Village of Niles, Illinois TOUHY TRIANGLE MASTER PLAN

Gewalt Hamilton Associates NOVEMBER 2016

Contents Plan Purpose 3 Plan Overview 3 Existing Conditions 4 Study Area Context 4 Transportation Context 6 Development Context 12

The Touhy Triangle Master Plan 16 Development Framework 16 Preferred Master Plan Concept 18 Alternative Master Plan Concept 26 Development Products 35 Future Traffi c Considerations 45

Implementation 50 Development Considerations 50 Regulatory Considerations 50 Access Considerations 51

Appendices 53 I. Existing Traffi c Conditions 54 II. Projected Traffi c Conditions 67 2 TOUHY TRIANGLE MASTER PLAN Plan Purpose Plan Overview One of the Top Community Issues to emerge from the Niles 2030 The Touhy Triangle Master Plan Report, prepared by The Lakota Group Comprehensive Plan was the Village's lack of a 'true downtown and Gewalt Hamilton Associates, provides a summary of the prevailing area', which was believed to "negatively impact the Village's sense of land use and building patterns, transportation and infrastructure community, image and identity". In response the Village of Niles has conditions, and development potential of the ‘Touhy Triangle’ area in undertaken a proactive eff ort to develop and implement a bold vision for Niles, Illinois. Out of this analysis, a site development and planning a new town center within the Touhy Triangle. In support of this vision, framework was developed, including a master plan vision for the site the Touhy Triangle Master Plan was developed with an aim to achieve the detailed later is this report. following goals: This report also builds on prior planning studies prepared for the ▪ Enhance Economic Vitality – the new plan calls for a vibrant, area, including the Touhy Triangle Market Study and Development mixed-use, entertainment district with strong commercial uses and Concept, which provided a broad scale market assessment and potential modern employment centers. development program for the area. Combined, these analyses establish a vision and framework for the future planning and development of Niles’ ▪ Foster a Greater Sense of Community – in the future the Touhy Touhy Triangle area. Triangle will be a distinct, vibrant place that residents will proudly identify as the 'heart' of their community. While the Plan is intended to serve as an essential resource in guiding the ▪ Provide Opportunities for Recreation and Entertainment – new area’s future redevelopment, a more detailed examination of real estate public open spaces programmed with a variety of amenities market trends will ultimately be required to determine fi nal plan direction. and activities will anchor a range of active commercial and entertainment-oriented uses. ▪ Promote Arts and Culture within the Village – as a key destination within the region, the new town center will provide a setting for concerts in the park, fairs and festivals, and public art opportunities all set within a rich urban environment.

The Village will work in close partnership with area land and business owners, residents, and the development community to achieve these goals.

TOUHY TRIANGLE MASTER PLAN 3 EXISTING CONDITIONS

STUDY AREA CONTEXT Located in southeast Niles, the Touhy Triangle is a large Zoning and Land Use commercial-industrial area bound generally by Lehigh Avenue In anticipation of future changes prescribed in this Plan, the Village of Niles offi cially to the east, Gross Point Road to the north/northwest, and Touhy changed the Touhy Triangle's overall zoning to ENT-MU Entertainment / Mixed-Use Avenue to the south. The main portion of the Touhy Triangle Study district in June 2016. However, the area's existing development pattern was largely Area – outlined in red in Figure 2 on the following page – is roughly driven by the Village's previous zoning policies. Before the June 2016 update, a 110 acres in size. The Study Area also includes a small 1.4 acre signifi cant majority of the site was comprised of either M - Limited Manufacturing parcel of open space owned by the Cook County Forest Preserve or B2 - Service Business zoning, which generally support larger-scale commercial, District, which is located to the southwest of the main area across warehouse or light industrial uses. A limited amount of B1 - Retail Business zoning also Caldwell Avenue. Within the Triangle, but outside of the study existed in the study area, with smaller format, stand-alone restaurants and personal area, is a 16 acre, single-family residential neighborhood that is service business as the prevailing uses in those locations. The following is a summary formally located within the Chicago city limit. of key site development standards – including maximum fl oor area ratios (F.A.R.) – under each of the three zoning districts formerly found within the Study Area: Development Patterns ▪ B1 – Retail Business: Max. building height is 36 feet; Maximum F.A.R. is 1.8 Currently, the Touhy Triangle is largely built-out with large 2-3 story buildings surrounded by expansive parking areas as the predominant ▪ B2 – Service Business: Max. height is 36 feet; Max. F.A.R. is 2.0 character of development. A signifi cant number of buildings in the ▪ M – Limited Manufacturing: Max. height is 36 feet; Max. F.A.R. is 1.5 study area range from roughly 140,000 to 220,000 square feet, with the Bee Sales Company and International Wholesale Center (IWC) Figure 1 – Previous Niles Zoning Map (superceded on 6/28/2016)

E D P building reaching nearly 260,000 square feet. A large number of OL N buildings also exist in the range of 25,000 to 50,000 square feet. HOWARD ST

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One exception to the prevailing development pattern is the Leaning A C

D L R E Tower YMCA located off of Touhy Avenue, which is notable for R1 NT H I I PO G JARVIS ST H SS !!!!!!!!!!!!!! O A several reasons. First and foremost, at 10 stories, the building is !!!!!!!!!!!!!! R V G !!!!!!!!!!!!!! SHERWIN AVE E !!!!!!!!!!!!!! signifi cantly taller than any other structure in the surrounding area. !!!!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!!

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social services, the facility also serves as a very distinct land use A !!!!!!!!!!!!!!

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replica of the original in Pisa, Italy – provides a distinct local landmark E !!!!!!!!!!!!!!

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for the area. Aside from the YMCA, the other buildings within the H

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4 TOUHY TRIANGLE MASTER PLAN Figure 2 – Study Area Context Map

LEGEND

STUDY AREA REVOLUTION VILLAGE OF MUNICIPAL DANCE WEAR SKOKIE BOUNDARY STUDY AREA CORE EXISTING HOWARD STREET HOWARD STREET BUILDINGS PARKING AREAS / DRIVES

VILLAGE OF NILES GRAINGER CRONAME RD NIMLOCK FORT EXHIBITS DEARBORN COMPANY CALDWELL AVE

LIFEWAY CORE AREA FOODS BANKIER EPC PRINTING ± 110 ACRES CO

JARVIS AVE

AMER. SCIENCE & SURPLUS COSTCO VILLAGE PREF. GRAINGER MEDIA GARVEY OF AETNA GROUP SCREW NILES

JOHNSON & QUIN LEANING BEE TOWER SALES IWC YMCA GROSS POINT ROAD TARGET LEHIGH AVE CO. ALDI

MEADE AVEMEADE AVE SHURE MELVINA AVE AVE MELVINA MELVINA

TOUHYTO AVE TOUHY AVE

BUNKER CITY OF HILL CHICAGO 0’ 300’ 600’

TOUHY TRIANGLE MASTER PLAN 5 TRANSPORTATION CONTEXT During the planning process, Gewalt Hamilton Associates, Inc. (GHA) Roadway Jurisdiction has studied the transportation planning issues associated with the Touhy Roadway jurisdiction is an important consideration in how a roadway Triangle study area. The existing conditions fi ndings are summarized functions and is maintained. The roadways within the Study Area are below and on the exhibits enclosed. Transportation recommendations for under the jurisdiction of IDOT (Touhy Avenue, Lehigh Avenue and proposed plan conditions can be found at the end of this report. Gross Point Road from Touhy Avenue to Croname Road) and the Village of Niles (Melvina Avenue and Gross Point Road from Croname Road to Lehigh Avenue). Jurisdiction determines who is responsible for Existing Roadway Network maintenance, snow plowing, roadway improvements, etc. Coordination and cooperation between entities is an important part in determining Functional Classifi cation access control, roadway character, traffi c signals, etc. The roadways within the Study Area are classifi ed according to the level of service they are intended to provide. This functional classifi cation process recognizes a hierarchy of roadways and the fact that they do not function independently, but as a system-wide supportive network. The hierarchy classifi cations found within the study area, as defi ned by the Illinois Department of Figure 3 – Functional Classifi cation Map Transportation (IDOT) and diagrammed in Figure 3, are as follows:

▪ Other Principal Arterial – Touhy Avenue and Caldwell Avenue (US Route 14) ▪ Major Collector (Gross Point Road and Lehigh Avenue) ▪ Local Streets (Melvina Avenue).

Touhy Avenue and US Route 14 (Caldwell Avenue) are also classifi ed by IDOT as Strategic Regional Arterial (SRA) Routes. An SRA route, as defi ned by IDOT, is a highway designated to accommodate long-distance regional traffi c, to complement a region’s major transit and highway facilities and to supplement the freeway system.

Figure 3 depicts the functional classification of area roadways, as defined by IDOT.

6 TOUHY TRIANGLE MASTER PLAN Traffi c Control Traffi c Volume Traffi c control devices – shown in Figure 4 below – are a key component Traffi c volume is a key factor of roadway operations. Volume of public safety and effi cient traffi c movement. Traffi c Control is measurements are taken in a number of ways; one standard being Average determined, among other things, by roadway volumes, intersecting Daily Traffi c (ADT). Traffi c counts were obtained along the Study Area roadways, pedestrian considerations, and accident data. Traffi c control roadways from IDOT’s annual count program and supplemented with is maintained by the agency with jurisdiction over the roadway. This also traffi c count data from recent studies performed in study area. The ADT requires coordination and cooperation among agencies. Traffi c signals along the Study Area roadways are also illustrated in Figure 4. The ADT are strategically placed along primary travel corridors to help promote along Touhy Avenue, Gross Point Road, and Lehigh Avenue are from traffi c fl ow and public safety. IDOT’s 2014 traffi c counts. The traffi c counts along Caldwell Avenue were obtained from GHA’s 2015 traffi c counts completed as part of a yearly contract with IDOT. Traffi c count summaries can be found in Appendix I.

Parking On-street parking is provided along the south side of Touhy Avenue (located in the City of Figure 4 – Traffi c Signals Map Chicago), serving the residential and commercial uses. It is also provided along both sides of the Not t X,XXX Village-maintained section of Gross Point Road, between Croname Road and Lehigh Avenue. The remainder of the parking within the Study Area is 18,150 contained within private parking lots dedicated to specifi c businesses.

Based on fi eld observations of the area, it 4,850 appears that most businesses have an ample supply of parking. With future redevelopment 4,750 in the study area, potential exists to combine parking areas and advocate for the use of shared parking. Providing parking areas in the rear of parcels should also be encouraged. Ultimately, 25,800 parking amounts for any future redevelopment 26,100 39,000 will have to be planned in relation to the size and 19,100 type of new uses that occur, with consideration of relevant zoning and development standards.

Figure 4 depicts the study area intersections operating under traffic signal control. The remaining study area intersections operate under minor street two-way stop control (TWSC).

TOUHY TRIANGLE MASTER PLAN 7 Pedestrians, Bicycling and Transit While transportation planning associated with automobiles is of critical importance any of the roadways. The North Branch Trail (a 15-mile, mostly within the study area, alternative modes of transportation are also a vital paved, multi-use trail following the North Branch of the Chicago component of urban transportation planning. Walking, bicycling and transit are River and the Skokie River through the northern suburbs of all alternative modes of transportation that should be encouraged throughout the Chicago, including Niles) is located within close proximity to the Study Area through careful improvements to infrastructure and well-coordinated Study Area. A signalized trail crossing is located on Touhy Avenue land use planning. The pedestrian experience along the Study Area’s streets is at Riverside Drive, approximately 0.2-mile west of Gross Point generally good, with sidewalks present on at least one side of the street. However, Road. Due to the high vehicular volumes and travel speeds along there are several areas with discontinuous sidewalks, including: Touhy Avenue and Caldwell Avenue, providing bicycle facilities along these segments may prove diffi cult within the existing ▪ Touhy Avenue to the east and west of Caldwell Avenue and to the east roadway cross-sections and available right-of-way. However, of Meade Avenue. opportunities may exist for encouraging bicycle mobility along ▪ Lehigh Avenue along its entirety between Gross Point Road and Touhy the lower volume adjacent streets of Gross Point Road, Lehigh Avenue. Avenue and Melvina Avenue. These roadways, and also Natchez ▪ Caldwell Avenue between Gross Point Road and Touhy Avenue. Avenue and Croname Road north of Gross Point Road, provide a connection to Howard Street, which is proposed to have on-street Opportunities exist to improve the pedestrian environment at the Study Area’s bike lanes (2014 Village of Niles Bicycle & Pedestrian Plan). The signalized intersections, providing Americans with Disabilities Act (ADA) compliant proposed Howard Street bike route also provides a connection to detectable warnings, crosswalk markings, pedestrian countdown signals, and the North Branch Trail. pedestrian signal timing modifi cations that include leading pedestrian intervals. Bicycling facilities, including bike lanes or multi-use paths, are not provided along Figure 5 depicts the fi ve Pace Bus Routes (#225, #290, #411 and #413) and the Chicago Transit Authority Bus Route (#85A) Figure 5 – Pace Bus Routes Map that serve the study area. The Village of Niles provides partial funding for two of the Pace Bus Routes (#411 and #413), operating Howard St as free routes within the Village. Metra commuter rail service Caldwell Ave Caldwell Ave

Croname Rd Croname Rd is not provided within the study area, but is located within close Central Ave Central Ave proximity via the Milwaukee District / North Line Morton Grove and Edgebrook Stations, approximately 1.4 miles northwest and southeast of the study area on Lehigh Avenue. Melvina Ave Melvina Ave

Legend CTA Bus Route 85A Niles Free Bus Route 413 Pace Bus Route 290 Niles Free Bus Route 411 Touhy Ave Pace Bus Route 225

8 TOUHY TRIANGLE MASTER PLAN Current Capacity Analysis Another important factor regarding roadway operations is traffi c The table shown below (Figure 6) summarizes the existing LOS for the congestion and its impacts on Level of Service (LOS). Factors such as various roadway segments in the Study Area. The HCM spreadsheets the type of roadway, pavement cross section, median type, number of containing the capacity analysis are provided in Appendix II. As shown in access points, ADT, directional split of traffi c, truck volumes and speed the table, all roadway segments operate at acceptable LOS C or better are used in determining the LOS for a roadway link. A “link” is a section with the exception of Melvina Avenue, which operates at a LOS D in the of roadway in between intersections. southbound direction. It should also be noted that there is potential for congestion at intersections during the peak periods (7:00 to 9:00 AM and Level of Service for the roadway links in the study area were determined 4:00 to 6:00 PM on weekdays and 11:00 AM and 2:00 PM on Saturday). using methods contained in the HCM for two-lane (one travel lane As development progresses, roadway extensions and new connections in each direction) and multilane (more than one travel lane in each should be explored to help ensure that adequate vehicle carrying capacity direction) facilities – see following page for defi nitions. Typically, a is provided throughout the Study Area. roadway is designated as congested if level of service falls below LOS C. As noted in the descriptions, LOS C is oft en used as the design standard, The various stages of LOS, as defi ned by the Highway Capacity Manual however, in the suburban Chicagoland area, many roadways operate (HCM), the prominent industry standard for evaluating congestion and below LOS C. capacity, are outlined below:

▪ Level of Service A can be described as free-fl ow operations. Traffi c is generally traveling at or above the posted speed limit. There is complete mobility between travel lanes. Figure 6 – Existing Traffi c Volumes Level of Service

Peak Hour Volume Level of Service Roadway Segment Lanes1 ADT2 Dir. 1 (NB/EB) Dir. 2 (SB/WB) Dir. 1 (NB/EB) Dir. 2 (SB/WB)

Touhy Ave West of Caldwell Ave 2 25,800 970 1,070 B B Touhy Ave Caldwell Ave to Lehigh Ave 2 26,100 995 990 B B Touhy Ave East of Lehigh Ave 2 39,000 1,615 1,440 C B Caldwell Ave North of Touhy Ave 2 18,150 585 1,175 A B Caldwell Ave South of Touhy Ave 2 19,100 730 695 A A Gross Point Rd / Harts Rd Lehigh Ave to Milwaukee Ave 1 4,750 325 160 C C Lehigh Ave Howard St to Touhy Ave 1 4,850 455 205 C C Melvina Ave Touhy Ave to Gross Point Rd 1 -- 270 545 C D 1 Per direction of travel. 2 See Appendix II

TOUHY TRIANGLE MASTER PLAN 9 ▪ Level of Service B is described as reasonably free-fl ow operations. ▪ Bus shelter on Caldwell Avenue at Gross Point Road. Traffi c is traveling at average speed, about 70 percent of the free- ▪ Bus transfer station on Caldwell Avenue at Touhy Avenue, with bus fl ow speed. Complete mobility between lanes is generally available. signal preemption. ▪ Level of Service C can be described as at or near free-fl ow operations. Mobility between travel lanes is more restricted in 2000 Touhy Avenue SRA Study midblock locations. Travel speeds are generally maintained around the posted speed limit. This is the design LOS for most suburban ▪ Two, 11 foot lanes in each direction with an 11 foot painted median, and urban arterials. with curb and gutter and sidewalks. ▪ Level of Service D is described as decreasing free-fl ow levels. Speeds ▪ Existing access maintained, consolidating driveways where decrease as the volume and delay increase. Mobility between lanes is feasible. much more reduced and a driver’s level of comfort decreases. ▪ Level of Service E is described as operations capacity. Flow is Chicago Metropolitan Agency for Planning Transportation irregular and speed varies rapidly, but rarely reaches the posted Improvement Program (FY 2014-2019) speed limit. There are virtually no usable gaps in traffi c, making Touhy Avenue at Gross Point Road and Harts Road intersection mobility between lanes challenging. reconstruction – widening to provide separate left -turn lanes on Touhy Avenue eastbound and westbound, and on Gross Point Road ▪ Level of Service F is described as a breakdown in vehicular fl ow. southbound. It also provides improvements to pedestrian and bicycle Flow is forced and every vehicle moves together, with frequent accommodations, including a sidewalk along the south side of Touhy slowing expected. Travel speeds are extremely low and signifi cant Avenue between Gross Point Road and Caldwell Avenue, and a crosswalk queuing at signalized intersections is typical. Roadways operating at with pedestrian signals on the south leg of the Touhy Avenue and LOS F oft en have more demand than capacity. Caldwell Avenue intersection (FY 2017).

Planned Roadway Improvement Projects Illinois Department of Transportation Highway Improvement Program (FY 2016-2021) Planned roadway improvement projects are an important part of a transportation planning study. The roadway improvements currently ▪ Touhy Avenue bridge replacement at the North Branch of the planned within the Study Area are listed below: Chicago River, 0.6 miles east of Harlem Avenue (FY 2017-2021). ▪ Touhy Avenue at Riverside Drive traffi c signal modernization, 0.2 1996 US Route 14 (Caldwell Avenue) SRA Study miles west of Gross Point Road (FY 2017-2021). ▪ Two, 12 foot lanes in each direction with a fl ush 14 foot median. ▪ Gross Point Road / Harts Road resurfacing and pedestrian ramps – in accordance with the Americans with Disabilities Act (ADA) – ▪ Right turn lane on northbound Caldwell Avenue at Touhy Avenue. from Croname Road to Milwaukee Avenue (FY 2017-2021). ▪ Right-turn lane on southbound Caldwell Avenue at Gross Point Road. ▪ Harts Road bridge beam replacement and new deck at the Chicago ▪ Additional left -turn lane (dual) on north and south approaches of River’s North Branch, 0.3 miles south of Touhy Avenue (FY 2017-2021). Caldwell Avenue at Touhy Avenue.

10 TOUHY TRIANGLE MASTER PLAN Transportation Issues and Opportunities Following the review of current conditions and facilities, existing 5. Add a STOP-sign to the Melvina Avenue southbound approach at transportation issues and opportunities were determined for the study its intersection with the Costco Fuel/Aldi and Target (see Figure area based on data collection and fi eld reconnaissance. 4 for all-way stop-control analysis). Northbound Melvina Avenue would need to operate under free fl ow condition to prevent In addition to modest, near-term changes to traffi c operations, potential backups into the nearby intersection at Touhy Avenue. long term improvements should consider the consolidation / restriction 6. Provide all-way stop-control at the Costco Wholesale south access of movements (right-in/right-out only) at the access driveways, and the and Melvina Avenue intersection (see Figure 4 for all-way stop- creation of a new intersection serving Target and Costco on Melvina control analysis). Avenue, opposite the YMCA property. A cross-connection between the 7. Costco Fuel / Aldi and YMCA property should also be considered. The Place the Gross Point Road and Melvina Avenue intersection under new intersection on Melvina Avenue should be considered for traffi c signal all-way stop-control. This intersection should be evaluated for control operation. traffi c signal control with future development in the study area. 8. Explore the potential for a new north-south connection between Potential traffi c control issues and opportunities might include: Gross Point Road and Howard Street.

1. Create a new east-west connection between Melvina Avenue and Lehigh Avenue. Careful consideration should be given to the Other potential non-traffi c related transportation issues and planned expansion and loading activities occurring on the north opportunities could include: side of the Costco Warehouse building. ▪ Inclusion of pedestrian accommodations, such as pedestrian 2. Create a new north-south / east-west connection between countdown timers and updated ADA features. Melvina Avenue and Gross Point Road / Touhy Avenue. The new ▪ Implementation of access management strategies along all Study intersection on Gross Point Road should be considered for all-way Area roadways, such as consolidating existing driveways and stop control or traffi c signal operation. careful consideration of where new driveways should be located. 3. Modify the existing right-in only access on Touhy Avenue serving ▪ Combining private, off -street parking areas and advocating the use the Target to also permit right-outs (creating right-in/right-out of shared parking, as well as providing parking areas to the rear of access). This requires approval from IDOT and would require a some parcels under redevelopment. weave analysis on Touhy Avenue, since a westbound right-turn lane on Touhy Avenue is directly adjacent to the access driveway. 4. Modify the YMCA property access driveway at Touhy Avenue from one-way northbound to two-way traffi c fl ow. This would also require approval from IDOT and need to consider operations of the adjacent traffi c signals to maintain adequate traffi c fl ow along Touhy Avenue.

TOUHY TRIANGLE MASTER PLAN 11 DEVELOPMENT CONTEXT The successful future redevelopment of the Touhy Triangle will require As described in the Transportation Context section, there are a number careful master planning based on market and economic feasibility, of potential street and road network enhancements that could help to and need to adequately address the physical factors summarized in improve connectivity within and around the Touhy Triangle, thereby this report. Some initial observations and conclusions regarding the increasing the viability of new development within the Study Area. One recommended direction of land use and development within the Study example includes enabling better connectivity between Gross Point Road, Area are provided below. Lehigh Avenue, and Howard Street in the far northeast corner of the Study Area. The odd angle of streets and property lines in this vicinity, as Development Opportunities and Constraints well as the resulting limitations on traffi c movements, may diminish future redevelopment opportunities. The following is a summary of the existing opportunities and constraints that will have a direct impact on the physical design and character of the Study Area’s future redevelopment. Branding Two key signage opportunities are identifi ed on the Site Analysis Map at Potential for Change the intersections of Touhy Avenue, Gross Point Road, and Lehigh Avenue The Site Analysis Map (Figure 7) shown on the facing page, outlines the respectively. Major gateway/landmark elements are recommended in extent to which each building in the study area is susceptible to change – these areas due to the high visibility of these locations (identifi ed by with blue indicating a high potential for change, orange indicating a limited yellow asterisks). Branding and identity elements should include the potential, and red identifying buildings that are unlikely to change. The Village’s new logo, and should also be included as components of a designations shown are based a variety of criteria, taking into account comprehensive marketing strategy for the Touhy Triangle, and tied to factors like building age and condition, functional signifi cance, ownership, new developments as they occur in the future. locational relevance, and environmental issues. A key observation of this analysis is the clustering of buildings with the most potential for change, Infrastructure which will be elaborated on later in this summary. Major utility lines within the study area have been highlighted on the Site Analysis Map (dashed purple lines) indicating potential obstacles to be Connectivity considered when exploring future development opportunities. While most of Several opportunities exist to enable greater connectivity between the the utility lines serving the area are located within the right-of-ways of existing Touhy Triangle and surrounding neighborhoods, but remain unrealized due streets and are therefore unlikely to require relocation, it should be noted to current conditions. One major opportunity is to establish an improved that signifi cant modifi cations to the roadway network may impact utilities. connection with the North Branch Trail, which intersects with Touhy Avenue Several key lines are identifi ed on the facing page and described below: immediately west of the study area. Two potential routes for this connection 1. 8”water main to the East of 6450 W. Touhy, runs north to south, about 1,350’. have been identifi ed, which should also be tied to potential improvements to an under-utilized open space adjacent to the Bunker Hill Forest Preserve. 2. 10” water main to the west of 6310-6330 W. Touhy, runs north to Another opportunity for enhanced connectivity is the site’s proximity to the south, about 1,600’. terminus of several CTA bus lines on Caldwell Avenue. Sidewalks and basic 3. Melvina Avenue, 10” water main, sanitary sewer and storm sewer (10” - 36”). pedestrian safety enhancements are currently missing near this location.

12 TOUHY TRIANGLE MASTER PLAN Figure 7 – Site Analysis Map

LEGEND

STUDY AREA POTENTIAL TO CHANGE REVOLUTION VILLAGE OF MUNICIPAL LIMITED DANCE WEAR BOUNDARY POTENTIAL TO CHANGE SKOKIE KEY SIGNAGE OPPORTUNITY NOT LIKELY TO CHANGE PEDESTRIAN KEY EXISTING UTILITIES HOWARD STREET HOWARD STREET CONNECTION OR INFRASTRUCTURE Potential School District Transportation Center VILLAGE OF NILES GRAINGER CRONAME RD NIMLOCK FORT EXHIBITS DEARBORN COMPANY CALDWELL AVE

LIFEWAY FOODS

BANKIER EPC CO PRINTING 5 JARVIS AVE

AMER. SCIENCE & SURPLUS COSTCO VILLAGE PREF. GRAINGER MEDIA GARVEY OF AETNA 3 4 GROUP SCREW NILES

JOHNSON & QUIN 2 LEANING GROSS POINT ROAD 1 BEE TOWER SALES IWC YMCA Potential North TARGET LEHIGH AVE CO. ALDI 6

Branch Trail MEADE AVEMEADE AVE SHURE Connections MELVINA AVE AVE MELVINA MELVINA

TOUHY AVE TOUHY AVE

North BUNKER CITY OF Branch HILL End of CTA Missing Trail Bus Lines Sidewalk CHICAGO 0’ 300’ 600’

TOUHY TRIANGLE MASTER PLAN 13 4. 10” and 12” water main running behind 6150 Touhy & 7311 Melvina. Site Organization The section behind 6150 Touhy is likely to remain. Based on the site analysis, specifi c areas within the Touhy Triangle have 5. 48” storm sewer that runs from Gross Point Road (along the been identifi ed as potential development ‘pods’ or clusters, providing a extension of Jarvis Ave) towards the west to Gross Point Road. broad-level organization for the Study Area. These areas (identifi ed in 6. Sanitary and storm sewers, and a water main running mostly north & Figure 8) are described below: south to the East of 7300 Leigh. ▪ Area 1 – bound generally by Touhy Avenue, Gross Point Road and Melvina Avenue, Area 1 is roughly 33 acres in size. Shown in the Stormwater Site Organization Diagram as dark black lines, the introduction Stormwater management is another important consideration of any future of two new internal access roads (one north-south, and the other development scenario, with implications for both the design and cost east-west) would help to organize the site for future development. of potential plans. As noted in the previous section, the clustering of Given the site’s centralized location, high visibility, and proximity buildings and parcels most likely to change suggests that stormwater will to major retail anchors Costco and Target, it is recommended be managed relative to specifi c developments, instead of as a centralized that future development focus on commercial and entertainment- regional system. Given the reasonably high value of land within the study oriented land uses. The Leaning Tower of Niles is also included area, it is assumed that most detention will occur underground, though a within this development pod, providing a potential opportunity to portion of storage could be supported through surface retention in the create a unique gathering space that utilizes the local landmark. form of parking lots, open spaces, and rain gardens or bio-swales. ▪ Area 2 – located in the northeast corner of the Study Area, this cluster is roughly 26.5 acres. Area 2 is currently bound by Gross For the purposes of this planning eff ort, Gewalt Hamilton Associates has Point Road and Lehigh Ave, with a new internal access road calculated that a conceptual stormwater detention requirement ratio of recommended along the area’s southern edge. This site has the 0.35 acre feet for every 1 acre redeveloped is needed. This detention greatest potential for light industrial, offi ce, or commercial use, will likely be allocated with about 85% in underground storage and the though it could also be the location of a new YMCA facility or for remaining 15% handled through surface retention. residential use. ▪ Area 3 – the third development pod is located near the northwest corner of the Touhy and Lehigh Avenue intersection – in the southeast portion of the Study Area. Area 3 is roughly 20 acres in size, however it has smaller-format, stand-alone commercial Anticipated Future Stormwater Allocation: development along the southern edge that is less likely to change UNDERGROUND STORAGE than other uses. There is potential on this site for additional 85% commercial, light industrial, manufacturing and/or specialty uses. SURFACE RETENTION Future development that preserves and complements the existing, 15% successful outlot is highly encouraged. An outlot is any parcel not designated as a lot, public street, or public dedication.

14 TOUHY TRIANGLE MASTER PLAN Figure 8 – Site Organization Diagram

LEGEND

STUDY AREA MUNICIPAL REVOLUTION VILLAGE OF BOUNDARY DANCE WEAR SKOKIE DEVELOPMENT ‘PODS’ POTENTIAL STREET NETWORK HOWARD STREET HOWARD STREET Potential School District Transportation Center VILLAGE OF NILES GRAINGER CRONAME RD NIMLOCK FORT EXHIBITS DEARBORN COMPANY CALDWELL AVE

LIFEWAY AREA 2 FOODS ± EPCEP BANKIER ( 26.5 ACRES) CO PPRINTINGRIN

JARVIS AVE

AMER. SCIENCE & SURPLUS COSTCO VILLAGE PREF. AREA 1 GRAINGERGRAINGER MEDIA GARVEY OF AETNA ± GROUP SCREW ( 33 ACRES) NILES

JOJOHNSONHNSON AREA& QQUIN U3IN LEANING GROSS POINT ROAD BEE TOWER ± SALES IWC YMCA ( 20 ACRES) TARGET LEHIGH AVE Potential North CO. ALDI

Branch Trail MEADE AVEMEADE AVE SHURE Connections MELVINA AVE AVE MELVINA MELVINA

TOUHY AVE TOUHY AVE

North BUNKER CITY OF Branch HILL End of CTA Missing Trail Bus Lines Sidewalk CHICAGO 0’ 300’ 600’

TOUHY TRIANGLE MASTER PLAN 15 THE TOUHY TRIANGLE MASTER PLAN

Based on the analysis of prevailing site conditions within the Touhy ▪ Opportunity Site C – 275,000 square feet (6.31 Acres). Potential Triangle, a series of observations and conclusions regarding the future for multi-story, mixed-use commercial, hotel and entertainment direction of the Study Area can be made. These conclusions are presented uses, with an integrated parking structure. Site also features: in the following section as a vision for future redevelopment that includes ° Key pedestrian-oriented commercial frontage on its north, a broad organizational strategy, a series of master plan concepts, and east, & south edges. profi les of applicable building or development product types. ° An internal, ground-fl oor bus depot. DEVELOPMENT FRAMEWORK ▪ Site D – 11,000 square feet (0.25 acres). New linear open space. The Potential Development Framework (Figure 9) shown on the following ▪ Site E – 72,000 square feet (1.65 acres). New central open page establishes an over-arching strategy for redevelopment of the Touhy space with opportunities for event programming & supporting Triangle, balancing physical design requirements while maintaining enough commercial use. fl exibility to accommodate a wide range of land use goals. The framework ▪ Site F – 40,000 square feet (0.92 acres). Refurbished, existing incorporates transportation and infrastructure recommendations as part landmark open space. Leaning Tower landmark to be preserved. of a recommended primary street and block structure, and outlines major development areas or ‘Opportunity Sites’ that can be developed in phases ▪ Opportunity Site G – 72,500 square feet (1.66 acres). Potential for or sub-divided as appropriate. A brief summary of each opportunity site, low-rise commercial use, with key pedestrian-oriented frontages including general land use recommendations, is provided below. along the north & west edges. ▪ Opportunity Site H – 395,000 square feet (9.07 acres). Potential The Development Framework also incorporates important public realm for multi-story commercial, offi ce, relocated YMCA and/or considerations, identifying key open spaces, landscape areas, and residential, with key pedestrian-oriented frontages along the priority pedestrian frontages to ensure that future development results south & west edges. in a vibrant and highly active environment. ▪ Opportunity Site I – Potential for a 40,000 – 50,000 square foot Gross Point Road Realignment commercial infi ll building. The Development Framework also highlights the potential Opportunity Site J – 235,000 square feet (5.39 acres). Potential reconfi guration of Gross Point Road in the northeast portion of the Study ▪ for offi ce, manufacturing, relocated YMCA or residential uses. Area as an opportunity to resolve prevailing circulation issues, while also creating an additional development opportunity site. For additional ▪ Opportunity Site K – 255,000 square feet (5.85 acres). Potential detail, see Note K and the Framework diagram on the facing page. for offi ce, manufacturing, or residential use. ° Requires roadway network reconfi guration of Gross Point Road Framework Notes ▪ Opportunity Site L – 520,000 square feet (11.94 acres). Potential Opportunity Site A – 95,970 square feet (2.20 acres). ▪ for offi ce, manufacturing, relocated YMCA or residential uses. Potential for low-rise, infi ll offi ce development. ▪ Opportunity Site B – 68,750 square feet (1.58 Acres). ▪ Opportunity Site M – 615,000 square feet (12.12 acres). Potential Potential for commercial, hotel, or offi ce use. for retail and/or manufacturing use.

16 TOUHY TRIANGLE MASTER PLAN Figure 9 – Potential Development Framework (Preferred Concept)

LEGEND DEVELOPMENT STUDY AREA AREA REVOLUTION MUNICIPAL PRIMARY DANCE WEAR BOUNDARY OPEN SPACE VILLAGE OF NEW BLOCK EDGE SECONDARY OPEN SPACE Potential Road Extension SKOKIE POTENTIAL BOULEVARD / BLOCK EDGE KEY STREETSCAPE to Howard Street PROPERTY LINE PRIMARY RETAIL FRONTAGE HOWARD STREET HOWARD STREET SECONDARY RETAIL Potential FRONTAGE School District Transportation Additional Center Development Site VILLAGE OF K NILES GRAINGER CRONAME RD

CALDWELL AVE L

J

JARVIS AVE

COSTCO Potential H Access Drive 80’80 VILLAGE 200’200 B OF I D M NILES 100’

E G EEEEEEEE VVVVVVV AAAAAAAA

North Branch Trail 385’ EEEEEEEE

Greenspace GROSS POINT ROAD A C TARGET DDDDDDDD LEHIGH AVE 225’225 ALDI AAAAAAA EEEEEEE

MMMMMMMM SHURE F MELVINA AVE AVE MELVINA MELVINA

TOUHY AVE TOUHY AVE

North BUNKER CITY OF Branch HILL Trail CHICAGO 0’ 300’ 600’

TOUHY TRIANGLE MASTER PLAN 17 PREFERRED MASTER PLAN CONCEPT Following the establishment of a general framework for future Preferred Master Plan Details redevelopment, a more detailed master plan has been developed for the Area 1 Touhy Triangle that incorporates the physical realities and requirements ± of the built environment. The Preferred Development Master Plan, ▪ Retail: 149,500 square feet. shown in Figure 10 on the facing page, provides an illustration of how the ▪ Hotel: ± 90,000 – 180,000 square feet, with ground-fl oor Village’s preferred land use goals can be achieved through site design amenities and retail space (included in retail total). that fosters a dynamic, pedestrian-oriented public realm. Inherent in ± both the Preferred and Alternative Master Plan concepts presented ▪ Offi ce: 104,000 – 369,000 square feet, depending on the in this report is a focus on compact, walkable, and well-balanced preferred use of the proposed parking structure development. development that provides a range of uses and scale. ▪ YMCA: ± 105,000 square feet, with aquatic center, recreation facilities, and potential for additional upper-story development. The Preferred Master Plan for the Touhy Triangle focuses on the creation of a mixed-use town center or entertainment district, centered around ▪ Residential: ± 80 – 255 units, depending on the preferred use a large, new public open space, anchored by the existing Leaning Tower of the proposed parking structure development. Assume ± 1,000 of Niles to the south. In this scheme, the central open space would square foot units, with 1 - 2 parking spaces per unit. be fl anked by ground-fl oor commercial use and a stand-alone hotel ▪ Open Space: ± 2.8 acres of combined open space, including a development, with a relocated and modernized YMCA at the north end new 11,000 sf linear open space, and a new central green space that of the entertainment district core. A mix of uses could exist within the incorporates the existing Leaning Tower and surrounding plaza. upper-stories of the envisioned new development, though offi ce use would be the top priority in the preferred scheme. Area 2 ± The northeast portion of the Study Area (Area 2) would generally ▪ Industrial: 254,500 square feet of new industrial, warehouse, be maintained as industrial or manufacturing use, however this plan and/or light manufacturing development. Roughly 114,500 square envisions that redevelopment of those areas would occur to allow for a feet would be smaller format and dividable to suit user needs. more organized and effi cient pattern of development. The southeastern Area 3 portions of the Study Area (Area 3) would be redeveloped as a mix of industrial and larger-scale commercial use, while maintaining the existing ▪ Retail: ± 79,000 square feet, primarily as retail anchor space. commercial development adjacent to Touhy Avenue. ▪ Industrial: ± 90,000 square feet of new industrial, warehouse, and/or light manufacturing development. General details regarding the Preferred Master Plan are provided to the right, while specifi c plan elements are described for each major site area in further detail on the following pages of this report. Descriptions of the various types of potential development prescribed in this plan are also provided later in this section.

18 TOUHY TRIANGLE MASTER PLAN Figure 10 – Preferred Development Master Plan

LEGEND

MUNICIPAL PROPERTY LINE BOUNDARY HOWARD STREETST EXISTING BUILDING COMMERCIAL USE

INSTITUTIONAL T E USE HOTEL USE ET E

RESIDENTIAL USE INDUSTRIAL / R OFFICE USE T S W STREW E NEW STREETNEN CRONAME RD AREA 2

VILLAGE OF NILES

NEW BOULEVARD AREA 1 COSTCO AREA 3 CITY OF CHICAGO

GROSS POINT ROAD E ALDALDII TARGET

SHURE ELVINA AV ELVINA MELVINA AVE MELVINA M

TOUHY AVEVE LEHIGH AVE

CALDWELL AVE

BUNKER HILL CITY OF CHICAGO 0’ 250’ 500’

TOUHY TRIANGLE MASTER PLAN 19 Area 1 – Preferred Development The establishment of a new mixed-use town center or entertainment Area 1 at a Glance district lies at the heart of the future vision for the Touhy Triangle (see Figure 13 on the facing page for specifi c plan details). It is envisioned that Open Space: 2.85 ACRES this new district will become a destination and primary gathering place within the Village for both local residents and people in surrounding Commercial: 149,500 SF communities. The preferred plan features a variety of mixed-use building types surrounding an open space core, with each development featuring Office: 104,000 – 369,000 SF retail, dining, or other active commercial uses on the ground fl oor. The typical height of proposed new development in this area is four (4) Hotel: 90,000 – 180,000 SF stories, with shorter one- or two-story liner retail immediately east of a community green. In the preferred plan, the upper-stories of new Residential: 80 – 255 UNITS development may include both offi ce and residential use.

Along the western edge of Area 1, a series of low- to mid-rise offi ce buildings (see items A & B in Fig. 11) are proposed as a transitional use between the existing development to the west and the proposed entertainment district to the east. These buildings could be developed by individual owners or in concert with the larger redevelopment eff ort in Area 1. As a result of their close proximity to the entertainment district core, the offi ces would directly benefi t from the district amenities, while helping to increase the local daytime population of the area.

A stand-alone hotel development (item C) is proposed at the northwest corner of Area 1, adjacent to the proposed open spaces to the immediate east. The hotel would have direct access to Gross Point Road, providing benefi ts to circulation and increased visibility. The hotel is envisioned to range from four- to seven-stories and have direct access to the parking deck allowing for increased onsite amenities and event space. Mixed-use development fronts a performance space in Suwanee Towncenter in Suwanee, Georgia

20 TOUHY TRIANGLE MASTER PLAN Figure 11 – Preferred Area 1 Master Plan Area 1 Plan Notes A▪ 2 to 3-Story Offi ce Development: 40,000 – 60,000 square feet per building. ° Surface parking: 25 spaces total B▪ 2-Story Offi ce Development: 24,000 square feet ° Parking provided in structure C▪ 4 to 7-Story Hotel Development ° Ground fl oor amenities/retail: 30,000 square feet ° Upper stories: 90,000 – 180,000 sf (fl oors 2 – 4, or 2 – 7) ° Surface parking: 48 spaces

CRONAME RD I ° Possible sky bridge to parking deck D▪ 4-Story, Mixed-Use Development ° Internal parking deck: 1,000 + spaces (fl oors 1-4) ° Ground-fl oor liner retail: 65,000 square feet ° Upper-story offi ce or residential: 225,000 Square feet (fl oors 2-4) H H B C E ° Potential for warehouse / showroom space on fl oors 2 – 3 ° Bus depot (fl oor 1 – Northwest Corner) GROSS POINT ROAD E▪ New Linear Open Space: 11,000 square feet (0.25 acres) F▪ New Civic Open Space: 112,000 square feet total (2.6 Acres) G G ° Features new plaza space, bandshell, and event amenities. A ° Incorporates existing Leaning Tower and surrounding plaza. F D G▪ 1-Story Retail Development: 12,250 square feet per building ALDI ° Surface parking: 90 spaces total (3.75 spaces / 1,000 sf)

H A COSTCO ▪ 4-Story, Mixed-Use Development GAS ° Ground-fl oor retail: 15,000 sf (each) ° Upper-story residential: 40 units (each) MELVINA AVE MELVINA ° Total parking ratio 2.15 spaces/unit (30 internal + 56 surface spaces each) TOUHY AVE I▪ 2-Story YMCA: 105,000 square feet ° 55,000 square foot facilities wing (2-stories) ° 50,000 square foot aquatic center 0’ 150’ 300’ ° Surface parking: 156 spaces ° Potential for increased upper-story development

TOUHY TRIANGLE MASTER PLAN 21 The most signifi cant development component of the proposed plan is a new four-story parking structure (item D) located immediately west of the new green space on the site of the current Bee Sales Co. and IWC properties. The size and scale of this proposed building is proportional to similar developments within the region, such as Rosemont’s MB Financial Park, the footprint of which is indicated by the white dotted outline on the plan in Figure 11. Due to the sheer volume of the development, a wide range of potential uses can be accommodated within the structure – see Figure 12 for additional detail regarding potential land uses.

At the heart of the entertainment district, the Preferred Master Plan proposes a large, 2.6 acre open space (item F) on the former site of the Leaning Tower YMCA. The park will feature a new civic green space and be activated with a performance stage and various community amenities, providing Niles with a distinct community gathering space (see Fig. 13 – MB Financial Park in Rosemont, Illinois features entertainment- Bird’s Eye Illustration on the following page). The southern end of the oriented uses fronting an active public open space. park will be anchored by the existing Leaning Tower of Niles and surrounding plaza, which will be improved and incorporated as part of the new open space. The north Figure 12 – Proposed Parking Structure Use Diagram end of the park will feature a new plaza and off er seating areas for the adjacent commercial space. A linear green Floor 4: Parking space (item E) is proposed just north of the park that will (325+ spaces) also provide seating and other pedestrian amenities. Floor 3: Parking (200 – 325+ spaces) Adjacent to the green’s northeast corner area is Floors 2 - 4: Offi ce, a series of low-rise commercial buildings (item G) Hotel, or Residential Floor 3: Potential Sky (± 75,000 sf / fl oor) intended to house active retail uses, such as shops and/ Bridge to Hotel or Offi ce or restaurants. Across a new east-west boulevard to Floors 2 - 3: Potential Floor 2: Parking the north, two mid-rise, mixed-use buildings (item H) for Large-Floor Plate (200 – 325+ spaces) are proposed with active, ground-fl oor commercial use Warehouse, Technology, and residential units above. or Entertainment Use Floor 1: Transit Center (± 50,000 sf / fl oor) Floor 1: Parking Another major component of the plan is a new YMCA (300+ spaces) (item I) featuring a range of modern amenities, such Floor 1 – Retail (± 65,000 square feet) as an aquatic center and space for classes and other recreation activities. The new YMCA will serve as a key anchor for the entertainment district, attracting a range of users throughout the day. Note: building height is exaggerated – diagram is not to scale

22 TOUHY TRIANGLE MASTER PLAN Figure 13 – Bird’s Eye Illustration of Envisioned Entertainment District

TOUHY TRIANGLE MASTER PLAN 23 Area 2 – Preferred Development Figure 14 – Preferred Area 2 Master Plan The preferred plan for Area 2 proposes a redevelopment of the area’s existing HOWARD ST office and light industrial uses in a 0’ 150’ 300’ more organized fashion, enabling greater connectivity within the B Study Area while also maximizing development opportunities.

Items A & B on the plan represent single- tenant, light industrial uses with clearly defi ned offi ce components. Loading C areas are laid out in an effi cient manner NEW STREET and screened appropriately. Gross Point Road is re-routed (item C) enabling new development opportunities and providing a more functional connection to Lehigh Avenue. D Item D represents a new light industrial LEHIGH AVE development that is intended to be more GROSS POINT ROAD A fl exible in nature, providing tenants with opportunities to expand their businesses without having to relocate. The light- industrial uses proposed in this area are also meant to feature more direct contact NEW BOULEVARD with customers, incorporating some form of commercial use or activity. Parking is shown lining the outside perimeter of the COSTCO proposed buildings to help facilitate the commercial activities. Plan Notes

A▪ 1-Story Industrial Development B▪ 1-Story Industrial Development D▪ 1-Story Industrial Development The establishment of a new boulevard at the south edge of Area 2 will also ° 80,000 square feet (combined) ° 60,000 square feet ° 114,500 square feet (total) provide improved access within both ° 80 parking spaces ° 110 parking spaces ° 360 parking spaces (3.1 / (1 / 1,000 sf) (1.8 / 1,000 sf) 1,000 sf) the immediate area and Touhy Triangle ° Building space is dividable C as a whole. ▪ Re-Routed Gross Point Road to suit tenant needs

24 TOUHY TRIANGLE MASTER PLAN Area 3 – Preferred Development Figure 15 – Preferred Area 3 Master Plan The preferred plan for Area 3 maintains some of the site’s current industrial use, but also introduces a new commercial anchor development to take advantage of proximity and visibility of the intersection of Touhy and Lehigh Avenues. NEW BOULEVARD Item A represents a reuse or redevelopment of the existing American Science & Surplus facility with reorganized access, loading areas, and improved screening. This facility could remain as an independent business, or be tied to the proposed A commercial anchor (item B) as a distribution facility. Other potential uses for this site could include self-storage facilities, fl ex-tech, or some other type of transitional industrial use.

The proposed commercial anchor development would build off of the existing large format commercial uses along the Touhy corridor to the east. The inclusion of a more active retail use in this portion of the Touhy Triangle, along with B new landscaping areas and screening, would allow for a CITY OF more appropriate transition to the proposed entertainment CHICAGO district to the west. New outlot development (item C), as SHURE well as the existing commercial uses along Touhy Avenue, MEADE AVE could be tied into the proposed anchor resulting in a more traditional commercial center development. C

Plan Notes EXISTING COMMERCIAL OUTLOTS A▪ 1-Story Industrial Development: 90,000 square feet ° 74 parking spaces (.82 spaces / 1,000 sf) ° Potential for self-storage or fl ex-tech use

B▪ 1-Story Commercial Anchor Development: 72,500 square feet TOUHY AVE ° 379 parking spaces (5.2 spaces / 1,000 sf) C▪ 1-Story Commercial Outlot Development: 6,500 square feet

° 65 parking spaces (10 spaces / 1,000 sf) 0’ 150’ 300’

TOUHY TRIANGLE MASTER PLAN 25 ALTERNATIVE MASTER PLAN CONCEPT Similar to the Preferred Plan, the Alternative Master Plan concept (Figure Alternate Master Plan Notes 16 on the facing page) focuses on the development of a new entertainment Area 1 center district. However, in the alternative scheme, a greater emphasis is ± placed on private sector development, primarily through the reduction of ▪ Retail: 137,500 square feet. public open space and the relocation of the YMCA outside of the Area 1 ▪ Hotel: ± 120,000 square feet, with potential conference/events core. In place of the YMCA, a new residential development is shown at space and related amenities. the north end of the entertainment district core, which is now balanced ± around two linear public open spaces. The proposed hotel would also be ▪ Offi ce: 224,000 – 249,000 square feet, depending on the relocated and incorporated as part of the large, mixed-use parking deck preferred use of the proposed parking structure development. development. In its place, a new offi ce or ‘fl exible-technology’ development ▪ Residential: ± 200 – 290 units, depending on the preferred use is proposed. of the proposed parking structure development. Assume ± 1,000 square foot units, with 1 - 2 parking spaces per unit. As noted above, Area 2 would now feature a relocated and redeveloped ▪ Open Space: 2 new linear open spaces ± 27,000 sf (total), and YMCA at its southwest corner, which could help to extend the active use ± zones beyond the Area 1 core. The eastern portions of Area 2 would be improvements to the existing Leaning Tower plaza ( 40,000 sf). redeveloped in a similar fashion as the Preferred Master Plan, however Area 2 the reorganized industrial development would now be directed towards ± the Lehigh Avenue corridor. ▪ YMCA: 108,500 square feet, with aquatic center and recreation facilities. In Area 3, industrial development would be prioritized over commercial ▪ Industrial: ± 174,500 square feet of new industrial, warehouse, use, though the existing businesses fronting Touhy Avenue would and/or light manufacturing development. Roughly 114,500 square remain. The new buildings shown in the Alternative Master Plan could feet would be smaller format and dividable to suit user needs. be developed separately under diff erent owners, or be built as a more comprehensive campus development. Area 3 ▪ Industrial: ± 185,000 square feet of new industrial, warehouse, and/or light manufacturing development.

Left: Burr Ridge, Michigan’s Village Center – a planned, mixed-use development – is set around a linear “village green” that regularly hosts festivals, events, and performances

26 TOUHY TRIANGLE MASTER PLAN Figure 16 – Alternative Development Master Plan

LEGEND

MUNICIPAL PROPERTY LINE BOUNDARY HOWARD STREETST EXISTING BUILDING COMMERCIAL USE

INSTITUTIONAL T USE HOTEL USE ET E

RESIDENTIAL USE INDUSTRIAL / R OFFICE USE T S W STREETW E NEW STREETNEN CRONAME RD AREA 2

VILLAGE OF NILES

NEW BOULEVARD AREA 1 COSTCO AREA 3 CITY OF CHICAGO

GROSS POINT ROAD ALDALDII TARGET

SHURE MELVINA AVE MELVINA MELVINA AVE

TOUHY AVEVE LEHIGH AVE

CALDWELL AVE

BUNKER HILL CITY OF CHICAGO 0’ 250’ 500’

TOUHY TRIANGLE MASTER PLAN 27 Area 1 – Alternative Development The alternative development concept for Area 1 (Figure 17) emphasizes Area 1 at a Glance a new town center or entertainment district built around a set of linear open spaces that are bookended by the existing Leaning Open Space: 0.62 ACRES Tower monument on the south and a new residential development to the north. This arrangement seeks to maximize space for Commercial: 137,500 SF private development and commercial frontage, while also enabling opportunities to foster an active and dynamic public realm throughout Office: 224,000 – 249,000 SF the entire district core. Hotel: 120,000 SF Mid-rise, mixed-use development is still emphasized in Area 1, with active commercial uses on the ground fl oor and a range of supporting uses Residential: 200 – 290 UNITS on the upper stories. As noted above, the alternative scheme places a greater emphasis on residential use within the core, allowing for an increased local population that could support new shops and restaurants.

Similar to the preferred concept, the western edge of Area 1 would feature a series of individual, low-rise offi ce buildings as a transitional use (items A & B).

Item C shows a new four (4) story offi ce building located at the intersection of two new critical access drives in the heart of the district. A corner entry plaza and architectural elements help to announce the building’s entrance and act as an anchor for the intersection. The proposed development would also have direct access from Gross Point Road and a potential sky bridge to the proposed parking deck to the south. Ground fl oor commercial use is not currently shown, but could be included in future development plans. The site’s prominent location and access to nearby amenities increase the development’s desirability and may help attract a range of potential tenants. In addition to typical offi ce uses, other related use types – including tech-sector or fl ex-tech tenants – that Mixed-use office buildings surround a common green space. Focal elements at the ends of the provide a higher-profi le should be explored. open areas serve as landmark features and create visual interest.

28 TOUHY TRIANGLE MASTER PLAN Figure 17 – Alternate Area 1 Master Plan Area 1 Plan Notes A▪ 2 to 3-Story Offi ce Development: 40,000 – 60,000 sf/building ° Surface parking: 25 spaces total B▪ 2-Story Offi ce Development: 24,000 square feet ° Parking provided in structure C▪ 4-Story Offi ce / Flex-Tech Development: 120,000 square feet J ° Surface parking: 48 spaces ° Possible sky bridge to parking deck D▪ 4-Story, Mixed-Use Development I J CRONAME RD ° Internal parking deck: 1,000 + spaces (fl oors 1-4) ° Ground-fl oor liner retail: 65,000 square feet ° Upper-story offi ce or residential: 105,000 sf (fl oors 2-4) ° Upper-story hotel: 120,000 square feet (fl oors 2-4) ° Potential for conference / event space (fl oors 2 – 3) ° Bus depot (fl oor 1 – Northwest Corner)

H H E B C E ▪ New Linear Open Spaces: 27,000 sf total (0.62 acres) F▪ Enhanced Leaning Tower Plaza: 40,000 sf total (0.92 acres) GROSS POINT ROAD ° Refurbished existing Leaning Tower and surrounding plaza. G 1-Story Retail Development: G G ▪ 37,500 square feet total ° Surface parking: 90 spaces total (2.4 spaces / 1,000 sf) A H▪ 4-Story, Mixed-Use Development E D G ° Ground-fl oor retail: 15,000 sf (each) ALDI ° Upper-story residential: 40 units (each) ° Total parking ratio 2.15 spaces/unit A F COSTCO (30 internal + 56 surface spaces each) GAS I▪ 4-Story, Mixed-Use Development

MELVINA AVE MELVINA ° Ground-fl oor retail: 5,000 square feet ° Upper-story residential: 48 units TOUHY AVE ° 1.5 parking spaces per unit J▪ 4-Story, Residential Development ° 36 units each (assume ~1,000 sf / unit)

0’ 150’ 300’ ° 1.5 parking spaces per unit ° Shared clubhouse facility (6,500 square feet)

TOUHY TRIANGLE MASTER PLAN 29 As with the preferred concept, the construction of a new parking deck lined with a mix of uses (item D) provides the most signifi cant component of Area 1’s envisioned redevelopment. While the amount of parking spaces, ground-fl oor commercial space, and fi rst fl oor bus depot remain the same, the alternative concept incorporates hotel space as part of the proposed upper-story use. With direct access to a large supply of parking and extremely large fl oor plates, the proposed building could also include conference or event space attached to the hotel.

A pair of proposed linear green spaces (item E) serve as the spine of the Area 1 redevelopment concept, providing an open space connection between the north and south ends of the core. Each open space is roughly 13,500 square feet in size (0.62 acres total), and activated with landscape elements such as fountains and seating areas. At fi ft y feet across, each space is wide enough to accommodate additional opportunities for Architectural features and landmark elements anchor each end of the core. programming and commerce, such as kiosks and small outdoor dining The Leaning Tower of Niles photo courtesy of Miroslaw Mucha - Wikipedia patios. New access drives form a circulation network around the perimeter of the greens, providing additional parking within close proximity of storefronts. Wide sidewalks, attractive furnishings and a high-quality streetscape character provide an ideal setting for strolling. The existing Leaning Tower and surrounding plaza (items F) will be enhanced and serve as a formal gathering space on the southern edge of the core.

Additional commercial space is provided just east of the linear greens, which is intended to house active retail and dining uses. The proposed buildings (item G) would be one to two-stories, and have extensive outdoor dining or seatings areas off of the public sidewalks. Similar to the preferred concept, a pair of mid-rise, mixed-use buildings (items H) are located to the north of the commercial buildings.

A new mid-rise residential development is proposed in the northeast portion of Area 1 (items I & J), fronting Gross Point Road and Melvina Avenue. The new buildings could be built independently or developed as a residential ‘campus’ with shared amenities and common areas. The incorporation of a ground-fl oor commercial space and distinct Informal kiosks with outdoor seating, food trucks, and splash pads are a architectural elements are shown on the southwest corner of proposed few examples of activity-generating elements that can be incorporated Building I to help frame the north end of the open spaces, and tie the within small open spaces. residential development into the Area 1 core. 30 TOUHY TRIANGLE MASTER PLAN Area 2 – Alternative Development Figure 18 – Alternate Area 2 Master Plan In the alternative scheme for Area 2, current industrial uses are redeveloped HOWARD ST and supplemented by a new YMCA 0’ 150’ 300’ facility north of the existing Costco.

B The new, modernized YMCA facility (item A) will off er a wide range of amenities and activities – such as an aquatic center – that are capable of attracting a broad audience from outside the community. To accommodate increased traffi c and high C levels of activity, the facility will be easily NEW STREET accessible off of Gross Point Road, as well as from a new east-west boulevard to the south (item C), and new north-south street along the east edge of the site. Moving the YMCA into Area 2 will help to expand the Study Area’s active use zone D beyond the entertainment district core. LEHIGH AVE GROSS POINT ROAD In addition, a YMCA in this location will A help to better tie together and transition between the disparate land uses on the surrounding sites.

For the eastern portions of Area 2, the NEW BOULEVARD alternative development scheme uses a similar approach as the preferred concept. This includes a single- COSTCO tenant, light industrial use (item B), as well as a fl exible, multi-user, light Plan Notes industrial development (item D) that can accommodate businesses with active A▪ 2-Story YMCA: 108,500 square feet B▪ 1-Story Industrial Development D▪ 1-Story Industrial Development commercial components. ° 60,000 square foot facilities ° 60,000 square feet ° 114,500 square feet (total) wing (2-stories) ° 110 parking spaces ° 360 parking spaces (3.1 / ° 48,500 sf aquatic center (1.8 / 1,000 sf) 1,000 sf) ° Building space is dividable ° Surface parking: 175 spaces C ▪ Re-Routed Gross Point Road to suit tenant needs

TOUHY TRIANGLE MASTER PLAN 31 Area 2 – ‘Transit-Oriented’ Residential Development Alternative An additional plan concept was prepared for Area 2 (see Figure 20 on Sub-Areas ii & iii use a similar approach to development, balancing a the facing page) that provides a ‘transit-oriented development’ (TOD) mix of mid-rise (three or four-story) and multi-family buildings with two approach to the redevelopment of the northwest portion of the Touhy to three-story townhomes. The proposed townhomes (items E & J) are Triangle. TOD plans, which are designed to both foster and support located along the eastern edges of the development sites, adjacent high levels of transit-ridership through increased density, typically to Lehigh Avenue, where they serve as a transitional use. Denser include a mix of both residential and commercial uses. However, given development is therefore located to the west, placing it in closer the importance of creating a successful mixed-use core in Area 1, a proximity to the proposed entertainment district core to the west. residential only approach was determined to be most appropriate in the location shown. By focusing on residential use in this location, Figure 19 – Metra MD-N Station Context Map the increased density that will result would benefi t both the proposed entertainment district businesses, as well as the new transit service. MORTON GROVE During the planning process, the Study Area’s proximity to the existing STATION Metra MD-N line – generally running along the east side of Lehigh Avenue METRAMEM MD-N LINE IL- 94 – was noted. As part of this discussion it was also observed that Niles does ET TRT RRA not currently have its own commuter station, and that the Touhy Triangle A ± 1.5 miles miles is centrally located between the two stations to the immediate north and OAKTON ST. south (see Figure 19). While there is no train station planned at this time, the project team was tasked with examining a development alternative that takes advantage of the Touhy Triangle’s position to a new commuter station – should one be developed in the relative future. For planning purposes HOWARD ST. only, the new station was located at the western terminus of Jarvis Avenue, POTENTIAL where it would could make use of vacant land and excess parking capacity STATION LOCATION on the Shure campus to the south (Figure 19). Beyond being equally JARVIS AVE. spaced between existing stations, this location is easily accessible and sits GROSS POINT RD. in close proximity to variety of land uses and major employers. TOUHY AVE. CALDWELL AVE. LEHIGH AVE.

± 1.3 miles miles Similar to other concepts shown in this report, the land comprising Area 2 can be developed in pieces or in whole by a master developer, providing fl exibility in future implementation. The plan shown in Figure 20, divides the proposed development into three sub-areas, allowing for variations in the size, scale and character. Sub-Area i has the highest density shown, with a series of four-story buildings (items A, B & C) that EDGEBROOK are designed to allow for both stand-alone or a campus-style residential DEVON AVE. use. Though not shown in this concept, a new YMCA facility could also STATION be located in this sub-area similar to the Area 2 Alternative Concept.

32 TOUHY TRIANGLE MASTER PLAN Figure 20 – Area 2 ‘Transit-Oriented’ Residential Development Alternative Master Plan

Plan Notes i▪ SUB-AREA 1 ( 30.6 DU/AC) ii▪ SUB-AREA 2 ( 21.4 DU/AC) A▪ 4-Story Residential B▪ 4-Story Residential C▪ 4-Story Residential D▪ 3-Story Residential ° 60 units (± 1,000 sf typ.) ° 45 units (± 1,000 sf typ.) ° 60 units (± 1,000 sf typ.) ° 36 units (± 1,000 sf typ.) each ° 1 ground-fl oor space/unit ° 1 ground-fl oor space/unit ° 1 ground-fl oor space/unit ° 1.4 parking spaces / unit total ° 1.9 parking spaces/unit total ° 1.9 parking spaces/unit total ° 1.9 parking spaces/unit total E▪ 2 to 3-Story Townhomes ° 17 units (± 2,000 sf typ.) ° 2 private garage spaces / unit 0’ 150’ 300’ HOWARD ST ° 12 addtional guest parking spaces

D F▪ Re-Routed Gross Point Road

iii▪ SUB-AREA 3 ( 16.25 DU/AC) ii NEW STREET E D G▪ 3-Story Residential ° 42 units (± 1,000 sf typ.) each

D ° 1.4 parking spaces / unit total H▪ 3-Story Residential F ° 36 units (± 1,000 sf typ.)

G ° 1.3 parking spaces / unit total Possible Location I▪ 1-Story Clubhouse: 6,500 square feet for Future Station ° 65 overfl ow parking spaces G ° Shared amenities & open space J C J▪ 2 to 3-Story Townhomes I ° 32 units (± 2,000 sf typ.) i iii LEHIGH AVE GROSS POINT ROAD ° 2 private garage spaces / unit ° 48 addtional guest parking spaces A B G H

Option: Increased Indoor Parking NEW BOULEVARD 3-story buildings could become 4-story, with 1 internal ground-floor COSTCO space per unit.

TOUHY TRIANGLE MASTER PLAN 33 Area 3 – Alternative Development Figure 21 – Alternative Area 3 Master Plan Building off of the Area 2 alternative development scheme, the plan for Area 3 continues to focus light industrial along the Lehigh Avenue corridor. In this concept, most of the existing uses in the area will be redeveloped as larger-format, light industrial or warehouse/distribution related uses. Though limited to a NEW BOULEVARD single use, the alternative plan does provide fl exibility by allowing the new development to be built for a single user, or be portioned off in multiple pieces.

To minimize the visual and other external impacts of these larger-scale uses, loading areas have been internalized A while properly landscaped parking lots are located to the immediate north and south of the proposed buildings (items A,B & C). This allows for a largely uninterrupted landscape buff er along Lehigh Avenue and at the new boulevard proposed at the north end of Area 3.

The existing commercial outlots along Touhy Avenue will CITY OF B be maintained, though a new access drive and improved CHICAGO C landscaping areas provide a buff er between the existing SHURE

and proposed uses. The parking lots provided on the south MEADE AVE side of buildings B and C also help to transition between the vastly diff erent scales of development shown.

Plan Notes EXISTING COMMERCIAL OUTLOTS A▪ 1-Story Industrial Development: 70,000 square feet ° 130 parking spaces (1.9 spaces / 1,000 sf) B▪ 1-Story Industrial Development: 60,000 square feet ° 103 parking spaces (1.7 spaces / 1,000 sf) TOUHY AVE C▪ 1-Story Industrial Development: 55,000 square feet ° 105 parking spaces (1.9 spaces / 1,000 sf)

0’ 150’ 300’

34 TOUHY TRIANGLE MASTER PLAN DEVELOPMENT PRODUCTS The following section provides a list of potential development ‘products’ component of these developments, which are oft en marketed as a "town that could have a potential role in future Touhy Triangle redevelopment center" in communities lacking a traditional downtown core. Regional eff orts. These products refl ect typical land uses and building types that examples include the Streets of Woodfi eld in Schaumburg, Old Orchard are found in similar settings both regionally and nationally, helping to Shopping Center in Skokie, and the MB Financial Park in Rosemont. guide decision making in future land planning and zoning discussions. The form and spatial requirements of each of these uses have been adequately refl ected in the proposed master plan concepts presented ROSEMONT ‘LIFESTYLE CENTER’ earlier in this report. Rosemont’s recently constructed MB Financial Park Lifestyle Center / Entertainment Center provides a particularly relevant Unlike typical ‘strip’ commercial centers, in which individual uses are example of a lifestyle center clustered around large parking areas in a very utilitarian manner, modern for the Touhy Triangle. The 'lifestyle center' developments aim to couple traditional retail uses with entire development is centered dining and entertainment options. In addition, an emphasis is placed on on a public open space, which features seasonal activities and establishing a high quality pedestrian environment over the needs of the programming. Surrounding automobile in order to create and inviting setting for patrons. Successful the plaza is a mix of interesting implementation of these types of developments typically relies on the dining establishments (i.e. creation of a ‘sense of place’, which helps to attract patrons to the lifestyle the Hofb rauhaus) and active and entertainment center as a destination. Branding is another important storefront retailers. The Rosemont 18 movie theater, located just north of the square, provides the center with a major entertainment anchor. While some ‘teaser’ surface parking is available, the majority of parking spaces are located in an adjacent structure, which is lined with commercial uses, helping to maintain a high- quality built environment.

The Area 1 concepts presented in this Plan include a white dotted outline, scaled proportionally to the one shown in the aerial photo above, providing an example of how this type of use might fi t within the Touhy Triangle. The highlighted area is roughly 7 acres in size, while the total area shown in the Bayshore Towncenter in Glendale, Wisconsin is an example of a mixed-use image is approximately 21 acres. lifestyle center that was redeveloped out of a defunct shopping mall.

TOUHY TRIANGLE MASTER PLAN 35 Open Space New community open spaces are at the heart of both the preferred and alternate plans for the proposed Touhy Triangle entertainment district. In either concept, the proposed spaces are intended to be active and inviting, with unique elements and decorative landscaping and furnishings that help to attract visitors and promote the area as a destination. In the preferred scheme, a large community green provides space for a performance venue and art installations. As seen in the artist's illustration below, the new open space is envisioned as a lively, place serving both daytime and nighttime uses.

New development surrounds a community open space at the 'Triangle' in Austin, TX Figure 22 – Open Space Vision Illustration

An artist’s illustration of the envisioned entertainment district open space – view looking south

36 TOUHY TRIANGLE MASTER PLAN Open Space Elements As previously noted, the open spaces shown in this plan are integral to the success of the proposed master plan concepts. Aside from being a pleasant community amenity that attracts patrons, the layout and programming of the open spaces should support the surrounding private development on a functional level. For example, the edges of the open space should include areas for outdoor dining and provide seating in close visual proximity to storefronts. Enabling these types of activities within the 'public realm' helps to activate the open spaces, while allowing private commercial uses to maximize the economic potential of their land.

It is recommended that the new open spaces also include smaller, stand- alone amenities that can double as revenue generators. Vendor kiosks, elements that can be rented out – such as seating pods, sun shades, winter ice-skating – and a performance venue are a few examples. In addition, the park designs should explore ways to facilitate temporary uses and events, including dedicated parking areas for food trucks, loading areas for art A new park shelter in Winnetka’s Hubbard Woods District provides fairs and farmer's markets, and well-placed power/water connections. restrooms and doubles as a stage for performances and events.

A shallow, man-made creek flows through a park Semi-permanent amenities, such as outdoor food Comfortable private seating pods, or similar in London, England. The unique element attracts and drink kiosks, can help to generate activity and amenities would enable a more personal park visitors while also serving as gathering space. act as additional revenue generators. These small experience and serve as a special attraction. A similar feature could double as an ice-skating operations can also serve as incubators allowing Quasi-public elements such as these also have trail for winter use. new businesses to test out ideas before scaling-up. the potential to generate revenue.

TOUHY TRIANGLE MASTER PLAN 37 Mixed Use Development Mixed-use development – featuring a range of uses integrated vertically within a single structure – is intended to be the predominant building type within the entertainment district core. While specifi c uses have been identifi ed for each of the proposed development concepts shown in this Plan, it is anticipated that other uses and/or intensities of use could be explored in response to changing real estate market conditions and developer preferences. However, within the core area it is highly recommended that a majority of ground fl oor uses be active, commercial businesses, including, but not limited to retail, dining, and various personal services. More than any other element, these types of uses are essential in fostering a dynamic pedestrian-oriented environment. The Potential Development Framework diagram (Figure 9) shown on page 17, establishes which frontages should be prioritized for active, ground-fl oor commercial use. Walnut Flats in Denver, Colorado is an example of a contemporary When developing plans for upper-stories, a general fl oor plate depth of mixed-use development located near the City’s ballpark. seventy (70) feet, with a central hallway or access corridor, is common for residential use. If offi ce space is to be provided, a slightly deeper fl oor plate may be preferred. A minimum fl oor plate depth of seventy feet also allows for a limited mix of commercial space and a single bay of parking to be provided on the ground-fl oor. In these types of developments, shared building amenities, such as open spaces, pool decks, and common areas are oft en provided above ground fl oor uses and parking.

Parking Decks When multi-story structured parking is proposed, it is recommended that the parking decks be wrapped with other uses to maximize return on investment and prevent large expanses of empty facades.

As detailed earlier in this report, the proposed plans for Area 1 both include a signifi cant parking structure that is able to accommodate both the day-to-day and special event needs of the entertainment district. The proposed structure also features a new Pace transit center on the northwest corner of the garage. In addition, the north, east, and south Eddy Commons in South Bend, Indiana uses residential and commercial faces of the proposed parking structure are lined with development. development to line a large, internal parking deck.

38 TOUHY TRIANGLE MASTER PLAN Stand Alone Commercial & Institutional Uses The following uses are included as independent elements in some of the concepts proposed as part of this plan.

Hotel A hotel development is recommended within Area 1 under both the Preferred and Alternative concepts, and shown as a stand-alone use in the Preferred scheme. Hotels can be developed in a wide range of sizes and styles, usually based on the brand and operational preferences of the various hotel chains. Hotels also commonly house commercial uses, such as shops, bars, cafes, and restaurants, in addition to more traditional elements, such as pools and work-out facilities. Though not specifi cally identifi ed as part of the proposed hotel developments, A mid-rise hotel development at Randhurst Village in Mount Prospect, Illinois it is recommended that any hotel built within the core area include a takes advantage of a proximity to numerous shopping and dining options as commercial component when adjacent to a primary retail frontage. part of a lifestyle center rebuilt from an outdated suburban shopping mall. Larger-scale amenities that support and are supported by hotels, such as ball rooms and conference centers, are also possible within the proposed parking structure development.

YMCA In addition to serving as a distinct local landmark, the existing YMCA facility plays a valuable role within the Touhy Triangle in providing a diff erent land use from the predominantly industrial and service commercial businesses that surround it. However, should future redevelopment plans envision the YMCA campus to be relocated, it is recommended that another location within the Study Area or in close proximity to it be identifi ed. A newly built YMCA facility (or similar tenant) that includes modern amenities – such as an olympic-sized pool, state of the art exercise equipment, and sporting facilities – could help play an important role in establishing the Touhy Triangle as a destination, and attracting more people to the area.

A modernized YMCA with an aquatic center and a variety of amenities could act as a major destination within the Touhy Triangle.

TOUHY TRIANGLE MASTER PLAN 39 Active Retail Uses Commercial uses that generate high levels of pedestrian activity are a critical component of the development strategies proposed under this plan. These uses – ideally clustered for greater eff ect – can be included as the ground-fl oor components of larger mixed-use developments, or as smaller-scale, stand-alone operations. At the street level, these uses should feature attractive signage and include highly-visible storefront displays or seating areas. It is also recommended that retail and other active uses be intermixed to encourage walking and ensure a more interesting and active pedestrian environment.

Commercial Anchors As noted early in this summary, several commercial anchors been developed recently in the Touhy Triangle, and a signifi cant number of these types of uses can be found in the surrounding area. These large format uses help to draw customers to a shopping center and support Active retail uses can include low-rise commercial developments that focus nearby smaller scale, stand-alone retail and dining uses. In the case of on dining & entertainment-oriented use, with ample outdoor seating areas. Touhy Triangle, the existing commercial anchors, specifi cally Costco and Target, could be better leveraged to support additional commercial development; while new anchors might be introduced in key locations to help boost existing outlot development.

Existing Target Center off of Touhy Avenue Larger-format commercial anchors that serve as retail destinations, bringing people to the Touhy Triangle.

40 TOUHY TRIANGLE MASTER PLAN Residential Development Various residential products could be included in future plans for the Study Area, either as independent developments or as part of a larger master planned community.

Active Adult Lifestyle / Senior Housing Though not currently found within the Touhy Triangle, another type of development worth consideration is housing designed for active adult lifestyles. In the current real estate climate, many communities are building this type of 'campus-oriented' residential product to accommodate empty- nesters. Given the demographic trends of surrounding communities, these products may have particular relevance, while providing an added benefi t of supporting new commercial development.

Transit-Oriented Development (TOD) As highlighted earlier, there may be increased potential for residential The North Center Senior Campus in Chicago is an example of a development if the area's transportation options evolve. While a range residential ‘campus’ development set within an active urban area. In of products are available, TOD units generally seek to provide increased addition to a range of residential options, amenities, and open spaces, density through reduced parking requirements. the development also includes on-site health care services.

Contemporary townhomes, such as these in Park Ridge, Illinois could Mid-rise residential developments provide density that supports nearby provide a transitional residential use. commercial and entertainment-oriented uses.

TOUHY TRIANGLE MASTER PLAN 41 Offi ce, Industrial & Manufacturing Product Types A wide range of non-commercial development products are included in the proposed concepts shown earlier this report. In many cases, these development types may be interchangeable, but should still be pursued with broader land use goals in mind.

Offi ce & Light Industrial Infi ll Smaller, stand-alone offi ce or light industrial developments are encouraged within the Touhy Triangle as transitional uses that can provide jobs and support nearby commercial operations. These developments will vary in scale and intensity of use, dependent upon the needs of future tenants or market trends/preferences, but should fi t well within the established vision for the Touhy Triangle when properly designed and located.

Warehousing & Distribution Low-rise office developments with smaller footprints provide a As a result of the dramatic growth of online retailers over the past transitional use and accommodate infill sites. decade, warehouses and distribution centers have become a critical component of a 24/7 supply and delivery network. And while a large number of new distribution facilities are being developed as massive operations further out on the suburban fringe, there are numerous examples being built in the inner suburbs as well. One example is FedEx's recently constructed distribution center on the former Grainger site located just northeast of the Study Area, off of Howard Street.

Beyond the large-scale operations there is also a growing need for well connected sites located in closer proximity to major population centers that can support rapid delivery services, such as Amazon's 'Prime Now', which off ers one-hour delivery. Accordingly, warehouse operations in the 40,000 square foot range – as opposed to 100,000 square feet or more – are becoming increasingly common in urban markets.

Before permitting these developments, careful planning is essential to ensure that the size of the buildings and traffi c impacts that can come with these types of operations will not hamper the potential for other A modern distribution center. Regardless of size or use, all manufacturing and plans envisioned for the Touhy Triangle. light-industrial uses in the Touhy Triangle should have appropriate landscaping and clearly identifiable entrances oriented towards public right-of-ways.

42 TOUHY TRIANGLE MASTER PLAN Flex / Tech As companies adapt to advances in technology, new industries are emerging and evolving in ways that require communities to rethink both their regulatory standards and their relationships with the private sector. The functional and operational aspects of 'new economy' businesses can be very fl uid, and as companies grow and transition they must react to a variety of workforce dynamics. In response, 'Flex / Tech' facilities that can accommodate a range of business types and operational requirements within a single building or development are becoming increasingly more popular.

In some cases, these facilities are being developed as public/private partnerships where civic governments may help in both lowering regulatory hurdles, as well as in providing capital for infrastructure improvements. The operational models of these developments are Skokie's Illinois Science & Technology Park contains state-of-the-art oft en structured to help foster new 'start-up' companies, with the office, lab, and clinic facilities designed to attract a range of businesses hope that if a business takes off , it will boost the local tax base and exploring cutting edge technologies. The facility also offers amenities provide additional employment opportunities. Direct relationships with designed to foster collaboration, and promotes partnerships with notable educational institutions and non-governmental agencies are another universities and institutions such as Northwestern, the University of common component, with a goal of fi nding and developing talent and Chicago, UIC, and Rush Medical College – among others. new technological innovation.

Unique Manufacturing Incubators the initial capital investment in a production facility, the Village can help Given the proclivity for light industrial and manufacturing uses within to foster entrepreneurship by lowering the upfront costs which impede the Touhy Triangle and surrounding area, future redevelopment plans both the formation and growth of small businesses. are also likely to include businesses and land uses of this nature. Along these lines, one idea worth consideration is the creation of some form In addition to establishing a physical facility, many successful incubators of incubator facility, which would fi t the area’s established character also provide organizational support – such as marketing, accounting and while also bolstering the Village’s industrial and commercial base. These legal services – that are integral to running a business. Another aspect to types of facilities are becoming more common due to a reemergence consider is that many small-scale producers operate in ways that bridge of smaller-scale, ‘cottage-industries’ and growing demand for locally the gap between industrial and commercial or retail use, which may also produced, artisanal products. require an examination of regulatory hurdles that traditionally separate such uses. Examples include merchandise or fashion ‘start-ups’ that rely However, the real challenge for many businesses of this nature is not on direct retail sales, or artisanal food/beverage producers which use only in their creation, but in managing growth successfully – a task tasting rooms to market their products directly to consumers. Food trucks that typically requires both fi scal and physical resources which may be are another increasingly common form of start-up business, and typically diffi cult to come by due to lending or related constraints. By providing require dedicated space for food preparation and vehicle storage.

TOUHY TRIANGLE MASTER PLAN 43 Craft Beer-Breweries Like other business examples noted above, craft beer has experienced rapid, but sustained growth for several years with the emergence of both local and regional producers. While the term ‘micro-brewery’ may cover businesses in a huge range of size and intensity, most have similar physical and operational needs. Thick cement fl oors with adequate drainage and upgraded power, gas, and water connections are common requirements; as are frequently overlooked operational needs such as adequate site access, parking, and loading areas for trucks. When combined, these factors can require substantial capital to implement, thereby raising the bar to entry as a new brewery or limiting the growth potential of established ones.

Within the past year alone, a number of small breweries have begun to expand their operations into suburban communities in order to take advantage of more aff ordable rents and new customer bases. Two particularly relevant examples include Une Annee, which will be opening a new tap room and small brewing operation in Niles in the fall of 2016, and Craft beer brewing operations typically require significant, up-front Begyle Brewing, which is currently in the process of building a signifi cant investments in infrastructure and equipment, while also balancing new operation in Lincolnwood's Town Center area. In the case of Une regulatory hurdles. Annee, the Village of Niles is currently working in partnership with the craft beer industry to fi ne tune changes to liquor license rules and related municipal ordinances to ensure that craft breweries are able to operate successfully, while also fi tting in with the vision and ideals of the community.

Once a suitable regulatory environment is in place, the Village could further explore opportunities to encourage these types of businesses by providing start-up loans or establishing an incubator facility. In doing so, the Village could continue to capitalize on the growth of companies who are struggling to fi nd space for expansion in expensive and largely built- out real estate markets such as Chicago.

Finally, food and entertainment service is a common and oft en essential component of a micro-brewery business model, and facility and regulatory planning should consider these uses, as well. Initially, retail service (i.e. tap-rooms) may be a very small portion of operations (housed within manufacturing space), but could be expanded to a true retail operation Temperance Brewery in Evanston, Illinois is an example of a light- industrial use with an active, commercial component. Temperance's tap located elsewhere within the study area. room features a beer garden converted out of an old docking bay.

44 TOUHY TRIANGLE MASTER PLAN FUTURE TRAFFIC CONSIDERATIONS Figure 23(A) – Preferred Master Plan Trip Distribution (New Trips) Future traffi c volume conditions were developed for year 2040 based on Route & Direction To/From the Chicago Metropolitan Agency for Planning (CMAP) projections (see Appendix I) and adding traffi c associated with the redevelopment within Touhy Avenue the area, as shown in the master plan concepts. -WestofGrossPointRoad 20% -East of LeHigh Avenue 35% Gross Point Road Figure 23(A) tabulates the traffi c generation calculations for the preferred - South of Touhy Avenue 5% Master Plan concept, while Figure 24(A) – shown on the following page – Caldwell Avenue tabulates the traffi c generation calculations associated with the Alternate -North of Touhy Avenue 15% Master Plan concept. Trip generation rates published by the Institute -South of Touhy Avenue 15% of Transportation Engineers (ITE) in the 9th Edition of the Manual Trip LeHigh Avenue Generation were used to determine the anticipated traffi c from the -North of Gross Point Road 5% proposed uses. The Master Plan concepts generate a higher volume of -South of Touhy Avenue 5% traffi c during the critical weekday PM peak hour and were accordingly used Total 100% in the analysis to provide a conservative (worst-case) analysis scenario.

Figure 23(A) – Preferred Master Plan Traffi c Generation Calculations

ITE Morning Peak Hour Evening Peak Hour Saturday Midday Peak Hour Weekday Daily Land Use CodeUnits In Out Sum In Out Sum In Out Sum Sum Retail #820 228.5 KSF 160 98 258 500 542 1042 778 718 1496 11,620 General Office Building #710 369 KSF 479 65 544 79 383 462 199 170 369 3,542 Hotel #310 450 Rooms 141 98 239 138 132 270 176 139 315 3,654 Residential #220 255 Units 26 103 129 103 55 158 62 62 124 1,668 YMCA - Existing Use Located within the Study Area Industrial #110 344.5 KSF 279 38 317 40 295 335 23 25 48 2,472

Total Development Trips 1085 402 1487 859 1408 2267 1239 1113 2352 22,956 less internal capture (15%) -163 -60 -223 -129 -211 -340 -186 -167 -353 -3,444 less pass-by retail uses (20%) -22 -22 -44 -89 -89 -178 -127 -127 -254 -1,976 Total New Trips = 900 320 1,220 641 1,108 1,749 926 819 1,745 17,536

Source: ITE Trip Generation Manual; 9th Edition

TOUHY TRIANGLE MASTER PLAN 45 However, the ITE data does not represent locations with measureable Figure 24(B) – Alternative Master Plan Trip Distribution (New Trips) walking and non-auto trips. In order to determine an appropriate factor representing non-auto trips, GHA referenced principals contained within the ITE Trip Generation Handbook, 3rd Edition for multi-purpose trips Route & Direction To/From or developments that are connected via internal roadways (i.e., trips Touhy Avenue from residential uses to retail uses). Based on this information, it was -WestofGrossPointRoad 20% determined that approximately 15 to 20 percent of the development trips -East of LeHigh Avenue 35% represents multi-purpose trips (see Appendix II). Accordingly, to provide Gross Point Road a conservative analysis scenario, a 15 percent reduction rate due to multi- - South of Touhy Avenue 5% purpose/non-auto modes was applied to the site-generated trips. Caldwell Avenue -North of Touhy Avenue 15% -South of Touhy Avenue 15% In addition, not all vehicle trips expected to be generated by the LeHigh Avenue proposed project represent new trips on the study area roadway system. -North of Gross Point Road 5% Studies have shown that for retail developments, a portion of the site- -South of Touhy Avenue 5% generated vehicle trips are already present in the adjacent passing Total 100% stream of traffi c or are diverted from another route to the proposed site.

Figure 24(A) – Alternative Master Plan Traffi c Generation Calculations g g yy yy Land Use Code Units In Out Sum In Out Sum In Out Sum Sum Retail #820 137.5 KSF 117 72 189 356 386 742 559 516 1075 8,352 General Office Building #710 249 KSF 349 48 397 56 271 327 134 115 249 2,626 Hotel #310 300 Rooms 94 65 159 92 88 180 118 93 211 2,312 Residential #220 290 Units 29 117 146 115 62 177 69 69 138 1,880 YMCA - Existing Use Located within the Study Area Industrial #110 359.5 KSF 295 40 335 43 314 357 24 26 50 2,584

Total Development Trips 884 342 1226 662 1121 1783 905 818 1723 17,754

less internal capture (15%) -133 -51 -184 -99 -168 -267 -136 -123 -259 -2,664 less pass-by retail uses (20%) -16 -16 -32 -63 -63 -126 -91 -91 -182 -1,420 Total New Trips = 735 275 1,010 500 890 1,390 678 604 1,282 13,670

Source: ITE Trip Generation Manual; 9th Edition

46 TOUHY TRIANGLE MASTER PLAN Based on data presented in the ITE Trip Generation Handbook, 3rd Capacity Analysis Edition, the average pass-by trip percentage for retail uses ranges Figure 25 below summarizes the future (year 2040) LOS for the between 26 and 34 percent. Accordingly, to provide a conservative various roadway segments in the study area. The HCM spreadsheets analysis scenario, a 20 percent reduction for pass-by traffi c was applied containing the capacity analysis are provided in Appendix III. to the site-generated trips. This methodology is consistent with IDOT Level of Service for the roadway links in the study area were guidelines for the preparation of transportation studies on SRA routes, determined using methods contained in the HCM for two-lane (one such as Touhy Avenue. It should be noted that the volume of pass-by travel lane in each direction) and multilane (more than one travel traffi c does not reduce the total trips generated and will still be realized lane in each direction) facilities. Typically, a roadway is designated as turning movements at the site driveways. as congested if level of service falls below LOS C. As discussed previously, LOS C is oft en used as the design standard. However, in the Figures 23(B) & 24(B) – shown on the previous pages – provide suburban Chicagoland area, many roadways operate below LOS C. the anticipated trip distribution of new site traffi c. This was based on existing travel patterns, future roadway connections, and the As shown, all study area roadway segments operate at acceptable LOS operational characteristics of the street system. C or better with the exception of Gross Point Road, Lehigh Avenue, and Melvina Avenue within the study area, which operate at LOS D. It should be noted there is also potential for congestion at the study area intersections during the peak periods (7:00 to 9:00 AM and 4:00

Figure 25 – Future Traffi c Volumes Level of Service

Peak Hour Volume Level of Service Roadway Segment Lanes1 ADT2 Dir. 1 (NB/EB) Dir. 2 (SB/WB) Dir. 1 (NB/EB) Dir. 2 (SB/WB)

Touhy Ave West of Caldwell Ave 2 29,500 1,110 1,300 B B Touhy Ave Caldwell Ave to Lehigh Ave 2 35,700 1,470 1,460 C C Touhy Ave East of Lehigh Ave 2 45,200 2,005 1,665 C C Caldwell Ave North of Touhy Ave 2 21,600 725 1,215 A B Caldwell Ave South of Touhy Ave 2 22,600 820 855 A A Gross Point Rd / Harts Rd Lehigh Ave to Milwaukee Ave 1 10,600 540 525 D D Lehigh Ave Howard St to Touhy Ave 1 8,900 670 400 D D Melvina Ave Touhy Ave to Gross Point Rd 1 -- 445 660 D D 1 Per direction of travel.

TOUHY TRIANGLE MASTER PLAN 47 to 6:00 PM on weekdays and 11:00 AM and 2:00 PM on Saturday). As development progresses, the roadway extensions and new connections as depicted on the Master Plan should be implemented to help ensure that adequate vehicle carrying capacity is provided throughout the Study Area.

Transportation Issues and Opportunities Along with this review, future transportation issues and opportunities were determined for the study area and are depicted on Figure 26 on the following page. Overall, the proposed roadway network will create an effi cient and usable system of alternate routes to travel in the area and limit the congestion along Touhy Avenue.

48 TOUHY TRIANGLE MASTER PLAN Figure 26 – Future Traffi c Considerations Diagram

1▪ Re-align driveway (SB) opposite Nagle Ave and provide left -turn lane on eastbound Touhy Ave, OR HOWARD STREET restrict access to right-in/ T ET right-out. E D E RE R T ST 2▪ Provide two-way traffi c on S W W EE

north leg. Align northbound NAME R NNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN O

and southbound Mobil Ave. R C 3 11 9 3▪ All-way Stop Control.

4▪ EB/WB/NB/SB – provide left -turn lane and shared 10 through/right -turn lane. VILLAGE OF Potential for signalized intersection. NILES 7

5▪ Explore opportunity to NENEW BBOULEVARDOULEVARD better align Melvina Ave 8 9 north and south legs at 6 Touhy Ave.

6▪ Provide a three lane cross- COSTCO section along Gross Point Road (one through lane in 9 each direction with left -turn lanes provide at intersections CITY OF / major driveways). 3 4 CHICAGO OAD 7▪ Potential for traffi c control signal. Northbound separate left (short)/ right GROSSturn. POINT ROA ALDI TARGET 10 8▪ Short southbound left -turn lane. ELVINAE AVE MEMEMMMMMMMMMMMMMMMMMMMMMM 9▪ Provide a left -turn lane on 1 2 5 TOUHY AVE Lehigh Ave northbound. LE

CALDWELL AVE 10▪ Right-in/right out

11▪ Align northBU NKERand south HILL CITY OF CHICAGO driveways. E 0’ 250’ 500’

TOUHY TRIANGLE MASTER PLAN 49 IMPLEMENTATION

The following section describes several of the actions and initiatives that Land Assemblage may be required to successfully implement the Touhy Triangle Master The full build-out of the Touhy Triangle vision will ultimately result in Plan. Realization of the development vision presented in this Plan is tangible changes to existing property lines and building massing, but anticipated to occur over the following timeframe: the Master Plan generally allows for these changes to occur wholly ▪ 0 - 5 Years – Coordination with property and business owners, within the private sector. However, in some circumstances the Village's preparation of formal site design and engineering packages, direct involvement may be required to help facilitate land assemblage recruitment of fi nancing and development partners, and land as planned. assemblage. The far northeast corner of the Study Area is an example of where ▪ 5 - 7 Years – Initiation of physical implementation, including site a comprehensive approach will be required to realize the Plan. preparation and initial development eff orts. Assemblage of both private property and public rights-of-way will ▪ 10+ Years – Major development eff orts be necessary to establish the new development site shown in the ▪ 10 - 20+ Years – Full build-out and occupation of the Study Area. Development Framework (Figure 9 on page 17). The partial closure and rerouting of Gross Point Road will require coordination with both state and local transportation authorities. Development Considerations Though presented as a holistic vision, the Touhy Triangle Master Plan Regulatory Considerations was designed to allow for a gradual build-out of the Study Area. As a result, the Plan can accommodate evolving real estate market trends As noted in the Existing Conditions section (page 4), the Touhy Triangle's and economic conditions that may otherwise prevent implementation zoning was changed to ENT-MU Entertainment / Mixed-Use in June 2016. as intended. The Potential Development Framework (Figure 9) shown This is an important fi rst step towards implementation, enabling development on page 17 of this report, identifi es the underlying form of the Master to occur as envisioned, while also helping to avoid any intermediate Plan, including critical elements such as new roadways and open spaces, development within the Study Area that might jeopardize the larger vision. and their eventual relationship with key commercial frontages. Inherent Beyond just conforming to the new zoning, any future development proposals within the both the Framework and resulting Master Plan are the must also be carefully examined in relation to their adherence to intensity following development considerations. of use and design character goals. The use of Special Use and/or Planned Unit Development approaches to future projects within the Study Area can The heart of the Touhy Triangle Master Plan is the future entertainment provide the Village with some added control of this nature. district core contained in Area 1 (see Figure 8 on page 15). The envisioned redevelopment of this area will provide Niles with a thriving and vibrant activity center with a distinct sense of place. In order to carry out a plan of this nature, the Village will need to work closely with property owners, business owners, and area stakeholders, and explore a range of potential development partnerships and fi nancing arrangements.

50 TOUHY TRIANGLE MASTER PLAN Access Considerations Road Jurisdiction Maintaining space for essential roadways is one of the most critical Coordination related to the control over area roadways will also play a considerations for implementation. While secondary access routes can role in implementation. The map shown below depicts the jurisdictional be built incrementally within various sites or properties as they develop, responsibilities for key roads. While IDOT does have control over a enhanced access to the Area 1 core will be necessary to ensure full build- number of the roads shown, any physical changes to roadways described out of the plan. The most critical of these proposed roadways include: in this plan fall under local jurisdiction. With that said, curb cuts for new roads and access drives, as well as some potential streetscape ▪ The proposed east-west route between Melvina Avenue and enhancements will require IDOT's involvement and approval. Gross Point Road, which serves as one of the central spines of the Area 1 core. ▪ The existing north-south access drive located to the immediate west of the Leaning Tower YMCA in Area 1. ▪ The proposed route running east-west between Lehigh Avenue and Melvina Avenue, which forms the southern edge of Area 2. This route generally follows the path of an existing storm sewer.

Each of these key routes has been located Figure 27 – Cook County Road Jurisdiction Map in a manner that seeks to avoid unnecessary capital expenditures or land acquisitions by aligning with existing utility easements, access drives, and property lines. However, the eventual expansion of current easements or reconstruction of existing drives may be necessary to convert them into appropriately designed roadways. Other existing Study Area roads, such as Melvina Avenue are expected to play a larger role and will likely need to be improved to accommodate higher traffi c counts and meet design quality expectations.

LEGEND STATE JURISDICTION, STATE MAINTAINED STATE JURISDICTION, MAINTAINED BY OTHERS

TOUHY TRIANGLE MASTER PLAN 51 52 TOUHY TRIANGLE MASTER PLAN TOUHY TRIANGLE MASTER PLAN APPENDICES I & II Appendix I • Existing Traffic Conditions Existing Traffi c Count Summary Tables

54 TOUHY TRIANGLE MASTER PLAN • Appendix Appendix I • Existing Traffic Conditions Existing Traffi c Count Summary Tables

TOUHY TRIANGLE MASTER PLAN • Appendix 55 Appendix I • Existing Traffic Conditions Existing Traffi c Count Summary Tables

56 TOUHY TRIANGLE MASTER PLAN • Appendix Appendix I • Existing Traffic Conditions Existing Traffi c Count Summary Tables

TOUHY TRIANGLE MASTER PLAN • Appendix 57 Appendix I • Existing Traffic Conditions Existing Traffi c Count Summary Tables

58 TOUHY TRIANGLE MASTER PLAN • Appendix Appendix I • Existing Traffic Conditions Existing Level of Service Worksheets

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66 TOUHY TRIANGLE MASTER PLAN • Appendix Appendix II • Projected Traffic Conditions CMAP Projections

TOUHY TRIANGLE MASTER PLAN • Appendix 67 Appendix II • Projected Traffic Conditions Multi-Use Development Trip Generation & Internal Capture Summary

MULTI-USE DEVELOPMENT Analyst: LMM TRIP GENERATION Name of Dvlpt: Touhy Triangle Master Plan Date: June 13, 2016 AND INTERNAL CAPTURE SUMMARY Time Period: AM Peak - Preferred Master Plan

LAND USE A Retail LAND USE B Office ITE LUC 820 ITE LUC 710 Exit to External Size 228.5 KSF Demand Balanced Demand Size 369 KSF Enter from External 67 32% 51 18 28% 18 443 Total Internal External Total Internal External Enter 160 36 124 Enter 479 36 443 0% 0 Exit 98 31 67 Exit 65 18 47 Demand 124 Total 258 67 191 29% 28 19 4% 19 Total 544 54 490 47 0 29% 28 Enter from External Percent 100% 26% 74% Demand Balanced Demand Percent 100% 10% 90% Exit to External Balanced Demand 0% 0 11 0% 0 Demand Balanced Demand 0% 0 4% 11 32% 51 0 Demand LAND USE E Industrial Demand Demand Balanced 0 LAND USE E Industrial 11 0% 0 4% 6 14% 14 0% 0 1% 1 3% 14 Balanced ITE LUC 110 Balanced Demand Demand Demand Demand Demand Demand 0% 0 ITE LUC 110 Exit to External Size 344.5 KSF 28% 11 1 Demand Size 344.5 KSF 27 Demand 06 Balanced 02 Total Internal External Balanced Balanced 2% 1 Balanced Balanced Total Enter 279 22 257 Demand 17% 27 Enter 279 Exit 38 11 27 3% 8 0% 0 14% 14 Demand 0% 0 2% 2 1% 0Exit38 257 Total 335 32 303 Demand Demand Demand 1 Demand Demand Demand Total 317 Enter from External Percent 100% 10% 90% 8 Balanced 0 Percent 100% Balanced 3% 14 1% 1 Balanced 0% 0 75% 74 Demand Demand 0% 0 3% 8 Demand Demand 14 Demand Demand 0 Balanced 2 Balanced 75% 74 Balanced 0%Demand 0 LAND USE C Hotel Demand LAND USE D Residential 2% Demand2 ITE LUC 310 ITE LUC 220 Exit to External Size 450 Rooms Demand Balanced Demand Size 255 Units Enter from External 69 0% 000% 0 25 Total Internal External Total Internal External Enter 141 0141 Enter 26 125 Exit 98 29 69 Exit 103 598 141 Total 239 29 210 0% 000% 0 Total 1296 123 98 Enter from External Percent 100% 12% 88% Demand Balanced Demand Percent 100% 4% 96% Exit to External

Net External Trips for Multi-Use Development

Single-Use Enter Exit Total Trip Gen Est. Land Use A 124 67 191 258 Land Use B 443 47 490 544 Land Use C 141 69 210 239 Land Use D 25 98 123 129 Land Use E 257 27 285 335 Internal Capture TOTAL 991 308 1299 1505 15%

68 TOUHY TRIANGLE MASTER PLAN • Appendix Appendix II • Projected Traffic Conditions Multi-Use Development Trip Generation & Internal Capture Summary

MULTI-USE DEVELOPMENT Analyst: LMM TRIP GENERATION Name of Dvlpt: Touhy Triangle Master Plan Date: June 13, 2016 AND INTERNAL CAPTURE SUMMARY Time Period: PM Peak - Preferred Master Plan

LAND USE A Retail LAND USE B Office ITE LUC 820 ITE LUC 710 Exit to External Size 228.5 KSF Demand Balanced Demand Size 369 KSF Enter from External 449 8% 40 40 20% 77 66 Total Internal External Total Internal External Enter 500 113 387 Enter 79 13 66 0% 0 Exit 542 93 449 Exit 383 44 339 Demand 387 Total 1042 206 836 2% 11 11 31% 24 Total 46257 405 339 0 2% 11 Enter from External Percent 100% 20% 80% Demand Balanced Demand Percent 100% 12% 88% Exit to External Balanced Demand 0% 0 11 0% 0 Demand Balanced Demand 0% 0 31% 12 8% 40 0 Demand LAND USE E Industrial Demand Demand Balanced 0 LAND USE E Industrial 40 5% 27 2% 10 26% 141 0% 0 2% 8 57% 45 Balanced ITE LUC 110 Balanced Demand Demand Demand Demand Demand Demand 0% 0 ITE LUC 110 Exit to External Size 344.5 KSF 20% 59 47 Demand Size 344.5 KSF 251 Demand 23 10 Balanced 42 Total Internal External Balanced Balanced 46% 47 Balanced Balanced Total Enter 40 13 27 Demand 10% 50 Enter 40 Exit 295 44 251 0% 0 17% 23 16% 21 Demand 4% 4 4% 2 2% 6 Exit 295 27 Total 335 57 278 Demand Demand Demand 23 Demand Demand Demand Total 335 Enter from External Percent 100% 17% 83% 0 Balanced 4 Percent 100% Balanced 0% 0 42% 23 Balanced 0% 0 0% 0 Demand Demand 4% 4 57% 23 Demand Demand 0 Demand Demand 0 Balanced 2 Balanced 0% 0 Balanced 0%Demand 0 LAND USE C Hotel Demand LAND USE D Residential 4% Demand2 ITE LUC 310 ITE LUC 220 Exit to External Size 450 Rooms Demand Balanced Demand Size 255 Units Enter from External 122 12% 17 2 3% 2 47 Total Internal External Total Internal External Enter 138 25 113 Enter 103 56 47 Exit 132 10 122 Exit 55 29 26 113 Total 270 35 235 2% 300% 0 Total 15885 73 26 Enter from External Percent 100% 13% 87% Demand Balanced Demand Percent 100% 54% 46% Exit to External

Net External Trips for Multi-Use Development

Single-Use Enter Exit Total Trip Gen Est. Land Use A 387 449 836 1042 Land Use B 66 339 405 462 Land Use C 113 122 235 270 Land Use D 47 26 73 158 Land Use E 27 251 278 335 Internal Capture TOTAL 640 1187 1827 2267 20%

TOUHY TRIANGLE MASTER PLAN • Appendix 69 Appendix II • Projected Traffic Conditions Multi-Use Development Trip Generation & Internal Capture Summary

MULTI-USE DEVELOPMENT Analyst: LMM TRIP GENERATION Name of Dvlpt: Touhy Triangle Master Plan Date: June 13, 2016 AND INTERNAL CAPTURE SUMMARY Time Period: AM Peak - Alternate Master Plan

LAND USE A Retail LAND USE B Office ITE LUC 820 ITE LUC 710 Exit to External Size 137.5 KSF Demand Balanced Demand Size 249 KSF Enter from External 46 32% 37 13 28% 13 322 Total Internal External Total Internal External Enter 117 30 87 Enter 349 27 322 0% 0 Exit 72 26 46 Exit 48 13 35 Demand 87 Total 189 57 132 29% 21 14 4% 14 Total 397 40 357 35 0 29% 21 Enter from External Percent 100% 30% 70% Demand Balanced Demand Percent 100% 10% 90% Exit to External Balanced Demand 0% 0 12 0% 0 Demand Balanced Demand 0% 0 4% 12 32% 37 0 Demand LAND USE E Industrial Demand Demand Balanced 0 LAND USE E Industrial 11 0% 0 4% 5 14% 10 0% 0 1% 0 3% 10 Balanced ITE LUC 110 Balanced Demand Demand Demand Demand Demand Demand 0% 0 ITE LUC 110 Exit to External Size 359.5 KSF 28% 11 1 Demand Size 359.5 KSF 29 Demand 05 Balanced 02 Total Internal External Balanced Balanced 2% 1 Balanced Balanced Total Enter 295 23 272 Demand 17% 20 Enter 295 Exit 40 11 29 3% 9 0% 0 14% 9 Demand 0% 0 2% 2 1% 0Exit40 272 Total 335 34 301 Demand Demand Demand 1 Demand Demand Demand Total 335 Enter from External Percent 100% 10% 90% 9 Balanced 0 Percent 100% Balanced 3% 10 1% 1 Balanced 0% 0 75% 49 Demand Demand 0% 0 3% 9 Demand Demand 10 Demand Demand 0 Balanced 2 Balanced 75% 49 Balanced 0%Demand 0 LAND USE C Hotel Demand LAND USE D Residential 2% Demand2 ITE LUC 310 ITE LUC 220 Exit to External Size 300 Rooms Demand Balanced Demand Size 290 Units Enter from External 41 0% 000% 0 28 Total Internal External Total Internal External Enter 94 094 Enter 29 128 Exit 65 24 41 Exit 117 6 111 94 Total 159 24 135 0% 000% 0 Total 1466 140 111 Enter from External Percent 100% 15% 85% Demand Balanced Demand Percent 100% 4% 96% Exit to External

Net External Trips for Multi-Use Development

Single-Use Enter Exit Total Trip Gen Est. Land Use A 87 46 132 189 Land Use B 322 35 357 397 Land Use C 94 41 135 159 Land Use D 28 111 140 146 Land Use E 272 29 301 335 Internal Capture TOTAL 803 261 1064 1226 15%

70 TOUHY TRIANGLE MASTER PLAN • Appendix Appendix II • Projected Traffic Conditions Multi-Use Development Trip Generation & Internal Capture Summary

MULTI-USE DEVELOPMENT Analyst: LMM TRIP GENERATION Name of Dvlpt: Touhy Triangle Master Plan Date: June 13, 2016 AND INTERNAL CAPTURE SUMMARY Time Period: PM Peak - Alternate Master Plan

LAND USE A Retail LAND USE B Office ITE LUC 820 ITE LUC 710 Exit to External Size 137.5 KSF Demand Balanced Demand Size 249 KSF Enter from External 302 8% 28 28 20% 54 46 Total Internal External Total Internal External Enter 356 90 266 Enter 56 10 46 0% 0 Exit 386 84 302 Exit 271 33 238 Demand 266 Total 742 174 568 2% 8831% 17 Total 32743 284 238 0 2% 8 Enter from External Percent 100% 23% 77% Demand Balanced Demand Percent 100% 13% 87% Exit to External Balanced Demand 0% 0 8 0% 0 Demand Balanced Demand 0% 0 31% 13 8% 28 0 Demand LAND USE E Industrial Demand Demand Balanced 0 LAND USE E Industrial 28 5% 19 2% 7 26% 100 0% 0 2% 5 57% 32 Balanced ITE LUC 110 Balanced Demand Demand Demand Demand Demand Demand 0% 0 ITE LUC 110 Exit to External Size 360 KSF 20% 63 53 Demand Size 359.5 281 Demand 16 7 Balanced 52 Total Internal External Balanced Balanced 46% 53 Balanced Balanced Total Enter 43 10 33 Demand 10% 36 Enter 43 Exit 314 33 281 0% 0 17% 16 16% 14 Demand 4% 5 4% 2 2% 6 Exit 314 33 Total 335 43 292 Demand Demand Demand 26 Demand Demand Demand Total 357 Enter from External Percent 100% 13% 87% 0 Balanced 5 Percent 100% Balanced 0% 0 42% 26 Balanced 0% 0 0% 0 Demand Demand 4% 5 57% 25 Demand Demand 0 Demand Demand 0 Balanced 2 Balanced 0% 0 Balanced 0%Demand 0 LAND USE C Hotel Demand LAND USE D Residential 4% Demand2 ITE LUC 310 ITE LUC 220 Exit to External Size 300 Rooms Demand Balanced Demand Size 290 Units Enter from External 81 12% 11 2 3% 2 53 Total Internal External Total Internal External Enter 92 18 75 Enter 115 62 53 Exit 88 781 Exit 62 33 29 75 Total 180 25 155 2% 200% 0 Total 17795 82 29 Enter from External Percent 100% 14% 86% Demand Balanced Demand Percent 100% 54% 46% Exit to External

Net External Trips for Multi-Use Development

Single-Use Enter Exit Total Trip Gen Est. Land Use A 266 302 568 742 Land Use B 46 238 284 327 Land Use C 75 81 155 180 Land Use D 53 29 82 177 Land Use E 33 281 314 335 Internal Capture TOTAL 472 931 1403 1761 20%

TOUHY TRIANGLE MASTER PLAN • Appendix 71 Appendix II • Projected Traffic Conditions Projected Level of Service Worksheets

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