Village of Riverdale, IL
Comprehensive Plan ADO P TE D
AU G U ST
2014
Vision Statement
The Village of Riverdale is a community currently undergoing great transition. We are seeking to improve housing conditions, employment opportunities, and establish a local retail shopping district for our residents. However, this is a long, expensive, and sometimes challenging process. Recently, the Village of Riverdale partnered with Chicago Metropolitan Agency for Planning (CMAP), the Illinois Department of Commerce and Economic Opportunity (DCEO) and RATIO Architects Inc. to create a comprehensive plan for the Village of Riverdale. Whereas, the plan provides general guidelines as to what steps the Village should take, much of the planning, financing, and execution to implement this plan will be left to the people of Riverdale to accomplish. I am confident that with a spirit of teamwork and ingenuity, we can make Riverdale a better place to live. It is my vision for the Village of Riverdale that we can rise above the levels of poverty and social distress that plagues so many communities in our region. This comprehensive plan, presented by RATIO, is a tool to start that process. In reviewing this plan, I ask you to please keep an open mind and understand that no plan, regardless of how detailed, can address every issue, problem, or concern. Again, this plan is only a tool to start the process of building a better community. Ultimately, we must do the work that is needed to rebuild Riverdale. Best Regards,
Lawrence L. Jackson Mayor
Mayor Lawrence Jackson
Comprehensive Plan Steering Committee
Acknowledgements This Comprehensive Plan was funded by a grant from the CDBG Disaster Recovery “IKE� Program through the Illinois Department of Commerce and Economic Opportunity. Special thanks to Village staff, elected officials and the citizens of Riverdale who contributed to the creation of this plan by providing their collective insight at public workshops and stakeholder interviews.
Trustee Bradley Smith Trustee Loree Washington Ricardo Murray Steve Johnson Joe Marjan Dawn Haley Janice Morrissey Helen Denham Etta Hamilton Kira Griffin Dr. Kevin Patterson Dr. Carol Kunst Joe Watson Erin Aleman Chuck Hodges Mark Volk
Village Board Trustee Jerome Russel Trustee Tanya Watkins Trustee Loree Washington Trustee Richard Nolan Trustee Rodrick Jefferson Trustee Bradley Smith
Planning + Zoning Commission Robert Scharnhorst Edna Anthony Daryl Dildy Mildred Blount Carmelia Shipp
This Plan Was Prepared By RATIO Architects, Inc. Development Concepts, Inc. Edwin Hancock Engineering, Inc.
Additional Thanks To Linda Bowen, Illinois Disaster Recovery Program Erin Aleman, Chicago Metropolitan Agency for Planning
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V i l l ag e o f Ri v e rdale, Illi noi s
Table of Contents 01 | Introduction
Comprehensive Plan Mandate............................................ 06 How to Use This Document ................................................ 06 Sustainability........................................................................ 06 Relevant Plans and Documents........................................... 07 GO TO 2040 Comprehensive Regional Plan....................... 09 Public Input Overview.......................................................... 10 Planning Principles............................................................... 18
02 | Character + Identity
Location + Identity................................................................ 22 Community Background....................................................... 22 Architectural Character........................................................ 25 Goals and Recommendations.............................................. 29 Gateways + Wayfinding...................................................... 31
03 | Land Use
Existing Land Use................................................................. 38 Future Land Use................................................................... 40 Goals and Recommendations.............................................. 44 Residential Commercial Industrial Parks and Trails.................................................................... 50 Goals and Recommendations.............................................. 52
04 | Housing & Neighborhoods
Overview............................................................................... 58 Goals and Recommendations.............................................. 60
05 | Economic Development
06 | Mobility & Infrastructure
Roadways............................................................................. 86 Multi-Modal Plan Map........................................................ 86 Public Transit........................................................................ 88 Metra PACE CMAP Transit Findings......................................................... 90 Goals and Recommendations.............................................. 91 Major Corridor Street Design Components........................ 93. Infrastructure........................................................................ 94 Hazard Mitigation................................................................ 96
07 | Potential Redevelopment
Redevelopment Area Map................................................100 Ivanhoe Metra TOD............................................................102 Riverdale Metra TOD.........................................................107 Granary Site Study.............................................................109 Housing Stability Initiative................................................112 138th Street Industrial Area..............................................113 Marina Site.........................................................................113 138th and Halsted..............................................................114 Goals and Recommendations............................................115 TOD Facts ..........................................................................119
08 | Implementation Strategies
Introduction........................................................................122 Matrix................................................................................. 123.
09 | Appendix
Referenced Plans and Data ..............................................128 Demographics and Economic Development.....................140
Overview............................................................................... 74 Goals and Recommendations.............................................. 77 Proposed TIF District Map .................................................. 80 Economic Development Tools.............................................. 82
COMP R EHENS I VE PL A N
5
CHICAGO BLUE ISLAND
100 Little Calumet River
Whistler
Preserve GOVT OFFICES/ St. St./134th Jackson RETAIL INDUSTRIAL SITES: EXPAND BUS SCHOOL DISTRICT 133 POTENTIAL ALTERNATIVE FUEL Pacesetter LOWE AVE ROUTE E & W RETAIL SOURCE PRODUCTION ON 138TH ST EXAMPLE OF WELL LIT/Neighborhood CSX Rail REDEVELOPED STREET
Wabash Ave. Wabash Ave.
Dearborn St.
State St. State St.
LaSalle St.
Wentworth Ave.
Ra School St. il
Tracey Ave.
tra Me
Stewart Ave.
Eggleston Ave.
SCHOOL ST. CRIME Dearborn St.
Highland Ave.
Shore Dr.
UNDERUTILIZED LAN NEAR METRA STATIO
First Focus
SCHOOL DISTRICT
146th St.
Corpora “FIRST FOCUS” are included the Plan on 144TH -initiatives FOOT TRAFFIC/ 142NDthroughout - ROBBERIES/ ROBBERIES/CRIME BUSES each chapter cover and describeWALKERS quick implementation tasks NOT AS STABLE STREET LIGHTING the Village can start today in order to create opportunities and STREET LIGHTING engage the community to achieve the community’s vision.
Calumet Blvd.
HARVEY
Wentworth Ave.
Wallace Ave.
Lowe Ave.
1
RIVERDAL METRA
Ivanhoe Park IVANHOE POTENTIAL 144th St. METRA RETAIL Franson Park Atlantic Ave.
DIXMOOR
WALKING TRAILS
Normal Ave.
Kickapoo Meadows Forest Preserve
Parnell Ave.
Riv er
Wallace Ave.
et
01
POTENTIAL RETAIL
Riverdale Park
COMMERCIAL FUTURE POTENTIAL 139th St. CHURCH & MEDICAL SOCIAL SERVICE USE
Lowe Ave.
lum
Union Ave.
Ca
138th St.
POTENTIAL Neighborhood RETAIL POTENTIAL INTERMODAL/ 142nd St. COMMERCIAL Emerald Ave.
tle
137th St.
Pacesetter Pkwy.
Ivanhoe
Indiana Harbor Belt Rail
Lit
COMMERCIAL CORRIDORHalsted St. PROPOSED STRIP MALL
POTENTIAL RECREATIONAL AMENITY
Halsted St.
Ashland St.
Lake Riverdale
il
Introduction
FISHING?
BLIGHT/ REDEVELOP
Ra
57
OLD STEEL PLANT 138th St. POTENTIAL INTERMODAL TRI-STATE AUTO SALVAGE
X CS
Calumet Woods Forest Preserve
Corporate Limits
1
Wentworth Ave.
Joe Louis Golf Course
SENIOR HOUSING
Clark St.
57
annel
g Ch Cal Sa
Arcellor Mittal
Sibley Blvd./147th St.
01 | Introduction
Introduction
Chicago Loop
This is the second Comprehensive Plan for the Village of Riverdale, a suburb south of Chicago. The Village desires to control its own destiny, stabilize housing, grow its population, and increase retail and entertainment amenities to enhance the quality of life for its current and future citizens. Riverdale is ideally situated to capitalize on three of its greatest assets - excellent multi-modal access, available rail-industrial property, ample open space, and relatively affordable housing.
30 Minute Travel Zone Riverdale NTS
One of Riverdales greatest assets is that “Riverdale is 30-Minutes from Chicago’s Loop by Car, Rail, and Bus.”
Goal A Goal directly supports the collective efforts and ideals of the community
Recommendation A Recommendation contains tangible action steps that can be taken by Village officials, business leaders, community organizations, and residents to implement the goal.
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PURPOSE AND COMPREHENSIVE PLAN MANDATE The Comprehensive Plan will serve as a guide when considering policy changes as it relates to land use planning, budget preparation, commercial opportunities, and adding recreational venues. The Comprehensive Plan will help the Village address future issues and opportunities in fiscally, socially, and ecologically responsible ways and to achieve the vision and goals contained within. Having a plan may also provide an advantage when pursuing funding from public agencies. In accordance with the Illinois Municipal Code (65 ILCS 5/11-12-5(1)), a city or Village plan commission is charged with preparing and recommending a comprehensive plan for the present and future development or redevelopment of the municipality. This plan may also include requirements for streets, alleys, public lands and facilities. State law allows the incorporation of many more sections into a plan to address issues and goals specific to each jurisdiction. Included are sections on land use, housing, mobility, economic development, redevelopment and community character. HOW TO USE THIS PLAN Riverdale’s Comprehensive Plan represents a long-range initiative to guide the future of the Village in a way that reflects its particular challenges and unique characteristics. Each chapter states the Goals and Recommendations that will influence the successful implementation of the priorities of Riverdale residents and stakeholders. The format and presentation of Goals and Recommendations are described in the left column. In addition, “Profiles” are included in relevant areas throughout this document to further explain certain concepts or recommendations. The plan should be reviewed annually by the Plan Commission and Village Board of Trustees and updated every five to ten years in response to land use trends, changes in population, or any major events that may affect Riverdale’s future. This will ensure the plan and its individual elements remain relevant. SUSTAINABILITY An overarching goal is to achieve ecological and economical sustainability by incorporating Sustainable Planning Priorities as identified by the Illinois Department of Commerce and Economic Opportunity (IDCEO) including:
Introduction | 01 DEPARTMENT OF COMMERCE AND ECONOMIC OPPORTUNITY GOALS: - PROVIDE TRANSPORTATION CHOICES Develop safe, reliable and economical transportation choices to decrease household transportation costs, reduce our nation’s dependence on foreign oil, improve air quality, reduce greenhouse gas emissions and promote public health. - PROMOTE EQUITABLE, AFFORDABLE HOUSING Expand location- and energy-efficient housing choices for people of all ages, incomes, races and ethnicities to increase mobility and lower the combined cost of housing and transportation. - ENHANCE ECONOMIC COMPETITIVENESS Improve economic competitiveness through reliable and timely access to employment centers, educational opportunities, services and other basic needs by workers as well as expanded business access to markets. - SUPPORT EXISTING COMMUNITIES Target funding toward existing communities to increase community revitalization, improves the efficiency of public works investments, and safeguard historic and otherwise prominent landscapes. - COORDINATE POLICIES AND LEVERAGE INVESTMENT Align policies and funding to remove barriers to collaboration, leverage funding and increase the accountability and effectiveness of all levels of government to plan for future growth, including making smart energy choices such as locally generated renewable energy. - VALUE COMMUNITIES AND NEIGHBORHOODS Enhance the unique characteristics of all communities by investing in healthy, safe, and walkable neighborhoods. Denotes a Sustainable Planning Policy,
Denotes a task the Village is currently pursuing
Denotes a task the Village is currently discussing.
RELEVANT PLANS AND DOCUMENTS Though this is the Village of Riverdale’s first Comprehensive Plan, there are several plans prepared in the last decade, or are relevant to Riverdale. Many of these plans include recommendations on a specific topic such as redevelopment, housing transportation-orienteddesign, and connectivity. Select goals and recommendations contained within these plans are integrated into this document and summarized on page 122 in the appendix. - Chicago Southland Transit- Oriented Development/ (TOD) CargoOriented Development, SSMMA/Solomon Cordwell Buenz, 2013;
- Riverdale Municipal Code, Village of Riverdale, 2012;
- Initiative for the Chicago Transit Region, Landvision, 2011;
- Lake Riverdale Plan, Hitchcock Design Group, 2010;
- 138th Street Metra Station Area Plan, Camiros, 2001;
- Brownfields Redevelopment Strategy, CMAP, 2009;
- 138th Street Corridor Study, TPAP, 2004
- Riverdale E-Village Development Plan, Siembab Associates, 2003;
- Indiana Avenue TOD Study, S.B. Friedman, 2004;
- Riverdale, IL - A Vision for the Pacesetter, ULI, 2003;
- Grade Crossing Study - 138th and Indiana, IDOT;
- 144th Street TOD Plan, Farr Associates, 2002;
- Greater Riverdale Industrial Partnership Redevelopment Plan, 2004;
- Riverdale Metra Station Area TOD Plan and Design Criteria, Camiros, 2001;
- Riverdale Revitalization Program, Riverdale Landlords Association, 2013;
- Other various web and print resources.
- GO TO 2040 Comprehensive Regional Plan, CMAP, 2010 ;
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01 | Introduction GO TO 2040 COMPREHENSIVE REGIONAL PLAN The Chicago Metropolitan Agency on Planning (CMAP) is committed to regional planning for a seven-county area. The GO TO 2040 Plan addresses many types of communities and includes “best practices” for communities such as the Village of Riverdale under four Primary Plan themes: The Riverdale Comprehensive Plan should further the implementation of the GO TO 2040 Plan. What makes sense in the suburb of Riverdale is to pursue reinvestment with
denser and mixed use development near transit, in the form of transit oriented development (TOD). The definition of “denser” development differs between communities but generally means densities that are somewhat higher than prevailing patterns of development. The definition of “mixed use” also varies and can refer to mixing land uses (such as residential, office, or retail) within a single structure or on the same block, or even simply providing connections between residential and commercial areas of a community. Regional mobility, a key tenet of GO TO 2040 is one of Riverdale’s primary assets.
Livability
Human Capital
Go To 2040 Plan Themes
CMAP GO TO 2040 Plan Source: CMAP
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Efficient Governance
Regional Mobility
Introduction | 01 LAND USE + HOUSING GO TO 2040 treats housing as a critical part of the region’s infrastructure and seeks a balanced supply of housing distributed throughout the region. In Riverdale, priority housing issues center on housing diversity and affordability (foreclosures). To create quality environments, the relationship and compatibility and connectivity of housing to other land uses is a part of the Comprehensive Plan. PUBLIC TRANSIT As GO TO 2040 states, transit works best in walkable communities; making a community walkable requires infrastructure investments such as sidewalks, pedestrian crossings at major roads, and curb cuts and ramps for wheelchairs to allow access by disabled residents. Creating transit oriented communities in Riverdale not only enhances the success the of transit but is an opportunity to provide a style of housing that may attract new residents. FREIGHT GO TO 2040’s freight recommendations are oriented primarily toward federal, state and regional groups, and private industry. Riverdale is situated on two major rail corridors (IHB and CSX) and has connections to two major interstates (I-94 and I-57) which will continue to grow in importance as freight travel in the midwest increases. RESOURCE CONSERVATION AND HAZARD MITIGATION GO TO 2040 focuses its recommends that communities take action to conserve energy and water and manage stormwater. This plan contains recommendations currently being considered and alternatives that could be included as part of redevelopment scenarios. Municipalities can support GO TO 2040 by encouraging stormwater best management practices through the development process. LOCAL FOOD GO TO 2040 highlights the fact that local food production and distribution is increasingly being recognized as an element of livable communities. There is a desire to bring a farmers’ market and healthy sit-down restaurants to Riverdale for wellness and as a community activity. The abundance of Park
and Forest Preserve Property as well as vacant residential properties allows the residents of Riverdale to focus on local food production though community gardening efforts. COMMON GOALS Common goals are to first develop integrated transportation and land use decisions to strengthen the transit oriented development market, second to develop a marketing strategy to encourage new commercial, industrial and residential investment in the sub-region and attract new populations to the area, and third to work together to preserve the current housing stock, support current homeowners to create economic stability and respond to foreclosure crisis and decreased home values. RECOMMENDATIONS SPECIFICALLY FOR RIVERDALE’ Each community has its own challenges and the report provides recommendations to address these. Please note that these recommendations should be released in conjunction with an education/marketing campaign and brochures/ website to help inform and educate the public on the recommendations included within the CMAP plan and the RIverdale Comprehensive plan. - Consider conducting a detailed market study to understand the possibility of reusing large industrial properties it currently owns. - Create a comprehensive plan which unifies the Village’s subarea plans into a cohesive whole with a long-term vision for development. - Consider increasing density and mixed-use development near Riverdale’s two Metra stops, Indiana Avenue, 138th Street, 144th Street, and the intersections of Halsted and 138th Street. - Pursue rehabilitation programs which can help rehabilitate existing homes and neighborhoods. - Continue with frequent code inspection efforts. Consider adding landlord education and rental property registration programs. Utilize the fire department and police department to supplement building code enforcement efforts and/or partner with the SSMMA and other local municipalities to share staff and resources for enforcement.
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01 | Introduction
Public Input Overview The success of Riverdale’s Comprehensive Plan depends on how well it reflects the vision and desire of the Village’s residents, business owners, and other stakeholders. In order to ensure support and “buy-in”, the planning process employed a variety of public input techniques to gather information providing a conduit for expression of concerns and hopes for the future. The following is a brief summary of the public input process. PROJECT STEERING COMMITTEE A Steering Committee was established in the winter of 2013 to oversee the 10-month long comprehensive planning process. The committee made up of 16 members, representing diverse sectors of the community including business leaders, residents, and Village officials, helped develop the Plan’s Goals and Recommendations, reviewed and provided input for the drafts of the Plan and kept the community informed throughout the entire process. Over the course of the project the steering committee met 7 times.
KEY STAKEHOLDER INTERVIEWS On January 9 and January 24th 2014 as well as through many phone calls, the team of planners, urban designers, engineers, and economic development strategists led individuals and small focus groups in informal conversations about Riverdale’s future. Those groups include the following: - The People of Riverdale - Mayor Lawrence Jackson - Village Staff and Elected Officials - Riverdale Parks District - Cook County Forest Preserves - District 133 and 148 Schools - Riverdale Library - Riverdale Chamber of Commerce - Business Leaders - Realtors - Metra and Pace - Railroads and Industry - South Suburban Mayors and Managers Association (SSMMA) - Chicago Metropolitan Agency for Planning (CMAP) - Riverdale Landlords Association - Pacesetters Residents Association - Riverdale Tree Commission - Metropolitan Planning Council - Illinois Disaster Recovery Service - Regional Transit Authority - Riverdale Police and Fire
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V i l l ag e o f Ri v e rdale, Illi noi s
Introduction | 01
Ten Month Project Schedule NOV
DEC
2014 JAN
FEB
MAR
APR
MAY
JUN
JUL
AUG
Public Input & Education PHASE I
PREPARATION
Initial Staff Meeting & Site Visit Steering Comm. Kick-off Meeting Data Collection
PHASE II
INVESTIGATION
Stakeholder Interviews Public Input Survey Comprehensive Analysis Existing Conditions Report
PHASE III
IMAGINATION
Public Workshop Prelim. Draft / Analysis Summary SC Meeting
PHASE IV
INVENTION
Craft a Vision Statement Draft Goals & Objectives Annotated Table of Contents Internal Work Session
PHASE V
INTEGRATION
Draft the Plan SC Meeting Open House Draft
PHASE VI
EVALUATION PHASE VII
ADOPTION
Public Open House Adoption Draft Plan Commission Adoption Presentation Final Revisions/Production
= PUBLIC MEETING
= STEERING COMMITTEE
= TASKS
COMP R EHENS I VE PL A N
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01 | Introduction KEY STAKEHOLDER FINDINGS - The Mayor “Wants this plan to be something to empower the community” - This plan will position the community to create opportunities to retain residents and employers. - It is important to knit the community together and break down silo’s. - Economics is important - focus on balancing the tax base, strengthening housing, and encouraging diversity of businesses and industry.
- Population has fallen by 5,000 in last 20 years to around 15,000. - Embrace the diversity of transportation resources in the area. Steering Committee Meeting
- Riverdale is well situated from a transportation perspective and is 20 minutes from the Chicago Loop by Train, Car, and Bus. - The Metra Electric District line is a focus area for Metra as it seeks to improve the quality of the neighborhoods around the stops to increase ridership and investment. - Despite decline in population and commuters – the Ivanhoe Metra station maintains strong ridership to downtown Chicago (1 week – 923 Inbound to Chicago, 938 Outbound from Chicago – 40% of passengers from Riverdale, most of those walk). The Riverdale station maintains a smaller, but fair relationship well suited to a neighborhood situated TOD (382 Inbound to Chicago, 375 Outbound from Chicago). The number of passengers traveling south to University Park is much less. Many passengers come from neighboring Dolton (5 min drive). Kensington and Homewood attracts much larger park and ride traffic.
Public Workshop
- Metra considers the neighborhoods surrounding both Metra stops in Riverdale to be naturally supportive of TOD given grid based development pattern and walkable neighborhoods adjacent to the stops. - Focus on walkability throughout the community a healthy TOD is walkable and should connect to parks, schools, and forest preserve property. - Riverdale borders Chicago and thus has some transportation accessibility via CTA at Kensington (ADA accessible station). - The community has a wealth of available industrial (especially rail industrial), commercial, and residential properties ripe for redevelopment. - Since 2008 the community has seen housing values fall considerably, new residents are mostly renters, and disinvestment, absentee landlordism, and crime in neighborhoods is problematic. At the same time taxes have remained high which has further discouraged residential home acquisition even as the economy has rebounded. - Crime free housing, code enforcement, land banking, affordable housing, tax relief, and a “good landlord, good tenant” program should be explored.
Identifying Issues At The Workshop
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V i l l ag e o f Ri v e rdale, Illi noi s
- Explain the difference between affordable housing and subsidized housing? Where is affordable, transit-oriented mixed-use development working well? Many newer residents have “vouchered” in from Chicago. - A solution needs to be found for the Pacesetter neighborhood which is inclusive and makes the residents “whole again” in regard to continually decreasing home values and pervasive disinvestment and deterioration.
Introduction | 01 - There are many young families in Riverdale, but most are not finding work within the community, nor commuting via rail to Chicago. - There are 5 Tax-Increment Financing (TIF) districts covering most of the Village most of which are due to sunset in the near future. Redevelopment opportunities and TOD’s should take advantage of this opportunity to reorganize TIF districts around planned developments as opposed to piecemeal and to fund directed improvements to gain momentum with quick wins. - The Village needs to create and maintain an inventory of Village owned properties, and other available sites for redevelopment. - Many businesses along major corridors are vacant, or characterized as “low rent� businesses that do not generate much activity or foot traffic. - Land use in the community is mixed and often times plagued by incompatible uses. A reset of land use may be needed in several areas of the Village that have suffered from disinvestment.
Public Workshop Presentation
- The Village has two school districts (Unit 133 and Unit 144). Schools do not have a great perception in the community and are not rated highly by available online sources. - The Village has ample parks, trail opportunities, three forest preserves, a golf course, and a marina that it should better capitalize on as a way to promote Riverdale as a livable community with amenities. - The Village lacks basic necessities such as a medical office (exception being a dentist that services the community well), grocery, and sit down restaurant. - Perceived and actual crime continues to be a pervasive community issue. Many people move to Riverdale from the south side of Chicago to remove themselves from crime in that area. While Riverdale is much safer than many communities crime continues to deter residents. - This plan needs to focus on simple, implementable steps the community can carry forward to support its vision. Workshop Issues Mapping
At the workshop residents were asked what they would change if they could choose one thing to change about the community. The Safety and Enforcement and Add Industry categories were the top choices.
Many meetings and public outreach events were held at the Riverdale Resource Center COMP R EHENS I VE PL A N
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01 | Introduction SUMMARY MAP OF PUBLIC INPUT
Public Workshop PUBLIC WORKSHOP SUMMARY On January 9, 2014, the team of planners, urban designers and economic development strategists led individuals and small focus groups in informal conversations about Riverdale’s future. Those groups included Village staff, the Mayor, residents, parks BLUE ISLAND representatives, and business owners. METRA Also on January 9th, more than 25 people interested in the future of Riverdale gathered for a public workshop to take part in visioning activities and discussion.
BLUE ISLAND
57
nnel
g Cha Cal Sa
Senior Housin
Industrial Alternativ Source Pro
Overall impressions from conversations throughout the day include: - Riverdale has a good geographic location in terms of proximity to Chicago by transit or automobile - “30 minutes from Chicago by car, bus, or train.”
Corpo
Calumet Woods Forest Preserve
Ashland St.
- There is a perception of crime and poor schools which affects attracting more of the citizens that existing residents would like to see come. - Bringing some sort of industry with jobs and workforce development are a key to revitalization. - The housing situation is dire with development such as Pacesetter and hundreds of foreclosed and abandoned properties.
57
- Residents want basic essential retail - grocery, hardware, sit down restaurant and a medical facility.
Lit
tle
- There was minimal publicity regarding the workshop. - There is a pervasive sense of distrust. Attendees were then asked to work in small groups to mark their comments on large maps to indicate preferences for locations of the following needs or desires. The map (pictured right) is a summary of the following public input: - Identify Critical Areas of Need
Neighborhood Commercial Industrial
DIXMOOR
- Land Uses that are not working well
Community Gateways Parks/Preserves Redevelopment Potential Problem Areas
- Industry
Barriers
- Open Space and Parks
Critical Need
- Flooding and Drainage Issues
School District 133 School District 148
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lum
Residential Neigborhood
Rail Corridor
- Commercial
Ca
LEGEND
- Streets and Transportation Routes - Housing
Old Steel Plant Pot Inte Tri-State Auto Salvag
et
Riv er
Introduction | 01
CHICAGO 100 Yr Floodplain Little Calumet River
Whistler
Calumet Blvd.
Wentworth Ave.
uNDERUTILIZED lAND nEAR mETRA sTaTION
DOLTON
Indiana Ave.
Wabash Ave.
Edbrooke Ave. Edbrooke Ave.
State St.
Dearborn St.
LaSalle St.
sCHOOL sT. cRIME
Wabash Ave.
State St.
Dearborn St.
RIVERDALE METRA
Ivanhoe Park IVANHOE pOTENTIAL 144th St. METRA rETAIL Franson Park
School District 148
146th St.
144th - Foot traffic/ 142nd - rOBBERIES/ Robberies/Crime wALKERS BUSES Not as stable sTREET lIGHTING sTREET lIGHTING
Corporate Limits
Union Pacific Rail
Shore Dr.
Wentworth Ave.
Ra School St. il tra
Me
Stewart Ave.
Eggleston Ave.
Normal Ave.
Parnell Ave.
Wallace Ave.
Lowe Ave.
Union Ave.
Emerald Ave.
Halsted St.
1
Old Riverdale
pOTENTIAL rETAIL
Riverdale Park
Commercial Future Potential 139th St. Church & mEDICAL sOCIAL sERVICE uSE
Atlantic Ave.
Walking Trails
Wentworth Ave.
Wallace Ave.
Lowe Ave.
Highland Ave.
138th St.
pOTENTIAL Neighborhood rETAIL PotentiaL Intermodal/ 142nd St. Commercial
Kickapoo Meadows Forest Preserve
HARVEY
Pacesetter Pkwy.
Ivanhoe
Indiana Harbor Belt Rail
137th St.
Tracey Ave.
ge
cOMMERCIAL cORRIDORHalsted St. Proposed Strip Mall
pOTENTIAL rECREATIONAL aMENITY
Blight/ rEDEVELOP
l
tential ermodal
Lake Riverdale
i Ra
138th St.
Fishing?
X CS
orate Limits
1/4 Mile /5 Min Walk Radius
Michigan Ave.
Preserve Govt offices/ St. St./134th Jackson Retail l Sites: eXPand Bus School District 133 pOTENTIAL ve Fuel Pacesetter Lowe Ave Route E & w rETAIL oduction on 138th st Example of Well Lit/Neighborhood CSX Rail Redeveloped Street 1
Clark St.
Joe Louis Golf Course
ng
Arcellor Mittal
Sibley Blvd./147th St. NTS
COMP R EHENS I VE PL A N
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01 | Introduction COMMUNITY PLANNING KITS To increase community outreach, the consultant team prepared a Do-It-Yourself Community Planning Kit which would allow a group leader to administer exercises and gain input from citizens on the future of the community in 45 minutes to an hour. COMMUNITYCOLLABORATE.COM Project information and updates were uploaded to the Riverdale Comprehensive Plan www.CommunityCollaborate.com web portal. COLLABORATION Riverdale has been proactive in forging partnerships with regional and state agencies both during stakeholder meetings and throughout the process to provide input into this Comprehensive Plan. - Chicago Metropolitan Agency on Planning (CMAP) - South Suburban Mayors and Managers Association (SSMMA) Community Planning Kit
RATIO continues to engage the community through timetested person to person outreach and by harnessing technology to employ a balanced approach towards gathering public input.
OPEN HOUSE An informal public open house was held on March 19, 2014. Approximately 25 persons attended the event to participate in exercises designed to obtain public input on the draft progress to date. Exercises included a presentation on the process, progress, and key points within the draft plan, printed copies and a large screen monitor displaying the draft plan, large scale maps and development scenarios, dot voting exercises, priorities checklist and an open opportunity to ask the consulting team questions, and provide input on the plan and implementation. A follow up steering committee meeting took place tafter the Open House on June 11, 2014 to review feedback from the open house, and suggested edits prior to taking the draft plan to the Village Plan Commission for a Public Hearing. COMMITTEE OF THE WHOLE PRESENTATION Since elections moved the Village of Riverdale Committee of the Whole meeting to the evening of March 19, 2014 several representatives from the consultant team gave a presentation at that meeting to seek further public input and feedback on the progress to date. Approximately 15 persons attended this meeting. PLAN COMMISSION PUBLIC HEARING A Plan Commission public hearing was held on June 12, 2014 and was followed up by a Plan Commission public hearing on August 14, 2014. Both meetings were well attended.
www.CommunityCollaborate.com Public Engagement Portal
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V i l l ag e o f Ri v e rdale, Illi noi s
Village BOARD ADOPTION HEARING A Village Board Public Hearing on August 19, 2014, with a board vote on August 26,2014 resulted in the adoption of the Village of Riverdale Comprehensive Plan by resolution.
Introduction | 01
BUILDING MOMENTUM TO SUPPORT IMPLEMENTATION Through this process it became readily apparent that while much planning had taken place in the community in the past, implementation . As a result the Village of Riverdale Comprehensive Plan focuses on a series of first focus initiatives located at the beginning of each section within the plan which are designed to create momentum in the community in order to support a series of catalyst projects which will support the implementation of longer term goals. These goals and strategies are detailed throughout each section of the plan and in the implementation table at the end of the document. PUBLIC INPUT WORD MAP Comments from the public process were compiled and distilled into the following word map which describes the words that were used most often throughout the public input process.
COMP R EHENS I VE PL A N
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01 | Introduction
01 | INTRODUCTION
Planning Principles TRANSIT-ORIENTED DEVELOPMENT Focus on mixed use development of a density, size, character and look like no other in Riverdale that vertically or horizontally integrates residential, office, light industrial, and retail within a 1/4 to 1/2 mile of Metra rail, or Pace bus transit lines. HOUSING DIVERSITY + STABILITY Riverdale has an abundant supply of single family detached homes under 1200 square feet as well as existing apartment buildings. Additional housing options including attached single-family units and mixed-use development could appeal to a broader group of current and potential residents especially as relates to TOD development at the Ivanhoe and Riverdale Metra stops. The community needs to improve unwholesome environments and derelict properties especially in chronically deteriorated areas such as the Pacesetter neighborhood. MAINTAIN CONNECTIVITY Riverdale is a multi-modal hub laced with interstate and US highways, a grid street network, freight and commuter rail lines, bus transit and bike and pedestrian path’s. Maintaining and enhancing this access is an asset and key to attracting both new residents and commercial and industrial investors.
Transit Oriented Development (diverse, higher density, vibrant) should be encouraged within 1/4 mile of the Riverdale and Ivanhoe Metra Stations.
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V i l l ag e o f Ri v e rdale, Illi noi s
MARKET + ASSEMBLE REDEVELOPMENT SITES Riverdale is in an excellent position as a mult-modal hub. It is to be noted that 50% of all freight in the United States is routed through the Chicago freight network of which Riverdale is part. That said Riverdale has several high quality sites that could be readily marketed and assembled for short term and med/long term redevelopment for industries ancillary to rail. Riverdale also has ample commercial and residential properties near its two Metra Stations which can help position the redevelopment and revitalization of those neighborhoods. All things considered redevelopment opportunities help build momentum and faith in leadership, balance the tax base, and provide much needed investment in the community. STRENGTHEN + MARKET THE RIVERDALE BRAND Market the Village to workplaces and less affordable communities as a welllocated, affordable alternative. Continuing work on beautification of gateways and streets and housing rehabilitation will contribute to the image and success of the community.
CHICAGO BLUE ISLAND
100 Yr Floodplain Little Calumet River
Joe Louis Golf Course
Calumet Blvd.
Wentworth Ave.
Edbrooke Ave.
DOLTON
Indiana Ave.
Michigan Ave.
Edbrooke Ave.
State St.
Wabash Ave. Wabash Ave.
Dearborn St.
RIVERDALE METRA
State St.
Dearborn St.
Ivanhoe Park IVANHOE METRA Franson Park Atlantic Ave.
Shore Dr.
DIXMOOR
Riverdale Park
Clark St.
Ra
il
Tracey Ave.
Eggleston Ave.
Stewart Ave.
Parnell Ave.
Lowe Ave.
Kickapoo Meadows Forest Preserve
142nd St. Wallace Ave.
NTS
Riv er
Union Ave.
et
Halsted St.
lum
Emerald Ave.
Ca
Normal Ave.
Indiana Harbor Belt Rail tle
Wentworth Ave.
Highland Ave.
139th St.
Riverdale Lit
138th St.
LaSalle St.
137th St. Pacesetter Pkwy.
School St.
Lake Riverdale
tra
138th St.
Me
Ashland St.
Corporate Limits
Wentworth Ave.
Lowe Ave.
il
Calumet Woods Forest Preserve
Ra
CSX Rail
1/4 Mile /5 Min Walk Radius
X CS
Jackson St./134th St.
Whistler Preserve
Wallace Ave.
nel
g Chan
Cal Sa
Halsted St.
BLUE ISLAND METRA
Arcellor Mittal
143rd St. 144th St. 145th St.
146th St.
Corporate Limits
HARVEY Sibley Blvd./147th St.
High Priority Areas The Redevelopment Map Highlights Available Redevelopment Opportunities (purple areas) including High Priority Areas. See page 97 for more detailed concepts and scenarios.
TOD SITE 01: Ivanhoe Metra Stop on 144th Street. TOD SITE 02: Riverdale Metra Stop on 138th Street and 137th Street. INDUSTRIAL REDEVELOPMENT SITE: 142nd and Halsted. HOUSING STABILIZATION INITIATIVE: Including the Pacesetter and other Riverdale neighborhoods. INDUSTRIAL REDEVELOPMENT: 138th Street between the IHB and CSX Rails and Ashland Avenue and Halsted Street. COMMERCIAL SITE INITIATIVE: 138th Street and Halsted Street area.
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Character + Identity
02
First Focus Communicate the desired Village image / brand by enhancing existing gateways into the community with new signage, sidewalks, street lights, facade improvements street trees such as the iconic Butternut tree and enhanced landscaping at key places throughout the community.
02 | Character + Identity
Character and Identity First-ring or inner ring suburbs are the older, more populous communities of a metropolitan area that experienced urban sprawl before the Post–World War II baby boom, thus significantly predate those of their outer suburban or ex-urban counterparts.
LOCATION The Village of Riverdale is ideally located in the Chicago metropolitan area. Riverdale is among the first-ring suburbs, 20 miles south of downtown Chicago between I-57 and I-94. The Village which is laced with multimodal transportation corridors covers 3.75 square miles.
Chicago Loop
Riverdale NTS
IDENTITY Riverdale’s citizens and Village leaders take pride in the community and are united in their desire to maintain the well-kept, tree lined residential areas. They are just as eager to enhance the corridors, so key to the identity of the community, that have suffered from disinvestment. According to the 2010 census, the Village of Riverdale has a population of 13,549. According to the 2012 ACS Survey the Riverdale population has grown to 13,609.
Map of the Riverdale area, 1892 / Source: USGS
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V i l l ag e o f Ri v e rdale, Illi noi s
COMMUNITY BACKGROUND The first European-Americans settled in the Riverdale area in the mid-1830s. In 1836, Cook County granted a river ferry license to George Dolton and J. C. Matthews, who operated a toll ferry across the Calumet River. The site of this ferry became known as “Riverdale Crossing.” In 1842 George Dolton and Levi Osterhoudt built a toll bridge across the river. The settlement on either side of the Calumet River along what is now Indiana Avenue was known as Riverdale. The Village of Dolton, located just to the southeast, was often regarded as a part of Riverdale. The Riverdale area included several abolitionist families who were active in the Underground Railroad. These included John Ton, Cornelius Kuyper, Charles Dyer, and the Dolton brothers.
Character + Identity | 02 Riverdale formed its own school district in 1867 and received its own post office in 1873. In 1878 a distillery and a lumber yard were established along the Calumet River near present-day Indiana Avenue. These industries were soon followed by others including ice houses, cattle fattening pens, planning mills, a cooperage. Several brickyards opened in the area between 1880 and 1905, utilizing local clay to produce brick. This industry drew new residents, including expert brick makers from Canada, some of French ancestry, some of British ancestry, and some of mixed French and Indian ancestry. In 1887 residents of the area attempted to incorporate Riverdale as a Village, but the referendum failed by eight votes. By 1891 local residents sought to establish a water works and other utilities and a second movement to incorporate the community began. An election was held in 1892 and the measure passed by eight votes. The new Village of Riverdale soon organized a police department to provide law enforcement. In 1895 a Village Hall was built at the corner of 137th Place and Wabash Avenue. The exuberant Victorian Gothic building expressed residents’ civic goals as well as the picturesque aesthetic seen in nearby developments like Pullman.
Riverdale Village Hall (1895) at 137th Place and Wabash Avenue. / Source: Riverdale Public Library
A neighborhood commercial district developed near the intersection of Indiana Avenue and 137th Street during the early 1890s and included grocery stores, a general store, a bakery, a meat market, and several service businesses. By 1900 the Village of Riverdale occupied the area between the Calumet River, 137th Street , Illinois Street, and Indiana Avenue, and also included what is now the Chicago community area of Riverdale on the north side of the river. Sugar beets, used to produce beet sugar, were a popular crop in the area at the turn of the twentieth century and their cultivation drew Russian immigrants to the area. Beets were initially shipped to a factory in Kalamazoo, Michigan, where they were processed into sugar. In 1904 “Glucose King” Charles Pope purchased an abandoned distillery on the Calumet River in Riverdale and built a sugar factory on the site. At its peak, Pope’s Beet Sugar Works could process 500 tons of beets into sugar daily. Riverdale experienced industrial growth during the 1910s and 1920s. The Hales & Hunter Granary opened along the railroad corridor east of Halsted Street in 1917 to produce Red Comb Broiler Mash chicken feed. In 1918 Acme Steel Company relocated to a large new plant along the Calumet River in Riverdale. By 1929 the company employed more than 1,100 workers. In 1919 the Federal Ice Refrigerating Company opened a new factory at 142nd and Halsted Streets, with convenient access to Riverdale’s railroad connections. Arcady Mills opened at 140th Street and Stewart Avenue during the 1920s. By the late-1920s, development had crowded out agricultural production in the area. The Pope Sugar Beet Works complex was later used by the chromium mining industry.
Former Pope’s Beet Sugar Works along the Calumet River
Early residential development included a mix of housing types
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02 | Character + Identity Early residential development consisted of a mix of single-family cottages and bungalows and a small number of walk-up flats. The original area of Riverdale was expanded by additions including the Spies Addition, Riverdale Park View, Acme Forest view, and Halsted Gardens. The residential area south of 138th Street developed between 1925 and 1965. In 1921, Branigar Brothers purchased 465 acres between Indiana Avenue, Halsted Street, 145th Street, and the Indiana Belt Harbor Railroad. They laid out the land as an addition called Greenfields but later held a contest to rename the development. “Ivanhoe,” the title of Sir Walter Scott’s 1820 historical novel, was chosen as the new name for the neighborhood. The first housing units were completed in 1925. The Great Depression slowed residential development, although some houses were built during the late-1930s. Much of Riverdale’s housing stock was built after World War II on undeveloped lots within earlier neighborhoods. The largest postwar development in Riverdale was the area known as Pacesetter, originally built as a planned development with townhomes, a school, and a shopping mall. Former Hales & Hunter Granary
Post-World War II development focused on compact single-family “starter homes” for young families
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V i l l ag e o f Ri v e rdale, Illi noi s
Like other Chicago suburbs, Riverdale became a destination for young families who built small, single-family starter homes. Multifamily housing also developed in the neighborhood, including walk-up flats and apartment buildings. The neighborhood’s development was largely complete by the late-1960s. A new Municipal Center opened in 1961 and the Village Hall was demolished in 1963. A free public library was created in 1973. Local industries began to close in the 1960s and 1970s. Arcady Mills was demolished in 1975. The Hales & Hunter Granary closed around the same time. Some areas of the Village have eroded through gradual abandonment and demolition while other areas remained populated and well-maintained. Reinvestment and redevelopment have helped to reclaim some underutilized areas of the Village while plans are developed to guide the community’s future improvements.
Character + Identity | 02 ARCHITECTURAL CHARACTER The Village of Riverdale features an eclectic architectural character. Few traces of the community’s early development survive, with most of the existing building stock built between 1910 and 1965. These buildings reflect a diverse range of architectural styles, from houses influenced by the Prairie Style of the 1910s, to 1920s bungalows, 1930s Period Revival cottages, 1940s Minimal Traditional houses, and a mix of Midcentury Modern houses and apartment buildings. Riverdale’s historic mix of single-family detached houses, stacked walk-up flats, and apartments provides a range of housing options within the Village. Regardless of style, most buildings in Riverdale utilize a common palette of materials. Brick was the most popular cladding material in the neighborhood, with red, buff, and orange being the most common colors. Limestone was commonly used for trim and accents on brick buildings. Clapboard siding is seen on some houses and is often found on the gables of brick houses. Artificial stone became popular in the post-World War II period and many buildings in Riverdale feature this cladding in shades of tan and pink. Riverdale’s tree-lined streets are a critical component of the Village’s sense of place. These trees were planted during the early development of each neighborhood, often by the original developers. Many of the original trees have been replaced with new trees, but some areas have been left without street trees. Proper maintenance of street trees is critical to maintaining the character of Riverdale. Inappropriate trimming, particularly the destructive practice known as “topping,” damages a tree, leading to unsightly and potentially unsafe conditions.
Most builidngs in Riverdale are clad in brick, with different colors allowing for variation between buildings
Riverdale features a diverse range of architectural styles and forms
RIVERDALE’S TREE-LINED STREETS ARE A CRITICAL COMPONENT OF THE Village’S SENSE OF PLACE. COMP R EHENS I VE PL A N
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02 | Character + Identity
Civic buildings like Washignton School (above) Riverdale Community Resource Center (left). and St. Mary Queen of Apostles Parish Church (right) serve as distinct architectural landmarks within the community
Steel truss bridges over the Calumet River form an important collection of landmarks connecting Riverdale with adjacent Chicago neighborhoods
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Character + Identity | 02 Riverdale’s oldest landmark is a tree on Tracy Avenue near 139th Street. The tree is a butternut (Juglans cinerea) and, at approximately 360 years old, is the oldest and largest tree of this species in Illinois. Much of the butternut population was wiped out by a disease known as butternut canker. The tree in Riverdale has survived in the face of development, disease, and even a destructive “topping” in the 1960s, and has been named the official tree of the Village of Riverdale. Riverdale’s early settlement focused around a crossing of the Calumet River and seven steel truss bridges connect the Village to Chicago. Bridges at Indiana Avenue and Halsted Street serve as vehicular and pedestrian gateways into the neighborhood. The remaining five bridges are railroad bridges, including one used by Metra. A pedestrian bridge on the Major Taylor Trail runs alongside one historic railroad bridge. Although civic landmarks like the Riverdale Village Hall have been demolished, other community landmarks remain. The Riverdale Fire Station (1926) survives and now houses the Riverdale Community Resource Center. Neighborhood schools like Washington School also serve as community landmarks. Churches like St. Mary Queen of Apostles Parish Church serve as distinct architectural landmarks within the community. Three historic commercial buildings along 137th Street remain from Riverdale’s early commercial center and offer potential for rehabilitation amid new infill development. The neighborhood’s cottages, bungalows, walk-up flats, and apartment buildings form the fabric of a historic urban community, reflecting changes in architectural styles and building practices during more than a century of development. These buildings reflect the work and aspirations of generations of residents who settled in the Village and became part of the community. These buildings offer an authentic connection to the experiences of past generations and their continued use by present-day residents adds to the rich and diverse history of the Village.
Riverdale Has Lost Much Of Its Past Architecture Photo Credit: Riverdale Public Library
Riverdale’s oldest landmark is a 360-year-old butternut tree
Continued use of historic buildings takes advantage of existing resources while adding to Riverdale’s rich and diverse history COMP R EHENS I VE PL A N
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02 | Character + Identity
Profile: GATEWAYS AND WAYFINDING A gateway / wayfinding system should take into account pedestrian, bicycle, and vehicular traffic from the perspective of both visitors and residents. The scale of these elements should relate to the scale and speed of traffic and to the character of the surrounding area or community. The design and location of gateway and wayfinding elements should reflect the unique aspects of Riverdale and concisely inform and guide motorists and pedestrians to attractions within the community. GATEWAYS Gateway features can delineate and announce one’s arrival into a region, town, neighborhood, or unique public place. They may be the first determinant of a community’s image - the first impression. Gateway features may vary in scale or function, and can take the form of signage, public art, a signature building, or decorative streetscape enhancements such as lighting and landscaping along the roadside, at intersections, in medians, or in roundabouts. Gateway features may be a singular element, an element repeated at every gateway, or elements that reflect the character of each individual gateway. WAYFINDING Many communities recognize the importance of creating a “userfriendly” environment that directs both residents and visitors to prominent places once they are within the community. A well designed wayfinding system has the potential for economic benefit by providing directional assistance to commercial shopping areas, historic areas of interest, or major employment destinations. A comprehensive wayfinding system should: Increase the sense of place by furthering the community’s brand or evoking the local character. Increase commercial awareness by providing opportunities to represent each significant business node.
Existing and Example Gateway Signage
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V i l l ag e o f Ri v e rdale, Illi noi s
Encourage exploration of a community by including special destinations that can pique a visitor’s or resident’s interest.
Character + Identity | 02 Potential Gateway Location
Goal 01:
Approach each Village project using standards that strengthen & enhance the image of Riverdale GATEWAYS AND WAYFINDING IN RIVERDALE Through the public input process and in previous plans it was identified that Riverdale should undertake a comprehensive Gateway and Wayfinding Signage program. Since Riverdale has so many close neighbors with similar architectural styles it often is difficult to know when you have arrived in Riverdale. Gateway signage currently exists on 144th Street in the iconic Ivanhoe neighborhood boulevard as you approach the downtown commercial corridor near the Metra Stop. Similarly gateway signage is actually painted on the Riverdale Metra stop underpass at 138th Street. Some ideas for additional Gateway and Wayfinding Signage include the following: - Work with the Riverdale Parks District Cook County Forest Preserve, Joe Louis Golf Course, and Marina (upon reopening) to install wayfinding signage to help visitors and residents alike locate park, trail, and open space amenities. - Partner with Metra to provide attractive gateway signage along with a fresh coat of paint and benches at the Ivanhoe and Riverdale Metra Stops. - Install attractive, landscaped gateway signage to define districts within the community as they are redeveloped. This could be a partnership between the Village and developers/investors. - Work with the Riverdale Tree Commission to propagate and plant Butternut trees along streets and in parks to improve the visual aesthetic of the community. Include interpretive signage to explain the importance of the Butternut tree to the history of the community. Another idea is to create a “tree trail” that school aged students could follow with the help of parents as an educational exercise to learn more about nature and how it can thrive in an urban environment. - Hold a competition for school aged children to design gateway signage for the Village and install that signage at a key location to instill good will and a sense of community.
RECOMMENDATION 01
Ensure that infill and redevelopment in the Village is compatible with existing neighborhood character (Brick etc). Redevelopment in the core urban areas should respect the historic development patterns (grid-streets, alleys, sidewalks and street trees). Attempt to inventory and preserve historic structures in each redevelopment area, such as the historic commercial buildings along 137th Street. RECOMMENDATION 02
Update Zoning and Subdivision Control Ordinances Review the Village’s land use ordinances to ensure the “look” of actual development matches the vision of an attractive, inviting, and safe community. To facilitate redevelopment into transit-oriented or mixed use neighborhoods, establish standards for not only building type, but layout, open space, landscaping and parking. All development (structures and roadways) should be subject to the same minimum development, design and construction standards. RECOMMENDATION 03
Lead by Example Public facilities, buildings, roads and bridges represent an opportunity for the Village to set the standard for quality design and materials. Public investment in quality design demonstrates the community’s commitment to quality growth and sets an example for private developers to follow.
- Advertise Riverdale’s close proximity to Chicago and abundance of parks and open space as part of a branding campaign to attract people to look in Riverdale when looking for a home.
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02 | Character + Identity RECOMMENDATION 04
Marketing and Promotion Continue to promote and support community-wide events. Develop a campaign that touts Riverdale’s strengths. Use diverse media (radio, television, Facebook, Twitter, bus and train advertising, etc) to deliver the message. Develop a relationship with large employers and institutions in the region and encourage them to advertise/sell Riverdale as a place to live. The Village is currently working with a marketing professional to help promote Riverdale for prospective residents and investors.
Gateway signage (Above) on 144th Street and painted on the Metra station underpass at 138th Street, can be installed at prime entries to the community as part of a community led beautification and branding effort.
Goal 02:
Support efforts to enhance community corridors and gateways. RECOMMENDATION 01
Riverdale as a Brand Continue to support collaboration with marketing professionals to help with branding and appeal to future residents of Riverdale. This campaign focuses on attracting home buyers who want to move to Riverdale to be active citizens and for resources such as Metra, open space, trails, nearby higher educational institutions and training programs. By attracting active citizens to buy in Riverdale the community can help improve neighborhoods and the community as a whole. Communicate the desired Village image/brand to the larger region. Enhance existing gateways into the community by increasing the size and improving the setting in the vicinity of the signs. Consider placing the Village logo and/or name on prominent features including rail and road overpasses on the expressways.
Existing and Gateway Signage
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Continue to plant street trees with natives such as the iconic Butternut Tree where they are missing and undertake a campaign to underplant in the area of mature trees before they die. Since the Village is currently pursuing a grant to conduct streetscape improvements to 138th street and is also seeking to improve the Village’s image at Halsted street this may be a good first street to tackle. See example streetscape improvements and gateway signage on page 31.
Character + Identity | 02 IDEAL GATEWAY AND WAYFINDING SIGNAGE LOCATIONS CHICAGO BLUE ISLAND
100 Yr Floodplain Little Calumet River
Wentworth Ave.
Edbrooke Ave. Indiana Ave.
Edbrooke Ave.
State St.
Wabash Ave. Wabash Ave.
DOLTON
143rd St. 144th St. 145th St.
146th St.
Corporate Limits
Union Pacific Rail
Atlantic Ave.
Ivanhoe Park IVANHOE METRA Franson Park
RIVERDALE METRA
State St.
Dearborn St. Dearborn St.
Clark St.
Wentworth Ave.
Riverdale Park
LaSalle St.
Highland Ave.
Tracey Ave.
tra
Eggleston Ave.
Calumet Blvd.
Corporate Limits
Potential Wayfinding Signage Location
Stewart Ave.
Shore Dr.
LEGEND Potential Gateway Signage
Parnell Ave.
Riverdale, Illinois DIXMOOR Wayfinding and Gateway Signage Map
Lowe Ave.
Kickapoo Meadows Forest Preserve
Wallace Ave.
142nd St.
Riv er
Union Ave.
et
Halsted St.
lum
Emerald Ave.
Ca
Normal Ave.
Indiana Harbor Belt Rail
tle
Ra School St. il
139th St.
Riverdale Lit
138th St.
Wentworth Ave.
137th St. Pacesetter Pkwy.
Me
Lake Riverdale
138th St.
Wallace Ave.
Lowe Ave.
Corporate Limits Ashland St.
Calumet Woods Forest Preserve
il Ra
CSX Rail
1/4 Mile /5 Min Walk Radius
X CS
Jackson St./134th St.
Whistler Preserve
Michigan Ave.
Joe Louis Golf Course
nel
g Chan
Cal Sa
Halsted St.
BLUE ISLAND METRA
Arcellor Mittal
HARVEY
DIXMOOR
Sibley Blvd./147th St.
NTS
Gateway signage can be a good way to spruce up rail viaducts and small lots at prime locations that are owned by the Village and too small to develop.
Modern Gateway Signage and Streetscape Improvements
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02 | Character + Identity ENHANCEMENTS TO CONSIDER PARKING AREA EDGE TREATMENTS Screening parking areas can provide safety and comfort for pedestrians and establish a definite barrier. Screen parking areas, loading, and service facilities from residences and local streets by utilizing landscaping, walls, or buildings. Materials for screening parking can include shrubs, trees, masonry walls or decorative metal fences combined with landscaping. Encourage natural stormwater solutions such as vegetated swales and pervious pavement for parking lots where possible Since the Village is seeking to make streetscape improvements, the below enhancements could be good information to include in a grant application. TREES Street trees are one of the most noticeable streetscape elements, because of their vertical form. They function as a unifying visual element that can complement or screen uninspired architecture. They significantly improve the quality of urban spaces by providing shade in the summer and color in the fall. Perhaps partner with Riverdale Tree Commission to create a tree planting program in the community. When properly located, planted, and selected from a list of trees appropriate for urban settings, trees contribute value to property. Species native to Illinois are likely to be more disease resistant and to adapt more readily to the heat, cold and water provided, thereby reducing long-term maintenance costs for replacement. URNS AND PLANTERS A streetscape may also be enhanced with planters. Planters should be coordinated with or complimentary to other streetscape elements. Cast stone, concrete, fiberglass, and cut stone are all acceptable materials for planters. Wood containers are often less durable and deteriorate quickly in an urban environment. Planters should be placed with consideration of pedestrian movements. Even sidewalks with the smallest of widths can be creatively designed to include a variety of streetscape accents. TRASH RECEPTACLES Trash receptacles should be provided and designed to resemble or complement other streetscape elements in style, material, or color. Choose receptacles that incorporate an area to deposit commonly recycled materials as well as trash. Place receptacles at high-traffic areas such as intersections and crosswalks, or adjacent to seating at a minimum of one per block. Metal is a highly recommended material because of its durability.
Details count.
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SEATING Benches and seat walls are always desirable in a downtown. As redevelopment occurs, or improvements are invested in by the Village or individual property owners, consider an appropriate theme for these elements to ensure compatibility.
Character + Identity | 02 SITE LAYOUT Orient development towards streets and minimize setbacks on all streets to strengthen visual and physical connectivity for traffic and pedestrians. - Encourage four-sided architecture (architectural detail and materials from the front facade extend to the other building sides) for structures that are visible from streets, residences, and businesses. - Maintain the urban grid network in new development, especially residential areas.
Profile: Main Street as a Public Place The Villages’s network of streets represents the largest collection of “public places” in the community and components of public spaces and affects their success. The recommendations for streetscape improvements on 144th Street and 138th Street could enhance this focus area and provide a gathering place for community events. The Villages’s streets should be treated as safe and attractive public settings for all users whether motorized or non-motorized. The basic goal of all public spaces is to provide an inviting setting that attracts people. If such a place not only attracts people, but draws them back on a consistent basis, it is considered successful. The style and placement of street furnishings has a significant impact on the function and visual quality of the urban environment. Below is a list of some amenities that can be incorporated to enhance the public setting in and around key corridors. - Street Trees - Public Benches and Seating - Landscaping and Planters - Street Lights - Sidewalk Cafes - Public Art and/or Water Features - Trash Receptacles - Bicycle Racks - Wayfinding Signage - Rain Gardens (natural stormwater management) - Gateway Signage - Community Branding
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02 | Character + Identity STREET LIGHTING Vertical elements tend to provide a greater impact to the streetscape than flatwork (pavement, etc.). Street trees, building facades, and street lights are common vertical elements. Lighting serves four primary purposes in downtown settings: - to create a perception of safety and to illuminate an area to aid in security; - to establish an identity for the place or street where it is used; - to heighten the drama by focusing attention on unique architectural features; - to illuminate signage, thereby improving the capacity within an area. A street light improvement project should consider the following: - A fixture that caters to motorists and pedestrians and enhances the architectural style and charm of 144th Street and 138th Street - The light standard (pole) should be able to accommodate banners and hanging planters.
Streetscape improvements (above) and functional art (below) help define space and provide interest to draw people to a commercial corridor such as 144th Street in Riverdale.
- The electrical service to lights should be placed underground. In addition, lights should provide electrical outlets for use by vendors during festivals or to power holiday fixtures or lights. - Lighting should be shielded to reduce light pollution into the night sky. - Areas needing to be lit in order to promote visibility and pedestrian safety especially around Metra stops. - If grant funding is available to replace old sodium vapor lights with modern, efficient LED lighting. GATHERING SPOT A public gathering space could be accommodated within along 144th Street and/ or the park and open space around the Village’s two Metra Stations with proper programming to bring people to this common space outside of the eight-to-five work day. Events such as these could be programmed by an organization such as the Riverdale Chamber of Commerce, Village Officials, and the Parks Board to bring people to Riverdale’s business corridors. PUBLIC ART Public art can energize an otherwise lifeless space. It is important to recognize opportunities to transform “leftover” spaces scattered throughout the downtown into attractive, public settings. Local talent should be harnessed to create artistic elements. Blank walls of buildings are prime candidates for murals. Sculptural pieces can be showcased on prominent corners or in public gathering spaces, or incorporated as a needed functional element (fence, bench, bike rack, planter).
Public Art - Chalkboard on building in public space to promote expression.
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Character + Identity | 02 DONOR RECOGNITION There are many ways to fund improvements mentioned in this Plan. Common funding sources for streetscape amenities including new lighting fixtures, special paving accents, landscaping, benches, and waste receptacles are grants (e.g. ITEP GRANT), municipal funds, corporate gifts, philanthropic donations, and fundraising programs that allow residents and business owners to leave their mark with plaques or engravings. CROSSWALKS The most important consideration for crosswalks is the safety of pedestrians. Crosswalks should be highly visible to vehicular traffic, utilizing a change of pavement material or reflective paint. Signs to designate a crossing can improve awareness. These treatments can help to slow traffic, creating a safer environment for pedestrians.
Crosswalk highlighted with special paving.
Profile: Illinois Main Street Program Illinois Main Street is part of a successful national movement to revitalize America’s traditional downtowns, neighborhood business districts, and urban corridors. Illinois Main Street communities use the Main Street Four-Point Approach® to revitalize their local business districts. The Illinois Main Street Program Four Point Approach includes: Organization; Promotion; Design; and Economic Restructuring. Main Street work is organized around these Four Points, and all Four Points are addressed comprehensively by the local Main Street organization. Organization brings the community together. Building consensus and cooperation among multiple district stakeholders is readily addressed by the local program’s volunteers and by the Main Street board and committee structure representing both downtown and stakeholder interests. Promotion sells both the image and promise of the Main Street district to shoppers, investors, new businesses, and visitors. With an effective promotion strategy, the Main Street district’s positive image is promoted through retail promotions, special events,
and marketing campaigns implemented by the local program. Design addresses the district’s physical environment. Capitalizing on the district’s best assets, such as historic buildings and traditional layout, is one part of Main Street design work. Other design-related activities, such as merchandising, wayfinding, sidewalks, and landscaping, help convey a visual message about what Main Street has to offer. Economic restructuring improves the commercial district economy. By helping existing businesses expand and recruiting new business that respond to today’s market, Main Street programs help convert unused space into productive properties and cultivate local and regional entrepreneurship. For more information on how to establish a Main Street Program download this article: http://www. preservationnation.org/main-street/resources/public/ RMS_Getting-Started.pdf Source: http://www2.illinois.gov/dceo/mainstreet/ Pages/approach.aspx- Community Branding
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CHICAGO BLUE ISLAND Little Calumet River Joe Louis Golf Course
Land Use
03
137th St.
Tracey Ave. Stewart Ave.
Eggleston Ave.
First Focus
Iva IVANHO METRA method Fra
Support the rehabilitation of homes in olderShore neighborhoods as a Dr. of providing affordable housing and stabilizing the neighborhoods. Use an intermediary to purchase and turn-around foreclosed properties to the market with a focus on target neighborhoods near transit and commercial Blvd. Calumet areas that could serve as catalyst sites for revitalization.
HARVEY Sibley Blvd./147th St.
Atlantic Ave.
DIXMOOR
Parnell Ave.
Kickapoo Meadows Forest Preserve
Wallace Ave.
142nd St.
Riv er
Lowe Ave.
et
Union Ave.
lum
Emerald Ave.
Ca
Normal Ave.
Indiana Harbor Belt Rail
tle
Ra School St. il
139th St.
Riverdale Lit
138th St.
Highland Ave.
Pacesetter Pkwy.
tra
138th St.
Lake Riverdale
Me
Corporate Limits Ashland St.
Calumet Woods Forest Preserve
Lowe Ave.
CSX Rail
Wallace Ave.
Jackson St./134th St.
Whistler Preserve
Halsted St.
nel
g Chan
Cal Sa
Halsted St.
UE ISLAND ETRA
03 | Land Use EXISTING LAND USE
LAND USE The goal of land use planning is to seek a balance of uses that can sustain its residents and businesses and encourage new investment. The Comprehensive Plan recommends incentives to support redevelopment opportunities including TIF districts, compatible infill development, the elimination of incompatible uses, and a range of housing densities to position the community as a place where people want to live, work and invest their time, energy, and resources.
BLUE ISLAND BLUE ISLAND METRA
EXISTING LAND USE Much of the community is composed of residential neighborhoods constructed between 1925 and 1960, with most of the housing stock built after World War II. There is a core of current and former industrial development along major rail lines. Commercial uses occur in low concentrations along major streets, with remnants of earlier neighborhood commercial nodes visible in some areas. Besides its tree-lined streets, Riverdale has 488 acres (between Riverdale Parks and Cook County Forest Preserve Property) of parks and open space. Riverdale is fortunate in that it exceeds the recommended 10 acres per 1000 people of parks and open space (NRPA recommends 135.5 acres of park and open space for a community the size of Riverdale). The existing land use map on the right was prepared by CMAP and is representative of current land uses within the community. As you can see there are many categories of land use identified and many types of land use within the Village of Riverdale. Based on public input and land use analysis some areas of the community may be in need of a land-use “reset� with an approach designed to encourage redevelopment and retention of existing residents, while discouraging displacement and continued disinvestment in the community.
Calumet Woods Forest Preserve
Lit
tle
FUTURE LAND USE Land use recommendations in a community with large areas of undeveloped land might address growth, development and land preservation. Because Riverdale is a mature community with extensive existing building stock, this plan focuses on are redevelopment, transportationoriented-development (TOD), land use diversity and balance. The proposed land uses in this Plan reinforce recommendations from the GO TO 2040 Comprehensive Regional Plan, which supports the use of residential infill and redevelopment to fill gaps in the urban fabric. Appropriate infill preserves and reinforces the unique character of a place, encouraging reinvestment and further redevelopment. This, in turn, generates tax revenues for the local area, provides more students to keep schools viable, and brings positive activity to the streets, leading to increased safety and security. It is imperative to maintain or increase the density and walkability of the Village. Riverdale’s Future Land Use is detailed on page 41. Redevelopment land use planning focuses on prioritization of sites near the two Metra Stations. Chapter Eight, Redevelopment provides much more detail as pertains to individual redevelopment scenarios.
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V i l l ag e o f Ri v e rdale, Illi noi s
nel
g Chan
Cal Sa
Ashland St.
Existing Land Use
Ca
lu
DIXMOOR
NTS
CMAP Current Riverdale Land Use Map
LEGEND
Land Use | 03
Existing Landuse Residential Single-fam Residential Multi-fam Mobile Home Park Retail Center
CHICAGO
Office Complex ISLAND BLUE METRA Single Office
Residential
Medical
Wentworth Ave.
Retail Center
Edbrooke Ave.
Mixed-Use With Parking
Edbrooke Ave.
Wabash Ave.
Michigan Ave.
Dearborn St.
Clark St.
Hotel
Religious
DOLTON Cemetary Institutional/Other
Mixed-Use Without Parking Entertainment Use
Institutional
Indiana Ave.
State St.
Dearborn St.
Office Building
Wabash Ave.
Wentworth Ave.
Business Park
LaSalle St.
Ra School St. il
Park
Education
Industrial Park
Road Right-of-Way
Institutional
Other Road Right-of-Way
146th St.
Cemetary
Warehouse
Interstate Highway
144th St.
Religious
Industrial Manufacturing
Union Pacific Rail
Office Complex ISLAND BLUE Shore Dr. METRA Single Office
Business Park LEGEND LEGEND Calumet Blvd.Office Building LEGEND Mixed-Use With Parking Existing Existing Landuse Landuse Existing Landuse Residential ResidentialSingle-fam Single-fam Mixed-Use Without Parking
Corporate Limits
Parking Utility
Institutional/Other
Open Space/Park
Industrial Manufacturing
Golf Course
Entertainment Use
Warehouse
Conservation Area
Hotel
Industrial Park
Linear Park
Medical
Interstate Highway
Other Open Space
Education
Road Right-of-Way
Unimproved Land
Institutional
Other Road Right-of-Way
Wetland
Religious
Parking
Vacant Lot
Cemetary
Utility
Rivers
Institutional/Other
Open Space/Park
Lakes
Industrial Manufacturing
Golf Course
Warehouse
Conservation Area
Industrial Park
Linear Park
Interstate Highway
Other Open Space
HARVEY
Residential Single-fam Residential ResidentialMulti-fam Multi-fam Residential Multi-fam Mobile MobileHome HomePark Park Mobile Home Park Retail RetailCenter Center Retail Center Office ISLAND OfficeComplex Complex ISLAND BLUE BLUE Office Complex ISLAND BLUE METRA METRA Single SingleOffice Office METRA Single Office Business BusinessPark Park Business Park Office OfficeBuilding Building Office Building Mixed-Use Mixed-UseWith WithParking Parking Mixed-Use With Parking Mixed-Use Mixed-UseWithout WithoutParking Parking Mixed-Use Without Parking Entertainment EntertainmentUse Use Entertainment Use Hotel Hotel Hotel Medical Medical
Hotel
Park Ivanhoe Medical IVANHOE METRA Education Franson Park Atlantic Ave.
Retail Center
tra
Mobile Home Park
Eggleston Ave.
Normal Ave.
Parnell Ave.
Lowe Ave.
Wallace Ave.
Union Ave.
Kickapoo Meadows Forest Preserve
Emerald Ave.
Residential 142nd St. Multi-fam
Riv er
Stewart Ave.
Residential Single-fam Halsted St.
et
Existing Landuse
Tracey Ave.
Riverdale
um
Mobile Home Park
ISLAND BLUEComplex RIVERDALE METRA Riverdale METRA Single Office
139th St.
Without Parking
Entertainment Use
Wentworth Ave.
LEGEND
Indiana Harbor Belt Rail
138th St.
Highland Ave.
Pacesetter Pkwy.
Mixed-Use With Parking
1/4 Mile /5 Min Single-fam Walk Radius Mixed-Use
Residential Multi-fam
137th St.Office
Me
Lowe Ave.
Lake Riverdale
Wallace Ave.
Halsted St.
il Ra
Corporate Limits 138th St.
X CS
CSX Rail
Office Building
Existing Landuse
Whistler Preserve
Jackson St./134th St.
Business Park
State St.
Joe Louis Golf Course
100 Yr Floodplain
Arcellor LEGEND Mittal
Little Calumet River
Sibley Blvd./147th St.
COMP R EHENS I VE PL A N
41
03 | Land Use
Future Land Use
FUTURE LAND USE MAP
BLUE ISLAND
BLUE ISLAND METRA
SINGLE- AND TWO-FAMILY RESIDENTIAL Typical Uses: This designation refers primarily to the traditional neighborhood pattern that currently exists within Riverdale. It is primarily single-family residential and two family/duplex development. This may also provide for opportunities to create high quality infill housing and additional dwelling units “Granny Flats.�
Characteristics: Mix of single and two-family homes located close to the street on individual lots with rear-loaded garages on alleys, located on streets with low traffic volumes. This development pattern exhibits a high level of connectivity, typically via a grid street network, with sidewalk and local street connections to thoroughfares with public transportation access. Typically, there is proximate access to parks, commercial centers, and civic buildings.
nel
g Chan
Cal Sa
Calumet Woods Forest Preserve
MULTIFAMILY RESIDENTIAL Typical Uses: This designation refers to housing where three or more separate housing units for residential inhabitants are contained within one or several buildings within a development or neighborhood. Characteristics: triplex, quadplex, cottage homes and townhouses located close to the street on single lots generally not exceeding three stories. Similar to single and two-family residential, the multifamily designation exhibits a high level of connectivity, typically via a grid street network, is an integral part of a walkable neighborhood and also typically is connected to public transportation, parks, commercial centers, and schools. Multifamily residential may be located on more heavily traveled streets and may serve as a transitional use between lower density single family and neighborhood mixed-uses.
Co Ashland St.
The Future Land Use Plan and Map (right) provide land use designations that reflect the character and intensity of future development and redevelopment. Land Use designations are somewhat broad brush depictions and are not zoning. While the actual pattern of land development may vary somewhat, the principles should be maintained. This Plan should be used in conjunction with the Multi-Modal Map, the Riverdale Zoning Map, and redevelopment recommendations to assist the Plan Commission, Village Trustees, and Village staff in making decisions that provide prosperity and lead to opportunities.
Lit
tle
Ca
lum
Riverdale, Illinois
et
Riv e
Future Land Use Map LEGEND Corporate Limits
DIXMOOR
Single/Two Family Residential Multi-Family Residential
MIXED-USE COMMERCIAL / OFFICE / RESIDENTIAL/TOD Typical Uses: This designation refers to mixed-use residential and commercial areas designed to maximize access to public transit such as Metra Trains, or Pace Bus. Many of these commercial spaces are geared to entice pedestrians and transit riders to patronize businesses. Ground floors should be active with uses which include: professional/personal services, storefront retail, restaurants, cafes, and shops. Upper floors may be residential or office. Sites targeted for this sort of redevelopment may be found in Chapter 7, beginning on page 97.
Mixed-Use/Transportation Oriented Developmen
Characteristics: Often Mixed-use developments are infill opportunities, allowing the traditional neighborhood street wall to be completed and are popular ways to revitalize transit active neighborhoods. Typically Mixed-use development occurs along arterial roads, in nodes or clustered together with proximity to a major transit stop. Mixed-use developments may also be
100 Year Floodplain
42
V i l l ag e o f Ri v e rdale, Illi noi s
Community Commercial Business Park/Light Industrial General Industrial/Rail Industrial Insititutional/ Municipal Park/Conservation
Land Use | 03
CHICAGO 100 Yr Floodplain Little Calumet River Joe Louis Golf Course Halsted St.
Calumet Blvd.
Wentworth Ave.
Edbrooke Ave.
DOLTON
Indiana Ave.
Edbrooke Ave.
Michigan Ave.
Wabash Ave. Wabash Ave.
State St. State St.
Dearborn St. Dearborn St.
Clark St.
Wentworth Ave.
RIVERDALE METRA
144th St.
146th St.
Corporate Limits
Union Pacific Rail
nt
Ivanhoe Park IVANHOE METRA Franson Park Atlantic Ave.
Shore Dr.
Riverdale Park
LaSalle St.
tra
Tracey Ave. Stewart Ave.
Eggleston Ave.
Parnell Ave.
Wallace Ave.
Lowe Ave.
Union Ave.
Emerald Ave.
Kickapoo Meadows Forest Preserve
Halsted St.
142nd St.
Normal Ave.
Indiana Harbor Belt Rail
Ra School St. il
139th St.
Riverdale
er
138th St.
Highland Ave.
Pacesetter Pkwy.
Wentworth Ave.
137th St.
Me
Lake Riverdale
Wallace Ave.
Lowe Ave.
il
orporate Limits 138th St.
1/4 Mile /5 Min Walk Radius
Ra
CSX Rail
Whistler Preserve
X CS
Jackson St./134th St.
Arcellor Mittal
HARVEY Sibley Blvd./147th St. NTS
COMP R EHENS I VE PL A N
43
03 | Land Use TOD’s ideally located within a radius of one-quarter to one-half mile around the transit stop which is considered a comfortable walking distance for pedestrians. In Riverdale, these developments are envisioned to not exceeding six stories and can be a transition between single- and multifamily neighborhoods and commercial areas.
Single- & Two-family residential
Multifamily residential
COMMUNITY COMMERCIAL Typical Uses: Community commercial includes higher intensity commercial uses that generally include retailers, offices, food services, lodging, entertainment, and health care providers, all of which draw customers from the Village and adjacent communities. The designation may also contain medium to high density multifamily residential for a mix of uses. Characteristics: Typically located along major arterial routes, such as Halsted Street and Indiana Avenue, and intersections, uses planned for these areas require high visibility (enough daily traffic to support significant sales), convenient access, and connectivity to the greater community and region. These developments are generally sited on larger parcels with dedicated parking lots for customers. They are predominately one-story buildings, but may be more. New development should have cohesive architectural styles, landscaping, high quality building materials, screening from adjacent residential areas, and internal vehicular circulation to reduce congestion on main thoroughfares. BUSINESS PARK / LIGHT INDUSTRIAL / MANUFACTURING Typical Uses: This designation includes professional and business services, light assembly plants, flex-tenant type facilities, and research and development businesses. Characteristics: These business facilities should have good access and connectivity to highways and main thoroughfares, as well as good internal circulation. This use also tends to act as a buffer between industrial and commercial uses. The tendency for these developments to serve as major employers warrants a need to consider connectivity to nearby neighborhoods (potential resident workforce) and the possibility of public transit. Attention should be paid to architecture, building orientation, landscaping, and signage to ensure cohesive design that will attract future investors.
Community Commercial
GENERAL INDUSTRIAL/RAIL INDUSTRIAL Typical Uses: This designation refers mostly existing industrial uses that may constitute a moderate to heavy industrial use. This land use designation may encompasses such uses as large rail facilities, manufacturing facilities, distribution, warehousing centers (not self-storage), processing plants, and other similar businesses. Characteristics: Areas for industrial land uses are limited to existing sites in the Village as they are less compatible with other desired land uses. Some of the sites which fall within this designation in Riverdale are vacant or underutilized and present an opportunity for redevelopment/reinvestment especially near the two Metra Stops, freight rail and along thoroughfares. This use typically produces the greatest amount of large truck traffic with a strong dependence on the roadway network. They have the potential to generate noise, vibration, dust, or odor as well. Industrial facilities should be located on large lots that can
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V i l l ag e o f Ri v e rdale, Illi noi s
Land Use | 03 accommodate business and future expansion needs. To minimize the impact on surrounding land uses, perimeter fencing and vegetative screening are encouraged. INSTITUTIONAL / MUNICIPAL Typical Uses: Institutional uses include civic uses such as libraries, schools, town offices, fire stations, and utilities, as well as hospitals, and similar land uses essential to the Villages’s efficient operation and overall well-being. Characteristics: Institutional uses are often integrated into the community close to the populations they serve. However, some uses listed above may required larger settings separate from residents, such as utility treatment plants, schools, or hospitals, that may require significant amounts of land or that generate high quantities of traffic. Site planning, architectural design, and landscaping set the tone for the image and identity of the community and should be carefully evaluated.
General Industrial
PARK/ OPEN SPACE Typical Uses: This designation refers to land that are designated as either a park or open space and are usually accessible to the public. These may include both active and passive recreation areas and may be dedicated to outdoor physical activity, organized recreation, leisure, urban agriculture, playgrounds, ecological functions, and public events. Institutional/Municipal
Characteristics: Land within these areas should be protected from intense development. The intent is to preserve both the sensitive natural resources that may be contained within, and to reserve land for active lifestyles, social interaction, and access/exposure to, the natural environment. Parks range from softscaped, rolling lawns with shade trees to hardscaped urban plazas with public art and street furniture. Parks and open space should be accessible from public transportation, sidewalks, and the road system. They should be integrated into neighborhoods and commercial areas. Within Riverdale Parks are controlled by the Riverdale Park District and Forest Preserves and the Joe Louis Golf Course are controlled by the Cook County Forest Preserve. In addition linear parks such as multi-use paths/trails are being developed in the community to connect to the Cal Sag Trail and Mayor Taylor Trail.
Park./Open Space
COMP R EHENS I VE PL A N
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03 | Land Use
Land Use Goal 01:
Land Use Goal 02:
RECOMMENDATION 01
RECOMMENDATION 01
Continue to provide a sustainable balance of land uses to assist with the fiscal wellbeing of the Village and to ensure a diverse tax base.
Use Future Land Use Map when making decisions regarding future development to support compatible land use.
Use the Future Land Use plan as a guide to avoid development in areas prone to natural hazards or with potential environmental contamination.
Promote the identification and the remediation of Brownfield sites.
Ensure adequate land is maintained for suitable industrial and commercial development.
Work with state and local agencies to conduct soil and groundwater testing on public facilities near identified brownfield sites.
Encourage a mix of uses while maintaining sufficient buffers between residential and industrial uses.
Provide education on contamination and provide soil testing kits to property owners in affected areas.
Encourage mixed-use developments around TOD areas. Encourage intergovernmental collaboration by working with various entitites to ensure the future land use map is used when making development decisions. This is essential to ensuring the success of economic development, redevelopment, and housing endeavors. RECOMMENDATION 02
Strengthen existing neighborhood character and the compact development pattern by focusing on infill development. Promote infill by marketing vacant properties owned by the Village and investigating forming a Land Bank, or partnering with SSMMA to join theirs. Offer incentives to investors wishing to develop infill projects (facade grant, tax abatement etc.) RECOMMENDATION 03
Ensure that the zoning ordinance promote development that maximizes economic and social benefits, minimizes pubic costs, and increases the Village’s tax levy. Review the Villages Zoning Ordinance against the recommendations contained within the Comprehensive Plan and make updates to land use and development policies accordingly.
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V i l l ag e o f Ri v e rdale, Illi noi s
RECOMMENDATION 02
Identify problem areas in regard to localized, or riparian flooding and require development to respond in accordance with best practices. Conduct a “Safe Growth Audit” of development plans and codes (see page 48). Require roads to be constructed at a grade above the base flood elevation to ensure access even in the event of a flood. Require an impact study for all developments over 5 acres to determine the impact on storm sewers and other public infrastructure. Conduct building inspections of new structures to ensure compliance with Village development standards and state building code.
Land Use | 03
Profile:
Infill
Infill Development Effectively utilizing existing resources rather than expanding outward into “undeveloped” areas is commonly referred to as “redevelopment” or “infill development.” This is an effective tool as it utilizes existing infrastructure and revitalizes vacant or underutilized lots and structures within an urban/developed area. In Riverdale, this strategy would best be applied to the existing commercial areas to create vibrant districts with a mix of commercial, institutional and residential uses and a goal to preserve or at least respect the compact, pedestrian-friendly historic development pattern. Redevelopment would only occur on properties primarily adjacent to main thoroughfares and where owners want to participate. Proposed development should subject to review to ensure that it fits in with the existing residential and commercial properties.
Infill differs in its scale and size and is a flexible way of dealing with the problem of vacant lots, or blocks in an urban community.
Infill
COMP R EHENS I VE PL A N
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03 | Land Use
Residential Goal 01:
Attract new residents and respond to the housing needs of existing residents. RECOMMENDATION 01
Encourage a diversity of housing types and neighborhoods Offer multi-generational housing options (post-school, family, senior, retirement) and open space as part of the equation for success. A variety of housing options will allow for a vibrant mix of residents and create a critical mass of people to support commercial activities. Diverse housing types include apartments, single family homes, townhomes, second story lofts, and duplexes. Redevelop vacant or underutilized industrial / commercial properties for new housing supply. As neighborhoods are revitalized partnerships with the schools needs to be a priority. Schools, parks, and housing are the three major components that definine a healthy neighborhood. The high turnover at School District 133 for instance is a barrier to a healthy neighborhood. This can be overcome as the neighborhoods are revitalized, but this takes a joint effort between the schools, Village, and residents. RECOMMENDATION 02
Leverage regional transit access New development near transit on property adjacent to the Ivanhoe Metra station on 144th street will add supply for family households and attract new residents that are keen on living in a walkable, transit connected neighborhood,
Residential Goal 02: Reduce foreclosures and stabilize values RECOMMENDATION 01
Support the rehabilitation of vacant and abandoned homes in existing neighborhoods as a method of providing housing alternatives at reasonable prices Use an intermediary such as the land bank through SSMMA to purchase and turn-around foreclosed properties to the market. One way of providing opportunities for affordability and homeownership is to make improvements including energy efficiency upgrades) to existing homes in Riverdale. The Village is currently working on a program called the Good Neighbor Next Door Program which will offer Village owned properties to select government employees (law enforcement, fire, school teachers, emergency medical technicians). RECOMMENDATION 02
Grow the non-residential tax base to balance the burden on residential property owners. Package and market available non-residential properties for redevelopment. Offer incentives to entice non-residential developers (TIF, Land Swaps etc.)
Pacesetter Neighborhood
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V i l l ag e o f Ri v e rdale, Illi noi s
Land Use | 03
Commercial Goal 01: Strengthen and support existing retail to foster vibrant active environments RECOMMENDATION 01
Facilitate Infrastructure Improvements There are opportunities for small business development that can take advantage of population density / transit, but there is a lack of quality space. Assure quality retail areas by managing access, connecting to neighborhoods and transit, ensuring adequate lighting. Consider matching grant program to encourage existing property owners to enhance facades or provide landscaping in parking lots.
Attract new businesses and major employers by promoting attractive land/ building packages and favorable taxes RECOMMENDATION 01
Preserve access Riverdale is well situated in terms of access to regional rail networks and expressways. This bodes well for the Chicagoland industrial sub-market (as defined by Colliers). The Village should preserve industrial areas by using the Future Land Use map and recommendations contained within the SSMMA’s TOD/Cargo Rail Plan. RECOMMENDATION 02
RECOMMENDATION 02
Cluster Commercial for Success Encourage a concentration of commercial uses in targeted redevelopment areas. This can help to provide a stable commercial center with an identity. Concentrating shoppers into one area ensures that customers visiting one business have an opportunity to notice adjacent businesses. This proximity allows customers to combine trips and makes the commercial center into a neighborhood destination. RECOMMENDATION 03
Industrial Goal 01:
Facilitate the modernizing of existing facilities Modern manufacturing and innovation businesses require right-sized, modern facilities. Remediation of abandoned industrial sites can help to provide “shovel-ready” sites for new industrial development.
Unify Business Community Continue to work with the RIverdale Chamber of Commerce and major business stakeholders to help attract users to the commercial areas with the Village in order to enhance the viability of major retail areas such as Halsted Street and 138th Street and the Ivanhoe Metra Station area. Work with local higher education institutions and area high schools in partnership with local businesses to create a marketing and entrepreneur program that will support local businesses and potentially entice new businesses to Riverdale.
Existing Industrial
COMP R EHENS I VE PL A N
49
03 | Land Use
Profile: Safe Growth Audit A Safe Growth Audit analyzes the impacts of current policies and ordinances on community safety, and evaluates the extent to which a jurisdiction is growing safely relative to the natural hazards it faces. The process of conducting a safe growth audit is similar to that of preparing a comprehensive plan, in that it requires public participation to generate the overall safe growth vision and to gain consensus on the findings and recommendations. It differs, however, in the amount of research and analysis required to identify the key contributors to safe growth and to determine their strengths and weaknesses. To ensure adequate public involvement, it is useful to create a safe growth steering committee made up of representatives of affected interests. This committee can offer guidance throughout the process, including the step of creating a safe growth vision for the community. For that purpose, a community safe growth workshop could be held or safe growth visioning could be piggybacked onto a comprehensive plan or strategic plan visioning workshop. Information and reports could be posted on the local government website. It is important to ensure an ongoing community safe growth forum by disseminating information, receiving feedback, and developing potential safe growth champions. Research and analysis entail systematic review of public documents as well as interviews of knowledgeable informants. The key documents are the comprehensive plan, zoning and subdivision ordinances, and the capital improvement program, along with policy statements concerning infrastructure provisions. Records and statistics describing development review approvals will also be useful to see how the plans, ordinances, and policy statements are actually being implemented. Interviews with zoning administrators, building inspectors, and utility officials also will shed light on implementation, as well as on the existence of unwritten policies and their impacts. Questions asked during research and analysis seek to discover the contents of the community growth policies package and how this impacts public safety. Each community will have an individual package, depending on its growth and hazards situation. It is, however, possible to spell out a basic set of safe growth audit questions that should apply in most jurisdictions. *Note: See Safe Growth Audit Worksheet in the Appendix Basic Safe Growth Audit Questions: COMPREHENSIVE PLAN
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V i l l ag e o f Ri v e rdale, Illi noi s
Land Use | 03 LAND USE - Does the Future Land-Use Map clearly identify natural hazard areas
-D oes the ordinance contain natural hazard overlay zones that set conditions for land use within such zones?
- Do the land-use policies discourage development or redevelopment within natural hazard areas?
-D o rezoning procedures recognize natural hazard areas as limits on zoning changes that allow greater intensity or density of use?
- Does the plan provide adequate space for expected future growth in areas located outside natural hazard areas? TRANSPORTATION - Does the transportation plan limit access to hazard areas?
-D oes the ordinance prohibit development within, or filling of, wetlands, floodways, and floodplains? -D o the subdivision regulations restrict the subdivision of land within or adjacent to natural hazard areas?
- Is transportation policy used to guide growth to safe locations?
-D o the regulations provide for conservation subdivisions or cluster subdivisions in order to conserve environmental resources?
- Are movement systems designed to function under disaster conditions (e.g., evacuation)?
-D o the regulations allow density transfers where hazard areas exist?
ENVIRONMENTAL MANAGEMENT - Are environmental systems that protect development from hazards identified and mapped?
-D oes the capital improvement program limit expenditures on projects that would encourage development in areas vulnerable to natural hazards?
- Do environmental policies maintain and restore protective ecosystems?
-D o infrastructure policies limit extension of existing facilities and services that would encourage development in areas vulnerable to natural hazards?
- Do environmental policies provide incentives to development that is located outside protective ecosystems?
-D oes the capital improvement program provide funding for hazard mitigation projects identified in the FEMA Mitigation Plan?
PUBLIC SAFETY - Are the goals and policies of the comprehensive plan related to those of the FEMA Local Hazard Mitigation Plan? - Is safety explicitly included in the plan’s growth and development policies? - Does the monitoring and implementation section of the plan cover safe growth objectives? OTHER - Does the zoning ordinance conform to the comprehensive plan by discouraging development or redevelopment within natural hazard areas?
-D oes the building code contain provisions to strengthen or elevate construction to withstand hazard forces? -D o economic development or redevelopment strategies include provisions for mitigating natural hazards? - I s there an adopted evacuation and shelter plan to deal with emergencies from natural hazards? Source: Godschalk, David R. “Safe Growth Audits.� Zoning Practice Issue 10 (2009): Print.
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03 | Land Use
OVERVIEW The Village of Riverdale is proud of its Park District which is controlled by the Riverdale Park District a separate governmental entity. Riverdale is also fortunate to have three Cook County Forest Preserve properties within its corporate limits. There are currently 488 acres of parks and open space in or adjacent to Riverdale. This is BLUE ISLAND approximately 27 acres per 1000 people, a desirable ratio. The Village Park District, and Cook METRA County Forest Preserve are involved in park construction and maintenance. Many residents are fortunate to be within 1/4 mile walk to a park (see map right). The Village of Riverdale in concert with the Cook County Forest Preserve are fortunate to have received two Grants for the Cal Sag Trail construction project in 2014 in the amount of $2,713,000. The trail, once completed will markedly improved pedestrian access through the community and also provide aesthetic enhancements along Halsted Street, 137th Street, and 138th Street. This will prove a boon to the community’s focus on enhancing family focused quality of life amenities, beautification, and community health and wellness. Note: Although the Village of Riverdale does not control the Riverdale Park District, this information is to be used to help secure grant funding and to facilitate community conversations on the need for better managed and funded park and open space amenities within the Village of Riverdale. Quality parks, open space, and also schools are of the utmost importance when trying to attract and retain new residents.
BLUE ISLAND
Cal S
- Prairie Park - Riverdale Rec Center - Mohawk Park - Riverdale Park (Memorial Park) - Ivanhoe Park (Now Yvonne“B” Cooper Park) - Franson Park - Kiddie Land Park - School Street Park - Coretta Pekny Park - Florence Hedke Park
OTHER PRIVATE RECREATIONAL AMENITIES - Riverdale Marina TRAILS - Major Taylor Trail - Cal Sag Trail (planned) - Indiana Avenue Bikelane (planned) - 144th Street Bikelane (proposed) - Other connecting bike lanes (planned)
Co
Calumet Woods Forest Preserve
LIST OF PARKS AND OPEN SPACE RIVERDALE PARK DISTRICT
Lit
tle
Riverdale, Illinois
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V i l l ag e o f Ri v e rdale, Illi noi s
Ca
lum
Parks, Trails & Open Space Map
et
Riv e
LEGEND Corporate Limits Riverdale Park
DIXMOOR
Cook County Forest Preserve
Potential Future Park/Open Space Golf Course 100 Year Floodplain Planned Multi-use Trail
COOK COUNTY FOREST PRESERVE - Kickapoo Meadows - Whistler Preserve - Calumet Woods Forest Preserve - Joe Louis Golf Course - Canoe Launch
Trail
Cal Sag
nnel ag Cha
Ashland St.
Parks, Open Space & Trails
PARKS AND TRAILS MAP
Planned Protected Multi-use Path Planned On Street Bikeway Existing Trail
DIXM
Land Use | 03
CHICAGO Major Taylor Trail
100 Yr Floodplain
Little Calumet River
Marina Joe Louis Golf Course
Arcellor Mittal
Ra
Jackson St./134th St.
Calumet Blvd.
Wentworth Ave.
Edbrooke Ave.
DOLTON
Union Pacific Rail
Indiana Ave.
Edbrooke Ave.
Michigan Ave.
Wabash Ave. Wabash Ave.
State St.
RIVERDALE METRA
State St.
Dearborn St. Dearborn St.
Clark St.
Ivanhoe Park IVANHOE METRA Franson Park Atlantic Ave.
Shore Dr.
Riverdale Park
LaSalle St.
tra
Tracey Ave. Stewart Ave.
Eggleston Ave.
Parnell Ave.
Wallace Ave.
Lowe Ave.
Union Ave.
Emerald Ave.
Kickapoo Meadows Forest Preserve
Halsted St.
142nd St.
Normal Ave.
Indiana Harbor Belt Rail
Ra School St. il
139th St.
Riverdale
er
138th St.
Wentworth Ave.
Pacesetter Pkwy.
Wentworth Ave.
137th St.
Me
Lake Riverdale
Highland Ave.
Lowe Ave.
orporate Limits
Wallace Ave.
Halsted St.
il
CSX Rail
138th St.
1/4 Mile /5 Min Walk Radius
X CS
Whistler Preserve
144th St.
146th St.
Corporate Limits
HARVEY Sibley Blvd./147th St. NTS
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03 | Land Use
Park & Open Space Goal 01:
Ensure the continuance of service and access to active and passive use parks and trails as a key component of Riverdale’s quality of life RECOMMENDATION 01
Provide additional open space in areas not currently served Riverdale Park District - Ivanhoe Park
Areas targeted for redevelopment and new residential facilities should provide common open space. Lake Riverdale and the Riverdale Marina could be good candidates for future park sites. RECOMMENDATION 02
Increase programming, upgrade equipment, and continue maintenance levels Support Riverdale Park District’s goal is to provide a comprehensive array of structured programs and services for children, youth and adults that will plant seeds for and promote academic excellence, self discipline, pride, integrity and positive behavior in home, school and community. Attract tourists and visitors to natural areas for hiking, birding, and other forms of passive and active recreation. Riverdale and Ivanhoe Park Districts consolidated into Riverdale Park District in 2008.
RECOMMENDATION 03
Encourage enhanced connectivity by utilizing open space corridors. This connectivity between parks and open space to be utilized as a linear corridor will foster for enhanced connectivity to neighborhoods, and public transit amenities. Fund efforts to build multi-use paths and trails to provide a safe, and attractive corridor connection between the Ivanhoe TOD, Riverdale Ivanhoe TOD, parks and open space, schools and neighborhoods. There is ample opportunity for trail and sidewalk development along corridors within the Village of Riverdale that have the potential to connect neighborhoods to schools, and businesses and to take advantage of parks and open space. The Village’s compact development pattern further supports the creation of a robust trail system in a cost effective fashion.
Little Calumet Boat Launch
Paved trails along riparian corridors within the 100 Year Floodplain provide for a safe path of travel, a natural area that will not be disturbed by flooding and actually allows the water to infiltrate, and a recreational amenity as well as a practical amenity to provide connectivity. Parks are part of a community’s stormwater management system and can be used to minimize nuisance flooding by allowing water to infiltrate in low impact natural areas and roadside swale Encourage unused rights-of-way be utilized as linear parks with trail connections and amenities.
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Land Use | 03 RECOMMENDATION 04
Explore how to enhance uses and amenities within parks by forming partnerships within the community. Actively engage schools, service organizations, and faith based organizations to determine how park programming can best serve the community at large. Making trail and pedestrian connections, conducting programming on the sites, place making, partnering on capital projects between the Village of Riverdale, Riverdale Park District, and Cook County Forest Preserves. Research the potential to combine or consolidate services, administration, and purchasing to maximize efficiency and minimize operating costs.
Abandoned Rail Rights-of-Way Provide Paths for Trails to Be Built
Work with neighborhoods to identify vacant lots as temporary locations for potential “pocket parks” or community gardens. Work to potentially redevelop park “opportunity” sites in conjunction with Village Redevelopment efforts (see page 99 for Redevelopment Areas).
Millennium Reserve 140,000 acres of postindustrial land in Chicago’s south suburbs will be transformed into a public recreation hub called the Millennium Reserve. This includes planned investments to the Cook County Forest Preserves and transforming Lake Calumet (located to the northeast of Riverdale) into a recreational facility. Trail connecting downtown with neighborhoods, schools, and parks
Trails Along Riparian Corridors
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03 | Land Use GENERAL DESIGN GUIDELINES FOR ALL PARKS In order to ensure an accessible, user-friendly park system, the following guidelines have been created for future park and recreational facility development. To ensure compliance with local, state, and federal accessibility requirements, consider contacting an accessibility consultant when planning for new park facilities. - Sidewalks and pathways should be a minimum of four feet (4’) wide, with at least one five-foot (5’) wide accessible route - Multiuse trails should be a minimum of eight feet (8’) wide Parkways can be considered open space amenities too.
- Materials for pathways should be constructed of accessible materials that meet the path’s intent. For example, along streets, concrete sidewalks should be installed. In natural areas with varied slope and dense vegetation, crushed, compacted aggregate or engineered wood fiber may be most suitable. Paths through park and open space areas could consist of asphalt or other hard surface to facilitate wheels on skates, strollers, bicycles, coolers, etc. - Safety surfaces at play structures should consist of fire retardant engineered wood fiber - Additional padding or cushions should be installed under equipment with fall potential (swings, ropes, climbing walls, etc.) - Drinking fountains should be available and accessible
Park in Riverdale
- When designing planting elements, strive to utilize native plants which are more suitable to Illinois temperatures and weather patterns, and often require less maintenance to thrive - Plan for a comprehensive lighting scheme that accounts for area-wide as well as site specific lighting. - Bollard lights can be used to illuminate pathways - Field lighting should have a limit on length of use and a time for “lights out”, possibly different for weeknights and weekends - All lighting fixtures, whether security, pedestrian, or vehicular, should adhere to “Dark Sky” standards. Limits should be set for spill onto adjacent properties, especially residential property, and all fixtures should be directed downward to reduce light pollution (full cutoff)
Some parks are not located at optimal locations and have site limitations and/or hazards present.
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- Consider making a commitment to accessibility compliance of existing facilities (restrooms, entrances, etc.), by identifying a specific small percentage of budget allocation per year.
Land Use | 03 RECREATIONAL FACILITY CHARACTERISTICS
FACILITY TYPE
DESCRIPTION
SERVICE AREA RADIUS
SIZE CRITERIA
MINI-PARK
Addresses isolated or unique recreational needs
1/4 mile or less in residential setting
2,500sf-1ac
NEIGHBORHOOD PARK
Recreational and social focus of the neighborhood
1/4 mile - 1/2 mile
5+ acres; 5-10ac ideal
SCHOOL PARK
Neighborhood, community and sports park combined
varies
varies
COMMUNITY PARK
Meets community based recreation needs as well as preserving unique landscapes and open spaces.
2+ neighborhoods; 1/2mile-3 mile
30-50 acres
LARGE URBAN PARK
Meets community based recreation needs as well as preserving unique landscapes and open spaces.
Entire Community
50+ acres; 75+ ac ideal
SPORTS COMPLEX
Programmed athletic fields and associated facilities
varies
25+ ac; 40-80ac ideal
NATURAL RESOURCE AREAS
Preservation of significant natural resources, remnant landscapes, open space and visual aesthetics/buffering
varies
varies
PARK TRAILS (BIKE TRAILS/LANES, PARK, EQUESTRIAN, ETC.)
Multipurpose trails located within greenways and parks that connect park systems; can be hard- or soft-surface trails
Greenways: 50’ width min.; 1/4 mi. service Other: varies
varies
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Housing & Neighborhoods
04
First Focus Coordinate with SSMMA and the Riverdale Housing Authority to conduct a tax study, housing study and corresponding housing stabilization program. High taxes, challenged schools, lack of amenities (basic services) and high vacancies continue to stifle the housing rebound in the Village of Riverdale. The above recommendations can be completed relatively quickly and with available funding from CMAP.
04 | Housing & Neighborhoods
Housing & Neighborhoods Much of Riverdale’s housing is composed of compact single-family homes built between 1925 and 1960
HOUSING OVERVIEW Many homebuyers today, particularly young professionals and aging Baby Boomers, are seeking walkable neighborhoods with compact houses, small yards, and a sense of community. The burden and expense of maintaining a large suburban house with a huge lawn seems increasingly impractical and undesirable and urban apartment living does not provide space that is conducive to raising a family. A small house and a manageable yard offer comfortable space to live, play, and garden, without becoming an overwhelming maintenance task. The same people who are looking for those walkable neighborhoods also are looking for connectivity. The Village of Riverdale provides that connectivity with two Metra stations (Ivanhoe and Riverdale) as well as bicycle and pedestrian connectivity (Cal Sag and Major Taylor Trail), and Pace bus connections.
Compact mid-twentieth century houses
Walkable urban neighborhoods with a mix of housing types are increasingly desirable
High-quality multi-family housing
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Marketing this housing stock to target groups could help to draw new residents into Riverdale or to retain residents who might otherwise relocate in search of housing. Young professionals and aging Baby Boomers are both groups that are likely to see these compact “starter homes” as desirable options, particularly if basic neighborhood services and businesses are available within walking distance and transit connectivity is apparent. It may be possible for the Village to partner with other agencies or organizations such as the South Suburban Mayors and Managers Association to offer first-time homeowner classes to ensure that new residents are prepared for the responsibilities of owning a home. Riverdale has almost 6,000 residential dwelling units, 20% of which are vacant with a median home value of $63,000. Existing houses could be expanded to provide additional square footage through renovation or new housing could be built on underutilized land within the Village. New housing development should respect historic development patterns, including the street grid, setbacks, and other features that contribute to Riverdale’s sense of place. Opportunities may exist for transitioning from single-family detached housing to single-family attached housing and multifamily housing in areas between residential areas and mixed-use neighborhood centers. Historically Riverdale exhibited its highest density near it’s transit stops which gradually transitions into detached single-family housing. Much of that concentration of density near the Ivanhoe and Riverdale Metra stations still exists and density does still transition outward. This historical development pattern is walkable and popular especially as homebuyer preferences continue to change in favor of these more compact, connected, traditional neighborhoods.
Housing & Neighborhoods | 04
Profile: Housing Snapshot Housing Stock Riverdale had housing challenges prior to the 2008 recession which have continued to challenge the community even as the national and regional economy has rebounded. Riverdale has 19.5% vacant housing. This is high compared to the Cook County average which is 11% and demonstrates that while Riverdale is a connected community from a transportation perspective, it still faces obstacles such as challenged schools with a high student turnover plagues the community, schools and high taxes which contribute to the higher than average housing vacancy and foreclosures. This is similar to the issues faced by many south suburban communities, but also creates significant opportunity for a housing stabilization program to succeed in the community. Home Values Median home value is $63,130 which translates to $58.78 per square foot. This is which is much lower than the Cook County average of $209,300. However, Cook County is a very diverse and urbanized county so the number is much higher than what is considered to be Riverdale’s peer community’s such as neighboring Blue Island. Compared to Blue Island’s median home value at $132,600 Riverdale is still much lower and remains an affordable option within Cook County. Despite the affordable median home values, good housing stock, and transit connectivity Riverdale still struggles to entice new residents. Household Size The average household size in Riverdale is 2.95 (owner-occupied) which corresponds with the majority of the available housing which has two to three bedrooms.
Homeownership The Village has a homeownership rate of 48.8% which is lower than the state average of 68% and higher than neighboring Blue Island’s rate of 53%. This homeownership rate is nearly all single family residential brick Chicago style bungalows built between 1930 and 1950. The average Median home square footage is 1074 square feet which is a desirable home size with an average of two to three bedrooms. Approximately 42.1% of the population lives in multi-unit structures which tracks the language known about home ownership. Taxes The Village, similarly to many other south suburban communities has a tax rate that is higher than average for tax rates in most of the region. This rate varies from home to home, but continues to be a significant barrier to increased home ownership and revitalization within Riverdale. As Riverdale moves forward to implement this plan working collaboratively with other communities and the South Suburban Mayors and Managers Association to overcome this barrier will be of the utmost importance. The Village is currently pursuing a CMAP LTA application to conduct a tax study in conjunction with SSMMA and neighboring municipalities. Walkability T he Village has a walk score of 42 which means even though there is ample access to Metra and Pace transit, the community is by in large part not walkable thus the population remains car dependent despite the fact that 17.5% of Riverdale residents do not have a car. Source: 2012 American Community Survey, http://www.walkscore.com
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04 | Housing & Neighborhoods
Goal 01:
Offer multi-generational housing (post-school, family, senior, retirement) RECOMMENDATION 01
Leverage regional / transit access to add supply for diverse households and ownership of units Encourage dense, mixed-use development on available properties around the Ivanhoe/144th Metra Station TOD Area. The Riverdale TOD Study recommends providing new housing near the Metra station to attract a commuter oriented population base. Market the connectivity Riverdale provides to Chicago to entice residents to look at Riverdale as a place to buy an affordable home with ample park and open space amenities. RECOMMENDATION 02
Expand the options for housing (location, affordability, and energy-efficiency) for people of all ages, lifestyles, incomes and ability. Provide additional housing for seniors by investigating rehabilitation and/or adaptive re-use of underutilized or vacant properties in walkable areas near transit. Provide housing options that embrace “aging in place” and universal design with an emphasis on accessibility.
Continue to support and build the Villages partnerships with organizations such as the Neighborhood Advisory Council whose mission is to create opportunities for people to live in homes they can afford, improve their lives and strengthen their neighborhoods. Continue to support and expand the Village’s Good Neighbor Next Door Incentive Program. This new program is sponsored by the Village of Riverdale and has the goal of offering Village owned properties at a discount to public sector employees (law enforcement, firefighters, teachers, and emergency medical technicians). This program is designed to get quality, middle class families to live in vacant homes to help stabilize Riverdale’s Neighborhood in a block by block revitalization approach. RECOMMENDATION 03
Allow / provide assistance for appropriate expansion/additions to existing homes to increase square footage. Conduct housing code enforcement to ensure housing is safe, and additions are built to code. Update the zoning code to promote adaptive re-use of existing structures and additions to single family residences. In the summer of 2014 the Village applied for CMAP Local Technical Assistance to update the zoning map and ordinance. By updating the ordinance the community can modernize standards, protect investment and entice economic development.
Support the rehabilitation and redevelopment of homes in existing neighborhoods as a method of providing affordable housing. Support neighborhood-based improvement initiatives and cleanup efforts, including code enforcement, that can greatly improve the quality of life of residents with little or no cost. A neighborhood cleanup campaign can be rewarded with new street trees or public acknowledgement for making the best effort. Continue to support existing landlord/tenant programs such as the Village’s Good Landlords - Good Tenants Program and partnership with the Neighborhood with additional marketing and outreach.
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Ivanhoe Metra Station
144th Street could benefit from added dense, transit oriented mixed-use commercial and residential at the Ivanohoe Metra station.
Housing & Neighborhoods | 04
Goal 02:
Reduce foreclosures, stabilize values/ increase demand, attract new residents RECOMMENDATION 01
Use intermediary to purchase and turn around foreclosed properties to the market For example the SSMMA’s Land Bank may be an entity to partner with in order to start purchasing, assembling, and turning around properties. Efforts should be concentrated on a block, or neighborhood in order to achieve a marketable result at first, but efforts should be made in order to be inclusive of all neighborhoods. RECOMMENDATION 02
Work to match up available housing with potential residents / home-buyers seeking houses of this scale, character, and location The Village could for example partner with the local realtors, SSMMA’s Land Bank and the Neighborhood Advisory council to make potential residents/homebuyers aware of available real estate within the Village and aware of web based services such as Zillow. RECOMMENDATION 03
Grow the non-residential tax base to balance burden on residential property owners Encourage growth in the non-residential tax base by implementing measures such as consolidating TIF districts to entice commercial and industrial growth, work on quick measures such as the redevelopment of the former Hales & Hunter Granary site in order to provide a catalyst for nonresidential economic development. Quality, single family residential housing stock within Riverdale.
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04 | Housing & Neighborhoods
RECOMMENDATION 04
Initiate more aggressive code enforcement. The Village should research and enact an unwholesome environment ordinance and strengthen inspections and enforcement with a fine system. The Village may want to share staff with neighboring municipalities or participate in a program SSMMA has been working to create in order to minimize costs to obtain and retain qualified inspectors. RECOMMENDATION 05
Focus on the development of affordable and subsidized multifamily housing within or approximate to the blighted neighborhoods. The Village should investigate an establish an official statement of blight attached to parcels identified through a code enforcement inspection program. The Village can then take steps to ensure blighted properties are included within a land banking program in conjunction with the SMMMA. This program could then assess properties and take measures to seek out qualified developers through an official developer RFP program to redevelop the site with affordable and subsidized multi-family housing where appropriate per the future land use map. RECOMMENDATION 06
Inspect properties for conformance with state building and public health code. Prioritize redeveloped multifamily housing for use by dislocated families. Create an abandoned property action plan, and an inventory of unsafe and/or abandoned properties that need to be mapped and evaluated (including repeat flood properties). Inspect properties for conformance with state building and public health code. Evaluate the creation of a land bank in conjunction with SSMMA.
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RECOMMENDATION 07
Continue to support existing neighborhood partnerships and organizations. Continue to support organizations such as the Pacesetter Neighborhood Association in order to foster continued dialogue between the Village and neighborhood residents, facilitate further study such as a neighborhood action plan, and community buy in on decisions regarding this and other challenged neighorhoods. Further study of the Pacesetter and other challenged neighborhoods are recommended with a focus on strengthening existing partnerships (CMAP, SSMMA, Cook County Economic Development etc. ) to help resolve systemic issues and plan for a positive future.
Goal 03:
Work with SSMMA to identify existing and/or establish a Community Housing Development Organization. RECOMMENDATION 01
By working towards establishing or participating in an existing a Community Housing Development Organization the Village can participate in local, state, and federal housing programs and/or funding. Explore CHDO certification and funding opportunities through the Illinois Housing Development Authority (HOME Investment Partnerships Program, 2014-2015 HOME Single Family Owner Occupied Rehabilitation Program, Illinois Affordable Housing Trust Fund, and other programs as identified).
Housing & Neighborhoods | 04
NEIGHBORHOODS OVERVIEW The Village of Riverdale has few distinct neighborhoods partially due to its compact development footprint, large presence of industrial and rail acreage, and due to the fact that much of the Village’s historic neighborhood fabric and identity has been lost. Ivanhoe Neighborhood The Ivanhoe neighborhood is an intact neighborhood that defines much of the housing stock within the Village. This area is made up of predominately single family Chicago style brick bungalows constructed between 1930 and 1950. This area is bounded roughly by Sibley Boulevard on the south, Indiana Avenue on the east, Halsted Street on the west and 138th Street on the north. This neighborhood has much revitalization potential provided school and tax issues can be addressed which would make this neighborhood much more appealing to homebuyers. The Best Block Program (page 68) is highly applicable to this neighborhood as well as the Housing Stabilization Strategy (page 65). Pacesetter Neighborhood The Pacesetter neighborhood is challenged neighborhood within the Village. It has suffered from disinvestment and resulting blight and safety issues for years. This neighborhood has a large percentage of underperforming real estate (page 64) and would benefit from a Housing Stabilization Initiative (page 65). The neighborhood needs further study including a follow up to the 2003 ULI Study (see page 108) which is outside the scope of this plan, partnerships with neighborhood stakeholders and the Village to identify a solution and action plan. Address Underperforming Real Estate Acquisition Currently there is an abundance of underperforming real estate in Riverdale that is limiting the Village’s ability to attract new investment and stabilize existing uses. In order to better realize the community’s redevelopment opportunities, the Village must assemble real estate to create new redevelopment sites and opportunities for private investment. Areas with incompatible land uses, large-scale disinvestment, and unsuitable residential locations should be targeted for acquisition, allowing those areas to slowly transition to new uses that further support the economic development needs of the community. Neighborhoods such as Pacesetter and those around the Riverdale Metra stop have seen continual disinvestment, increased foreclosures and abandonment, and diminishing home values, which makes them ideal candidates for short- to long-term redevelopment initiatives. Long-term, the Village should reassess the residential clusters between the two railroad tracks to understand if these areas should also transition into employment-supporting uses.
Existing Granary
Existing
Infill Existing
Residential infill between two existing structures.
Typical housing in the Pacesetter neighborhood
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04 | Housing & Neighborhoods Utilizing a land bank type entity such as what currently exists with the South Suburban Mayors and Managers Association, the Village will be able to effectively acquire properties as they become available and hold them until enough land has been assembled to either redevelop the site themselves or to attract an appropriate developer to complete this task. This is also an opportunity for a newly formed RDC to play a role, either as the primary developer or to provide incentives to attract a private developer. Without land acquisition by a governmental entity or land bank, this type of activity is too cost prohibitive to be undertaken by a private investor who must cover the carrying cost of land over an undetermined period of time as they acquire the properties needed to create a site large enough for development. The ability of the Village or land bank to perform these early pre-development tasks will greatly increase the Village’s ability to attract new private investment in their community. Housing Stabilization Initiative Issues in Riverdale, not unlike many communities where there are more housing units than households, derive from the fact that housing supply exceeds the demand and in turn brings down home values. This has led to increased foreclosures, abandoned or poorly maintained homes, and an inability to sell homes on the private market. To reverse this trend, Riverdale must support its most stable neighborhoods and transition its underperforming neighborhoods into better uses – simply put the Village must reduce its overall supply and improve its assets to increase demand. In conjunction with other redevelopment initiatives, Riverdale should consider the following process: - Focus on attracting and retaining residents in targeted areas to stabilize existing higher performing neighborhoods. - Create a “housing stabilization zone” around the Ivanhoe Metra stop, to attract new residents by offering financial support, incentives, and increased marketing for Villageowned and privately-owned properties. - Target households within the designated redevelopment
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areas for relocation into the housing stabilization zone as part of the acquisition strategy, in order to minimize the time needed to convert those areas into more productive uses. Establishing the RDC provides an effective way to implement these efforts. With the RDC leading the effort, they complement the Village and land bank activities and bring additional resources through federal, state, and local grants as well as in-kind and monetary donations to projects. In many cases CDCs provide human-scale and interaction to revitalization efforts and successfully connect residents with needs, be it quality affordable and marketrate housing or employment, with available products and opportunities, therefore closing the gap between supply and demand. In the short-term, stabilizing existing high performing neighborhoods must be supported by the Village and done in conjunction with other community-based organizations. A broad-based strategy that deals with multiple aspects of the housing issue is needed, in the case of Riverdale; a disjointed approach to housing revitalization will not result in long-term change, but prolong the current land use issues. This type of comprehensive approach by multiple government and non-governmental agencies will ensure that the Village is able to reach its long-term goals. Housing Stabilization STRATEGIES To support the Housing and Neighborhood goals, the Village of Riverdale should implement a multi-faceted approach to neighborhood stabilization that incentivizes existing households in depressed neighborhoods to relocate to targeted, high-functioning neighborhoods. This allows for the slow transition of unsuitable residential areas into new uses that support additional economic development initiatives, creating new job opportunities and attracting new residents to the Village. Build Organizational Capacity - Short Term In the short-term there are key steps that will position Riverdale to transition underperforming neighborhoods into supportive uses and stabilize healthy residential areas. The key component to these short-term strategies depends
Housing & Neighborhoods | 04 on the Village’s ability to build organizational capacity by creating new non-governmental entities that can complete the work on behalf of the community. The Village of Riverdale should establish a land bank to acquire and hold distressed properties for both short- and long-term redevelopment initiatives. A land bank is a local tool that provides the community a short-term solution to assist with housing and economic development goals. Currently, Riverdale is exploring this idea. A land bank can provide a variety of functions that support larger housing and economic development goals, chief among them, is their ability to assemble and reorganize real estate in older, deteriorating neighborhoods. Key roles of successful land banks may include legal and financial mechanisms for transfer of property, acquisition of tax delinquent properties, encourage redevelopment, long-term planning, land assembly for large-scale redevelopment projects, and reducing overallcost of redevelopment. To provide another layer of support at the local level, the proposed Riverdale Development Corporation (RDC) could assist the Village in implementing specific housing and economic development goals. The RDC would be a nonprofit, community-based entity whose mission is to support revitalization efforts within a given geography. In the case of Riverdale, the RDC could act as either a developer or master developer on behalf of the Village, allowing for the redevelopment of consolidated real estate for future industrial, commercial, and residential uses to occur. In conjunction with the land bank, real estate acquired and held in the land bank could be consolidated into larger redevelopment sites that could either be directly redeveloped by RDC or used to attract and leverage private investment. Gary, Indiana implemented a similar approach where they established Broadway United Development Corporation (CDC) in conjunction with the redevelopment of the Madison Townhomes. The CDC joint ventured with a private developer and eventually owned the residential project, which allowed the revenue from that original
development to be reinvested back into the community. Whether it is a land bank, RDC, or some combination of the two, the ability for Riverdale to build local capacity is critical to ensuring the long-term success of any proposed redevelopment efforts. Various models exist for both entities and further exploration is needed to understand the right approach for Riverdale. Long-term Strategies By implementing a comprehensive approach to neighborhood stabilization and transitioning current incompatible land uses through strategic property acquisition, the Village will have successfully positioned itself to realize potential long-term redevelopment opportunities. While these long-term strategies will not be fully defined during the comprehensive planning process, this plan does intend to set the table for Village leaders to begin thinking about what opportunities exist within some of the Village’s most underutilized areas. Riverdale should begin a process to better define the redevelopment potential of the identified redevelopment areas and how those sites will support new economic opportunities that position the Village to be more attractive within the larger Southsuburban region. Areas with long-term redevelopment potential include the Pacesetter neighborhood, the Riverdale Metra stop neighborhoods, and area south of the IHB Railroad. In order to build off existing assets and create new economic and employment opportunities, leaders must understand how available land adjacent to the railroads would benefit their community, identify those uses, and define what is needed to attract them to Riverdale. Additionally, understanding the potential of the Riverdale Metra stop and its impact on redevelopment is critical to repositioning those neighborhoods as economic drivers for the entire community. A critical step towards developing a long-term strategy is to understand the specific economic development opportunities related to the railroad and Riverdale transit stop that are unique to Riverdale and define a process for how the Village can position itself to take advantage of those opportunities.
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04 | Housing & Neighborhoods
Profile: Neighborhood Block Revitalization Strategy Housing Stock Riverdale is fortunate enough to have high quality housing stock in stable neighborhoods especially in the Ivanhoe area. That said, many blocks have available properties, and some foreclosed, or otherwise blighted properties that are causing property values to decline. A grassroots approach could be to support a block scale improvement effort. The Village could work with various stakeholders to support redevelopment in the following way resulting in block by block stabilization.
Step 4: Meet in the Middle Properties #1 and #3 are in the middle of the block and are both available for purchase. Working with area brokers to secure a buyers for these properties can further the positive momentum that is needed on this block. This coupled with Village led incentives and block stabilization efforts can help turn around this block. This could serve as a model for block level stabilization going forward.
1 3
Step 1: Work on Your Best Block This block within Riverdale has been identified as a hypothetical best block within Riverdale just off of 144th Street. We looked at 4 available properties, one of which (#2) is owned by the Village of Riverdale. Step 2: Tackle the Worst Eyesore First Property #2 is owned by the Village of Riverdale, is currently vacant and boarded up, and is currently an eyesore within the block. By making this property available and incentivizing its repair the Village could create momentum to improve this block. Step 3: Strengthen the Best Property Property #4 is identified as the property in the best location and condition and is available for purchase. The Village should work with area brokers to secure a buyer for this property to further promote positive momentum in the community.
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4 1
2
3
4
2
Housing & Neighborhoods | 04 Inter-jurisdictional Collaboration The Metropolitan Inter-jurisdictional Collaboration effort illustrates how municipalities and housing authorities can share resources and provide increased housing services. By sharing resources, each community saves money, but also improves their effectiveness in serving their residents. The Inter-jurisdictional Collaboration effort highlighted on these web pages illustrate how this effort uses existing financial resources across multi-communities to solve housing issues. The partnership of the Metropolitan Mayors Cause, CMAP, and Metropolitan Planning Council provide the regional structure for communities to engage and share challenges and solve problems together. This effort introduces key financial partners from banking, real estate development, and housing planning that allow municipalities the technical capacity to solve housing challenges.
- Southland Financing Consortium: Establish partnerships with private and public financial agencies to provide technical assistance and capital (such as predevelopment and land acquisition financing) to developers for SSMMA approved projects. Resources are available through the Chicago Community Loan Fund.
SMMA Housing Authority and Housing Collaborative Projects and Programs The South Suburban Mayors and Managers Association (SSMMA) has a number of technical and financial programs that may be useful to support housing programs in the partnering municipalities.
- Single-Family Rental Housing: Work to identify investor trends and best practices for communities regarding inspections and code enforcement techniques.
- Homes For a Changing Region: Implement the recommendations from this housing supply and demand analysis that identifies future housing needs for the subregion and four communities. - Housing Investment Tool: Rank/evaluate projects for funding, assist communities to further develop their project ideas and to identify and correct weaknesses in their redevelopment plans, code enforcement and pre-sale process.
- Homebuyer Education: Work with regional partners to provide classes and counseling to prepare families for home ownership.
Some programs applicable to Riverdale are listed here and found at the below link: - Employer-Assisted Housing: Outreach to employers and lending institutions to develop incentives for employees to move closer to job centers and transit in the area. - Multi-Family Rental Initiative: Provide assistance to landlords and property managers through forums and distribution of a resource guide and to communities through technical assistance and receivership program.
http://ssmma.org/about-the-housing-authority/projectsand-programs/ http://www.metroplanning.org/uploads/cms/documents/ pnv_nov2011_spotl_web_small.pdf http://www.metroplanning.org/multimedia/publication/635
- Southland Community Development Loan Fund: Financial resources are available for pre-development and acquisition strategies within one half-mile of Metra stations and high frequency bus routes. Resources are available through Enterprise Community Partners.
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Economic Development
05
First Focus Work with CMAP Local Technical Assistance Program (LTA) to conduct a detailed residential, commercial, and TOD tax study in Riverdale.Apply for CMAP LTA funds/assistance to conduct a detailed residential, commercial and TOD tax study. Riverdale and many other south suburban communities have extremely high taxes which continue to hinder growth and redevelopment initiatives.
05 | Economic Development
Economic Development DEMOGRAPHICS Population peaked in 2000 at just over 15,000. The population fell to just over 13,500 by 2010, and it is projected to continue to fall over this decade to around 13,000. The age composition of Riverdale has changed over the past twenty years. In 1990, the senior citizen population reached about 2000 persons, and the number of youth from new born to 24 years of age was just about 5,000 people. This changed dramatically in the 1990s, and by 2000, the youth population had increased to just over 7,000, and the senior population had fallen to just under 1,000. In the same decade, the population between 25 and 64 years of age grew from about 6,500 in 1990 to about 7,000 by 2000. By 2012, as Riverdale’s overall population has fallen from its peak year in 2000, youth and middle age adults (25-64 years) have fallen. The number of seniors has been the only growing age demographic in Riverdale since 2000. While Riverdale experienced a negative change in population between 2000 and 2010, the rate of change was less than Cook County overall. The Chicago Region which includes Cook County and its border counties in Illinois actually had a positive rate growth rate over the same period, and this change exceeded the nation’s rate of growth as well. In 1990, Riverdale was a majority white community with about 55% white and 42% African-American population composition. Since 1990, there has been a significant decline in the white population, and a significant growth in the African-American population within Riverdale. Today, the African-American percentage of Riverdale’s population is over 90%. While the Hispanic population grew significantly across the nation between1990-2010, there was no significant growth in Riverdale. Though the racial composition of Riverdale has changed significantly between 1990 and 2010, it is interesting
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to note that the bi-modal nature of the Village’s income distribution which was present in 1990 remains the underlying characteristic of Riverdale’s income distribution with a slight increase in the middle income levels. HOUSING / EDUCATION ATTAINMENT Riverdale’s occupied housing units are split almost evenly between owners and renters with slightly more renters as of 2011. Cook County and the greater Chicago Region have owner-occupied housing percentage at or slightly above 60%, similar to the nation’s ownership levels, around 65%. Riverdale’s vacant housing stock represents just over 21% of all housing units within the Village. This remains a persistence challenge for the Village, and it appears to continue to depress home values within the Village. While Riverdale’s vacant housing rate remains high, Cook County, the Chicago Region, and the United States vacant housing rate has dropped to about 10%. Riverdale has slightly more persons per household than Cook County, Chicago Region, or the nation with a household size around 2.96 persons compared to 2.68, 2.75, and 2.58, respectively Riverdale’s educational attainment of college degreed persons lags significantly behind Cook County, as well the Chicago Region. Riverdale has historically been a working class community where good jobs were not necessarily matched by educational attainment for manufacturing employment. It’s level of college graduates remains low but has gradually increasing since 1990. In 1990 and 2000, Riverdale’s percentage of college graduates was only 8.4% and 9.6%, respectively. In 2010, Riverdale’s percentage of college graduates increased to 13.7% of its population. BUSINESS DEVELOPMENT Riverdale has a diversity of employers. The majority made up of service businesses with over 200 firms. While manufacturing and transportation make up a fewer number of firms; they do account for an increasing number for employees per firm. Service businesses generally employ only about four persons per firm, these represent very small service businesses within Riverdale. Transportation firms provide over 20 jobs per business, and manufacturing firms employ on average over 15 jobs per firm.
Economic Development | 05 Riverdale has suffered significant loss in retail business over the past 20 years. This is reflected in the fact that Village residents must leave Riverdale for nearly all of their significant retail purchases. The residents of Riverdale purchase over $60 million of retail goods and services from outside of Riverdale. The purchasing power of Riverdale residents should be recaptured to assist with the revitalization of the commercial areas in Riverdale. While most retail purchases will continue to be made outside of Riverdale, however if Riverdale residents were able to purchase between 20 and 25 percent of the goods and services within Riverdale, then this may attract new businesses and significantly revitalize certain commercial corridors of the Village. Projecting forward, if Riverdale residents were able and willing to buy 20-25% of their goods and services within the Village, this could generate between 17,000 and 35,000 SF of new commercial space, creating 8 to 13 new small
retail businesses, and between 68 and 94 new retail jobs all within the Village of Riverdale. Corridor Opportunities Riverdale has several commercial corridors that lend themselves to retail revitalization. They are the Halsted Avenue corridor which has the highest Average Daily Traffic (ADT) count of about 17,000 vehicles. Other corridors remain or have section that exceed a traffic volume floor of 10,000 ADT, these are 137th and 144th Streets which both serve the METRA commuter train stops in Riverdale. These two corridors offer an opportunity for Transit Oriented Development (TOD) that could significantly expand the market base of Riverdale for retail and housing. Indiana Avenue has ADT counts of about 8,000 ADT which falls below the retail minimum for traffic volume of 10,000 ADT. There are also several major railroads crossing which cause vehicle backups and delays throughout the day along Indiana Avenue. These issues present serious challenges for any retail business to locate along Indiana Avenue.
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05 | Economic Development
Overall population declining, senior population is exception, but remains younger compared to the region and the nation.
06 01 Riverdale has an opportunity to tap into its resident population’s purchasing power to begin an effort for retail revitalization along its major commercial corridors.
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While significant racial changes have occurred in the past 20 years, the Village income distribution remains bi-modal with a slightly growing middle class.
Existing Socio-Economic Conditions 04 03
There are global energy trends that are bringing Riverdale’s industrial and logistics heritage “back to the future” as more companies look to locate adjacent to railroad corridors. Riverdale has two railroads with CSX and IHB.
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02
Riverdale has an opportunity to tap into its resident population’s purchasing power to begin an effort for retail revitalization along its major commercial corridors.
There is a housing surplus in Riverdale that has kept vacancy rates persistently high and has had a depressing effective on housing values.
Economic Development | 05 Chicago market. RAIL OPPORTUNITIES Finally, Riverdale is home to two significant railroad yards serving CSX RR and Indiana Harbor Belt RR that have historically served and continue to serve major industries throughout the South Suburban region of Chicago and Northwest Indiana. Due to significant changes in gas pricing and other energy inputs for shipping and manufacturing, it is becoming increasingly more cost effective for businesses to ship their manufactured goods and other products by rail rather than by trucks. This trend has driven real estate along major railroad corridors to increase in value, and these properties are beginning to realize a premium price per acre where available in the greater
Riverdale has roughly 100 to 150 acres that are adjacent to both CSX RR and IHB RR that could be brought into the market. Most of this land has some potential brownfield issues related to them. Cook County and the South Suburban Mayors and Managers Association (SSMMA) are very interested in working with the Village of Riverdale to remediate brownfields that may allow for real estate to be assembled for resale to industrial and logistics firms which would attract new jobs to the Village. These business development opportunities would likely represent significant job growth and investment for Riverdale and support economic growth throughout the surrounding region. These currently underused industrial properties would also significantly expand Riverdale’s tax base.
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05 | Economic Development
Goal 01:
Increase the non-residential tax base through the transition of under-utilized industrial property into better performing residential, retail and employment related uses RECOMMENDATION 01
Redevelop vacant and/or under-utilized property for new commercial, industrial or multi-family uses. This should focus on finding new uses that will generate tangible amounts of tax base to help balance the tax base in the community and provide tax relief for residents. Continue coordination efforts with the SSMMA to remediate abandon brownfield properties and to help prepare future RFP’s for industrial property redevelopment along major railroad corridors. Work to prepare development interest for commercial development around the Halsted and 138th Street intersection and along 144th Street just east of the Ivanhoe METRA station. RECOMMENDATION 02
Work with the Riverdale Chamber of Commerce and SSMMA to support and retain existing businesses from industrial such as Arcellor Mittal and IHB Rail to commercial such as CVS. Create a business retention program designed to interact on a regular basis with local businesses and work together to solve business related issues. This program could be a combination of exchanging business ideas to fixing local business needs RECOMMENDATION 03
Encourage mixed-use development with proximity to Metra stations to provide opportunities for restaurants, small retail, and cafes to strengthen commercial services offered within the community.
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Work with SSMMA and Cook County Economic Development to develop programs to enhance small business investment opportunities primarily along Halsted Ave at 138th Street and along 144th Street. RECOMMENDATION 04
Leverage regional proximity for commercial/industrial growth with a focus on rail and cargo accessory industries. Coordinate with SSMMA while working with IHB RR and CSX RR on promoting and positioning real estate for cargo and logistic industry development. RECOMMENDATION 05
Identify target investment zones with priority land uses and economic tools. Create a new Tax Increment Finance (TIF) districts in key redevelopment target areas as identified on page 76. Create a “toolkit” of available incentives to recruit or retain commercial and industrial businesses, including HOME CDBG, allocations from the General Fund, Tax Abatement, and land banking. Reform the Village’s intergovernmental committee to work with major stakeholders in the village and region to determine potential developers and what uses the market could bear. RECOMMENDATION 06
Designate a point person within Village government that coordinates economic development, funding, redevelopment, code enforcement, building codes, and community development activities so that residents, potential investors, and help support redevelopment. Individual should act as a “Single Point of Contact” to coordiante Village services to support business needs for code enforcement and investment opportunities for commercial development and industrial development.
Economic Development | 05 RECOMMENDATION 07
Encourage high quality market rate multifamily rental units, with an emphasis on TOD development. Support the expansion of more mixed income or market rate apartment development near the Ivanhoe and Riverdale METRA stations. Work with METRA and Riverdale Park District to create new residential developments. RECOMMENDATION 08
Identify public private partnership opportunities in conjunction with community stakeholder partnership’s and regional partnerships. Expand the role of IHB RR and METRA together or individually with other potential development partners to create new partnerships for investment. These may consist of supporting SSMMA with developers interested in partnering with industrial development along the railroad corridors. The Village should be open to working with adjacent villages and regional partners to promote investment opportunities. RECOMMENDATION 09
Provide assistance with parcel assemblage in key redevelopment areas so as to create large-enough sites for existing and new industrial business. Continue developing and coordinating industrial redevelopment with IHB RR and SSMMA. Expand overtime land available along the railroad corridors to attract logisitics and cargo businesses that create new jobs and investments. RECOMMENDATION 10
Provide screening and other elements to mitigate the appearance of vacant and blighted properties.
properties especially next to properties ready for industrial redevelopment. RECOMMENDATION 11
Work with Metra to update the stations and infrastructure at the Ivanhoe and Riverdale Metra stations. This may include long and short term implementation steps. Partner with Metra, the Riverdale Police Department, Riverdale Park District, and Chamber of Commerce to pursue grants pertaining to improving the image and safety of Metra stations through beautification and public safety campaigns. A longer term implementation plan may include seeking out private, public partnerships to improve the Ivanhoe and Riverdale Metra stations by making them ADA accessible and adding mixed-use developments at adjacent redevelopment sites.
Goal 02:
Work with CMAP Local Technical Assistance Program (LTA) to conduct a detailed residential, commercial, and TOD tax study in Riverdale. RECOMMENDATION 01
Apply for CMAP LTA funds/assistance to conduct a detailed residential, commercial and TOD tax study. Riverdale and many other south suburban communities have extremely high taxes which continue to hinder growth and redevelopment initiatives. The Village has applied for CMAP LTA funds in the summer 2014 grant LTA cycle. Upon successful award the Village plans to team with CMAP, SSMMA, and other municiaplities to conduct this important study.
Provide buffer landscaping of abandon properties that will moderate the blighted conditions of surrounding
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05 | Economic Development
Riverdale TIF Districts
Proposed TIF Map
BLUE ISLAND
Calumet Woods Forest Preserve
A third TIF (#5) focuses on an industrial area on the far west side of Riverdale generally bound by 138th Street on the south, Ashland Ave. on the west, and CSX RR on the north abutting the Lake Riverdale property to the east. This TIF will expire at the end of 2015, and it is not being recommended to be renewed. By the end of 2015, there will be two TIF Districts (#2 and # 4). One consists of real estate along Halsted Street primarily north of the Indiana Harbor Belt RR to the CSX RR on both sides of Halsted Street. The bulk of this TIF (#2) is west of Halsted Street.
Riverdale, Illinois
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Expanded TIF 4
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Proposed TIF Map
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Ashland St.
Tax Increment Finance is a public finance tool used to make public improvements to support development projects by using future increases of real property tax revenue (the increment) derived from the increased assessed value of the real property from the completed development project within the TIF District. Public improvements that may be supported by TIF financing from within a TIF District may include, but not be limited to, the following projects; public BLUE ISLAND streets, sidewalks, parking, public utilities, storm drainage improvements owned by the public METRA sector, public amenities such as parks and greenway trails, and real estate acquisition. Existing Riverdale TIF Districts At the end of 2013, Riverdale had four functioning TIF Districts. A very large TIF District (#1) north of the CSX RR and around the Riverdale METRA stop north of 138th Street sunset at the end of 2013 leaving four. By the end of 2014, another TIF District (#3) will sunset. This TIF consists of 144th Street from just west of the Ivanhoe METRA stop east to Indiana Avenue and then north and south along the Riverdale side of Indiana Avenue to the Village limits. This TIF will sunset after this year, and it is not recommended to be renewed. It is not being recommended for renewal because the development potential along Indiana Avenue will not support a project large enough to generate significant future TIF increments.
Ca
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Economic Development | 05
CHICAGO 100 Yr Floodplain Little Calumet River Joe Louis Golf Course Halsted St.
Calumet Blvd.
Wentworth Ave.
Edbrooke Ave.
DOLTON
Indiana Ave.
Edbrooke Ave.
Wabash Ave.
Michigan Ave.
Wabash Ave.
State St. State St.
Dearborn St. Dearborn St.
Clark St.
LaSalle St.
Wentworth Ave.
RIVERDALE METRA
143rd St.
Union Pacific Rail
Shore Dr.
Riverdale Park
Ivanhoe Park IVANHOE METRA Franson Park Atlantic Ave.
Stewart Ave.
Eggleston Ave.
Normal Ave.
Parnell Ave.
Wallace Ave.
Lowe Ave.
Union Ave.
Kickapoo Meadows Forest Preserve
Emerald Ave.
142nd St.
Riv er
Halsted St.
et
Ra School St. il
139th St.
Wentworth Ave.
Highland Ave.
EXPANDED TIF 4
Indiana Harbor Belt Rail
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138th St.
Tracey Ave.
Riverdale
Pacesetter Pkwy.
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EXISTING TIF 2
137th St.
Me
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Wallace Ave.
Lowe Ave.
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Corporate Limits
EXISTING TIF 5 138th St.
1/4 Mile /5 Min Walk Radius
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CSX Rail
Whistler Preserve
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Jackson St./134th St.
Arcellor Mittal
144th St. 145th St.
146th St.
Corporate Limits
HARVEY Sibley Blvd./147th St. NTS
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05 | Economic Development TIF District (#4) Modification The final existing TIF District (#4) concerns the Granary Industrial Area north of 142nd St. that crosses north of the IHB RR to include the eastern portion of the “Pacesetter” neighborhood then moves east to include real estate along 138th St. to just east of the METRA Riverdale stop. There are several areas identified for potential development within this TIF District, especially the Granary Industrial Area that will be undergoing demolition and remediation for development as early as 2015. We would recommend adding additional redevelopment areas to this TIF District. Those areas are;
ECONOMIC DEVELOPMENT TOOLS
- The Ivanhoe METRA area that would be linked to this TIF. This would enable the Village to use future TIF proceeds to assist the TOD redevelopment or Granary Industrial Area redevelopment. It provides real flexibility for the Village.
Business Districts In Illinois, specially designated business districts can be established for the purpose of levying taxes - usually sales taxes - for economic development activities. Similar to BIDs or SSAs, these can be effective methods to raise capital. This tool could be an additional incentive layered on top of Tax Abatement and potentially TIF on the Village’s major commercial corridors - particularly Halsted Street and 144th Street, 138th Street, and Indiana Avenue. The funds could be used from anything from property redevelopment, infrastructure investment, or business incentives.
- The Riverdale METRA area should be included as it was in the most recently sunset TIF, and significant redevelopment remains in the vicinity of this METRA stop. As described, the Village may wish to assemble real estate for future long term redevelopment of this area as a future small business development zone to support logistics and freight rail industries. While the reorganization of the real estate as a small business development zone for employment and investments will take many years, but now may be the best time for the Village to purchase and prepare the way for future business and employment development by assembling appropriate real estate between the Riverdale METRA stop and Indiana Ave.
Special Service Areas (SSAs) / Special Service Districts (SSDs) / Business Improvement Districts (BIDs) This tool is used to finance public infrastructure and maintenance through a special assessment levied on a business / commercial districts. This assessment is commonly used for things like beautification, marketing, and infrastructure maintenance. Commonly used throughout the Chicago region, SSAs or SSDs could be useful in the Village’s plans to create an urban commercial district along 144th Street. Special districts would provide a funding source for improvements that would not have to come from the Village itself.
Tax Abatement The abatement of taxes for new development projects runs somewhat contrary to an broad land use and economic development strategy designed to enhance the local tax base. However, abatement is likely one of the primary economic development tools available to Riverdale in the short-term, as other tools, like Tax Increment Financing, need to be readjusted or begun. If used effectively, abatement could attract significant investment to the Village that would otherwise look at other locations. Also, if enough investment can be brought to the Village, it is possible that Riverdale could receive a sizeable bump in commercial tax base within a 5-10 year period. Class 7a The Class 7a incentive of the Cook County Real Property Assessment Classification Ordinance is intended to encourage commercial projects with total development costs that do not exceed $2 million. The incentive is intended for areas determined to be “in need of commercial development” and would not be economically feasible without the incentive. The twelve-year incentive applies to all newly
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Economic Development | 05 constructed buildings or other structures, including the land upon which they are situated, Projects which qualify for the Class 7a incentive will receive a reduced assessment level of ten percent (10%) of fair market value for the first ten years, fifteen percent (15%) for the eleventh year and twenty percent (20%) for the twelfth year. Without this incentive, commercial property would normally be assessed at twenty-five percent (25%) of its market value.
assessment level for a period of twelve years from the date that new construction or substantial rehabilitation is completed and initially reassessed or, in the case of abandoned property, from the date of substantial reoccupation. Class 8 assessment levels are ten percent (10%) of market value for ten years, fifteen percent (15%) in year eleven and twenty percent (20%) in year twelve. This constitutes a substantial reduction from the twentyfive percent (25%) at which industrial and commercial properties are commonly assessed.
Class 7b The Class 7b incentive is intended to encourage commercial projects with total development costs OVER $2 million. Like the Class 7a incentive, it is intended to be used in areas determined to be “in need of commercial development�, which would not be economically feasible without the incentive. The twelve-year incentive applies to all newly constructed buildings or other structures, including the land upon which they are situated. Projects which qualify for the Class 7b incentive will receive a reduced assessment level of ten percent (10%) of fair market value for the first ten years, fifteen percent (15%) for the eleventh year and twenty percent (20%) for the twelfth year. Without this incentive, commercial property would normally be assessed at twenty-five percent (25%) of its market value. For projects involving substantial rehabilitation of existing structures, the incentive applies to the added value which is attributable to the rehabilitation and to the land, if vertical or horizontal square footage has been added, in such proportion as the square footage added by the rehabilitation bears to the total square footage of the improvements on the parcel. Class 8 The Class 8 real estate tax incentive is designed to encourage industrial and commercial development in areas of the County which are experiencing severe economic stagnation. Class 8 is structured to permit the Assessor, upon application of the local governing body, to certify that such areas are in need of substantial revitalization. Within an eligible certified Class 8 area, all subsequent new construction, substantial rehabilitation or re-utilization of abandoned buildings, developed or reoccupied for industrial or commercial use, may qualify for the Class 8 incentive. This incentive assesses qualifying real estate at a reduced
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Mobility & Infrastructure
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First Focus Improve the 144th Street corridor by reinforcing 144th Street’s original boulevard design through maintenance of on-street parking, re-planting of street trees in the esplanades, and the installation of lighting suited to both pedestrians and automobiles. Work with Metra, the Riverdale Park District and Cook County Forest Preserve to provide greater pedestrian connectivity.
06 | Mobility & Infrastructure
Riverdale’s Transportation Connections These multimodal transportation facilities hold the key to economic development, by attracting new residents and businesses (especial rail-industrial) to Riverdale, and providing convenient travel for commuters to employment centers outside of Riverdale. Access to transit options effectively increases the affordability of housing lowering residents’ transportation costs and providing more travel options. This chapter addresses functionality,BLUE ISLAND METRA streetscape enhancement, gateways, bike and pedestrian opportunities, and more.
BLUE ISLAND
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Roadways IDOT and other organizations place roads into functional classes which determine the required right-of-way, design, desired flow, and facilities. The functional classifications include arterials, collectors and local streets. Refer to the color-coded map on page 53 for road classifications. There are three roads within the Village boundaries that are maintained by the Illinois Department of Transportation (IDOT). They are Ashland Avenue, Halsted Street, and Indiana Avenue. They are all north-south four lane roads that are classified by IDOT as minor arterials. Halsted Street is also designated as State Route 1. Indiana Avenue is the eastern border of Riverdale, Ashland Avenue is on the western side of the Village, and Halsted Street is near the center of the Village geographically, although the great majority of the homes and businesses are situated between Halsted Street and Indiana Avenue. Sibley Blvd. (147th St) south of the Village, and 127th Street north of the Village are east – west roads classified as a minor arterials. Sibley is also designated as State Route 83. Riverdale is in close proximity to two interstate expressways. I-57 is about one mile west of Halsted Street with interchanges at 147th Street and 127th Street. Access to I-94 is indirect. Interchanges are located about two miles east of Indiana Avenue and has interchanges at 147th Street, 142nd Street, and 130th Street. The Cook County Highway Department maintains 138th Street between Ashland Ave. and Indiana Ave. within the Village limits. The street is classified as a major collector by IDOT. The Village owns and maintains the network of local roads which constitute the vast majority of the total street mileage within the Village. A typical street is situated within a 66’ right-ofway with 5’ wide public sidewalks and a landscaped parkway area on each side of the street. A typical street is about 36’ wide from back of curb to back of curb and has 2-way traffic with room for parking along the curb. Street drainage is accomplished by catch basins connected to the combined sewer system.
Calumet Woods Forest Preserve
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Riverdale, Illinois Multi-Modal Transportation Map Lit
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Major Collector Pace Route
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Planned Multi-use Trail Planned Protected Multi-use Path Planned On Street Bikeway Existing Trail Freight Rail
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Riverdale also has one parkway/boulevard on 144th street between Halsted Street and Indiana Avenue. This street serves as the heart of the community and helps define the character of Riverdale.
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Mobility & Infrastructure
Multi-Modal Transportation Map
Mobility & Infrastructure | 06 Ma il ra rT ylo Ta jor
CHICAGO
100 Yr Floodplain Little Calumet River
Marina
Calumet Blvd.
Edbrooke Ave.
DOLTON
Indiana Ave.
Edbrooke Ave.
Wabash Ave.
Michigan Ave.
Wabash Ave.
348
State St.
Dearborn St. Dearborn St.
RIVERDALE METRA
State St.
Wentworth Ave.
Clark St.
LaSalle St.
Stewart Ave.
Riverdale Park
348
Union Pacific Rail
Shore Dr.
Cal Sag Trail
Ivanhoe Park IVANHOE METRA Franson Park Atlantic Ave.
1
Eggleston Ave.
Parnell Ave.
Wallace Ave.
Lowe Ave.
Union Ave.
Emerald Ave.
Kickapoo Meadows Forest Preserve
Halsted St.
142nd St.
Normal Ave.
348, 352
tra
Tracey Ave.
Indiana Harbor Belt Rail
Ra School St. il
139th St.
Riverdale
er
138th St.
Highland Ave.
348
Wentworth Ave.
Pacesetter Pkwy.
Wentworth Ave.
Cal Sag Trail
Cal Sag Trail137th St.
Me
Lake Riverdale
Wallace Ave.
Lowe Ave.
Halsted St.
Cal Sag Trail
348, 352
orporate Limits 138th St.
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CSX Rail
1/4 Mile /5 Min Walk Radius
Ra
Jackson St./134th St.
Whistler Preserve
1
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Joe Louis Golf Course
Arcellor Mittal
144th St.
146th St.
Corporate Limits
348, 352
HARVEY Sibley Blvd./147th St.
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06 | Mobility & Infrastructure The existing Major Taylor Trail is a great amenity for residents of Riverdale. This north-south bicycle and pedestrian path provides connectivity between Riverdale and six Chicago neighborhoods and is an opportunity for the Village to enhance its image and brand.
The Village also owns and maintains alleys which typically abut the rear yards of the properties. Many alleys are paved and usually have a combined sewer along them to provide drainage. In order to help reduce surface runoff from rainfall, alleys that need to be reconstructed could incorporate “green” technology such as permeable pavements and possibly bioswales. Transit Metra Commuter Rail There are two Metra stations within Riverdale. One is Located at 144th Street, and the other at 137-138th Street. According to Metra, Riverdale station has about 60 users per day while Ivanhoe station has about 135 users per day. Although the Riverdale station is larger and has good access to neighborhood streets and parking, it is perceived as unsafe by many residents. Approximately 42 percent of Riverdale Station riders come from Riverdale, while 43 percent of Ivanhoe Station riders are from Riverdale. Riders from Dolton make up the next largest group at each station. Approximately 30 percent of riders walked to each station. Riders who drove alone to the station made up the largest group at each station, comprising 61 percent or Riverdale rider and 46 percent of Ivanhoe riders. A 2013 parking survey of the Riverdale Metra Station indicated that only 32 percent of available parking spaces were being used during the survey period. Providing Transit-oriented development and increasing the density and diversity of housing and commercial development around transit stations is a primary goal of the Chicago Metropolitan Agency for Planning (CMAP)’s GO TO 2040 Comprehensive Regional Plan and the Homes for A Changing Region Report.
Major Taylor Trail
PACE There are three PACE bus routes through Riverdale (Routes 348, 352, and 353) in close proximity to redevelopment areas. While Pace transit is available, it is still difficult to be without a car in Riverdale. Freight Rail A large part of Riverdale is bisected by railroads. The Indiana Harbor Belt (IHB) Rail runs east – west at 140th Street and has a yard between Ashland Avenue and School Street. Canadian National now owns the former Illinois Central which runs diagonally northeast – southwest across the eastern side of the Village. Metra trains also use these tracks. CSX also has substantial track within Riverdale. Their tracks run primarily east – west at about 136th Street. and includes a large yard between Ashland Avenue. and Wentworth Avenue.
Painted bicycle lanes with safety area at intersections.
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Mobility & Infrastructure | 06 Both the CSX and the IHB cross Indiana Avenue. at 138th Street. and 140th Street. respectively. These at grade crossings cause frequent and long lasting traffic backups on Indiana Avenue. A solution to this problem would be to construct grade separation structures at each location. One type of structure is a bridge where the road is elevated over the tracks. The other type of structure is an underpass where the road is lowered under the tracks. Both types of structures are very expensive, and typically cost about $7,000,000? to construct. This is a long range solution which would involve Riverdale, the City of Dolton, and IDOT. Federal funding may also be available. RAIL DEVELOPMENT OPPORTUNITIES There are opportunities for commercial and industrial development along the railroads, particularly the IHB. The IHB owns several parcels of land on the north side of their yard tracks between Ashland Ave. and Halsted Street. While the required footprint size for an intermodal facility is not currently available, smaller transfer station facilities could be built along the south side of 138th Street in this area. The existing 138th Street. right-of-way has adequate sewer capacity and potable water capacity available to develop these parcels. The street is a four lane road constructed to Cook County standards which is adequate to meet traffic loading requirements.
Image Credit: Riverdale Public Library
The former Hales & Hunter granary which is now abandoned is located on the south side of the IHB tracks about 0.3 miles east of Halsted Street. The granary closed in 1962 and has been deteriorating since then. It is slated for demolition and removal during 2014. Once leveled, this site of approximately 4 acres would be available for development. The IHB has expressed interest in developing this site since it sits immediately adjacent to their tracks. IHB Rail Through Riverdale
Trails The Cal Sag trail is a multi-use path built almost entirely along the banks of the Cal-Sag Channel and Calumet River, open by 2014. Along 26 miles of waterway from Lemont in the west to Burnham in the east, the Cal-Sag Trail will stitch together more than 185,000 people in fourteen communities The Major Taylor Trail is a multiuse, paved bicycle and pedestrian trail running from Dan Ryan Woods at 83rd Street to Whistler Woods in Riverdale. It links Riverdale with the Chicago neighborhoods of Brainerd, Gresham, Beverly, Morgan Park, Roseland, and West Pullman. Barge Access Barge access may be available north of Arcelor Mittal on the Cal Sag Channel. This site is hard to access currently, but may be positioned for future barge use. Original Plat of Riverdale Image Credit: Riverdale Public Library
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06 | Mobility & Infrastructure CMAP 2040 FINDINGS ON TRANSPORTATION Invest strategically in transportation The existing transportation network is one of the Chicago region’s most important assets and is key to the region’s economic prosperity. Efficient transportation is critical for maintaining and growing businesses and attracting and maintaining a skilled workforce. Traffic congestion costs in lost time and fuel, decreased productivity, pollution, and inefficient movement of freight. Underinvestment in mass transit and infrastructure further handicap economic growth and quality of life improvements. Create a more efficient freight network Investment in the Chicago area freight system is critical to improve the region’s economic competitiveness by reducing travel delays and pollution while improving safety. CREATE (Chicago Region Environmental and Transportation Efficiency Program) is a public-private partnership of the U.S. Department of Transportation, State of Illinois, City of Chicago, Metra, Amtrak, and the freight railroads focused on the completion of strategic upgrades to critical transportation corridors. Increase commitment to public transit The regional transit system benefits the entire population, reducing congestion, improving air quality, increasing mobility, and offering transportation choices for consumers. Decades of underinvestment have left the regional transit system in need of critical upgrades to maintain service and keep pace with growing demand. A holistic approach to transit improvements will include small-scale infrastructure improvements like sidewalks, bicycle facilities, and bus shelters, as well as careful land use planning. Support economic innovation Strategic encouragement of existing and emerging clusters of regional specialization can help target investment in workforce training and infrastructure to reduce duplication of efforts. The formation of regional coalitions that focus research and initiatives around these industry clusters will help these industries to grow and prosper, allowing regional industries grow and compete more effectively nationally and internationally. Supporting the experimentation and creativity necessary to produce commercial breakthroughs in key industries— including transportation/logistics, green energy and technology, biomedical/ biotechnical, and advanced materials—is critical to creating a culture that encourages innovation in the Chicago region.
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Goal 01:
Balance the need for traffic flow with the desire to create a pedestrian-friendly environment and access to adjacent development. RECOMMENDATION 01
Improve 138th Street and Halsted Street Intersection The intersection of 138th Street and Halsted street serves as an important gateway into Riverdale. This area, while plagued by brownfields such as the granary, and commercial and residential properties needing revitalization has positive momentum working on its side. The Village should continue to pursue grant funding as well as public, private partnerships to improve this intersection and gateway into the Village. As development occurs street improvements should be included in development plans with a focus on providing complete street amenities such as sidewalks and multi-use bicycle paths. RECOMMENDATION 02
Improve 144th Street Corridor Reinforce 144th Street’s original boulevard design through maintenance of on-street parking, re-planting of street trees in the esplanades, and the installation of lighting suited to both pedestrians and automobiles.
Goal 02:
Create an environment to foster and facilitate Transit-Oriented Development (TOD) RECOMMENDATION 01
Update the Zoning Ordinance and Map for mixed-use TOD developments New development that has access to transit reduces transportation costs, thereby increasing housing affordability. This can be further enhanced by creating new communities of a more dense housing type, whether owned or rented within 1/2 mile (walkable distance) of a station. RECOMMENDATION 02
Manage improvements on Indiana Avenue and Halsted Street Plan and implement roadway improvements for these northsouth corridors. Coordinate with IDOT and other agencies to ensure that all roadwork improvements manage curbcuts, provide sidewalks buffered from traffic by tree lawns, pedestrian-scale street lighting, bus shelters, bike lanes and an multi-use path on at least one side. RECOMMENDATION 04
Require design and development standards for TOD When attention is paid to materials, landscaping, color, design of structures and integration into the neighborhood, proposed redevelopment that includes commercial retail/ office and residential uses represent viable opportunities for attracting new residents, generating higher revenues from property taxes. This type of development is more likely to be favorably considered for revolving loan funds if residential use is a component. RECOMMENDATION 03
RECOMMENDATION 03
Create strong connections All new development should connect to the Metra stations and PACE stops with lighted, landscaping, signage, and ADA compliant walks or trails.
Improve Alleys The Village should continue to repair alleys and focus on obtaining grant funding to construct permeable alley systems. COMP R EHENS I VE PL A N
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Goal 03:
Expand the locations of gateways into Riverdale which communicate the Village’s brand and identity to locations on primary travel routes, including the expressway and rail routes. RECOMMENDATION 01
Create a hierarchy of gateways Streets and sidewalks form the greatest amount of public space in urban communities. The scale, proportion and amenities contribute to the image and vibrancy of the adjacent neighborhood and the Village as a whole. At every turn there is an opportunity to make a statement about the community.
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Goal 04:
Enhance all modes of transportation RECOMMENDATION 01
Improve Bicycle Access Connect transit options to the Cal Sag and Major Taylor Trail and future bike lanes. As new developments occur the Village should require accessible connections to existing and planned trails, sidewalks and open space. RECOMMENDATION 02
Enhance Connectivity to Metra Stations Focus residential, commercial, and industrial TOD development within walking distance of the Village’s two Metra stations in order to generate energy and economic development within those areas. By focusing economic development near the Metra stations funding may be available through public, private partnerships to improve the quality of, and connectivity to Metra Stations
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Manage Improvements on Major Corridors
Plan and implement roadway improvements for these north-south corridors. Coordinate with IDOT and other agencies to ensure that all roadwork improvements manage curbcuts, provide sidewalks buffered from traffic by tree lawns, pedestrian-scale street lighting, bus shelters, bike lanes and an multi-use path on at least one side.
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Infrastructure Sewer System Riverdale is mostly a combined sewer system that conveys both sanitary sewage and storm water within the same pipe network. The entire combined sewer system is tributary and connected to the Metropolitan Water Reclamation District of Chicago (MWRDGC) interceptor sewers and infrastructure, which receives all flows and treats it at their plants. The Village sewer system has pipe that ranges in size from 8” to 84” diameter. This is the original sewer infrastructure that was installed when the Village was built. When the capacity of the receiving MWRDGC sewers is exceeded the Village sewers discharge into what is known as a Combined Sewer Overflow (CSO). All of the CSO’s discharge into the Little Calumet River. Three are on the north side of the Village and one is on the south side of the Village. One of the CSO’s is the Union Avenue combined sewer lift station located on 146th Street at the extreme south edge of Riverdale. This is the only lift station associated with a CSO, the other CSO’s are gravity discharge. During the IKE hurricane event of 2008 this lift station was inoperable, causing the sewers south of 140th Street to surcharge. This lift station is currently being rehabilitated with $1,134,000 of funding through a DCEO “IKE” Grant. Potential flooding in this area of the Village will be reduced after the lift station is back in service. There are several areas in the Village where storm relief sewers have been constructed to help alleviate the surcharging of the combined sewer during rainfall events. Some of these sewers reconnect with the combined system before discharging into the MWRDGC system, while others discharge into the Little Calumet River. Storm sewers have been constructed to serve the major thoroughfares such as Ashland Avenue, Halsted Street, and 138th Street west of Halsted, but these are owned and maintained by IDOT or the Cook County Highway department. The Village does own and maintain a storm sewer system that extends west from the outfall along Blue Island Riverdale Road to serve the Pacesetter neighborhood bounded by Lowe Ave. on the west, Pacesetter Parkway on the south, Blue Island Riverdale Rd. on the north, and School St. on the east. The Village should develop a Capital Improvement Plan to outline and prioritize needed infrastructure projects. The plan can also help with project cost budgeting. The sewer infrastructure will need a maintenance program to clean and televise the sewers to determine areas of failure. This will also identify sections of sewer to re-line that have excessive inflow and infiltration issues. This will effectively increase the capacity of the sewers and help prevent surcharging and flooding.
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Water Distribution System The Village of Riverdale receives its water from the City of Chicago via two 16” diameter transmission mains. One of the 16” Chicago mains crosses the Little Calumet River on Halsted Street and feeds a Village pump station and 2 million gallon ground level reservoir immediately south of the river near 130th Street. The other 16” Chicago main is located on Indiana Avenue and feeds another pump station and 1 million gallon ground level reservoir near 138th Street and Michigan Avenue, approximately two block west of Indiana. The Village also has a 1 million gallon elevated water tank located at about 141st Street and Halsted Street adjacent to the Public Works building. Riverdale has an emergency cross connection to their water system with the Village of Dolton. It is a 6” emergency cross-connection located at 146th Street and Edbrook Avenue at the southern limits of Riverdale. The size and location of this emergency connection will supplement the Village’s average daily usage but can’t serve as a sole source of water should both of Village’s pump stations become temporarily inoperable. The Village currently has 4.0 million gallons of total storage volume. The City of Chicago strongly recommends that each client community that purchases water from them have reservoir storage equal to or greater than twice their average daily water use. In the case of Riverdale the current average daily use is about 1.85 MGD which equates to 3.7 million gallons of recommended storage. However the Village’s 2014 water allocation is actually 2.7 MGD, and average daily water usage within the Village has been higher in the past. Based on this reasoning we would recommend a total storage capacity of 4.0 million gallons. The water main distribution system consists of approximately 36 miles of mains sized from 4” diameter to 16” diameter. Over 12 miles of mains have an age that is greater than 60 years. The mains are either cast or ductile iron. The locations of the two pump stations and the centrally situated elevated tank provide a good network geometry for the distribution water main system. A 16” Village water main runs south down Halsted to 138th St where it branches off into a 12” main running east and west along 138th Street. These large sizes of main are ideal to provide commercial and industrial users in this part of the Village with the volume of water they may need for their business. Many railroads bisect the Village and divide it into distinct areas. Currently the water distribution system has an adequate number of redundant crossings of the railroads that will provide water in case one of the crossings is out of service for maintenance or repair. Overall, the Village water system is functioning well in delivering water to customers on average and peak demand usage days throughout the year. However we have identified areas where the system can be improved during fire flow situations and in general operating efficiency. One of the most important functions of a water distribution system is to supply adequate amounts of water
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06 | Mobility & Infrastructure to fight fires when needed. The rate and total volume of water needed to fight a fire depends on the characteristics of the particular structure that is burning. These include size, material of construction, and proximity to other buildings. A community can be divided into three broad categories; residential, commercial, and industrial. In general, single-family residential areas require a minimum of 1,000 gallons per minute (GPM) for fire flow. Commercial and small multi-family complexes need about 2,500 GPM for fire flow. Larger industrial areas or high- density residential buildings may require 3,500 GPM or more. Certain areas of the Village need better fire flow protection because the existing mains are inadequate to meet the required minimum flow values. These deficient fire flow situations typically occur on 4” diameter water mains. The Village has approximately 18 blocks of 4” water main located in the area bounded by 138th St., School St., Edbrook Ave., and 140th St. We recommend that these water mains eventually be replaced with 8” diameter mains as funding allows, which will maximize the flow to the fire hydrants. In addition there are many areas of the Village where the spacing of the fire hydrants exceeds recommended values because the main is located in the alley and the hydrants are situated on the east-west cross streets. This results in spacings that are over 600’, when an ideal spacing is 350’ or less. In terms of maintenance or repair of the water infrastructure facilities, the concrete reservoir on Halsted Street is starting to spall and crack and should be repaired in the near future. It should also be cleaned on the interior and coated on the exterior. The roof on the Michigan Avenue pump station is in need of replacement. The elevated tank painted in 2013 and should not need painting for another 15 years or so. Finally, the Village should adopt a proactive approach with respect to leak detection, hydrant flow testing, routine maintenance of valves and hydrants, replacement of old and deteriorating mains, and reservoir cleaning and inspections. Street Lighting Most of Riverdale currently has streetlights situated on power poles which are owned and maintained by ComEd. The Village pays a monthly fee to ComEd for the electric to power the lights as well as to maintain them. The spacing and quality of light coverage provided by these lights is somewhat sporadic. The Village would like to initiate a pilot program to begin installing a new lighting system that will be owned and maintained by the Village. Hazard Mitigation
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Mobility & Infrastructure | 06 One of the potential natural hazards that Riverdale is subject to is flooding. The Federal Emergency Management Association (FEMA) publishes maps showing the limits of floodplains and floodways in the Chicago metropolitan area. In the case of Riverdale, the FEMA maps show that the existing floodplain and floodway are limited to areas immediately adjacent to the Little Calumet River. This means that the 100 year flood event does not extend far beyond the bank of the river to cause overland flooding within the Village. However localized surface flooding can and will occur when the existing sewers are beyond their capacity to drain long duration and intense rainfall events. This results in closed roads which may be impassable for emergency vehicles. When the combined sewers are surcharged from excessive rainfall, house basements also usually flood because the floor drains are connected by gravity to the sewer in the street. Most older homes in the community don’t have “overhead plumbing” whereby below grade house sewage is pumped to a higher level before draining to the main sewer resulting in greater protection from sewer backup flooding. During the severe rainfall occurring in Riverdale as a result of hurricane Ike in 2008, portions of the Village experienced street flooding and basement flooding due to the surcharging of the sewer system. The area of the Village which experienced the most flood damage was northeast of 140th Street and the elevated Metra tracks. In order to minimize surface flooding and basement flooding when the combined sewer system is over capacity, storm relief sewers can be constructed. These sewers would only collect rainwater and would ideally discharge into the Little Calumet River. One such relief sewer system is already in the planning stage for the northeast corner of Riverdale. The proposed project area is bounded by Indiana Avenue on the east, the Metra tracks on the west (former Illinois Central Railroad), the Little Calumet River on the north, and 140th Street on the south. This is an area of approximately 134 acres (0.21 square miles). The project is being funded by a low interest loan from the Illinois Environmental Protection Agency (IEPA). Eventually storm relief sewers could be constructed in other areas of the Village as funding allows.
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Potential Redevelopment
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First Focus Expand TIF District 4 to include the Ivanhoe Metra Station and Hales and Hunter Granary site. Use TIF funds from the redevelopment of the granary site to help catalyze redevelopment of a transit-oriented-district at the Ivanhoe Metra Station. Work with SSMMA to prepare a RFP for a potential Master Developer for the granary site in the second half of 2014.
07 | Potential Redevelopment
Target Redevelopment Area Map
7). 138th St & Halsted St. BLUE The intersection of ISLAND Halsted Street and 138th Street provides ample BLUE ISLANDopportunity for commercial redevelopment. METRA
annel
Riverdale had a history of strong neighborhoods and vibrant neighborhood commercial districts with shops, restaurants and neighborhood services. Over the last few decades, these neighborhood commercial districts have struggled due to the closure or relocation of major industrial employers, the recent economic downturn and to big box retail centers that have been built in the region. Recruitment and retention of commercial businesses to create vibrant districts with both daytime and evening activity presents a challenge without sufficient population density. Given the market realities, the Plan concentrates on strengthening existing retail and entertainment into nodes in key locations. These districts will focus on small-scale retailers that can take advantage of commuter rail (two Metra stations) and the already developed 144th Street. With the community’s help identifying target redevelopment areas, the Plan addresses the following seven overlaid on the map to the right.
Co Ashland St.
Target Redevelopment Areas
g Ch The high traffic Cal Sacount at this intersection promotes retail opportunities. In peer communities a large church such as the one being developed here has acted as a catalyst for economic development and Calumet Woods neighborhoodForest revitalization. Preserve
5). 138th St. Industrial Area Focus on a long-term plan to aid in the packaging, redevelopment and marketing of this large site Gain an understanding and process to work with the larger number of property owners on the site. This process may take a longer period of time to occur.
Lit
tle
Ca
lum
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Riv e
DIXMOOR
Riverdale, Illinois Redevelopment Opportunity Sites LEGEND Potential Redevelopment Areas
D
100 Year Floodplain - Conservation Area
*See Future Land Use Map for Appropriate Us
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6). Marina Site 4). Housing Stabilization Initiative
This amenity adds value to the community
Incentivize existing households in depressed neighborhoods to relocate to targeted, high-functioning neighborhoods
Create a marketing plan for current and CHICAGO prospective residents and visitors
Encourage transition of unsuitable residential areas into new uses that support additional economic development initiatives, creating new job opportunities and attracting new residents to the Village. This initiative is detailed in full within Chapter 4 starting on Pg 58.
DIXMOOR
Wentworth Ave.
Edbrooke Ave.
Wabash Ave.
State St.
DOLTON
Wabash Ave.
Michigan Ave.
TOD Sites 1 and 2 (Ivanhoe and Riverdale)
Focus on analysis of sites and the development of a basic development plan 143rd St. that is market based and 144th St. implementable; Synthesize framework from previous planning efforts;
145th St.
Corporate ExamineLimits properties
Union Pacific Rail
1
Create a plan for 146th St. assembling and marketing this Calumet Blvd. redevelopment site post brownfield 1). Ivanhoe Metra Station TOD : remediation Leverage commercial & commuter based TOD on 144th St; HARVEY (scheduled for 2014) Focus efforts on creating a healthier downtown corridor Identify potential uses/ which willSibley be denser than the Riverdale Metra; St. Blvd./147th users suitable for the Optimize/leverage park, existing commercial, and Metra site by coordinating resources near the station; with SSMMA
2
RIVERDALE METRA
State St.
Dearborn St. Dearborn St.
tra
Tracey Ave.
Stewart Ave.
Eggleston Ave.
Parnell Ave.
Wallace Ave.
Lowe Ave.
Emerald Ave.
Halsted St.
Union Ave.
Shore Dr.
Riverdale Park
Ivanhoe Park IVANHOE METRA Franson Park Atlantic Ave.
redevelopment
Normal Ave.
3
142nd St.
Me
Indiana Harbor Belt Rail
Ra School St. il
139th St.
Riverdale
Kickapoo 3). GranaryMeadows Site Preserve Forestthe Position site for
4
138th St.
LaSalle St.
Pacesetter Pkwy.
Wentworth Ave.
7
Highland Ave.
Wallace Ave.
Lowe Ave.
5
137th St.
Clark St.
Halsted St.
il
Ra
Lake Riverdale
er
ses
X
5
orporate Limits 138th St.
1/4 Mile /5 Min
Utilize 138th Street Walkthe Radius PACE bus route as a result of redevelopment.
Indiana Ave.
Whistler Preserve
Support rail industrial uses to the north;
CS
CSX Rail
Focus on connectivity, strengthening housing stock and neighborhood commercial and a 100 Yr Floodplain transition to business park/light industrial uses;
Arcellor Mittal
6
Joe Louis Golf Course
Employment based TOD on 138th Street and to a lesser degree 137th Street;
Edbrooke Ave.
Little Calumet River
Jackson St./134th St.
2). Riverdale Metra Station TOD:
Support the Housing and Neighborhood goals by implementing a multi-faceted approach to neighborhood stabilization
Wentworth Ave.
ap
Encourage either Cook County Forest Preserve to acquire this amenity once current litigation has subsided.
and development opportunities based on today’s market.
A Pace bus route may need to be considered on 144th Street to improve connectivity; For the purposes of this study we have looked at the Ivanhoe TOD in detail.
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07 | Potential Redevelopment 144th Street - Ivanhoe Transit Oriented Development (TOD) and Commercial Redevelopment The Ivanhoe Metra stop at 144th St. in Riverdale has been reviewed for Transit Oriented Development twice in the past ten years. It is clear that the real estate presents opportunities for a TOD approach to redevelopment around the Ivanhoe stop on 144th St. To sustain a TOD investment, it is important that the Village work to provide incentives for commercial and small business development along 144th St. The business revitalization along 144th St. should go hand-in-hand to support a TOD development, the TOD development should reinvigorate private investment along 144th St. By creating a revitalized 144th St., the surrounding residential neighborhoods will be strengthened and supported by the increased economic vitality of 144th St.
Ivanhoe Metra Stop
Strategy To organize around the TOD development opportunity, the Village should begin to develop parternerships with the Parks District, Metra, SSMMA, and Cook County Economic Development office. In the short-term, the Village should organize real estate by working with existing property owners including Metra, Parks District, and private property owners in the vicinity to understand their role and desired outcomes of any proposed development. The effort would focus on which pieces of real estate to be placed into a development opportunity. At that time, the enitities should agree on the overall design of the development and what amenities are needed to attract and support residents of the TOD, surrounding neighborhoods, Metra commuters, visitors and employees within Riverdale. Land swaps may be possible to relocate some park facilities to new sites, facilitating additional TOD on the east and west side of the rail corridor.
Ivanhoe Park
t
tree
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144
t Ave.
Stewar 144th Street Looking East
Example of Architectural Character
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1). Ivanhoe Metra Station / TOD - Looking East Increased Densities Market Rate Mixed-Use Upper Floor Residential
Ground Floor Commercial 14
4th
St
ree
t
e.
n Av
sto ggle
E
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Form The area around the Ivanhoe Metra station offers potential for TransitOriented Development (TOD) to better meet the needs of Riverdale’s residents. The 144th Street corridor was originally designed as a boulevard, with central esplanades and street trees. Early development along this corridor included mixed-use urban buildings with first-floor commercial space and upper-floor offices and apartments.
Condos & Townhomes
The historic commercial building at 407-409 W. 144th Street (c.1925) is a good example of this type of development, built up to the sidewalk line and including a mix of uses. Post-World War II development consisted primarily of one-story single-use commercial buildings, followed by more recent suburban commercial development set back from the street behind parking lots.
Market-Rate Residential
The 144th Street corridor between Eggleston Avenue and Clark Street offers great potential for TOD, with infill on vacant and underutilized property accompanied by rehabilitation of existing buildings. Development of this area into a mixed-use neighborhood center could include larger retail uses, including a grocery store, that are currently lacking in the Village.
Existing CVS
Recommendations for the Riverdale Development Corporation RECOMMENDATION 01 Riverdale should consider the creation of a Riverdale (Community) Development Corporation to support the Village’s redevelopment efforts, but also provide the flexibility to enter into development projects and contracts that would be outside the normal ability of the Village or a governmental entity. This would allow the community to have a development “driver” organization that provides more flexibility than a governmental entity and has the ability to coordinate between and across multi-jurisdicitions. The Riverdale Development Corporation (RDC) should be organized in the second half of 2014 to help the Village and private entities with redevelopment opportunities within the Village. The TOD should be one of the priority redevelopment opportunities that the RDC and Village should focus on for implementation.
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144
th S
tree
t
144th Street Enhanced Streetscape 144
th S
tree
et
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1). Ivanhoe Metra Station / TOD - Looking West
Ivanhoe Metra Stop
Market Rate Mixed-Use
Ground Floor Commercial
14
4th
St
ree
t
Integrated Parking Structure
Revitalized Commercial
Atlant
ic Ave
.
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07 | Potential Redevelopment RECOMMENDATION 02 Once a better understanding of how real estate can be reorganized to support future development at the Ivanhoe Metra stop, The Village and/or the RDC should issue an RFP soliciting proposals from private developers in coordination with the Parks District and Metra. Furthermore, the Village should work to expand the existing TIF from the Grainary Industrial Area to the TOD location around the Ivanhoe Metra stop. This will allow the Village to capture future increment generated by the Grainary Industrial Area for public improvements that may be necessary to support the TOD and/or other business investment along 144th Street. The Village and/or Riverdale Development Corporation may desire to work with a developer on a LIHTC deal that would support equity investors in the TOD project as a potential mixed-use and mixed income multi-family residential project. RECOMMENDATION 03 The Village should also discuss with Cook County Economic Development office about using a Section 108 loan fund to support the elimination of slum and blighting influences in and around the TOD site. A Section 108 loan may provide a level of underwriting to support the long term private investment that will be necessary to initiate this TOD development. 144th Street Small Business Development District In support of the TOD and neighborhoods surrounding the Ivanhoe METRA stop, the Village can utilize the existing Southland Community Development Loan Fund to incentivize business attraction or expansion along 144th Street. These programs are primarily intended to revitalize the small businesses and shops along 144th Street., but they are also critical to supporting the long term viability of a TOD development at 144th Street. The Village should consider developing a brand for the 144th Street. area that markets the area within the larger region. The Village and future RDC may wish to consider thinking of 144th Street. as its “main street” which should include promoting events that attract visitors and businesses such as restaurants that could be destinations that support visitors and residents of Riverdale.
2). Riverdale Metra Station TOD (138th and 137th) The area around the Riverdale Metra station on 138th Street and 137th Street offers potential for Transit-Oriented Development (TOD). Authentic, mixed-use buildings with a traditional, active relationship to the street with a mixing of uses. This is conducive to creating a successful transit oriented development.
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The area 138th Street east of the rail corridor contains some urban fabric that could serve as the core of a new neighborhood employment center, adding neighborhood services, and increasing safety around the Metra stop. The historic commercial building at 13 W. 137th Street (c.1900) is the finest of Riverdale’s early commercial buildings to survive. This building offers an excellent model for an urban neighborhood center, with first floor commercial space and apartment
Potential Redevelopment | 07 units on the upper floors. Other historic commercial buildings nearby, including 76 E. 137th Street and the building directly to the north, offer redevelopment potential. Vacant lots and abandoned housing offer potential for new infill development. Land swaps may be possible to relocate some park facilities to new sites, facilitating additional TOD on the west side of the rail corridor. Targeting redevelopment in the area along 137th Street between Indiana Avenue and Perry Avenue could help to create a new mixed-use neighborhood center in Riverdale’s historic core, utilizing surviving historic buildings and new infill construction to provide more comprehensive services and opportunities to Village residents. Based on public input, a neighborhood based TOD may not be the highest and best use of the property north of 138th Street on the east side of the Riverdale Metra Stop. What is apparent though is that this site offers much opportunity for a land use that could potentially offer development to increase the tax base. Such opportunities could focus as light industrial/ business park land uses with a focus on green industry to support the rail and heavy industry to the north.
This part of the Village is well served by both sewers and water mains. There is also a plan to construct storm relief sewers in this area within the next several years to help alleviate flooding caused by sewer back-ups. The existing utility infrastructure is capable of supporting new commercial and industrial development without the need to extend sewers or water mains a great distance. NTS
Riverdale Metra Station TOD
The area encompassing the original Riverdale location which is east of the elevated Metra tracks and north of 138th Street can be a long term target for redevelopment. This area is literally surrounded by railroads tracks and inconvenient access to other parts of the Village has been an issue. Indiana Avenue on the east edge of the Village is classified as a minor arterial roadway and is the logical outlet for commercial and industrial traffic. As mentioned elsewhere in this plan, traffic is frequently tied up at the grade crossings on Indiana Avenue by both the CSX and the IHB. The solution would be to construct grade separation structures at both of the crossings, but these are very expensive and can limit access to the properties adjacent to the structure. It would also be beneficial if there was a grade separation of the IHB west of Indiana Ave. within the neighborhood, possibly at State Street. The IHB crosses Indiana Avenue at 140th Street at which point it is three (3) tracks wide. West of Indiana Avenue the tracks widen out to a spacing that is six (6) tracks wide. An at-grade crossing would not be desirable or practical. The only option would be a bridge over the tracks similar to the one on School Street. However as mentioned elsewhere, these are very expensive to build and maintain. Similar projects have cost over $15, 000,000.
Historic commercial buildings along 137th Street (above and below) could be accompanied by new infill development to form the core of a new mixed-use neighborhood center
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07 | Potential Redevelopment 3). Granary Site Granary Site
The 72 acre former Hales & Hunter Granary site at 142nd Street and Halsted Street along the Indiana Harbor Belt Railroad has been unused for decades and the granary itself stands as a prominent ruin in the local landscape and has been coined by local residents as a “beacon of blight”. The site has been well documented as a prime industrial area due its excellent location to rail and road networks, but has been plagued with issues that has stopped demolition over the past few decades. The major constraint to property redevelopment is the contamination on the site and the complications to demolition posed by the buildings close proximity to the heavily used IHB rail yard. Once the demolition of the Granary building and remediation of the site is completed then new uses can be introduced. At this time, the Village is working closely with the South Suburban Mayors and Managers Association (SSMMA) to complete the demolition and remediation of the site. The site will be cleared of existing fences, trees and brush. Structures foundations will be removed to 42” below grade. Structures with basements shall have the floor slab fragmented and the void filled with large crushed aggregate such as CA-1. The existing berm along the south edge of the property will remain for remediation in the next phase. The remaining soil and the ground below the surface may be contaminated, but will not be tested or addressed under this contract. The granary site has recently been added to the IEPA’s Site Remediation Program
The existing conditions of the Granary are dangerous and a “beacon of blight” within the Riverdale community.
The demolition project is on track with a demolition team scheduled to be selected in August 2014 with an expected completion date of March 2015. The Village owns a significant amount of property adjacent to the Granary site as well as its public works garage which are located on the far west end of the site by Halsted Street. It is recommended that the Village continue organizing real estate between its properties and the remaining private property to offer the entire Granary Industrial Area to a master developer. Much of the site is already owned by the Village and is an attractive rail/industrial site.
Park Property adjacent to the granary site could be included in a redevelopment scenario to raise needed funds for the park district as well as help a larger industrial/rail development to occur.
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The Village working with the SSMMA and other stakeholders should work to prepare a RFP for a potential Master Developer in the next year. Therefore, the real estate and conditions for a Master Developer would need to be in place to begin implementation soon after remediation of the site is complete. The Village may be in position to select a Master Developer in the first half of 2015, with a Master Developer initiating work on site by the second half of 2015. See page 122 in the appendix for more information on the granary site from previous planning efforts.
Potential Redevelopment | 07 Granary Site Recommendations
RECOMMENDATION 03
Improve Site Access and Infrastructure
RECOMMENDATION 01
Expand the TIF District While remediation is being completed on the Granary site in the next year, it is recommended that the Village consider expanding this TIF district boundaries. - Expansion should include real estate within this area to the intersection of Halsted Ave. and 142nd St. and to the southeast to include the Transit Oriented Development along 144th St. at the Ivanhoe Metra stop. - Include the area around the Riverdale Metra stop. - Anticipate future development at the Grainary Industrial Area to support redevelopment of the area along 144th St. associated with the potential TOD development - Support TOD development at 144th St. to support improvements to the Grainary Industrial Area RECOMMENDATION 02
Repurpose TIF Resources The Village should consider and review how best to use future TIF resources at the Granary Industrial Area as the Master Developer may require assistance for certain public improvements; such as roads, water and sewer utilities, and storm water management. - The Village should coordinate closely working with SSMMA and Cook County Economic Development Office to use CDBG funds and/or a Section 108 loan which may be used to leverage private investment for the redevelopment of the site. - Riverdale should focus on redevelopment efforts on reestablishing new employment opportunities for low and moderate income individuals, due to the Village’s significant loss of manufacturing jobs over the last two decades. - Position the property to encourage development. The IHB has expressed interest in the development of this site since it sits immediately adjacent to their tracks.
The granary site is accessed by a meandering dirt road which has 140th Court and Stewart Avenue as its eastern terminus, and 140th Street near Halsted as its western terminus. The west end of the dirt road is adjacent to the Riverdale Public Works Building and elevated water tank. There are currently two businesses located along this road – Mfi Industries and R&N Machine. The ROW of 142nd Street is about 875 feet south of the granary site across undeveloped land. - Construct a new paved road with a connection to Stewart Avenue or 142nd Street on the east, and Halsted Street on the west. - Construct a frontage road on the east side of Halsted. Currently, there is no access from the east side of Halsted to the public works building or the dirt access road to the granary. Traffic must turn west onto a frontage road which then heads north to an east-west road which goes under the Halsted St bridge for access to the east side of Halsted. This configuration of Halsted was the result of the IDOT improvement to the Halsted St. bridge over the IHB railroad. - Coordinate all roadway improvements with IDOT and the local road authority. - Upgrade 142nd Street to serve as an access point for the undeveloped area to the north. Currently 142nd Street is a two lane paved road with curb and gutter built to a typical residential street cross section. 142nd St. does connect with Halsted Street on the west and Stewart Avenue on the east. The street is currently in fair condition but was probably not designed to accommodate heavy truck traffic loads or volumes. - Replace the existing 4” water main with an 8” minimum sized main that is looped with the rest of the system regardless of how this area is developed in the future. An 8” Village water main parallels the dirt road from the east to just west of R&N Machine, at which point it turns into a 4” main heading west to a connection with the Village’s 12” distribution main along Halsted Street. This 4” main is shown to have a meter vault at the connection to the 12” Village main and may have been
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07 | Potential Redevelopment a service line to the granary. An 8” distribution water main is located in the dedicated ROW of 142nd Street which borders this area to the south. - Add storm water detention and an outlet to larger diameter sewers which are available south of 142nd Street. The area north of 142nd Street is sporadically served by a Village 8” combined sewer (see map). This sewer appears to be primarily for sanitary service purposes as it’s not sufficiently sized for typical storm sewer capacity. Future development in this area would need right-sized infrastructure.. RECOMMENDATION 04
Complete Site Environmental Assessment & Mitigation The Village’s engineers are in the process of developing specifications for the demolition of the existing buildings at the granary site. - Complete environmental assessment and survey report. The first step was to determine if any asbestos containing materials (ACM) were present, as this would greatly affect bid prices for demolition and removal. An updated asbestos survey report and analysis was recently completed for the structures at the granary site. One hundred and thirty-two (132) samples were taken from the buildings. Many materials at the site were found to contain greater than 1% asbestos including various types of insulation, floor tile mastic, window glazing, Transite wall panels, roof mastic, and a concrete coating which was applied to the exterior of the concrete silos. - These results will be incorporated into the specifications for the demolition and remediation of the granary structures.
Pacesetter Neighborhood
- Demolish the Granary structure. The Village is in the process of applying for a grant with the South Suburban Mayors and Managers Association (SSMMA) to help with the cost of demolition and site subsurface remediation prior to redevelopment. It is anticipated that once the funding options are agreed upon, a demolition contract could be let for bid by the last quarter of 2014. The existing structures would then be demolished and removed from the site by February of 2015. - Continue discussions between the property owners, management and potential new tenants. Meetings have been held between representatives of the Village, SSMMA, and the IHB to discuss ways in which this property can be developed that would be attractive to both the railroad and a private industry.
4). Housing Stabilization Initiative NTS
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The former Pacesetter neighborhood has suffered from disinvestment and resulting blight and safety issues for years. The neighborhood was laid out in a suburban street configuration with limited access and connectivity to existing streets. The western edge of the neighborhood has been redeveloped with new and rehabilitated housing and limited commercial. Currently the Village of Riverdale is working with the Pacesetter Commission to plan for the future of the neighborhood which continues to require careful planing and consideration.
Potential Redevelopment | 07 Referenced in the 2003 ULI Technical Assistance Panel document, 297 core housing units make up the development. Approximately 15-20% are owner occupied. Key recommendations in the TAP Study included: - Keep Pacesetter residential - Connect the neighborhood to the larger community - Partner with redevelopment agencies - Encourage rehabilitation and home ownership - Integrate social services into revitalization efforts
5). 138th Street Industrial Area Existing and former industrial areas along the Indiana Harbor Belt Railroad west of Halsted Street offer excellent freight rail connections and could be prime candidates for new industrial development. These sites have been assessed to determine existing conditions and potential hazards left by past industrial uses. Remediation of contamination or other issues can help to prepare the sites for redevelopment. New industrial development would broaden the Village tax base and provide new jobs. The Village plans to conduct a Phase One and Two environmental assessment on the Lake Riverdale area within the year making this site attractive to rail/industrial development.
138th Street Industrial Area
The area between Ashland Avenue and Halsted Street bordering 138th Street is a logical choice for industrial development. This corridor is well served by both storm sewers, combined sewers, and 12� water main. 138th Street is under the jurisdiction of the Cook County Highway Department and has excellent access to both Ashland Avenue and Halsted Street. The abandoned Army Corps of Engineers borrow pit at the northwest corner of 138th Street and Halsted Street is a potential site for future development as storm water detention or a feature “nature� destination. The site is now owned by the MWRDGC, but they have expressed an interest in selling it. Currently the borrow pit is being analyzed for environmental contaminants by the SSMMA. Results of the analysis should be available by the end of 2014. The amounts of contamination found, if any, will greatly affect the cost of remediation and the level of interest in redeveloping this site.
6). Marina Site The marina site located on the Little Calumet River provides redevelopment opportunities either as a public or private marina, riverside attraction (destination restaurant, canoe launch etc.). Adjacent land may be appropriate for residential development with trail connections to the Joe Louis Golf Course. This site may be redeveloped as part of the growing interest in the Little Calumet River and Cal Sag Canal. Connections to the Cal Sag rowing center and County Millennium Reserve Plan (Cook County Forest Preserve) should be considered. and partnerships should be sought.
Marina Site
Riverdale Marina
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07 | Potential Redevelopment
7). 138th & Halsted Streets
Lake Riverdale Church Site
The intersection of Halsted Street and 138th Street provides ample opportunity for commercial redevelopment due to Halsted Streets high traffic count. - The intersection could be developed with mixed-use commercial - first floor commercial with upper level residential on the northwest side of the intersection overlooking Lake Riverdale.
138th Street and Halsted Street Commercial Area
- Lake Riverdale could be redeveloped as a park and open space amenity with trail connectivity and integrated stormwater management techniques for the entire site. The site already is noteworthy as an urban wildlife habitat. Note that environmental studies suggest the lake will likely never be cleaned up to an extent that swimming and boating will be an option. - Currently a large church is building on the eastern portion of this site, south of 138th. In other cities developments such as this have served as a catalyst for revitalization and have also provided a draw for certain commercial businesses. - Several underused properties along Halsted Avenue provide commercial retail opportunities for this high traveled corridor. - The Village may wish to review potential business assistance programs such as a facade improvement program or tax abatement to support new investment in the Halsted Avenue and 138th Street area. - Coordinate redevelopment efforts with and leverage additional resources with SSMA and Cook County Economic Development programs.
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Potential Redevelopment | 07
Marina Site
138th Street Industrial Area 138th St & Halsted St
Housing Stabilization Initiative Riverdale Metra Station TOD
Granary Site Ivanhoe Metra Station TOD
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07 | Potential Redevelopment
Goal 01:
Create a place of significance for the Village the Ivanhoe transit stop RECOMMENDATION 01
Assemble parcels and prime them to be attractive for developers To make redevelopment attractive for developers, Riverdale can proactively assemble smaller parcels, that share adjacency to each other, into one larger parcel. If necessary, rezone these parcels to prepare the parcels for appropriate redevelopment. RECOMMENDATION 02
Variety of land uses The areas closest to the transit stops should provide a variety of land uses to meet the daily needs of commuters and residents. Uses might include, but not limited to: a grocery store, convenience store, schools/ daycare, restaurants, coffee shop, churches, recreation, entertainment, banks, and small shops.
Steering Committee Discussion
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Goal 02:
Strengthen the neighborhood center RECOMMENDATION 01
Create a public space near the 144th/ Ivanhoe transit station where people will regularly gather RECOMMENDATION 02
Surround the public space with a variety of land uses People are essential for the success of a public space. One way to attract people to these spaces is to surround them with a mix of land uses to encourage activity throughout the day. RECOMMENDATION 03
Encourage medium to high density mixed-use buildings near Ivanhoe station Redevelop existing public land and surface parking lots immediately surrounding the Ivanhoe Metra station. These prime locations, adjacent to stations, will be integral in defining the TOD.
Potential Redevelopment | 07
Goal 03:
Goal 04:
RECOMMENDATION 01
RECOMMENDATION 01
Utilize future TIF funds for infrastructure improvements and site preparation to support industrial development
Marketing and Branding Campaign
Encourage Industrial Development
Expansion of the existing TIF district to include the Granary site and adjacent parcels as well as the Ivanhoe Metra station could spur development in these areas. RECOMMENDATION 02
Assemble parcels for industrial development Work with existing property owners in targeted areas to assemble parcels into marketable redevelopment sites. RECOMMENDATION 03
Attract a skilled workforce Focus redevelopment efforts on establishing workforce development and employment opportunities for low and moderate income residents. Development of industry on targeted sites would create jobs and attract new residents.
Develop a unique identity
Take advantage of marketing Riverdale to METRA and PACE passengers passing through the community. Keeping the message simple and consistent is important yet can include various unique selling points: affordable housing, job opportunities, recreational facilities, dining options. Engage in a wayfinding and identity program. RECOMMENDATION 02
Promote Riverdale’s “Emerald Necklace” Riverdale’s unique system of parks, trails and waterways can be leveraged as an asset that differentiates the Village from surrounding communities. RECOMMENDATION 03
Public Art Visible Near Transit Stops Work with local and regional artists to create permanent and temporary public art displays. Integrate public art into a wayfinding and identity program RECOMMENDATION 04
Welcoming Transit Stops Transit stations are an opportunity to advertise the community to riders passing-through. Set a good “firstimpression” with welcoming stations that are well lit, easily accessible, and surrounded by convenience shops and retail options. Promote convenient and accessible housing near the transit stop that will appeal to the commuter-oriented population.
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07 | Potential Redevelopment
Case Study: Neighborhoods in Transition Challenged neighborhoods across the nation have found success with their revitalization efforts by implementing planning strategies that are: market appropriate, community-baed and sensitive to affordable housing choices. With an emphasis on livability, these communities focus on creating opportunities for residents to have a high quality environment with supportive services such as access to transportation, convenience shopping, educational institutions, childcare and medical care. HUD’s Neighborhood Stabilization Program (NSP) was established for the purpose of stabilizing communities that have suffered from negative impacts of the economic downturn. This program is one of several Federally-funded projects that combats challenging housing markets. In Pomona, California, The city purchased a foreclosed duplex in disrepair: severe damage to the roof, walls and floor, and dangerously out-of date plumbing and electrical systems. After a “green� overhaul, the building is now home to the Garfield Neighborhood Center. The center: provides recreational and learning opportunities for area families, serves as a neighborhood site for meetings such as Neighborhood Watch Partners with other community agencies to provide nutrition classes, mentoring programs, recreation, and literacy building activities
Boston neighborhood revitalization encouraging new business owners
Garfield Neighborhood Center
In Columbus, Ohio, the City created Design Guidelines that outlined their goals for livability, environmental stewardship and rehabilitation standards. These standards guide any development or redevelopment and require developers and contractors meet the standards. Public private partnerships have demonstrated successes with both revitalization of existing properties - particularly those that are inforeclosure or abandoned - and construction of new projects on vacant sites in challenged neighborhoods. Infill development can create momentum for revitalization of existing housing units.
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Neighborhood revitalization efforts in Kansas City
Potential Redevelopment | 07
Transit oriented development (TOD) is a mixed-use district designed to capitalize on access to public transit. TODs are developed within a one-quarter mile radius of a transit station and are generally immediately surrounded by higher density development with lower density development tapering-off. TODs make it possible to get around without a car which reduces greenhouse gas emissions and promotes active lifestyles with increased opportunities to walk and bike. TODs have been shown to capture value for property owners, business and the community with increased livability, increased foot traffic, and an increased tax base and generation from new development.
Maximize Access to Transit Access to all modes of transit (bike, bus, train) should be convenient, safe and affordable. Increased Sense of Place Access to all modes of transit (bike, bus, train) should be convenient and safe. Concentrate Density Around Transit Stops Riverdale should encourage development that concentrates higher density residential, including affordable housing, and commercial around the Ivanhoe station.
n De
sity
Hig h
Lo w
er
TOD is not simply development near transit. Similarly, “transit” is only one part of “TOD.” TOD is part of Riverdale’s DNA, but over the years it has lost many of the components that make a successful TOD. It’s not enough to be next to transit, and instead Riverdale must be shaped by transit. Shaped by transit means:
Mixed-Uses A mix of uses should meet the daily needs of commuters and residents. Uses might include, but are not limited to: a grocery, shops, schools and daycare, restaurants, churches, recreation and entertainment. Appropriate Scale for Pedestrians Maximizing public transit and developing a walkable community go hand in hand for TODs. Living and working within walking distance of the transit station.
e
Transit Oriented Development Facts
Residential
rD
e n sit y Metra Station
Office One possible combination of uses for a potential mixed-use structure.
Retail
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Implementation Strategies
08
08 | Implementation 02 | Character & Identity Goal 01:
Approach each Village project using standards that strengthen & enhance the image of Riverdale (p.29).
Funding Incentives and Sources
Partners
Time Frame
N/A
Village
On-going
CMAP, SSMMA, CSEDC
Village
Short-term (0-3 Years)
N/A
Village
Short-term (0-3 Years)
N/A
Village, Riverdale CC
Short-term (0-3 Years)
IDOT/ Cook County
Village, Riverdale CC
Short-term (0-3 Years)
Funding Incentives and Sources
Partners
Time Frame
N/A
Village
Mid-term (3-6 years)
Village, RDC
Planning: Short-term (0-3 yrs); Implementation: Mid-term (3-6 yrs)
Village
Zoning Ordinance revision: Short-term (0-3 yrs); Implementation: Mid-term (3-6 yrs)
Recommendation 1:
Ensure that infill and redevelopment in the Village is compatible with existing neighborhood character. Recommendation 2:
Update Zoning and Subdivision Control Ordinances Recommendation 3:
Lead by Example (Set a standard of quality Recommendation 4:
Marketing and Promotion
Goal 02:
Support efforts to enhance community corridors and gateways (p.30).
Recommendation 1:
Riverdale as a Brand
03 | Land Use Land Use Goal 01:
Continue to provide a sustainable balance of land uses to assist with the fiscal wellbeing of the City and to ensure a diverse tax base (p.44).
Recommendation 1:
Use the Future Land Use Map for making decisions regarding future development to support compatible land use. Recommendation 2:
Strengthen existing neighborhood character and the compact development pattern by focusing on infill development.
HOME/ CDBG/Private Real Estate Developers
Recommendation 3:
Ensure that the zoning ordinance promote development that maximizes economic and social benefits, minimizes pubic costs, and increases the City’s tax levy.
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CMAP, SSMMA, CSEDC
Implementation | 08 Funding Incentives and Sources
03 | Land Use Land Use Goal 02:
Use the Future Land Use plan as a guide to avoid development in areas prone to natural hazards or with potential environmental contamination (p.44).
Residential 01:
Attract new residents and respond to the lifestyle housing needs of existing residents (p.46).
Partners
Time Frame
EPA
Village, SSMMA, USEPA, CNT
Planning: Short-term (0-3 yrs); Remediation: Mid-term (3-6 yrs)
EPA
Village, SSMMA, USEPA, US Army Corps
Planning: Short-term (0-3 yrs); Remediation: Mid-term (3-6 yrs)
HOME, CDBG
Village, SSMMA, CMAP
Short-term (0-3 Years)
CMAP
Village, RDC, METRA, CMAP
Planning: Short-term (0-3 yrs); Remediation: Mid-term (3-6 yrs)
N/A
Village, SSMMA, CMAP
Short-term (0-3 Years)
HOME, CDBG
Village, RDC
On-going
TIF, SBA 504, EDA, Cook108, NMTC
Village, CSEDC
On-going
TIF
Village, Utilities Companies
Planning: Short-term (0-3 yrs); Implementation: Mid-term (3-6 yrs)
Village
Planning: Short-term (0-3 yrs); Implementation: Mid-term (3-6 yrs)
Recommendation 1:
Promote the identification and the remediation of Brownfield sites. Recommendation 2:
Identify problem areas in regard to localized, or riparian flooding and require development to respond in accordance with best practices.
Recommendation 1:
Encourage a diversity of housing types and neighborhoods Recommendation 4:
Leverage regional transit access Recommendation 3:
Maintain traditional urban development patterns
Residential 02
Reduce foreclosures and stabilize values / increase demand (p.46)
Recommendation 1:
Attract new residents and respond to the lifestyle housing needs of existing residents (p.46). Recommendation 2:
Grow the non-residential tax base to balance the burden on residential property owners.
Commercial Goal 01
Strengthen and support existing retail to foster vibrant active environments (p.47).
Recommendation 1:
Facilitate Infrastructure Improvements
Recommendation 2:
Cluster Commercial for Success
N/A
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08 | Implementation Funding Incentives and Sources
03 | Land Use Industrial Goal 01:
Attract new businesses and major employers by promoting attractive land/ building packages and favorable taxes (p.47).
Park & Open Space Goal 01:
Ensure the continuance of service and access to active and passive use parks and trails as a key component of Riverdale’s quality of life (p.52).
Recommendation 1:
Preserve access Recommendation 2:
Facilitate the modernizing of existing facilities
Recommendation 1:
Provide additional open space in areas not currently served
Partners
Time Frame
Village
On-going
Village
Planning: Short-term (0-3 yrs); Implementation: Mid-term (3-6 yrs)
Forest Preserve / Park District
Village, Park District
Identification of land: Short-term (0-3 yrs); Planning/ Implementation: Mid-term (3-6 yrs)
Forest Preserve / Park District
Village, Park District
Planning: Short-term (0-3 yrs); Implementation: Mid-term (3-6 yrs)
Forest Preserve / Park District
Village, Park District
Planning: Short-term (0-3 yrs); Implementation: Mid-term (3-6 yrs)
N/A
Village, Park District
Short-term (0-3 years)
Partners
Time Frame
N/A
RDC, Village
On-going
N/A
RDC, Village
Planning: Short-term (0-3 yrs); Implementation: Mid-term (3-6 yrs)
SSMMA / IHB RR / Chamber SSMMA / Cook County
Recommendation 2:
Increase programming, upgrade equipment, and continue maintenance levels Recommendation 3:
Encourage enhanced connectivity by utilizing open space corridors. Recommendation 3:
Explore how to enhance uses and amenities within parks by forming partnerships within the community.
04 | Housing and Neighborhoods
Funding Incentives and Sources
Recommendation 1:
Goal 01:
Offer multi-generational housing (post-school, family, senior, retirement) (p.60).
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Leverage regional / transit access to add supply for family households and rental units Recommendation 2:
Expand the options for housing (location, affordability, and energy-efficiency) for people of all ages, lifestyles, incomes and ability.
V i l l ag e o f Ri v e rdale, Illi noi s
Implementation | 08 04 | Housing and Neighborhoods
Funding Incentives and Sources
Partners
Time Frame
HOME, CDBG
RDC, Village, SSMMA
Planning: Short-term (0-3 years); Implementation: Mid-term (3-6 years)
Real Estate Developers, Riverdale Housing Authority
RDC
On-going
CSEDC
Village, RDC SSMMA
Program development: Short-term (0-3 years); Implementation: Mid-term (3-6 years)
N/A
Village
Short-term (0-3 years)
HOME, CDBG, Federal and Local funding
Village, SSMMA, CSEDC, RDC
Short-term (0-3 years)
HOME, CDBG
Village, SSMMA, CSEDC
Mid-term (3-6 years)
TIF, SBA 504, EDA, Cook108, NMTC
RDC, SSMMA, Cook Econ Dev, USEDA, CHASE-NMTC
Mid-term (3-6 years)
Recommendation 3:
Allow / provide assistance for appropriate additions to existing stock to make them more appealing.
Goal 02:
Reduce foreclosures, Stabilize Values / Increase Demand, Attract new tax base through new residents (p. 61).
Recommendation 01:
Use intermediary to purchase and turn-around foreclosed properties to the market Recommendation 02:
Work to match up available housing with potential residents/home-buyers seeking houses of this scale, character, and location Recommendation 03:
Initiate more aggressive code enforcement including an unwholesome environment ordinance. Recommendation 04:
Focus on the development of affordable and subsidized multifamily housing within or approximate to the blighted neighborhoods
Goal 03:
Work with SSMMA to establish a Community Housing Development Organization (p.63).
Recommendation 01:
Explore CHDO certification and funding opportunities through the Illinois Housing Development Authority (HOME Investment Partnerships Program, 2014-2015 HOME Single Family Owner Occupied Rehabilitation Program, Illinois Affordable Housing Trust Fund, and other programs as identified). Recommendation 02:
Explore CHDO certification and funding opportunities through the Illinois Housing Development Authority (HOME Investment Partnerships Program, 2014-2015 HOME Single Family Owner Occupied Rehabilitation Program, Section 108 Loans, Illinois Affordable Housing Trust Fund, and other programs as identified).
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08 | Implementation Funding Incentives and Sources
05 | Economic Development Goal 01:
Increase the non-residential tax base through the transition of under-utilized industrial property into better performing residential, retail and employment related uses (p.77)
Partners
Time Frame
EPA
RDC, SSMMA
clean sites: Mid-term (3-6 yrs); if remediation is necessary: Long-term (6-10 yrs) clean sites: Mid-term (3-6 yrs); if remediation is necessary: Long-term (6-10 yrs)
TIF, SBA 504, EDA, Cook108, NMTC
Village, RDC, SSMMA, CSEDC
Short-term (0-3 years)
N/A
Village, RDC, METRA
Short-term (0-3 years)
RTA, Rail
Village, RDC, CMAP
Mid-term (3-6 years)
TIF, Cook County ED, SSMMA
RDC, SSMMA, Village, CMAP
Short-term (0-3 years)
N/A
RDC, Village
Short-term (0-3 years)
Recommendation 01:
Redevelop vacant and/or under-utilized property for new commercial, industrial or multi-family uses. This should focus on finding new uses that will generate tangible amounts of tax base to help balance the tax base in the community and provide tax relief for residents. Recommendation 02:
Work with the Riverdale Chamber of Commerce and SSMMA to support and retain existing businesses from industrial such as Arcellor Mittal and IHB Rail to commercial such as CVS. Recommendation 03:
Encourage mixed-use development with proximity to Metra stations to provide opportunities for restaurants, small retail, and cafes to strengthen commercial services offered within the community. Recommendation 04:
Leverage regional proximity for commercial/industrial growth with a focus on rail and cargo accessory industries. Recommendation 05:
Identify target investment zones with priority land uses and economic tools. Recommendation 06:
Designate a point person within Village government that coordinates economic development, funding, redevelopment, code enforcement, building codes, and community development activities so that residents, potential investors, and help support redevelopment
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Implementation | 08 05 | Economic Development
Funding Incentives and Sources
Partners
Time Frame
HOME, CDBG, TIF, Federal and Local funding
Village, Riverdale CC, RDC
Short-term (0-3 years)
TIF, SBA 504, EDA, Cook108, NMTC
RDC, SSMMA, Cook Econ Dev, USEDA, CHASENMTC
Short-term (0-3 years)
HOME, CDBG, TIF, Federal and Local funding
RDC, SSMMA, Village
Short-term (0-3 years)
Volunteers, Forest Preserve
Village
Short-term (0-3 years)
RTA
Village, RDC, METRA
Mid-term (3-6 years)
RTA
Village, RDC, METRA
Mid-term (3-6 years)
Recommendation 07:
Encourage multi-family rental units, where underrepresented in the community, and are taxed as commercial property with focus around Metra Stations Recommendation 08:
Identify public private partnership opportunities. Recommendation 09:
Provide assistance with parcel assemblage in key redevelopment areas so as to create large-enough sites for existing and new industrial business Recommendation 10:
Add landscaping and greenery to soften the appearance of vacant and blighted properties. Recommendation 11:
Form partnerships with Metra to coordinate infrastructure and transportation improvements, including upgrades to the Ivanhoe and Riverdale Metra station.
Goal 02:
Work with CMAP Local Technical Assistance Program (LTA) to conduct a detailed residential, commercial, and TOD tax study in Riverdale.(p.79)
Recommendation 01:
Apply for CMAP LTA funds/assistance to conduct a detailed residential, commercial and TOD tax study. Riverdale and many other south suburban communities have extremely high taxes which continue to hinder growth and redevelopment initiatives.
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08 | Implementation 06 | Moblility and Infrastructure Goal 01:
Balance the need for traffic flow with the desire to create a pedestrian-friendly environment and access to adjacent development (p.91)
Goal 02:
Create an environment to foster and facilitate TransitOriented Development (TOD) (p. 91)
Recommendation 01:
Improve 144th Street Corridor Recommendation 02:
Manage improvements on 138th and Halsted Streets
Funding Incentives and Sources
Partners
Time Frame
TIF, IDOT
RDC, SSMMA, Parks, CC
Mid-term (3-6 yrs)
TIF, METRA, Parks Dept
RDC, METRA, Cook Co ED, SSMMA, Parks, CC
Mid-term (3-6 years)
N/A
Village
Short-term (0-3 years)
N/A
Village
Short-term (0-3 years)
TIF, METRA, Parks Dept
Village
Short-term (0-3 years)
N/A
Village
Short-term (0-3 yrs)
IDOT Enhancement Grants, Cook County, TIF
Village
Planning: Short-term (0-3 yrs); Mid-term (3-6 yrs)
Partners
Time Frame
Village, RDC, CC
Mid-term (3-6 years)
Recommendation 01:
Update the Zoning Ordinance and Map for mixed-use TOD developments Recommendation 02:
Require design and development standards for TOD Recommendation 03:
Create strong pedestrian connections to Metra and other amenities
Goal 03:
Expand the locations of gateways into Riverdale which communicate the Village’s brand and identity to locations on primary travel routes, including the expressway and rail routes. (p.92)
Goal 04:
Enhance all modes of transportation (p.92)
Recommendation 01:
Create a hierarchy of gateways
Recommendation 01:
Improve Bicycle Access
07 | Potential Redevelopment Goal 01:
Concentrate density at transit stops (p.115)
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Recommendation 01:
Assemble parcels and prime them to be attractive for developers
V i l l ag e o f Ri v e rdale, Illi noi s
Funding Incentives and Sources
TIF, CDBG, Cook Sec 108
07 | Potential Redevelopment Recommendation 02:
Variety of land uses
Goal 02:
Stregthen the neighborhood center (p.115)
Funding Incentives and Sources
Partners
Time Frame
N/A
Village
Planning: Short-term (0-3 yrs); Implementation: Mid-term (3-6 yrs)
TIF, Private Donors
Village, RDC, CC
Planning: Short-term (0-3 yrs); Implementation: Mid-term (3-6 yrs)
N/A
Village, RDC, CC
Short-term (0-3 years)
NMTC, CDBG, TIF, Cook Co 108
Village, RDC, CC
Short-term (0-3 years)
TIF
Village, RDC
Short-term (0-3 years)
TIF, CDBG, Cook Sec 108
Village, SSMMA
Create inventory: Short-term (0-3 yrs); Attract development: Mid-term (3-6 yrs)
N/A
RDC, Cook Co ED, SSMMA, CC
Identify opportunities: Short-term (0-3 yrs); Maintain programs: Mid-term (3-6 yrs)
N/A
Village, RDC, CC
Short-term (0-3 years)
N/A
Village, RDC, CC
Short-term (0-3 years)
Private Donors
Village, RDC, CC
Short-term (0-3 years)
N/A
Village, RDC, CC
Short-term (0-3 years)
Recommendation 1:
Create a public space near the 144th/ Ivanhoe transit station where people will regularly gather Recommendation 2:
Surround the public space with a variety of land uses Recommendation 3:
Encourage medium to high density mixed-use buildings near Ivanhoe station
Goal 03:
Encourage industrial development (p.116)
Recommendation 01:
Utilize future TIF funds for infrastructure improvements and site preparation to support industrial development Recommendation 02:
Assemble parcels for industrial development Recommendation 03:
Attract a skilled workforce
Goal 04:
Develop a unique identity (p.117)
Recommendation 01:
Marketing and Branding Campaign Recommendation 02:
Promote Riverdale’s “Emerald Necklace” Recommendation 03:
Public Art Visible Near Transit Stops Recommendation 04:
Welcoming Transit Stops
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Appendix
09
09 | Appendix / Referenced Plans and Data
Referenced Plans and Data Overview Riverdale is fortunate in having been subject to many planning and economic development studies throughout the years. This plan referenced and built upon those prior efforts. The forthcoming text summarizes those previous efforts which are an important part of this plan. Unlike many comprehensive plans, the Riverdale Comprehensive Plan focuses on synthesizing all available plans and data into a vision and implementable action plan in order to bring about a series of quick wins designed to act as a catalyst for revitalization and reinvestment in Riverdale.
Chicago Southland Transit-Oriented Development/ (TOD) Cargo-Oriented Development Solomon Cordwell Buenz, 2013
Link for full report: http://issuu.com/ solomoncordwellbuenz/docs/chicago_southland_todcod_corridor_# This project is a framework for the development of eight project sites in Chicago’s southern suburbs including the Hales and Hunter Granary site on 142nd street in Riverdale. This plan addresses potential redevelopment by identifying issues and opportunities to inform appropriately phased sites development plans. - Project introduction and methodology summary
Referenced Plans Follow: Though this is the Village of Riverdale’s first Comprehensive Plan, there are several Plans that reference Riverdale and that include recommendations on a specific topic such as redevelopment, housing transportation-oriented-design, and connectivity.
- TOD (Transit-Oriented Development) - Cargo-Oriented Development - Development Toolkit - Site Viability
- Riverdale Revitalization Program, Riverdale Landlords Association, 2013;
- Site analysis, recommendations, and conceptual design Used quality-driven analysis to decide which sites were suitable for site development plan. Many sites had good access to transportation, but would be unable to support more development than what is currently existing on the site
- Riverdale Municipal Code, Village of Riverdale, 2012;
- Brownfield designations a barrier to redevelopment
- GO TO 2040 Comprehensive Regional Plan, CMAP, 2010 ;
- Perceived and real contamination
- Lake Riverdale Plan, Hitchcock Design Group, 2010;
- Foreign Trade Zone Application and recommended sites
- Chicago Southland Transit-Oritented Development/ (TOD) Cargo-Oriented Development, SSMMA/Solomon Cordwell Buenz, 2013;
- Brownfields Redevelopment Strategy, CMAP, 2009; - Riverdale E-Village Development Plan, Siembab Associates, 2003; - Riverdale, IL - A Vision for the Pacesetter, ULI, 2003; - 144th Street TOD Plan, Farr Associates, 2002; - Riverdale Metra Station Area TOD Plan and Design Criteria, Camiros, 2001;
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Summary of Existing Conditions The former Hales and Hunter Granary site encompasses approximately 72 acres of property and is bounded to the north by the Indiana Harbor Belt Rail, 142nd Street on the south, south Stewart Avenue on the east and south Halsted street on the west. This site has been abandoned since the late 1970’s and is an advanced state of decay, the building is unstable, and the site includes several identified brownfield areas needing remediation before redevelopment could occur. Approximately 60% of the site is known to have contaminants including the sledding hill
Appendix / Referenced Plans and Data | 09 Existing Land Use
Image Credit: Solomon Cordwell Buenz/South Suburban Mayors and Managers Association
which is part of a Park owned by the Riverdale Park District on the east side of the property. In addition much of the property including the granary are owned and controlled by the Village. As such the possibility of packaging and assembling the property quickly is an opportunity.
Indiana Harbor Belt Rail Partnership IHB is interested in the granary site and once the site is assembled, cleared, and remediated this would be an excellent opportunity for IHB to invest in developing the
72 acre site. Since the IHB is the largest switch carrier in the US with a major rail yard located in Riverdale this site would be suitable for development as either a light manufacturing plant, or rail-served transload center. This specific use needs to be defined as part of advanced conversations with the IHB and other various industrial stakeholders. Strengths - IHB has a good relationship with neighboring communities and is a leader in the intermodal industry. - This site is rail adjacent which gives this site a competitive advantage.
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09 | Appendix / Referenced Plans and Data attractive for redevelopment. Weaknesses - A rail switch is needed and is estimated to add $500,000 to the cost of development. - Environmental issues continue to pose a challenge to redevelopment. - Site assembly may be an issue. - Intermodal sites require a larger footprint than available. - Access to and from Halsted Street is limited. - Drainage issues on site pose an issue. Opportunities - Metra Station is less than 1/2 mile away - High voltage power lines cross the site which provide needed power for industry. - Demolition of the granary will facilitate development of the site - Manufacturers of plastic and paper may be well suited for this site due to distribution potential. - The large freight yard to the west of the site may be leveraged as an asset to help facilitate development. Threats - Storage containers and other unknown environmental contaminants on site have been identified and would need to be remediated prior to redevelopment. Site Ownership Most of the property is owned by the Village of Riverdale, and Riverdale Parks District. The property flanking 142nd and Stewart Ave. is controlled by Commonweath Edison Power. Circulation / Transportation Access to the site off of 142nd Street and off of Halsted would need to be evaluated further depending on any proposed redevelopment use. What is known however is that existing roadway structure supports additional industrial uses and that access is favorable for redevelopment. Rail access is of course very good and the adjacency to the IHB Rail Yard makes this site even more
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Site Ownership Most of the property is owned by the Village of Riverdale, and Riverdale Parks District. The property flanking 142nd and Stewart Ave. is controlled by Commonweath Edison Power. Circulation / Transportation Access to the site off of 142nd Sreet and off of Halsted would need to be evaluated further depending on any proposed redevelopment use. What is known however is that existing roadway structure supports additional industrial uses and that access is favorable for redevelopment. Rail access is of course very good and the adjacency to the IHB Rail Yard makes this site even more attractive for redevelopment.
Riverdale Revitalization Program Riverdale Landlords Association, 2013 The Riverdale Revitalization Program was created by the Riverdale Landlords Association in 2013 to conduct a thorough analysis on Riverdale and to provide goals and recommendations to help spur both commercial, industrial, and residential revitalization. The plan is summarized in the below text: Real Estate - Offer incentives to increase the marketability and encourage the rehabilitation of Riverdale’s Real Estate, including vacant homes and retail spaces Homeowners, Condos and Rentals - Encourage the repair and maintenance of apartments - Offer program assistance to encourage renters to become homeowners Retail Opportunities - Identify potential retail opportunities for Riverdale Commercial and Residential Property Taxes - Provide financial relief to home and business owners who participate in proffered programs
Appendix / Referenced Plans and Data | 09
Site Extents Industrial
Open Space
Residential
Commercial
Image Credit: Solomon Cordwell Buenz/South Suburban Mayors and Managers Association
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09 | Appendix / Referenced Plans and Data
Homeowner’s Association - Establish a homeowner’s association to increase homeowner accountability, aesthetic appeal, property values, and number of amenities offered Landlord’s Association/Voucher Program - Enforce the Landlord’s Association Commitment to increase the knowledge and awareness of Riverdale’s landlords and benefit leases Parking - Create more parking to increase retail revenue while encouraging residents to be physically active and walk and bike rather than to drive. Neighborhood Safety - Increase pedestrian and vehicular police presence to reduce vandalism
Brownfields Redevelopment Strategy CMAP, 2009 Link for full report: http://www.cmap.illinois.gov/ documents/10180/47947/Brownfields+report.pdf/e0ff5a18e60b-4a82-b0b2-d5a83ebf7b49 This study looked at Brownfield properties within the entire Chicago area from a macro level with reccomendations on action plans for remediation, funding sources, and requirements. What is a Brownfield? - Property on which redevelopment is difficult by the real or perceived presence of hazardous materials on the site
- Provide ways for the public to report crimes
The Brownfield Redevelopment Strategy provides goals and recommendations to achieve sustainable development through the redevelopment of Brownfield Sites. This study also examines economic, environmental, and social impacts of having a Brownfield site in a community.
Recreation Activities, Programs and Facilities - Improve existing programs recreational activities, programs and facilities and encourage the development of new ones
Brownfield Identification Several areas of the site mapped below in the 2013 SSMMA plan describe known brownfield sites needing further study and remediation.
- Increase pedestrian police presence to reduce criminal activity
Volunteer Programs and Services - Encourage residents to volunteer for free programs to help rebuilt and engage their community
Study Boundary No Known Contamination
Community Events and Fundraisers - Increase the number of community events and opportunities to help generate funding for support programs
Brownfield Brownfield
Communication - Increase communication between Riverdale residents with community-generated campaigns Management of Funds - Make annual reports of Village funds available to community members to increase accountabil
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V i l l ag e o f Ri v e rdale, Illi noi s
Brownfield
No Known Contamination NTS
Image Credit: Solomon Cordwell Buenz/South Suburban Mayors and Managers Association
Appendix / Referenced Plans and Data | 09
- Reinforces TOD (Transit-Oriented Development) Ideals How Brownfield sites came to be: - Industrial History - Migration of Homes and Businesses into undeveloped lands - Challenge to turn the view of Brownfield sites from eyesores to opportunities
- Examines study process - Study Area Characteristics - Identifies Issues and Opportunities - Develops 144th Street TOD (Transit-Oriented Development) Plan - Riverdale E-Village
- Examines study process
- Mix of Activities
- Study Area Characteristics
- Circulation System
- Identifies Issues and Opportunities
- Neighborhood Vehicles
- Availability of developable properties
- Digital Economy
- Proximity to public transit opportunities
- Electronic Presence
- Employs sustainable design and planning techniques to maximize green infrastructure
- Riverdale Network Station
Riverdale e-Village Development Plan Siembab Associates, 2003
- Programmable, Non-Profit, Shared-Use, Mixed-Function Facility for Digital - Communications - Development Phases - Cyber Southland
Link for full report: http://www.siembab.com/docs/riverdalefinalvision.pdf
- Additional E-Villages in the Southland and throughout Chicagoland
This was a planning study that was conducted in 2003 to examine the design of an e-Village, a contemporary version of the TOD (Transit-Oriented Development), in the Village of Riverdale, Illinois, using the Illinois Tomorrow Corridor Planning Grant.
Riverdale, Illinois: A Vision for the PaceSetter
An E-Village accomplishes the transportation goals and exceeds the economic goals of a TOD (Transit-Oriented Development) within a shorter time-frame and at a lower cost. An E-Village incorporates these key items of the future: - E-Commerce - Shared, Pro-Grade Technology - Small, Short-Range, Zero-Transmission Vehicles - Distance Education, Tele-Medicine, E-Government
ULI, 2003 Link for full report: http://www.metroplanning.org/uploads/ cms/documents/tap-riverdale_illinois.pdf In 2003 the Urban Land Institute conducted a planning study to improve Pacesetter, a decaying neighborhood in the Village of Riverdale, Illinois. Neighborhood Characteristics: - Pacesetter is a blighted, poverty-stricken neighborhood - Pacesetter is frequently disturbed by gang activity - Pacesetter is plagued by car-congestion - Units are owned by irresponsible investor landlords
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09 | Appendix / Referenced Plans and Data - Landlords overcharge for poorly-maintained units
- Provide short and long term implementation goals
- Units have a high turn-over rate - Some units aren’t inspected. Residents live in unsanitary housing conditions - Courts won’t hold landlords accountable for their responsibilities - There is nothing to attract residents to stay in Riverdale - Pacesetter is a primarily African-American neighborhood, due to the “White-Flight” White families moved out of the declining Pacesetter neighborhood. They were desperate to sell their homes while they still maintained some value. African American families moved in, attracted by the low prices. Despite the state of decay, large families continue to move into the Pacesetter neighborhood, due to the availability of Housing Vouchers, which exacerbate the problem. This plan develops redevelopment goals and strategies - Keep Pacesetter Residential - Avoid resident displacement
Lake Riverdale Plan Hitchcock Design Group, 2010 Link for full report: http://www.hitchcockdesigngroup.com/lakeriverdale2.html The Lake Riverdale Plan is a sustainable master plan effort conducted by Hitchcock Design Group in 2010. This plan provided strategies on how to redevelop the Lake Riverdale site in a sustainable manner. Community involvement is described as one way Riverdale can best capitalize on the redevelopment of this site. This site is attractive for redevelopment because of its closeness to water (both Lake Riverdale and the Little Calumet/Cal Sag), is close to two Metra stations and Pace bus transit, and has ample properties that could be assembled and redeveloped into a large scale effort. Lake Riverdale could be used as part of a sustainable/green
- Relocate parking to “parking pods” within walking distance from homes - Connect Pacesetter to the Community - Extend Lowe Avenue to connect to 138th street to create a “spine” for the community to promote pedestrian and vehicular traffic
Residential
Logistics
- Transform the Park District’s recreation building into a “true” community center - Increase unit maintenance
Industry
- Encourage Home-Ownership
Preserve
- Owner-Occupied Development - Increase Neighborhood Residential Stock - Increase Resident and School District 133 Stability - Decrease Neighborhood Isolation - Provide Social Services to encourage Revitalization
Image Credit: Hitchcock Design Group
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Urban Farm
Appendix / Referenced Plans and Data | 09
infrastructure system to mitigate storm runoff and provide for larger developable sites with sustainable stormwater solutions.
- Provide new housing to attract commuters
Riverdale Metra Station Area TOD Plan and Design Criteria
- Increase multi-modal transportation accessibility
Camiros, 2001
- Stabilize existing housing opportunities - Increase the station’s aesthetic appeal and ease of use - Unify the area’s visual theme - Improve traffic flow - Enhance existing and create new public spaces
A planning study to improve the Riverdale Metra Station Area in the Village of Riverdale, Illinois. This plan provides the following: - Addresses Potential Redevelopment
144th Street TOD Plan
- Examines study process
Farr Associates, 2002
- Study Area Characteristics - “Centennial” Riverdale area - Rental properties - Lack of traffic - Served by the Metra Electric Line - Weak relationship to the Metra station - Dominated by railroad tracks - Identifies Issues and Opportunities - Area already has the basic elements of a successful TOD (Transit-Oriented Development) - Convenience-related businesses - Community Park - Planned Community Resource Center - Elements currently exhibit poor relation to the station - Area perceived as unsafe
Link for full report: http://www.rtams.org/reportLibrary/42.pdf TOD (Transit-Oriented Development) Recommendations - Revised zoning code to create more flexibility and encourage the construction of mixed-use buildings - Relocation of the Metra Parking to facilitate the creation of mixed-use buildings to increase the strength of the pedestrian links between the retail corridor and Metra parking - Expansion of parking capacity and alleviation of traffic congestion to ensure accessibility to Riverdale’s Village core - Addition of key design elements to enhance Main Street Riverdale’s identity - Improvement of building facades to increase business marketability
- Develops TOD (Transit-Oriented Development) Goals and Strategies - Provide desirable retail and services to commuters and residents - Capture market potential generated by the Metra - Increase employment opportunities in the area
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09 | Appendix / Demographics and Economic Development Riverdale 2012 Demographics Snapshot
2012 Population
13,609
Median Age
32.1
Population with High School or above Education Level
87%
Median Household Income
$40,650
Median Home Value
$63,000
Population Living 20 Minutes from Chicago
13,609
Percent Using Public Transit
17%
Percent of Population at Poverty Level
22%
Riverdale 2012 Demographic Stats Estimate Percent
Sex and Age
Total population
13552
13552
Male
6018 0.444
Female
7534 0.556
Under 5 years
824
0.061
Median age (years)
32.1
18 years and over
9788
0.722
65 years and over
840
0.062
Race
Total population
13552
13552
One race
13335
0.984
Two or more races
217
0.016
White
841 0.062
Black or African American
12744
0.94
American Indian and Alaska Native
173
0.013
Some other race
27
0.002
Hispanic or Latino and Race
Hispanic or Latino (of any race)
196
0.014
Other Hispanic or Latino
0
0
Source: 2012 American Community Survey
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V i l l ag e o f Ri v e rdale, Illi noi s
Appendix / Demographics and Economic Development | 09 Riverdale Total Population - 20 Year Timeline
Riverdale - Total Population past 20 years
15500
15000
14500
14000
13500
13000
12500
12000 1990
2000
2010
2012
2017
Source: 2014 ESRI Data
Riverdale - Age Distribution past 20 years
Source: Esri
8000
Riverdale Age Distribution 7000
6000
5000
4000
3000
2000
1000
0 0-24 Yrs
25-64 Yrs 1990
2000
2010
65+ Yrs 2017
Source: 2014 ESRI Data
Source: Esri COMP R EHENS I VE PL A N
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09 | Appendix / Demographics and Economic Development
Percent Change of Population by Geographic Location 2000-2010
Population Change - 10 Year Timeline (by Geography) 4.0% 3.0%
2.0%
1.0%
0.0% Riverdale
Cook County
CMAP Region
USA
-1.0%
-2.0%
-3.0%
Source: 2014 ESRI Data -4.0%
Source: CMAP and Esri
Riverdale Racial Composition - 20 Year Timeline Riverdale – Racial Composition past 20 Years 100.0%
90.0%
80.0%
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0% White
Source: 2014 ESRI Data
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Source: Esri V i l l ag e o f Ri v e rdale, Illi noi s
Af-Am 1990
2000
2010
Hispanic 2012
2017
Appendix / Demographics and Economic Development | 09 Riverdale 2012 Educational Attainment
Total Est.
Male
Female
Population 18 to 24 years 1,506 755
751
Less than high school graduate
24.2%
26.8%
21.7%
High school graduate (includes equivalency)
38.5%
40.5%
36.5%
Some college or associate’s degree
29.9%
27.2%
32.6%
Bachelor’s degree or higher
7.4%
5.6%
9.2%
Population 25 years and over 8,282 3,487 4,795
Less than 9th grade
2.5%
2.4%
2.6%
9th to 12th grade, no diploma
10.2%
11.2%
9.6%
High school graduate (includes equivalency)
32.6%
40.8%
26.7%
Some college, no degree
31.8%
31.2%
32.3%
Associate’s degree
8.8%
5.6%
11.1%
Bachelor’s degree
9.7%
7.7%
11.2%
Graduate or professional degree
4.3%
1.2%
6.5%
Percent high school graduate or higher
87.2%
86.4%
87.8%
Percent bachelor’s degree or higher
14.0%
8.9%
17.7%
Population 25 to 34 years 2,225 1,010 1,215
High school graduate or higher
86.7%
84.7%
88.4%
Bachelor’s degree or higher
9.3%
6.2%
11.9%
Population 35 to 44 years 1,798 899
899
High school graduate or higher
88.1%
86.9%
89.3%
Bachelor’s degree or higher
15.1%
9.9%
20.2%
Population 45 to 64 years 3,419 1,331 2,088
High school graduate or higher
92.0%
89.6%
93.6%
Bachelor’s degree or higher
16.9%
6.6%
23.5%
Population 65 years and over 840 247 593
High school graduate or higher
67.4%
74.9%
64.2%
Bachelor’s degree or higher
12.0%
27.9%
5.4%
Source: 2012 American Community Survey
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09 | Appendix / Demographics and Economic Development RIVERDALE 2012 Housing Characteristics Estimate Percent
Housing Occupancy
Total housing units
5,919
5,919
Occupied housing units
4,762
80.5%
Vacant housing units
1,157
19.5%
Homeowner vacancy rate
4.70%
Rental vacancy rate
10.40%
Homeownership rate
48.80%
Illinois Homeownership Rate
68.00%
Units in a Structure
Total housing units
5,919
5,919
1-unit, detached
2,969
50.2%
1-unit, attached
458
7.7%
2 units
207
3.5%
3 or 4 units
466
7.9%
5 to 9 units
997
16.8%
10 to 19 units
631
10.7%
20 or more units
191
3.2%
Bedrooms Total housing units
5,919
5,919
No bedroom
55
0.9%
1 bedroom
992
16.8%
2 bedrooms
2,176
36.8%
3 bedrooms
2,160
36.5%
4 bedrooms
422
7.1%
5 or more bedrooms
114
1.9%
Housing Tenure
Occupied housing units
4,762
Owner-occupied
2,324 48.8%
Renter-occupied
2,438 51.2%
Average household size of owner-occupied unit
2.95
Average household size of renter-occupied unit
2.74
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V i l l ag e o f Ri v e rdale, Illi noi s
Appendix / Demographics and Economic Development | 09 2011 - Housing Units Comparisons by Owner, Renter, and Vacant 80.0%
Housing Unit Comparisons 70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0% Riverdale
Source: 2014 ESRI Data
Source: CMAP and Esri Comparison Household Size
Cook County
Owner
CMAP Region
Renter
USA
Vacant
2011 - Household Size Comparison
3
2.9
2.8
2.7
2.6
2.5
2.4
2.3 Riverdale
Cook County
CMAP Region
USA
Source: 2014 ESRI Data Source: CMAP and Esri
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09 | Appendix / Demographics and Economic Development RIVERDALE 2012 SELECTED ECONOMIC Characteristics
Estimate Percent
Employment Status
Population 16 years and over
10,294
10,294
In labor force
6,929
67.3%
Civilian labor force
6,924
67.3%
Employed 5,420 52.7%
Unemployed 1,504 14.6%
Armed Forces
5
0.0%
Not in labor force
3,365
32.7%
Occupation
Civilian employed population 16 years and over
5,420
5,420
Management, business, science, and arts occupations
1,404
25.9%
Service occupations
1,158
21.4%
Sales and office occupations
1,537
28.4%
Natural resources, construction, and maintenance occupations
344
6.3%
977
18.0%
Production, transportation, and material moving occupations
Industry
Civilian employed population 16 years and over
5,420
5,420
Agriculture, forestry, fishing and hunting, and mining
0
0.0%
Construction 196 3.6%
Manufacturing 676 12.5%
Wholesale trade
50
0.9%
Retail trade
467
8.6%
Transportation and warehousing, and utilities
582
10.7%
Information 127 2.3%
Finance and insurance, and real estate and rental and leasing
322
5.9%
Professional, scientific, and management, and administrative and waste management services
400
7.4%
Educational services, and health care and social assistance
1,837
33.9%
Arts, entertainment, and recreation, and accommodation and food services
289
5.3%
Other services, except public administration
176
3.2%
Public administration
298
5.5%
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V i l l ag e o f Ri v e rdale, Illi noi s
Appendix / Demographics and Economic Development | 09 RIVERDALE 2012 SELECTED ECONOMIC Characteristics
Estimate Percent
Class of Worker
Civilian employed population 16 years and over
5,420
5,420
Private wage and salary workers
4,133
76.3%
Government workers
1,198
22.1%
Self-employed in own not incorporated business workers
76
1.4%
Unpaid family workers
13
0.2%
Income and Benefits (In 2012 Inflation-Adjusted Dollars) Median household income (dollars)
40,650
(X)
With earnings
3,736
Mean earnings (dollars)
49,709
With Social Security
840
Mean Social Security income (dollars)
14,253
78.5% 17.6%
Median family income (dollars)
48,105
Median earnings for workers (dollars)
30,071
Percentage of Families and People Whose Income in the Past 12 Months is Below the Poverty Level
All families
21.5%
With related children under 18 years
30.4%
With related children under 5 years only
44.1%
Married couple families
8.1%
With related children under 18 years
9.4%
With related children under 5 years only
0.0%
Families with female householder, no husband present
28.0%
With related children under 18 years
38.5%
With related children under 5 years only
80.4%
Source: 2012 American Community Survey
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09 | Appendix / Demographics and Economic Development Riverdale 2012 Commuting
Total Est.
Workers 16 years and over
Male
5,337
2,283
Female 3,054
Means of Transportation to Work
Car, truck, or van
79.3%
84.3%
75.6%
Workers per car, truck, or van
1.07
1.06
1.07
Public transportation (excluding taxicab)
15.0%
9.9%
18.7%
Walked 2.9% 3.3% 2.6%
Bicycle 0.4%
0.2% 0.6%
Taxicab, motorcycle, or other means
0.4%
0.4%
0.4%
Worked at home
2.0%
1.9%
2.1%
Place of Work
Worked in state of residence
98.6%
96.8%
100.0%
Worked in county of residence
94.0%
91.9%
95.5%
Worked outside county of residence
4.7%
4.9%
4.5%
Living in a place
100.0%
100.0%
100.0%
Worked in place of residence
8.1%
9.6%
7.0%
Worked outside place of residence
91.9%
90.4%
93.0%
Not living in a place
0.0%
0.0%
0.0%
5,229
2,240
2,989
Workers 16 years and over who did not work at home
Travel Time to Work
Less than 10 minutes
5.5%
5.9%
5.2%
10 to 14 minutes
6.1%
6.6%
5.7%
15 to 19 minutes
7.6%
10.0%
5.8%
20 to 24 minutes
12.9%
14.2%
12.0%
25 to 29 minutes
5.0%
3.1%
6.5%
30 to 34 minutes
21.1%
19.3%
22.4%
35 to 44 minutes
8.6%
11.8%
6.2%
45 to 59 minutes
15.2%
16.0%
14.7%
60 or more minutes
18.0%
13.2%
21.5%
Mean travel time to work (minutes)
36.6
35.7
37.3
Vehicles Available Workers 16 years and over in households
No vehicle available
144
5,313
2,261
3,052
9.8%
10.2%
9.6%
1 vehicle available
38.8%
32.1%
43.8%
2 vehicles available
41.5%
43.7%
39.8%
3 or more vehicles available
9.8%
14.0%
6.70%
V i l l ag e o f Ri v e rdale, Illi noi s
Appendix / Demographics and Economic Development | 09 Business Firms in Riverdale
Business Firms In Riverdale
Other
Government Manufacturing Wholesale Trade Constructon
F.I.R.E. Transportation Retail Trade
Services 0
50
100
150
200
Source: 2014 ESRI Data
Employees Working in RiverdaleEmployees working in Riverdale Source: Esri
Other
Government
Manufacturing
Wholesale Trade
Constructon
F.I.R.E.
Transportation
Retail Trade
Services
0
100
200
300
400
500
600
700
800
900
Source: 2014 ESRI Data Source: Esri
COMP R EHENS I VE PL A N
145
09 | Appendix / Demographics and Economic Development Number of Average Employees per Firm in Riverdale
Average Number of Employees Per Company Other Government Manufacturing
Wholesale Trade Constructon F.I.R.E. Transportation
Retail Trade Services
0.0
5.0
10.0
15.0
20.0
25.0
30.0
35.0
Source: 2014 ESRI Data Source: Esri and DCI Analysis
Market Potential Retail ($000) (Capture 20%-25%: SF, Stores, and Jobs)
Riverdale Market Potential Food Services & Drinking Places
(3,500-5,300 SF)(2-3 Stores) (12-18 Jobs) (650-1,000 SF)(1 Store) (2-3 Jobs)
Miscellaneous General Merchandise
(N/A)
Sporting Goods & Hobby
(N/A) (2,300-3,500 SF) (1-2Stores) (5-6 Jobs)
Clothing & Accessories Gas Stations
(3,100-4,500 SF) (1-2Stores) (8-10 Jobs)
Health & Personal Care
2,800-4,500 SF) (2-3 Stores) (12-18 Jobs)
Food & Beverage Stores Bldg Materials & Garden
(N/A)
Electronics & Appliances
(N/A)
Furniture & Home Stores
(6,500-10,00 SF)(1 Store) (15-20 Jobs)
(N/A))
(7,500-11,000 SF)(1-2 Stores) (20-25 Jobs)
Motor Vehicle & Parts Dealers
$-
$2,000
$4,000
$6,000
$8,000
$10,000
$12,000
$14,000
(N/A) Not Applicable for Riverdale to s upport these large box retail opportunities
Source: 2014 ESRI Data Source: Esri and DCI Analysis
146
V i l l ag e o f Ri v e rdale, Illi noi s
NA - Not applicable for Riverdale to support large box retail opportunities.
40.0
Appendix / Demographics and Economic Development | 09 Traffic Count Map
LEGEND: Commercial
Industrial
NTS
TOD
Source: 2014 ESRI Data Source: Esri
COMP R EHENS I VE PL A N
147
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