newly approved development - will affect some south side bike routes

As reported in the Southtown Star, a large new development proposal has just been approved at 91st & Western.  This would be a huge strip mall at the southwest corner of the intersection (across from Beverly Bike).

Right now, 91st St. is one of our few good east-west through routes from Beverly to Evergreen Park (with connections to points west).  Having such a huge retail development - and all the traffic that will come with it - at a critical intersection will have a significant impact on cyclists in the area.

This development is sure to require a major reconfiguration of the intersection, 91st St. and Western.  I believe this will REQUIRE safe accommodations for bikes and pedestrians under Complete Streets.  Please chime in on this aspect if you're a planner or otherwise familiar with whether I am correct on this.

Unless we speak up NOW for bike and ped accommodations, we could be stuck with the results for years and face the potential loss of a good bike route.

Evergreen Park cyclists - I hope you'll join in on this to urge EP government to require bike and ped accommodations around this development.  I know there are a few of you out there. 

19th ward cyclists - I hope you will also join in and voice your concerns to Alderman Matt O'Shea and to city government in Evergreen Park.

Other south side cyclists - We need you, too.  Speak up!

 

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Permalink Reply by Karen McGinnis on July 11, 2011 at 5:23am
Great news
Permalink Reply by Anne Alt on September 14, 2011 at 3:08am

Unfortunately, there is no good news to report here.  In spite of massive opposition by Evergreen Park residents, their city government has given this behemoth the green light.

The Beverly Improvement Assoc. (North Beverly group) held a special meeting on 9/8.  I missed the beginning, because I was coming from another meeting.  Here's a quick summary of where things stand.  Part of what I'm including comes from a contact at CDOT as of yesterday.

The current layout for the 91st & Western development includes 3 driveways onto 91st St. and one large entrance/exit at the proposed stoplight at 92nd Pl. (opposite Rainbow Cone).  They're proposing a frontage road along the Western side of the property to take traffic to/from the stoplight.

The 91st St. driveway closest to the railroad tracks would be the delivery entrance.  This means big trucks on 91st St., which has been a low-to-moderate traffic street up to now.  Who will be directly affected?  Residents who live on or near 91st St., traffic to/from the elementary school at 91st & California (1/4 mi from the delivery entrance), ambulance traffic along California going to Little Company of Mary Hospital at 95th & California, and anyone else who uses 91st St., including many cyclists.

The developer's traffic consultant was given comments by IDOT re: addressing traffic impacts at 95th/Western.  The traffic consultant met with IDOT to go over their proposed plans.  IDOT was not satisfied.  The traffic consultant is continuing to work on proposed plans to meet IDOT's concerns.  CDOT will get the revised plans for review once IDOT's concerns have been addressed.

At the meeting, opposition to the development was nearly unanimous.  Many people voiced their ideas on how to fight the development - a lawsuit on environmental grounds, appealing to state legislators for help, and writing to the developer to stress the idea that so many local big box stores have failed in recent years that adding more makes no sense, because more customers with more money aren't going to magically appear. 


Several people raised the concern that we've had many big box stores fail nearby in recent years.  We have a glut of already-vacant retail space on and near 95th St.  Where are the customers for these new stores magically going to come from?  How much business will be cannibalized from existing stores nearby, and what will close next?  Will this new development even succeed, or will it be beautiful green space ruined for nothing?  Given the retail picture in the area and the current economic outlook, they raise some good points.  This has been one of many things that concern me about the development proposal.

 

A lawyer (BIA member) who has analyzed the situation says there isn't a solid basis for an environmental lawsuit and it wouldn't be heard.

Our alderman should have publicized this development to the whole ward months ago (not just North Beverly).  He appears to be accepting this as a done deal and has done almost nothing about the issue.

 

Kelly Burke is the State Representative for Evergreen Park, a few nearby suburbs, and parts of Chicago.  I've met her, and she is definitely interested in bike and pedestrian issues.  More on Kelly Burke here.

 

Ed Maloney is the State Senator for Evergreen Park, Beverly and other nearby areas.  I don't know how he feels about bike and ped issues, but I intend to find out.  More on Ed Maloney here.

 

To those urban planners out there on the Chainlink - Do you have any suggestions?  Can CMAP help us at all?  Do you have appropriate contacts at IDOT?

Permalink Reply by Anne Alt on September 17, 2011 at 12:24pm

I've got two updates, with more contact suggestions.  The Beverly Improvement Assoc. site gives more info on the development, along with contacts.  Their Facebook page gives the following detailed report on a meeting with the Evergreen Park mayor a few days ago.

 

Tuesday, September 13, 2011 BIA Meeting with Mayor Sexton, Village Officials and Evergreen Golf Course Developer, Sterling Bay.

On Tuesday, September 13th, representatives from the Beverly Improvement Association (BIA) met with Mayor Sexton, Evergreen Park Building Commissioners and the retail developer, Sterling Bay, to discuss the Evergreen Park Golf Course Retail Development.

 

The BIA presented the compelling voting results of the North Beverly residents from the September 8th Special Meeting of 99-3 vote, in opposition of the retail development.  Environment and traffic were specified as the two major concerns of the North Beverly community, but the potential for increased crime and delays in police/fire/ambulance response time, in addition to other concerns, were also cited.

 

The BIA tried to open the lines of communication and bridge the information gap by eliminating “rumors” and identifying facts from fabrication. One of the rumors presented at the meeting was that the development did not have any “green” initiatives. The BIA found that there are some aspects of the buildings that are close to Leadership in Energy and Environmental Design “LEED” certification, but still fall short. Finances were cited as the primary reason for the lack of green initiatives in the current Golf Course Development rendering and that the possibility for implementation of green initiatives would rest squarely upon the shoulders of the anchors. The meeting clarified the fact that it would be up to Meijers & Menards to pursue and request that the developers integrate permeable asphalt/concrete, green roofing and additional topiary into the development plans.

 

The rumor that indicated the developers were willing to lease space to lower end tenants was also addressed. Information and flyers regarding the Golf Course Retail Development were obtained from the Mid-America Real Estate website, with the contact listed as Luke Malloy, but the Sterling Bay representative at the meeting said that the company, Cushman & Wakefield, was handling the development. It turns out that Luke Malloy left Mid-America and went to Cushman & Wakefield, sometime in July 2011. At the time of this writing 9/16, the Sterling Bay website still has a hyperlink that points to the Mid-America Real Estate flier and there is no information available for the Evergreen Golf Course Retail Development when searching the Cushman & Wakefield website. The BIA representative’s interpretation of this situation was that there may be some confusion regarding which Real Estate Company is handling the Golf Course development and could be a factor for concern. The actual retail and restaurant recruitment appears like it is geared towards middle of the road type stores and restaurants. We were informed that the chance for lower tiered stores or brands would probably be eliminated by financial attrition, which basically means that the rent that they are asking for the golf course development would dictate the caliber of the tenant.

 

The BIA representatives cited the current retail environment at the Evergreen Plaza, along 95th Street (Chicago/Evergreen Park), Borders and the overall economic climate where 2 Lowes recently closed in the Elgin and Schaumburg areas. We were told by the Mayor that in Evergreen Park there will be some forward progress and positive changes in the retail environment of Evergreen Park, but those changes are still in the planning stages.

 

As the plans are currently drawn, there are no extraordinary measures or materials being employed in this retail development. No unique or elaborate plan for architecture, landscaping or ornamentation. This development was perceived by BIA representatives at the meeting as very “vanilla”, reinforced by the building materials being used, which are stamped precast concrete panels, exterior insulation and finishing system (EIFS), metal canopies and prefinished aluminum storefront and copings. The signage along Western Avenue will vary in size from the two (2) huge steel pylon shopping center signs that will be located at 91st & 92nd Place (35 ft. to 40 ft. in height x 20 ft. in width) and seven (7) varying sized outlot signs that will range from 8 ft. to 10 ft. in height and 10 ft. in width, which are to be encased in concrete.

 

The BIA expressed their disappointment for the conversion from the green space of a golf course to an asphalt & concrete retail space and parking lot. A reference to the current retail development and parking lot of Sam’s Club and Walmart was made towards the unnecessarily vastness, bleak looking and poorly conceived configuration of the parking lot and its flow as the precedent of large retail developments in Evergreen Park. The aesthetic and vegetative areas of the Golf Course Development will fall upon an Evergreen Park Building Commissioner who was also identified as the individual responsible for the vision of Yukich Park at 89th & Kedzie. This Commissioner would be responsible for driving the overall Evergreen Golf Course Retail Development tree and plant initiative.

 

There was talk of a green 10 foot “buffer area” in between Western and the outlot retail and restaurants. After analysis of the meeting and information it is apparent that this space would be primarily intended for the outlot signage, making a green 10 foot “buffer area” just an unintentionally added green enhancement.

 

Bicycling was discussed and the inclusion of bicycle and pedestrian friendly initiatives were brought to the table. Bicyclists have identified 91st Street as one of the only bicycle friendly east/west corridors and that the development would be an opportunity for the Village to solidify safety measures along 91st street and make the proposed retail development pedestrian and bicycle friendly. Talk of possibly extending the Major Taylor Trail along 91st was also introduced.

 

Traffic concerns were broached and the BIA presented the concerns from the September 8th meeting that identified the substantial overall negative affect traffic will have on the Beverly/Evergreen Park because of increased traffic at 91st & Western and 95th & Western. It became apparent after the traffic concerns became focused on the IDOT study, which was recently amended by IDOT to include the use of easements along Western Avenue to help with traffic flow control into the development, that North Beverly traffic issues were secondary.

 

93rd Place in Evergreen Park has also been identified in the plans to change traffic configuration, possibly from Western Avenue to California Avenue. The street will be developed through the adjoining retail developments and widened in currently paved areas, to allow for emergency vehicles

 

New stop lights at 91st, 92nd and at 95th & Western Avenue are to be purchased and installed were touted to be state of the art in design for traffic flow and safety. The ability to coordinate the lights was highlighted as a way to control the amount and the flow of traffic in the area. Unfortunately, the traffic lights at 87th & Western, 95th & Leavitt, 95th & Walmart entrance and 95th & California will not be included, unless other elected officials take action. B & O train tracks and Metra/Rock Island trains will also need to be identified and input as a variable for any future traffic configuration or timing.

 

Another rumor addressed was that the parking lot was going to be designed by the same company that designed the Walmart/Sam’s Club parking lot. The person who designed the Walmart/Sam’s Club parking lot would not be responsible for configuring or designing the new retail parking lot.

 

We will provide more information once we have it.

Permalink Reply by Anne Alt on September 27, 2011 at 9:21am

Here's a layout diagram of the proposed development, which shows 3 driveways on Western (with 1 stoplight-controlled) and 3 driveways on 91st (none of which are stoplight-controlled).  There does not seem to be any consideration for bike or pedestrian access in this design, just the typical suburban car-oriented mall layout.



Anne Alt said:

...Bicycling was discussed and the inclusion of bicycle and pedestrian friendly initiatives were brought to the table. Bicyclists have identified 91st Street as one of the only bicycle friendly east/west corridors and that the development would be an opportunity for the Village to solidify safety measures along 91st street and make the proposed retail development pedestrian and bicycle friendly. Talk of possibly extending the Major Taylor Trail along 91st was also introduced.

 

Traffic concerns were broached and the BIA presented the concerns from the September 8th meeting that identified the substantial overall negative affect traffic will have on the Beverly/Evergreen Park because of increased traffic at 91st & Western and 95th & Western. It became apparent after the traffic concerns became focused on the IDOT study, which was recently amended by IDOT to include the use of easements along Western Avenue to help with traffic flow control into the development, that North Beverly traffic issues were secondary.

Permalink Reply by Anne Alt on September 27, 2011 at 9:29am

The Beverly Improvement Association is continuing to fight.  The page linked here provides an updated list of contacts for protest letters.  This list includes corporate offices for Meijer and Menards.  Does maintaining a good bike route on 91st St. and preserving this key piece of our barely adequate south side bike route network matter to you?  Do you want to see Complete Streets principles applied in whatever traffic reconfiguration happens here?  Putting pressure on corporate offices of the anchor stores could make the difference.

 

There's also a growing movement in the neighborhood to fight the development on environmental grounds, due to the impending loss of nearly 100 acres of green space and hundreds of mature trees, mostly oaks.  Stay tuned for more info.

Permalink Reply by Anne Alt on September 28, 2011 at 3:53pm
A story in yesterday's Southtown Star covered this development plan.  Of course, they've oversimplified the situation.
Permalink Reply by Anne Alt on September 28, 2011 at 3:59pm
Permalink Reply by Steven Vance on September 28, 2011 at 6:38pm

Complete Streets only requires the "consideration" of all road users. And there's no process to demonstrate that such consideration has been made. I talked about this issue on Steven Can Plan.

I don't have any contacts at IDOT, and I think the only thing CMAP can do is write a letter to them. This thing about IDOT having jurisdiction should be moot: it's the City of Chicago, and Chicagoans live here, and Chicagoans will be affected. The City can take a stand. 

Anne, how do you think people biking and walking in this corridor should be considered? That is, what facility (or facilities) do you think are appropriate? (I don't recall ever having been here, so I don't know what it's like.)

Permalink Reply by Anne Alt on September 29, 2011 at 6:02am

Right now traffic on 91st is light to moderate.  There is no signed bike route or lane, because it isn't needed.  Conditions are excellent for cyclists.  There is no sidewalk on either side of 91st west of Western.  The few pedestrians who walk there either wade through deep grass or walk in the street near the curb.

 

With 3 driveways, I think that a marked, signed bike route would be needed on the Evergreen Park side, with striping across the driveways to give exiting drivers a reminder to watch out for cyclists and peds.  There's been some discussion of adding a sidewalk along the south (mall) side of 91st.  The volume of turning traffic at 91st & Western is likely to increase a lot.  We'd need crosswalks and probably a ped refuge island at the SW corner (mall corner).  We'd also need a sidewalk along the west side of Western (east edge of mall property) - cleared in winter to allow access to the bus stop.

 

At 92nd Pl. & Western, crosswalks and ped signals would be needed.  Rainbow Cone (major neighborhood destination) is across the street, and I'd assume that the developer and Rainbown Cone owners are counting on some traffic back and forth across the street.  Ped refuge island(s) might be needed on the west side of Western at this intersection.

 

Within the mall, some marked crosswalks going to major destinations would be appropriate, preferably protected by curbs where possible.  Here's an example from the other end of the city - Clark & Howard.  It's not quite as large as the Evergreen Park development, but it's a similar concept.  There is sidewalk access from the street in all directions, protected by curbs, with marked crosswalks.

 

Bike racks of appropriate design, securely installed and properly placed, should be near store entrances throughout the mall to encourage both employees and customers to ride there.

Permalink Reply by Anne Alt on October 1, 2011 at 9:46am

Do you oppose this huge development at 91st & Western and the traffic it will bring?  Do you have a problem with the loss of a big piece of green space and hundreds of mature oak trees?  Do you hate the idea of losing one of our few far south side bike routes across Western?  Do you object to 100 acres of pavement in an area that already suffers from flooding, when there is available vacant retail space nearby on 95th St.?

 

Make a sign.  Make a statement.  There will be a demonstration TOMORROW - Sun. 10/2 at 3:00 p.m. in front of Beverly Bike & Ski, 9121 S. Western.  The organizers are expecting to have some media coverage, so this could send a message to those who need to hear it.

Permalink Reply by Anne Alt on October 1, 2011 at 12:59pm
Here's a relevant video made by someone in the neighborhood.
Permalink Reply by Anne Alt on October 17, 2011 at 3:13am

Tonight there will be a  Village of Evergreen Park Board of Trustees meeting (10/17) at 7:30 p.m. This is a prime opportunity to show your support for preserving open space in the Evergreen Park/Beverly area, as well as speaking up to save 91st St. as a bike route.

Beverly residents plan to PACK THE HOUSE and let them know that we don't want: grid-locked traffic, more dead retail space, and losing our 100 year old oak trees!

Plans for the proposed development will be presented by the developers at the meeting.

Let them know that we won't support development of the Evergreen Park Golf Course!

Village of Evergreen Park Board of Trustees Meeting
Monday, October 17 at 7:30 pm
9418 S. Kedzie, 2nd Floor

Contact the following to: MAKE IT A FOREST PRESERVE

Commissioner John Daley
(312) 603-4400
john.daley@cookcountyil.gov

Commissioner Jerry Butler
(312) 603-6391 jerry.butler@cookcountyil.gov

President Toni Preckwinkle
(312) 603-6400

Ask for new traffic study AND say that we want Complete Streets guidelines followed if this does get built:

Senator Ed Maloney
(773) 881-4180 maloney@senatedem.state.il.us

Representative Kelly Burke
(708) 425-0571
kellyb@ilga.gov

Representative Bill Cunningham
(773) 445-8128 staterepbillcunningham@gmail.com

Say that we will NOT support stores at this location:

Patrick O'Connor (developer)
Sterling Bay Companies
626 W. Jackson Blvd. Suite 550
Chicago, IL 60661
312-466-4100 or poconnor@sterlingbay.com

Meijer Real Estate Department
2929 Walker Ave., NW
Grand Rapids, MI 49544-9424
(877) 363-4537

Menards Real Estate Division - Dispositions
5101 Menard Drive
Eau Claire, WI 54703
(715) 876-2532

Won't support golf course development:

Mayor James Sexton
(708) 422-1551

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