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Morris

The amazing transformation of 363 State St to a Dollar General

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11 minutes ago, mpchicago said:

How about, can they require some revisions?  Find it hard to believe they would grandfather this mess, but considering what was planned for this corner, and what is coming to this corner, nothing would surprise me. 

Hence the italics. :) I actually worded it more forcefully first. Hopefully they will hold their feet to the fire. 

Hopefully they are just going in with the worst and planning on the PC forcing some changes on it. 

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14 minutes ago, mpchicago said:

How about, can they require some revisions?  Find it hard to believe they would grandfather this mess, but considering what was planned for this corner, and what is coming to this corner, nothing would surprise me. 

There really isnt anything they can do honestly.

What is being presented amounts to basic exterior maintenance in any other context. They are merely cleaning up the existing exterior. A new paint job, replacing the roof shingles, replacing some lights, and tacking on a new sign is all that I see.

Edited by GR_Urbanist

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On 6/28/2017 at 2:55 PM, GR_Urbanist said:

There really isnt anything they can do honestly.

What is being presented amounts to basic exterior maintenance in any other context. They are merely cleaning up the existing exterior. A new paint job, replacing the roof shingles, replacing some lights, and tacking on a new sign is all that I see.

Yeah.  Not exactly what was originally rumored to happen... You're right there is nothing they can do about it, although HPC probably has some sort of jurisdiction over the sign.

The only thing I can figure is that Dollar General pulled the raw demographics data and said, "why bother?"  It is possible/probable they do not exactly understand where they are building this store.  On paper, the demographics drawn from census tract data are horribly misleading.  What happens is that you have an area that runs from College all the way over to Jefferson bounded by Cherry and Fountain, and another from College to Division bounded by Cherry and Wealthy.   You wind up with a bizarre scenario:  A median household income in much of the district that ranges from $15,000 to $20,000.  Meanwhile, the median home value runs from $240,000 to $310,000.  Hmm... South of Wealthy you get a better picture of what is happening.  Between Wealthy and Pleasant bounded by College and Jefferson, the median income rockets up to $43,000 with a median household value of $136,000.  Now that makes more sense, with annual income around a third of the cost of a house.  Except, the houses are actually worth more like $240,000 on average.  So how does income go up while the house value drops like a rock?  It's all about the western boundary.  North of Wealthy, there are almost no houses west of Lafayette, so the home value is more accurate.  South of Wealthy, everything west of Lafayette drags down housing values by almost half.  If you look at the broader picture of things, housing values typically run from about 1/3 to 1/2 of the housing values.  That puts the actual average household income in Heritage Hill between $70,000 to $150,000 (for single family residences).  

Where the western boundary lines are drawn from the census tracts results in an extremely misleading picture...  Retailers just see a very depressed area with no money.  What gets lost in the census tract boundaries are the probably a thousand plus households with very high disposable income.  The low income housing just wipes it all away...  

Edited by x99

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Exciting, isn't it?  I had high hopes for this, but this is just a f'ing dumpster fire.   I wonder if they even realize they slapped this into one of the most expensive neighborhoods in the entire city.  Probably not. The demographics suck because of an unfortunate census tract, and the neighborhood does zilch to market itself.  There ought to be a neighborhood campaign not to patronize this junk.  The lack of effort into the facade is insulting.  

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4 hours ago, arcturus said:

They just opened next to Horrocks.  Talking about a tale of two cities.

A block to the East of State St, the housing values are way higher than the area around Horrocks. That area of Kentwood got overbuilt with cheap homes and too many apartment complexes.  Or maybe you were being facetious. :)

x99 is right though, State Street doesn't really reflect the area around it, and now it's filled with LIHTC apartments, a low income healthcare facility, a park that is overrun with homeless, and now a Dollar General. 1 step forward, 2 steps back. 

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On 9/29/2017 at 7:04 PM, GR_Urbanist said:

The church for sale across the street would make a nice payday loan shop.

Just saying, since the area is developing a theme.

I'm wonder if The Velvet Touch decided to move there if people would sit up and take some notice of activity in their neighborhood.

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