TOUHY TRIANGLE

M 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
Contents
Market Assessment .............................. 4
Market Overview .................................................................4
Support for a Regional Destination ..............................5
Development Profles .........................................................8
Potential Development Program .......... 8
Use Matrix ............................................................................ 12
Conceptual Plan ................................ 14
Market 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 trafc 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, Westlelds Old Orchard mall, Woodeld, 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,
OHare 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 inuences on a
regional, national and even international level that can serve to
drive development and investment in the market and the Touhy
Triangle site specically. The following highlights some key
economic inuences and how/why the Village may capitalize
on direct and indirect development opportunities.
Business Expansion & Relocation
The Chicago metropolitan area produces $571B in annual
economic output. Since the 3rd quarter of 2009, the areas
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 regions 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 prole 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
Skokie
DesPlaines
Northbrook
Schaumburg
ArlingtonHeights
Wheeling
Itasca
Evanston
ElkGroveVillage
ParkRidge
Niles
Wilmette
WoodDale
Glencoe
Winnetka
MortonGrove
Northfield
Lincolnwood
Mount Prospect
Roselle
Bensenville
Inverness
RollingMeadows
Prospect Heights
SchillerPark
Barrington
ROSEMONT
DOWNTOWN
EVANSTON
THE GLEN
OLDORCHARD
SHOPPING CENTER
WOODFIELD
MALL
LAKEMICHIGAN
90
90
90
90
94
94
94
94
294
294
290
290
6 Touhy Triangle
Employer Expansion &
Relocation Profle
World Business Chicago, a not-for-prot organization charged
with advancing the Chicago areas 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 ofce 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.
Reasons
Businesses identied 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 OHare International
Airport, and has easy access to I-90, I-94, and I-294. The areas
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 bachelors degree. In addition to the Triangle site being well
suited to directly accommodate development, the inuence 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, Scientic, &
Technical Services (10,620
jobs)
2. Information (4,745 jobs) 2. Retail (8,180 jobs)
3. Professional, Scientic,
& 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
R
e
a
s
o
n
s
REASONS FOR RELOCATION
World Business Chicago 2011 & 2012 Study
2012
2011
Market Study & Conceptual Plan 7
International Investment
International 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 OHare 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 Illinois
State 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 Profles
Case studies have been conducted to provide a brief overview
of what specic 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 specic 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 trafc.
Bufalo 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 trafc signal
Minimum population of 40,000 people within a trade area
$30,000+ median household income within the trade area
Trafc generators, such as proximity to colleges, movie
theatres, malls, commercial corridors, and big box anchors
Minimum average daily trafc count of 25,000 cars on street
in front of the site
Potential
Development Program
Market Study & Conceptual Plan 9
Dunkin Donuts
The fast food chain Dunkin Donuts requires all new locations to
meet the following standards:
Site size of to 2 acres
Building size of 1,200 to 2,500 square feet
On the A.M. trafc 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 trafc 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
Chipotle
The 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,
ofce, retail, university, recreation, and hospitals
Parking adequate for restaurant use
Excellent visibility and access
TGI Fridays
The restaurant chain TGI Fridays identies the following site
characteristics as contributing to high protability:
7,000 9,000 square feet on ground level, single story
High prole, high trafc 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 sufcient, convenient parking options on
site and/or adjacent to space
Excellent ingress/egress from primary frontage road
Jimmy Johns
The sandwich fast food chain Jimmy Johns 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 trafc
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 dened
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 OHare, the convenience of being near the airport
was highlighted.
Recognizing that OHare 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 agship 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 oors
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 exible event or
meeting space
Five of the Chicago areas 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
Market Study & Conceptual Plan 11
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 nishes.
The incorporation of residential would be important to further
generating activity and demand within the area.
Trafc Considerations
National retailers also outline a specic set of standards
when evaluating a potential site. One determining factor is
a locations minimum Average Daily Trafc (ADT). The ADT
gure measures the average amount of trafc 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) trafc data, current trafc counts
along Touhy Avenue are approximately 26,300 vehicles per day
between Touhy and Lehigh, which would sufciently meet the
criteria of most national, regional, and local retailers.
12 Touhy Triangle
Use Matrix
The 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 trafc counts important?
Commercial
Grocery Store
Jewel, Marianos,
Whole Foods
35,000 to 70,000 1 Yes
Typically, but decent visibility and access
from high trafc area okay.
Specialty Grocer Trader Joes 10,000 to 20,000 1 Yes
Typically, but decent visibility and access
from high trafc area okay.
Convenience Store 7-11, KWIK Mart 2,500 to 7,500 1 Yes Yes
Pharmacy CVS, Walgreens 5,000 to 15,000 1 Yes
Typically, but decent visibility and access
from high trafc area okay.
Gift shop Hallmark, local 1,500 to 5,000 1 Yes
Pedestrian orientated environment can
overcome low trafc counts
Large Electronics/
Appliances
HH Greg, Best Buy 100,000 to 200,000 1 Yes
Typically, but decent visibility and access
from high trafc area okay.
Electronics Smaller Scale
New Best Buy, Game
Stop, Apple
1,500 to 15,000 1 Yes
Pedestrian orientated environment can
overcome low trafc counts
General Merchandise Target, Wal-Mart, Petco 100,000 to 200,000 1 Yes
Typically, but decent visibility and access
from high trafc area okay.
Warehouse Clubs Costco, Sams Club 100,000 to 200,000 1 Yes
Typically, but decent visibility and access
from high trafc area okay.
Apparel
J Crew, Guess,
Anthropologie
5,000 to 12,000 1+ Yes
Pedestrian orientated environment can
overcome low trafc counts
Department Stores (free
standing)
Kohl's, Sears 60,000 to 100,000 2 Yes
Typically, but decent visibility and access
from high trafc area okay.
Home Improvement Lowes, Home Depot 100,000 to 150,000 1 Yes
Typically, but decent visibility and access
from high trafc area okay.
Hardware (small) Do it Best 5,000 to 10,000 1 Yes Yes
Ofce Supply Staples, Ofce Max 10,000 to 25,000 1 Yes Yes
Full Service (Local) White table cloth type 1,200 to 5,000 1 to 2
Depends on location
and following
Depends on use. Pedestrian orientated
environment can overcome low trafc
counts.
Full Service (Chain)
Chilis,BW3, Olive
Garden
2,500 to 5,000 1 Yes
Typically, but decent visibility and access
from high trafc area okay.
Limited Service
Panera, Chipotle,
Starbucks
1,500 to 3,000 1 Yes
Typically, but decent visibility and access
from high trafc area okay.
Fast Food
McDonalds, Burger
King
1,500 to 3,000 1 Yes Yes
Beer, Wine, Liquor Binnys, Local 2,500 to 7,500 1 Yes
Depends on use. Pedestrian orientated
environment can overcome low trafc 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.
Market Study & Conceptual Plan 13
Type of Use Examples
Typical Size
(square feet)
Typical
Height
Does it require
exposure? Are trafc counts important?
Entertainment/Recreation
Theater (multi-screen) AMC or similar
Dependent on
number of screens
2 to 4
Needs signage exposure
more than building
exposure
Direct trafc counts less important than
access to arterials or interstates.
Health Club
XSport, LA Fitness,
Independent
10,000 to 100,000 1 to 3
Needs signage exposure
more than building
exposure
Direct trafc counts less important than
access to arterials or interstates.
Entertainment Center
Brunswick Zone, Lucky
Strike
20,000 to 100,000 1 to 2
Needs signage exposure
more than building
exposure
Direct trafc counts less important than
access to arterials or interstates.
Hotel
Limited Service
Hilton Garden,
Hampton Inn
Depends on
property
3 to 5
Needs signage exposure
more than building
exposure
Typically, but decent visibility and access
from high trafc area okay.
Full Service
Marriott, Hyatt
Regency
Depends on
property
5+
Needs signage exposure
more than building
exposure
Typically, but decent visibility and access
from high trafc area okay.
Boutique Hotel Usually not a chain
Depends 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
Ofce above retail
Professional ofce,
medical, nancial.
Legal etc.
*Varies by
development
2+
Varies depending on
ground oor commercial
uses
For retail uses - yes. Less important for ofce.
Residential above retail
and/or ofce
Owner occupied
condominiums and
apartments
*Varies by
development
2+
Varies depending on
ground oor commercial
uses
For retail uses - yes. Less important for
ofce. No for residential.
Ofce Alone
Professional Space Professional ofce,
medical, nancial.
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 trafc counts less important than
access to arterials or interstates.
Residential Alone
Condominiums 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
eld are not included given that there use is already dened 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 exibility with
parking provided in either a structure or surface lot depending
on the location within the site.
1 10+ Story Hotel
Hotel site would accommodate a known agship 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 Center
A 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 Building
Four to ve story mixed-use building with ground oor retail.
Upper oors could accommodate either residential or ofce
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.
Market Study & Conceptual Plan 15
10 Mixed-Use Building
Three story mixed-use building with 43,500 square feet of
ground oor retail. Upper oors could accommodate either
residential or ofce uses. Commercial component could
accommodate restaurant or retail development.
12 Aldi Grocery Store
Prototypical Aldi grocery store site of approximately 16,250
square feet. Aldis 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 Facility
A 100,000 (+ /-) square foot tness 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 oor(s) would provide space to be a premier tness
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 tness facility).
25 Senior Housing/Multi-Family Residential
High quality senior housing would accommodate growing
demand in the market. Proximity to the site amenities including
restaurants, retail and tness 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 Development
Single 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 Binnys .
28 Mixed-Use Building
Four to ve story mixed-use building with 43,500 square feet of
ground oor commercial space with residential or ofce above.
Ground oor uses would be market driven but could include
niche retailers or service uses such as dry cleaners and salons.
29 Mixed-Use Building
Depending 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 ofce as well.
North Perspective
NILES TOUHY SUBAREA PLAN
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10+ Story Hotel
3-Deck Parking Garage
Hotel Plaza & Dropoff
Convention Center
Mixed-Use Building
3-Deck Parking Garage
Surface Parking Lot
Leaning Tower Park Site
Leaning Tower Outdoor Dining
Mixed-Use Building
Surface Parking Lot
Aldi Grocery Store
Costco Gas Station
Existing Costco to Remain
Existing Target to Remain
City of Chicago Residential Subdivision
Restaurant
Existing Businesses to Remain
Drive-Thru Restaurant
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Key Improvements
South Perspective
NILES TOUHY SUBAREA PLAN
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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