Very Merry Entertainment’s three holiday films shot on location in the Lake County village: “Christmas with Felicity,” “Reporting for Christmas” and “Christmas on the Ranch.” The latter debuted on Hulu in November.

    “Once Upon a Christmas Wish,” a Long Grove production starring Mario Lopez, premieres Saturday on the Great American Family network. And two other Illinois-based movies, “Christmas at the Zoo” and “Christmas in Chicago,” will be released in the future.

    In recent years, Illinois has emerged as the site of a holiday movie cottage industry. While old big-screen classics like “Home Alone” and “National Lampoon’s Christmas Vacation” are associated with the Chicago area, a crop of newer projects were also shot in the city and surrounding villages and suburbs. Of the Christmas movies released between 2018 and 2023, 12 were at least partially filmed in the Chicago area, including the 2021 Disney+ movie “Christmas Again,” according to the Illinois Film Office…

    “The villages that surround Chicago are very bucolic, and have this period architecture and a setting that mimics the ideal that the storytelling for a Christmas film encompasses,” said Louis Ferrara, assistant deputy director at the Illinois Film Office. “If you go to Libertyville or Long Grove, you’ll see the Christmas decorations going up [in early November] and through the holidays. So, these villages exist in this manner every year. And I think producers and filmmakers are really now discovering that aspect of our region.”

    In other words, the financial situation in the Chicago suburbs has to be good – aka tax breaks – and the communities fit the aesthetic for a Christmas film. If the goal is to have charming downtowns in small suburbs, the Chicago area has plenty of those. Take the Wikipedia description of Long Grove, mentioned above:

    The village now has very strict building ordinances to preserve its “pristine rural charm”,[5] including prohibitions on sidewalks,[6] fences,[7] and residential street lights.[8] The Long Grove area is now known for its historic downtown, its exclusive million dollar homes and the annual events including the chocolate, strawberry and apple festivals that take place in May, June and September, respectively.[9] The Robert Parker Coffin Bridge, on the edge of the city’s downtown, is a historic 1906 bridge that is featured on the Long Grove’s logo and welcome signs.[10] Due to the 8-foot-6-inch (2.59 m) clearance height of its covering, it has been struck by vehicles dozens of times in recent years.[11]

    Or Wikipedia’s overview of Libertyville’s downtown:

    Libertyville’s downtown area was largely destroyed by fire in 1895,[11] and the village board mandated brick to be used for reconstruction, resulting in a village center whose architecture is substantially unified by both period and building material.[11] The National Trust for Historic Preservation, which gave Libertyville a Great American Main Street Award, called the downtown “a place with its own sense of self, where people still stroll the streets on a Saturday night, and where the tailor, the hometown bakery, and the vacuum cleaner repair shop are shoulder to shoulder with gourmet coffee vendors and a microbrewery. If it’s Thursday between 7 a.m. and 1 p.m., it’s Farmer’s Market time (June–October) on Church Street across from Cook Park — a tradition for more than three decades.”[17]

    I could imagine some additional Chicagoland suburbs would want to get in on selling themselves as having a charming, Christmas aesthetic that lasts all year long.