nilestouhyavenue draft hq

TOUHY TRIANGLEM A R K E T S T U D Y A N D D E V E L O P M E N T C O N C E P T

prepared by: Houseal Lavigne Associates

ContentsMarket Assessment .............................. 4Market Overview .................................................................4

Support for a Regional Destination ..............................5

Development Profiles .........................................................8

Potential Development Program .......... 8Use Matrix ............................................................................12

Conceptual Plan ................................ 14Market Driven Uses & Concept Plan ..........................14

This document provides a long-term development concept for the Touhy Triangle site. It is divided into a market assessment, potential development program and site concept plan. All components would be subject to further review and analysis including engineering and traffic analysis.

The intent is to create a regional destination environment that caters to residents, businesses and visitors alike including entertainment, recreation and open space. The iconic Leaning Tower structure is prominently featured and is a focal point of the development concept.

4 Touhy Triangle

Market Overview In follow up to a market study prepared in January 2014 an analysis has been conducted to assess the development capacity of a total repositioning of the Touhy Triangle site. Previous analysis focused primarily on existing conditions. As discussed in the earlier analysis the Touhy Triangle site is situated within a very dense and competitive market area which includes several shopping centers and commercial corridors. To that end, examining the area based solely on supply and demand indicates a fairly saturated market. Opportunities for redevelopment and investment are therefore as much of a function of creating an enhanced physical environment as opposed to capturing absent or underrepresented uses. This is not a “build it and they will come” scenario, but rather planning a development setting and destination that does not currently exist within the market place.

Previous analysis evaluated potential based on existing conditions, market trends and projections. This analysis considers development possibilities related to the creation of a large scale destination environment within the Touhy Triangle site.

Destination Environment Within the Niles market area there is generally an absence of a well planned destination environment. In this context, a destination environment would be a large scale downtown, a super regional mall or an entertainment center. Downtown Evanston, Westfileld’s Old Orchard mall, Woodfield, The Glen and Rosemont are examples of destinations. As depicted on the following graphic, Niles essentially sits in a void with uses to the east, west and north as well as Downtown Chicago to the south.

Proximity to several interstates, major arterials, public transit, O’Hare International Airport and other amenities provides excellent access to the area. Not factoring in the daytime and visitor population, the site is situated within a growing population of nearly one million people within a 15 drive. In that same area there are nearly 50,000 businesses and over 336,000 workers.

Market Assessment

Market Study & Conceptual Plan 5

Support for a Regional Destination The market area extends well beyond the Village of Niles and surrounding area. There are many evolving influences on a regional, national and even international level that can serve to drive development and investment in the market and the Touhy Triangle site specifically. The following highlights some key economic influences and how/why the Village may capitalize on direct and indirect development opportunities.

Business Expansion & RelocationThe Chicago metropolitan area produces $571B in annual economic output. Since the 3rd quarter of 2009, the area’s share of the US gross domestic product has rose steadily from 3.28% to 3.36%, and more than 400 major companies, including 30 Fortune 500 companies, are currently headquartered in the region. Last year, Inc. Magazine included 252 Chicago-area companies on its annual list of fastest-growing companies. As the Chicago region’s economy continues to grow, new businesses will relocate to the area while existing ones expand. In 2012, the region saw the expansion or creation of more than 600 facilities, totaling 34.8M square feet and producing nearly 55,000 new or retained jobs.

The above information is stated to provide context to the Niles position and potential within the region. The Niles-Touhy Triangle, given its proximity to regional assets, high visibility, and a well-educated workforce, is well-positioned to attract businesses looking to expand within or relocate to the Chicago area from other cities, states, and countries.

This following provides a profile of recent business expansions and relocations in the region as well as an overview of key growth industries. This information can be used to help envision the type of development possible within a destination environment and identify potential businesses and industries to target.

Chicago

Palatine

Glenview

SkokieDes Plaines

Northbrook

Schaumburg

Arlington Heights

Wheeling

Itasca

Evanston

Elk Grove Village

Park Ridge

Niles

Wilmette

Wood Dale

Glencoe

Winnetka

Morton Grove

Northfield

Lincolnwood

Mount Prospect

Roselle

Bensenville

Inverness

Rolling Meadows

Prospect Heights

Schiller Park

Barrington

ROSEMONT

DOWNTOWNEVANSTON

THE GLEN

OLD ORCHARDSHOPPING CENTER

WOODFIELDMALL

LAKE MICHIGAN

9090

9090

9494

9494

294294

290290

6 Touhy Triangle

Employer Expansion & Relocation Profile World Business Chicago, a not-for-profit organization charged with advancing the Chicago area’s position as a thriving location for business, annually reports information detailing new business growth and expansion within the region. This section summarizes their research.

Industries The Chicago area saw more than 700 major expansion or relocation projects in 2011 and 2012. In 2012, nearly 2/3rds of the projects were from companies relocating from outside of the region or establishing a new office in the area. In 2012, 55% of all projects occurred in the suburbs, and 1 in 5 took place in the “Suburban Cook” subarea, containing Niles.

The top four industries for relocation to and expansion within the Chicago area, based on the number of jobs created or retained, are listed below. This can provide a sense as to what types of industries are primed for growth in the Chicago area and where efforts in Niles could be focused. Industries that are incompatible with the vision for the Triangle, such as heavy manufacturing or warehousing, are not included.

ReasonsBusinesses identified a series of reasons as to why they chose to move to Chicago, as opposed to other cities across the county. The top responses of businesses surveyed about their relocation consistently reported that their top two reasons were (1) location and (2) workforce quality.

This further reinforces the redevelopment potential of the area. The Village is strategically situated near O’Hare International Airport, and has easy access to I-90, I-94, and I-294. The area’s workforce is also very well-educated. Within a 15 minute drive of the Triangle, nearly 40% of people over the age of 25 possess a bachelor’s degree. In addition to the Triangle site being well suited to directly accommodate development, the influence of the surrounding area and the juxtaposition to major employers and activity generators provide excellent leverage in marketing to investors, developers and businesses.

Top Industries for Expansion & Relocation Chicago Area (2011 & 2012)

2011 2012

1. Finance & Insurance (4,912

jobs)

1. Professional, Scientific, &

Technical Services (10,620

jobs)

2. Information (4,745 jobs) 2. Retail (8,180 jobs)

3. Professional, Scientific,

& Technical Services

(2,010 jobs)

3. Finance, Insurance, & Real

Estate (5,438 jobs)

4. Retail (1,632 jobs) 4. Information (3,873 jobs)

Source: World Business Chicago

0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0%

Location

Workforce

Markets

Real Estate Availability

Incentives

Percentage of Respondents Surveyed

Rea

sons

REASONS FOR RELOCATION World Business Chicago 2011 & 2012 Study

20122011


International InvestmentInternational investment is on the rise. The number of foreign companies relocating to, or expanding within, the Chicago area rose from 50 in 2011 to 80 in 2012. Half of the foreign investment occurred in the suburbs. In 2012, the top 5 countries with businesses expanding or creating a new presence in the Chicago area, based on number of jobs created or retained, are:

While international opportunities may be limited, the Village should consider expanding existing business attraction efforts to target international companies looking to establish or expand their Chicago area presence. Proximity to O’Hare and Downtown Chicago can be leveraged as a means of promoting the area.

Key Growth Industries (2010-2020)The State of Illinois’ Department of Economic Security (IDES) estimates that Illinois will gain 517,102 jobs between 2010 and 2020, 33.5% of which (173,460) will be created in Cook County. The top 5 industries projected for job growth in Illinois are:

Top Foreign Investors Chicago Area (2012)

1. Finland (2,650 jobs)

2. United Kingdom (1,721 jobs)

3. Switzerland (850 jobs)

4. France (769 jobs)

5. Netherlands (530 jobs)

Top Growth Industries in IllinoisState of Illinois (2010-2020)

1. Educational and Health Services (+180,213 jobs)

2. Professional and Business Services (+150,768 jobs)

3. Leisure and Hospitality (+77,471 jobs)

4. Financial Activities (+34,594 jobs)

5. Retail Trade (+25,150 jobs)

8 Touhy Triangle

Development ProfilesCase studies have been conducted to provide a brief overview of what specific types of development may be conducive at the Touhy Triangle based on size and location. They focus on restaurant and hotel offerings, and highlight the required site standards or desired locational features that such businesses may have before considering new development. The information provided was based on the standards of a few specific companies, and is intended to serve as a rule of thumb to help guide in assessing different development and infrastructure options.

Restaurants A combination of an active daytime population, residential density, hotel and event attendees, good access and presence within a destination environment can provide the setting for a restaurant cluster featuring many different types of fare. In addition, casual and fast casual dining options integrated into the development can capture local workers and drive by traffic.

Buffalo Wild Wings The Buffalo Wild Wings restaurant chain requires that new restaurant developments meet the following standards:

• 4,000 – 7,000 square feet in size

• Freestanding pad-site location, on a visible corner of an intersection

• End caps

• 120 parking spaces

• Excellent site ingress and egress with a traffic signal

• Minimum population of 40,000 people within a trade area

• $30,000+ median household income within the trade area

• Traffic generators, such as proximity to colleges, movie theatres, malls, commercial corridors, and “big box” anchors

• Minimum average daily traffic count of 25,000 cars on street in front of the site

Potential Development Program


Dunkin DonutsThe fast food chain Dunkin Donuts requires all new locations to meet the following standards:

• Site size of ¼ to 2 acres

• Building size of 1,200 to 2,500 square feet

• On the A.M. traffic side

• High visibility from major arteries

• Freestanding, shared pad, or end-cap location in a mixed use “major tenant” community shopping center with national or regional tenants

• Minimum of 1 parking space for every 3 seats

• Minimum average daily traffic count of 20,000 cars

• Minimum household income of $30,000 within the trade area

• Minimum population of 15,000 people within a 3 minute drivetime

• Minimum population of 25,000 people within a 5 minute drivetime

ChipotleThe preferred locational and site criteria of the Mexican food chain Chipotle Mexican Grill are:

• Size of 1,000 to 2,800 square feet

• 25 feet minimum frontage

• Site location of an urban storefront, shopping center end-caps and pads, and freestanding buildings

• Urban or suburban with strong residential and daytime population

• Proximity to preferred site generators such as residential, office, retail, university, recreation, and hospitals

• Parking adequate for restaurant use

• Excellent visibility and access

TGI Friday’sThe restaurant chain TGI Friday’s identifies the following site characteristics as contributing to high profitability:

• 7,000 – 9,000 square feet on ground level, single story

• High profile, high traffic areas

• Adjacent to retail, movie theatres, and other restaurants uses

• Population of 300,000+ within a 14 minute drive time

• Population density of 3,000 per square mile

• Daytime population of 65,000+ within 3 miles

• Seating capacity for 280-320 people plus patio and sidewalk seating areas

• Dedicated and/or sufficient, convenient parking options on site and/or adjacent to space

• Excellent ingress/egress from primary frontage road

Jimmy John’sThe sandwich fast food chain Jimmy John’s desires the following characteristics when locating their restaurants:

• 600-1,800 square feet with a minimum of 20’ of frontage

• In retail areas with strong traffic

• Near dense daytime populations, including central business districts, business parks, industrial parks, hospitals, and colleges

• Daytime employee population greater than 8,000 within a 3 minute drivetime and greater than 20,000 within a 5 minute drivetime

• Median income greater than $40,000

• Residential population greater than 25,000 within the defined trade area

• In pad, end cap, or out-parcel with drive-thru

• Strong visibility, easy ingress and egress access

• Ample parking

• Strong national/regional co-tenants

10 Touhy Triangle

Hotels The previous analysis highlighted that the area is generally devoid of contemporary quality lodging options. Building off of that analysis discussions were conducted with area employers and hospitality professionals related to the potential demand for accommodations in the area. While the need for overnight lodging varied by business, most indicated that visitors tend to stay near the airport. The Holiday Inn on Touhy to the east was also referenced as an option. However, given that most visitors arrived via O’Hare, the convenience of being near the airport was highlighted.

Recognizing that O’Hare area hotels will continue to provide competition, a property on the Touhy triangle site must present an attractive alternative and also cater to other visitors and activities as well. While the actual flagship of the property cannot be substantiated at this time, a Hyatt Place is envisioned in the concept plan. In addition to providing lodging for area businesses, the hotel would incorporate a conference center and banquet facilities to host area functions and special events.

While a detailed study would be required to fully ascertain feasibility, a hotel property has the potential to be a focal point of a destination development.

Hyatt Place or similar product site requirements Hyatt Place is an upscale select-service hotel chain owned by the Chicago-based Hyatt Hotels Corporation and targeted at business travelers. The hotel chain is currently pursuing an “aggressive growth strategy” and operates 202 hotels in North America. Seven are in the Chicago area, and plans are underway to develop more. Stated or implied site characteristics of the Hyatt Place brand include:

• Overall site size of roughly 3 to 5 acres

• Ten floors

• Space for 150+ rooms, composed of:

� 47% King Standard (313 square feet)

� 16% King Studio (329 square feet)

� 1% King Suite (690 square feet)

� 35% Queen/Queen Standard (363 square feet)

� 1% King One-Bedroom Suite (689 square feet)

• Space for roughly 1,500 square feet of flexible event or meeting space

Five of the Chicago area’s seven Hyatt Place hotels are located in the suburbs. They include: Hoffman Estates, Itasca, Lombard/Oak Park, Naperville/Warrenville, and Schaumburg. A table detailing their development characteristics and amenities is provided below.

Hyatt Place Hotels Suburban Chicago (2014)

Location # of Rooms # of Floors Opening Date Meeting Space

Lombard/Oak Brook 151 6 2007 3,000 square feet

Hoffman Estates 126 6 2007 1,035 square feet

Schaumburg 127 6 2008 4,000 square feet

Naperville/Warrenville 123 5 2010 1,188 square feet

Itasca 126 6 2007 1,035 square feet


Residential Residential uses within the Triangle would be targeted toward individuals wishing to be a part of an active environment with the amenities of an urban location without having to live in Chicago. As previously mentioned there is a general lack of such a location in close proximity to the Triangle site.

It is envisioned that residential development would include both owner occupied and rental units and consist of a variety of product types with the exception of single-family detached. At the present time, the for-sale market is still recovering and not as strong as the rental market. Rental units should be designed and positioned as if being constructed for owner occupancy. This includes enclosed parking, quality in unit and common area amenities and finishes. The incorporation of residential would be important to further generating activity and demand within the area.

Traffic ConsiderationsNational retailers also outline a specific set of standards when evaluating a potential site. One determining factor is a location’s minimum Average Daily Traffic (ADT). The ADT figure measures the average amount of traffic on a street on any given day. Larger retailers typically look for an ADT count of between 20,000 and 30,000 when deciding if a particular site is well suited for future development. Per Illinois Department of Transportation (IDOT) traffic data, current traffic counts along Touhy Avenue are approximately 26,300 vehicles per day between Touhy and Lehigh, which would sufficiently meet the criteria of most national, regional, and local retailers.

12 Touhy Triangle

Use MatrixThe following matrix has been prepared to help gauge the potential and suitability of certain uses at the subject site as well as elsewhere in the Village. It is not intended to dictate use, but rather to guide decision making as the planning process evolves.

Type of Use Examples Typical Size

(square feet) Typical Height

Does it require exposure? Are traffic counts important?

Commercial

Grocery Store Jewel, Mariano’s,

Whole Foods35,000 to 70,000 1 Yes

Typically, but decent visibility and access

from high traffic area okay.

Specialty Grocer Trader Joes 10,000 to 20,000 1 YesTypically, but decent visibility and access


Convenience Store 7-11, KWIK Mart 2,500 to 7,500 1 Yes Yes

Pharmacy CVS, Walgreens 5,000 to 15,000 1 YesTypically, but decent visibility and access


Gift shop Hallmark, local 1,500 to 5,000 1 YesPedestrian orientated environment can

overcome low traffic counts

Large Electronics/

AppliancesHH Greg, Best Buy 100,000 to 200,000 1 Yes



Electronics Smaller Scale New Best Buy, Game

Stop, Apple 1,500 to 15,000 1 Yes

Pedestrian orientated environment can


General Merchandise Target, Wal-Mart, Petco 100,000 to 200,000 1 YesTypically, but decent visibility and access


Warehouse Clubs Costco, Sam’s Club 100,000 to 200,000 1 YesTypically, but decent visibility and access


Apparel J Crew, Guess,

Anthropologie5,000 to 12,000 1+ Yes

Pedestrian orientated environment can


Department Stores (free

standing)Kohl's, Sears 60,000 to 100,000 2 Yes



Home Improvement Lowes, Home Depot 100,000 to 150,000 1 YesTypically, but decent visibility and access


Hardware (small) Do it Best 5,000 to 10,000 1 Yes Yes

Office Supply Staples, Office Max 10,000 to 25,000 1 Yes Yes

Full Service (Local) White table cloth type 1,200 to 5,000 1 to 2Depends on location

and following

Depends on use. Pedestrian orientated

environment can overcome low traffic

counts.

Full Service (Chain)Chilis,BW3, Olive

Garden2,500 to 5,000 1 Yes



Limited ServicePanera, Chipotle,

Starbucks1,500 to 3,000 1 Yes



Fast FoodMcDonalds, Burger

King1,500 to 3,000 1 Yes Yes

Beer, Wine, Liquor Binny’s, Local 2,500 to 7,500 1 YesDepends on use. Pedestrian orientated

environment can overcome low traffic counts

*General note about retail development: Site size and development requirements will vary depending on use with site depth being one of the biggest considerations.

Typically smaller retailers may require sites that are 60 to 70 feet deep while larger more intense uses such as restaurants may require sites ranging from 100 to 125

feet in depth.

*Onsite or dedicated parking may be required and will be based on criteria of individual businesses and TVC zoning requirements.


Type of Use Examples Typical Size (square feet)

Typical Height

Does it require exposure? Are traffic counts important?

Entertainment/Recreation

Theater (multi-screen) AMC or similarDependent on

number of screens 2 to 4

Needs signage exposure

more than building

exposure

Direct traffic counts less important than

access to arterials or interstates.

Health Club XSport, LA Fitness,

Independent 10,000 to 100,000 1 to 3


more than building

exposure

Direct traffic counts less important than

access to arterials or interstates.

Entertainment Center Brunswick Zone, Lucky

Strike 20,000 to 100,000 1 to 2


more than building

exposure

Direct traffic counts less important than access to arterials or interstates.

Hotel

Limited ServiceHilton Garden,

Hampton Inn

Depends on

property 3 to 5


more than building

exposure



Full ServiceMarriott, Hyatt

Regency

Depends on

property 5+


more than building

exposure



Boutique Hotel Usually not a chainDepends on

property 3+ Boutique hotels vary Depends on property.

*Hotel footprints and required site area varies greatly depending on property and location. Building footprints can range from 15,000 to 100,000 sq. ft (smaller for

boutique hotels)

Mixed-Use

Office above retail

Professional office,

medical, financial.

Legal etc.

*Varies by

development 2+

Varies depending on

ground floor commercial

uses

For retail uses - yes. Less important for office.

Residential above retail and/or office

Owner occupied

condominiums and

apartments

*Varies by

development 2+

Varies depending on

ground floor commercial

uses

For retail uses - yes. Less important for office. No for residential.

Office AloneProfessional Space Professional office,

medical, financial.

Legal etc.

Varies by use 1+ Depends on use Depends on use.

Corporate Headquarter property, single use

Varies by use 1+ Depends on use Direct traffic counts less important than access to arterials or interstates.

Residential AloneCondominiums For Sale multi-family

attached units

*Varies by

development

2+ No No

Rowhomes/townhomes For Sale single-family attached units

*Varies by

development

1+ No No

Apartments Rental multi-family attached units

*varies by

development

2+ No No

*Whether incorporated into a mixed used development or standalone residential development, buildings containing multiple residential units will likely be 65 to 70

feet wide. This allows dwelling units of about 30 feet in depth off a double-loaded hallway.

14 Touhy Triangle

Conceptual Plan

Market Driven Uses & Concept Plan The following provides an overview of the improvements contained in the concept plan. Each is referenced according to the corresponding number on the site plan legend. Existing buildings as well as the new parking structures and the athletic field are not included given that there use is already defined or clearly stated.

Flexibility should be maintained and responsive to the market, particularly for mixed-use development. Building sizes and footprints vary so as to provide the ability to accommodate many different uses including a large scale entertainment facility such as movie theatre, bowling or similar development.

Residential could include a mix of owner occupied and rental product. Units offered for sale should be located in stand alone or mixed use buildings with direct access to structured or underground parking. Rental product has more flexibility with parking provided in either a structure or surface lot depending on the location within the site.

1 – 10+ Story HotelHotel site would accommodate a known flagship with 200+ rooms, conference space and a restaurant/bar area. Parking would be provided in a shared attached structure. A signature hotel property at the Touhy Triangle would service business travelers and guests that are currently staying near the airport due to lack of alternatives in the immediate market area. The hotel would also provide lodging for convention center attendees.

4 – Convention CenterA convention/conference facility measuring approximately 32.500 square feet, would provide space for meetings and smaller local and regional conventions. The adjacency to the hotel would allow for convenience for overnight guests as well as shared food facilities and additional meeting space.

5 – Mixed-Use BuildingFour to five story mixed-use building with ground floor retail. Upper floors could accommodate either residential or office uses. Commercial component could accommodate multiple restaurants and/or retail development. Actual usable square footage and frontage will depend in how parking component is incorporated into design. Attached parking will be a major selling point to leverage.


10 – Mixed-Use BuildingThree story mixed-use building with 43,500 square feet of ground floor retail. Upper floors could accommodate either residential or office uses. Commercial component could accommodate restaurant or retail development.

12 – Aldi Grocery StorePrototypical Aldi grocery store site of approximately 16,250 square feet. Aldi’s presence serves to accommodate a market need as well as acting as a catalyst for additional development.

17 – Restaurant Stand alone restaurant site of approximately 3,000 square feet would be ideally suited for national or regional chain fast casual restaurant such as Chipotle.

19 – Drive-Thru Restaurant Well positioned site for a drive-thru coffee shop such as Starbucks or Dunkin Donuts. At approximately 3,000 square feet (+/-) could also accommodate a fast casual or fast food restaurant with a drive thru component.

21 – Shopping Center At 78,000+ square feet this site could accommodate a single large use or a mix of several different retailer and/or restaurants.

24 –Fitness FacilityA 100,000 (+ /-) square foot fitness facility at this location would capitalize on the on-site activity including residents and workers. With a building footprint of approximately 50,000 square feet additional floor(s) would provide space to be a premier fitness facility destination in the market. Many different options to leverage the site in marketing include memberships for residents of the multi-family product on site as well as hotel guests (to supplement or replace an onsite hotel fitness facility).

25 – Senior Housing/Multi-Family ResidentialHigh quality senior housing would accommodate growing demand in the market. Proximity to the site amenities including restaurants, retail and fitness could be leveraged in marketing.

26 – Big Box or Contemporary Light Industrial Space At 150,000 square feet, building could accommodate a big box retailer. Alight industrial user that would not impede the overall synergy of the area and complement adjacent development could also locate to this site. Actual use would be market driven.

27 – Outlot Commercial DevelopmentSingle story outlots of approximately 12,250 and 6,850 square feet could accommodate larger restaurants and/or a bank facility. Depending on the building, could also accommodate a small specialty grocer ( Trader Joes); pharmacy ( CVS ); or liquor store such as Binny’s .

28 – Mixed-Use Building Four to five story mixed-use building with 43,500 square feet of ground floor commercial space with residential or office above. Ground floor uses would be market driven but could include niche retailers or service uses such as dry cleaners and salons.

29 – Mixed-Use BuildingDepending on how building is positioned around center courtyard area, a variety of uses including two sided retail could be accommodated. Could also be all residential or office as well.

North Perspective

NILES TOUHY SUBAREA PLAN

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10+ Story Hotel 3-Deck Parking GarageHotel Plaza & DropoffConvention Center Mixed-Use Building 3-Deck Parking Garage Surface Parking Lot

Leaning Tower Park SiteLeaning Tower Outdoor DiningMixed-Use BuildingSurface Parking Lot Aldi Grocery StoreCostco Gas StationExisting Costco to Remain

Existing Target to RemainCity of Chicago Residential SubdivisionRestaurant Existing Businesses to RemainDrive-Thru Restaurant

Caldwell Ave

Key Improvements

South Perspective

NILES TOUHY SUBAREA PLAN

14

15

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3125

N

Existing Costco

Existing Target to Remain

City of Chicago Residential Subdivision

Restaurant

Existing Businesses to Remain

Drive-Thru Restaurant

Surface Parking Lot

Shopping Center

Aethletic Fields & Track

Surface Parking Lot

Future Fitness Facility

Senior Housing/Multi-Family Residential

Big Box or Contemporary

Light Industrial Space

Outlot Commercial Development

Mixed-Use Building

Mixed-Use Building

Courtyard for Development

New Park with Pond

Touhy Ave

The potential exists for a Metra Station in the Village of Niles along the Milwaukee-District North Line. Should a station be constructed, the western properties of the subarea would be well suited for transit-oriented development (TOD), including dense residential development that could maximize transit ridership and add to the local density to patronize the commercial areas presented in these concepts.

This area currently consist of older, light industrial uses. Given its location along Gross Pointe Road, redevelopment for retail and commercial uses is unlikely. However, with the revitalization of other parts of the Subarea, the Village could promote the redevelopment of these parcels for more contemporary light industrial space, including the potential for consolidation and a small business park subdivision.

The site on the corner of Lehigh Avenue and Gross Point Road provides a range of development possibilities. Currently, the space has wholesalers and manufacturing, but as the subarea redevelops, opportunities for other types of development may arise. The new development could be built as shown or contain contemporary light industrial space.

Key Improvements

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Documents

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