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North Avenue Corridor Revitalization and Mobility Plan Existing Conditions Report
HELPING COMMUNITIES PROSPER
Page 2 of 43
Acknowledgements
This Existing Conditions Report for the North Avenue Corridor Revitalization and Mobility
Plan is the cumulative effort of many individuals, including residents and stakeholders who
participated in surveys, public meetings, and workshops, as well as provided time and
expertise to identify community values and priorities, planning issues, and policies to help
successfully complete this report. The project partners would like to thank all of the people who
worked with the project team to identify and address the specific challenges and opportunities
that will impact the future of the North Avenue corridor.
Steering Committee
Chris Abbasi, 29th Ward Chris Taliaferro
Judith Alexander, The North Avenue District
Mary Ann Bender, North Avenue Business Association
Richard Boykin, Cook County Commissioner (1st District)
Brian Crawford, Bike Walk Oak Park
Dave Cwik, 29th Ward Galewood Business Development Committee
Tom Drebenstedt, 29th Ward Galewood Business Development Committee
Amara Enyia, Austin Chamber of Commerce
Craig Failor, Village of Oak Park
Don Harmon, Illinois State Senator (39th District)
Chris Hartweg, 29th Ward Galewood Business Development Committee
Melody Lewis, Austin Chamber of Commerce
Camille Lilly, Illinois State Representative (78th District)
Gale Lindo, State Representative Camille Lilly
Eileen Lynch, State Senator Don Harmon
John Lynch, Oak Park Economic Development Committee
Bill McKenna, Village of Oak Park
Pam Moore, 29th Ward Chris Taliafero
Patrick Oldendorf, Cook County Commissioner Richard Boykin
Beth Ranucci, 29th Ward Galewood Business Development Committee
Viktor Schrader, Oak Park Economic Development Committee
Darnell Shields, Austin Coming Together
Jay Stewart, Cook County Bureau of Economic Development
Chris Taliafero, 29th Ward Alderman
Bob Tucker, Trustee Village of Oak Park
Michael Woods, The North Avenue District
Jenny Yang, Oak Park River Forest Chamber of Commerce
Yohn Yonan, Cook County Department of Transportation
Page 3 of 43
Project Partners
Chicago Department of Planning and Development
Chicago Department of Transportation
Chicago Transit Authority
Metra
Pace
Regional Transportation Authority
Urban Land Institute Chicago
Funding Acknowledgement
This project was supported through the Chicago Metropolitan Agency for Planning’s (CMAP)
Local Technical Assistance (LTA) program, which is funded by the Federal Highway
Administration (FHWA), Federal Transit Administration (FTA), U.S. Department of Housing
and Urban Development (HUD), Illinois Department of Transportation (IDOT), and the
Chicago Community Trust. The Village of Oak Park also contributed funding.
Page 4 of 43
Table of Contents
Acknowledgements ......................................................................................................................... 2
Introduction ....................................................................................................................................... 5
Section 1: Study Area Overview .................................................................................................... 6
Section 2: Life in the Study Area .................................................................................................. 18
Section 3: Land Use and Development ....................................................................................... 22
Section 4: Additional Maps ........................................................................................................... 39
Appendix .......................................................................................................................................... 43
Page 5 of 43
Introduction The North Avenue corridor, between Austin and Harlem, serves as a border between the
Village of Oak Park (to the south) and the City of Chicago (to the north). While once a vibrant
commercial stretch, the corridor has declined in recent years. The North Avenue District in
partnership with CMAP’s LTA program is developing a plan that will guide revitalization and
mobility on the North Avenue corridor. Plan development is being co-sponsored by Alderman
Taliaferro and the 29th Ward of Chicago, and Mayor Abu-Taleb and Village of Oak Park.
The plan will focus on identifying appropriate redevelopment opportunities, strategies for
attracting desirable development including potential financial incentives, and recommendations
for streetscape improvements and corridor branding. This plan will also focus on transportation
in order to support the growth, diversity, and prosperity of the study area.
This Existing Conditions Report provides an overview of current conditions in the area, which
are pertinent to the development of the North Avenue corridor. This report is designed as a
briefing book for a two-day Technical Assistance Panel (TAP) that is being done in partnership
with Urban Land Institute Chicago (ULI Chicago), a membership-based, multidisciplinary real
estate forum that offers communities strategic advice from development experts through its
Technical Assistance Services Program. The TAP will identify redevelopment opportunities
along North Avenue and recommend implementable strategies to strengthen the corridor’s
development potential
Page 6 of 43
Section 1: Study Area Overview
Figure 1.0: Study Area: Location Within the Region
Page 7 of 43
Figure 1.2: Study Area: North Avenue from Harlem to Austin Boulevard
(one-half mile on either side of North Avenue)
Page 8 of 43
Demographics The population that is within the study area boundaries has seen a slight decrease of -5.1% since
2000. The area is majority White and Black or African American, but also has a sizeable
population of individuals who identify as Hispanic or Latino. Residents are typically middle to
upper-middle class, educated, and majority white-collar workers who earn relatively higher
incomes for both the Chicago and Oak Park areas.
Population
2000 14,813
2010 14,234
2018 14,053
*Data Source: ESRI Forecasts for 2018 and 2023
Racial Makeup
White 5,777 39.1%
Black or African America 5,665 38.4%
Hispanic or Latino 2,492 16.9%
Asian 269 1.8%
Other 552 3.7%
*Data Source: American Community Survey, 2012-2016 estimates
*Data Source: American Community Survey, 2012-2016 estimates
Education Educational Attainment (25 yrs. and older)
Total 9,471
Less than High School 8.2%
High School Graduate /GED 18.4%
Some College, No Degree 18.1%
Associate or Bachelor’s Degree 29.0%
Graduate/Professional Degree 26.3%
*Data Source: ESRI Forecasts for 2018 and 2023
Age Profile
Under 19 4,035
20-34 2,225
35-49 3,217
50-64 3,453
65 and Older 1,826
Page 9 of 43
Household and Family Structure Household Types
Family Households 3,755 76%
Married Couple Family 2,658 53.8%
Single Parent Household 1,097 22.2%
Non-Family Households 227 4.6%
Single-Person Households 963 19.5%
Total Households in Study Area 4,941
*Data Source: ESRI Forecasts for 2018 and 2023
Income and Employment Characteristics 2018 Households by Income
<$15,000 6.3%
$15,000 - $24,999 5%
$25,000 - $34,999 5%
$35,000 - $49,999 8%
$50,000 - $74,999 13.8%
$75,000 - $99,999 14%
$100,000 - $149,999 21.1%
$150,000 - $199,999 11%
$200,000+ 15.8%
*Data Source: ESRI Forecasts for 2018 and 2023
*Data Source: 2016 American Community Survey Estimates
Labor Force
Total Workforce Employed
Residents
Unemployed Residents
% # Residents # Residents Rate
Male 47.1% 3,106
Female 52.9% 3,488
Total 6,594 5,878 716 10.8%
*Source: U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment
Statistics (Beginning of Quarter Employment, 2nd Quarter of 2015).
Community Comparison: Median Household Income
Study Area $95,223
Chicago $50,434
Oak Park $82,826
Page 10 of 43
Occupation
White Collar 76.2%
Management/Business/Financial 15.8%
Professional 34.6%
Sales 9.2%
Administrative Support 16.7%
Services 12.1%
Blue Collar 11.7%
Farming/Forestry/Fishing 0%
Construction/Extraction 1.3%
Installation/Maintenance/Repair 1.1%
Production 2.8%
Transportation/Material Moving 6.6%
*Data Source: ESRI Forecasts for 2018 and 2023
Commute to Work (Mode)
Total Commuters 6,339
Car (alone) 69.2% 4,390
Carpool 8.3% 527
Public Transportation 19% 1,202
Walk/Bike 1.1% 73
Other Means 2.3% 148
* Source: American Community Survey, 2012-2016 estimates
Commute to Work (Distance)
Less than 10 miles 4,537 68.8%
10 to 24 miles 1,441 21.9%
25 to 50 miles 389 5.9%
Greater than 50 miles 227 3.4%
Total 6,594
*Data Source: U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination
Employment Statistics (Beginning of Quarter Employment, 2nd Quarter of 2015)
Page 11 of 43
Economic Base Business Establishments in Chicago
Year Total
2017 56,429
2007 62,948
1997 56,429
Employment Trend in Chicago
Year Total
2017 1,179,455
2007 1,094,718
1997 1,118,939
*Data Source: Illinois Department of Employment Security, Where Workers Work Report 2016-2017
12 Largest Employers
Employer Industry
Board of Education of City of Chicago Elementary and Secondary Schools
N. Henry & Son, Inc. All Other Miscellaneous Textile Product Mills
Petra Manufacturing Co. Commercial Screen Printing
The North & Woodbine Corporation Nursing Care Facilities (Skilled Nursing Facilities)
Board of Education of City of Chicago Elementary and Secondary Schools
Comcast Corporation Cable and Other Subscription Programing
Park District of Oak Park Elementary and Secondary Schools
Industrial Patrol Service Corp Security Guards and Patrol Services
Atm America Corp. Polish and Other Sanitation Good Manufacturing
Board of Education of City of Chicago Elementary and Secondary Schools
St Giles Church Elementary and Secondary Schools
United Insurance Company of America Direct Life Insurance Carriers
*Data Source: Dun & Bradstreet, 2015
Business Establishments in Oak Park
Year Total
2017 1,636
2007 1,684
1997 1,506
Employment Trend in Oak Park
Year Total
2017 1,636
2007 1,684
1997 1,506
Page 12 of 43
Employment by Industry Type (NAICS Industry Sector)
Agriculture, Forestry, Fishing and Hunting 1 0%
Mining, Quarrying, and Oil and Gas Extraction 4 0.1%
Utilities 19 0.3%
Construction 138 2.1%
Manufacturing 420 6.4%
Wholesale Trade 281 4.3%
Retail Trade 572 8.7%
Transportation and Warehousing 299 4.5%
Information 176 2.7%
Finance and Insurance 422 6.4%
Real Estate and Rental and Leasing 114 1.7%
Professional, Scientific, and Technical Services 529 8%
Management of Companies and Enterprises 100 1.5%
Administration & Support, Waste Management and Remediation 493 7.5%
Educational Services 789 12%
Health Care and Social Assistance 1,007 15.3%
Arts, Entertainment, and Recreation 125 1.9%
Accommodation and Food Services 475 7.2%
Other Services (excluding Public Administration) 244 3.7%
Public Administration 386 5.9%
*Data Source: U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination
Employment Statistics (Beginning of Quarter Employment, 2nd Quarter of 2015)
Page 13 of 43
Figure 1.3: Median Household Income by Census Block Groups
Page 14 of 43
Housing Characteristics Housing in the study area is attractive and highly valued. It is characterized by single family,
owner-occupied, detached homes. The median housing value of the study area in 2018 is over
$350,000.
Type of Housing Units
Total Housing Units 5,124
Single Family –Detached 71.7% 3,675
Single Family-Attached 1.3% 65
In 2 Unit Building 9.4% 483
In 3-4 Unit Building 6.6% 311
In 5 Unit Building 10.5% 540
*Data Source: American Community Survey, 2012-2016 estimates
*Data Source: American Community Survey, 2012-2016 estimates
Housing Occupancy Profile
2018 Housing Units 5,163
Owner Occupied Housing Units 3,821 74%
Renter Occupied Housing Units 1,074 20.8%
Vacant Housing Units 268 5.2%
*Data Source: ESRI Forecasts for 2018
Study Area Housing Values
Median Home Value 2018 $359,656
Median Home Value 2023 $384,888
*Data Source: ESRI Forecasts for 2018 and 2023
Sale of Homes
Average Sale Price
(August2018-
September 2018)
Average days
on the market
Units Sold
Chicago $280,000 54 2,777
Oak Park $336,000 63 87
*Data Source: Redfin.com (September 2018)
Year Housing Built
1940 or earlier 2964 57.9
1940-1970 1869 36.5
1970-2000 262 5.1
2000 or after 29 .56
Page 15 of 43
Figure 1.4: Median Gross Rent by Census Block Groups (2016 Estimates)
Page 16 of 43
Commercial Real Estate
Commercial Real Estate Square Footage and Vacancy by Type, 2018
Study Area Cook County Region
Total
Rentable
Building
Area (SF)
Vacancy
Rate
Total
Rentable
Building
Area (SF)
Vacancy
Rate
Total
Rentable
Building
Area (SF)
Vacancy
Rate
Retail 1,099,177 3.9% 297,917,839 5.7% 491,019,413 6.1%
Office 311,610 12.1% 324,412,702 11.9% 440,066,323 12.5%
Industrial* 9,276 N/A 498,259,586 5.2% 1,079,724,449 6.2%
Total 1,420,063 5.6% 1,155,351,817 7.3% 2,001,292,893 7.5%
*Includes flex properties. Source: CMAP Analysis of CoStar data
Trends in Commercial Square Footage and Vacancy in Study Area
2008 2018 % Change
Office
Total Rentable Building Area 311,610 311,610 0%
Vacancy Rate 13.0% 12.1% -7%
2008 2018 % Change
Retail
Total Rentable Building Area 1,095,883 1,099,177 0%
Vacancy Rate 6.3% 3.9% -38%
*Includes flex properties. Source: CMAP Analysis of CoStar data
Page 17 of 43
Sales Tax Comparison
Tax Rates for Study Area
Chicago Oak Park
Restaurant tax 0.25% -
Real estate transfer tax $5.25 per $500 in value
(In general, the Buyer is
responsible for $3.75 and the
Seller is responsible for
$1.50.)
$4.00 per $500 in value
(The primary liability for
payment of said tax shall be
borne by the seller)
Local motor fuel tax $0.05 per gallon $0.06 per gallon
Telecommunications taxes 7% 5%
Gas use tax $0.063 per therm $0.05 per therm
Local sales tax 1.25% 1.00%
Checkout bag tax $0.07 per bag $0.10 per bag
Effective composite property
tax rates: Residential*
1.7% 3.6%
Effective composite property
tax rates:
Commercial/industrial*
4.2% 7.5%
*Effective property tax rates are property tax extensions as a percentage of market value, rather
than EAV, allowing for comparison across property classes. Composite rates are a sum of the
rates levied by each local taxing district. Rates shown here are estimates for tax year 2016 and
only include rates for areas within the North Avenue study area, which may vary based on the
specific set of taxing districts.
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Section 2: Life in the Study Area
Government
Chicago incorporated as a city in 1837 and has a mayor-council form of municipal government
with a mayor, elected at-large, and a council elected by electoral district. A city clerk and
treasurer are also elected citywide.
Oak Park officially incorporated as a village in 1902 and has a council-manager form of
municipal government with a president/mayor and six trustees elected at-large. A village
manager professionally oversees day-to-day municipal operations. The Village has five
governments including, the Township, a high school district, an elementary school district, a
library district, and a park district.
Public Safety
The Chicago Police Department’s 25th District and the Chicago Fire Department’s Engine 125
service the Chicago side of the study area. Oak Park is serviced by its own Police and Fire
Department, each occupying a single location.
Public Library
While there are no libraries located within the study area, there are two Chicago Public
Libraries as well as one Oak Park Public Library located within a one-mile radius of the
corridor.
Recreation
On the Chicago side of the study area, there is one Chicago Park District park: Amundsen Park.
On the Oak Park side of the study area, there are three Park District of Oak Park parks:
Lindberg Park, Field Park, and Taylor Park. There is also a pocket park on Kenilworth from
North Avenue to Division in Oak Park.
Shopping
The North Avenue corridor is a business district with dozens of retailers and several shopping
centers. Outside of the study area, but in close proximity, is The Brickyard, an indoor mall
containing over 40 shops and anchored by Marshalls and Target.
Utilities
Both Chicago and Oak Park provide residential garbage service. The Chicago has its own
Streets and Sanitation department while Oak Park has a contract with Waste Management. Both
the City and the Village provide Lake Michigan water, Oak Park’s is of course through a
purchase agreement with the City. In Chicago, Peoples Gas provides natural gas to customers.
In Oak Park, NICOR provides natural gas to customers. Electricity is provided to both the City
and the Village through ComED.
Page 19 of 43
Private Sector Involvement
Within the study area of North Avenue between Austin and Harlem Avenues, there are
multiple organizations and entities that work within the private sector at the interest of Oak
Park and Chicago residents alike.
Neighborhood/community development associations active in or affecting the study area
Many neighborhood associations and community development groups are active in and around
the study area. Reflecting the increasing capacity of social media as a constructive tool, many
Facebook groups are popular tools for residents to communicate with each other and with their
representative constituents. The 29th Ward of Chicago Community Group operates to post
issues, events, or information regarding the ward on the Chicago-side of the district. A
Galewood Neighborhood community association also exists, and functions as a communicative
tool between the Galewood and Montclare neighborhoods, which share boundaries with parts
of the 29th Ward.
The North Avenue Neighbors Association (NANA) group is an organization of residents
working to improve the North Avenue business corridor shared by Chicago and Oak Park
between Austin and Harlem Avenues and is operated by the North Avenue District, Inc. (T-
NAD). T-NAD was founded in 2013 and is a promoter of the revitalization of the North Avenue
corridor and also serve as a link between residents and other community development
organizations. Village Trustee Deno Andrews has also formed the Northeast Oak Park
Community Group, which specifically focuses on issues concerning residents in the area
stretching from the Green Line north to North Avenue and from Austin to Oak Park Avenue. A
community ran news source and classifieds site called Oak Park-River Forest Mom Mail is also
active with displaying news surrounding child development and other neighborhood events
and functions.
In terms of community spaces, both Amundsen Park and Rutherford Sayre Park have advisory
councils. The parks are of significant importance to Galewood residents as venues for events
and youth activities. Rutherford Sayre Park also hosts the only library in the Galewood
community. Alderman Chris Taliaferro of the 29th Ward, whose office is located in the North
Avenue corridor, holds monthly community meetings at the Sayre Park fieldhouse.
Schools, hospitals, churches, etc. within or affecting the study area
The study area is connected to many schools, hospitals, churches, and other resourceful
institutions. In the Oak Park section of the study area, the community schools include William
Hatch and Horace Mann elementary schools of Oak Park School District. St. Giles Catholic
School is also within the study area on the Oak Park side, but also draws from Galewood
because of the parish boundaries. On the other side of the North Avenue corridor in Galewood,
Joseph Lovett and Sayre Language Academy are the district’s elementary schools of the Chicago
Public School (CPS) system. In Oak Park, the schools have Parent-Teacher Organizations (PTOs)
that help to enhance the quality of public education through school events planned by parents
and teachers in the community. In Chicago Public schools, PTOs are active, but Local School
Page 20 of 43
Councils (LSCs) function as more of a direct management tool with groups consisting of elected
representatives from the school and community. These groups then work with collective
bargaining to secure funds for the school, help to contribute a school’s improvement plan, and
even helps to select a principal for the school. As the quality of CPS schools is of concern for
many residents, LSCs serve an important role for those in the study area on the Galewood side.
In regards to the study area, the Shriner’s Children’s Hospital on Oak Park Avenue is the
singular institution that serves as a community hospital. It also serves as a meeting place for
community members and groups in the area. For extended services, many individuals and
ambulances are dispatched to West Suburban Hospital on Austin Boulevard in Oak Park. The
Advocate Health Center serves the area as well and maintains a large outpost in the
North/Narragansett strip mall on the Chicago side.
Churches of various faith are abundant in the study area, but don’t seem to have involvement
with the business flows of North Avenue. Within the Oak Park portion of the study area there
are Judson Baptist Church, New Life Christian Fellowship, Oak Park Jewish Temple, St. George
Jacobite Syrian Orthodox Church, St. Giles Catholic Church, and United Lutheran Church. On
the Chicago side there are many churches as well, including Crusaders Church, Galewood
Community Church, Redeemer Church, and Trinity Lutheran Church. Both Galewood
Community Church and Redeemer have served as meeting venues and community event
spaces in the past.
Financial institutions, foundations, major corporations active or interested in the area
Within the study area there are abundant financial institutions and other corporations that are
active. National banks such as Bank of America, Old Second National, PNC, and US Bank have
branches in the area. A Chase Bank was once also hosting space on North Avenue but recently
closed, much to the dismay of people surveyed in the area.
ABC Bank was once headquartered on North Avenue but was acquired by Old Second
National. ABC still runs a branch at North and Narragansett in a strip mall location, but the old
headquarters used to act as a community venue for the area, including hosting a space for
Catholic Charities for a time.
The US Bank branch at North and Austin Avenues has served as a holiday party venue for the
North Avenue Business Association (NABA) and other community events. Prior to acquisition
by Old Second National, ABC Bank hosted meet-and-greet events for NABA and functioned as
a business after hours gathering space for the Oak Park River Forest Chamber of Commerce.
The branch managers of Old Second National and PNC have both actively agreed to serve on T-
NAD’s business advisory council and managers of the other bank branches have been asked to
join as well, in hopes for more community involvement and input.
Charity organizations have taken residence in the study area as well. Living Word Christian
Center runs an employment training center for formerly incarcerated individuals and a group
called Local Motions has performing arts and graphic design classes for at-risk youth. Other
Page 21 of 43
social service agencies exist in the North Avenue corridor, but information on their duties and
activities are unknown to the majority of the public due to their seemingly small clientele pool.
Business organizations
Even though NABA has taken association with the business operations of the corridor, they are
relatively dormant in activity. Their most well-known event is an annual business expo that is
hosted in the Shriners Hospital in the area, but for reasons not made aware, they don’t have
many other opportunities to host events or meet-and-greets with residents of the area and have
also not collected dues from members in recent time. They host a website with information on
their organization, but it also seems to be infrequently updated.
The Oak Park River Forest Chamber of Commerce is largely active in the area. The Village of
Oak Park helps to fun the chamber, which may explain why they are more active than other
business organizations in the area. However, they aren’t involved with business on the Chicago
side due to limitations, which can cause a gap in operations along the North Avenue corridor.
Regardless, they host frequent community functions and have an active base of business
members, including heads of other organizations in the area.
Others as appropriate (such as private social service providers)
Other private service providers of interest have taken up space in the North Avenue Corridor.
One of the most important assets along the district is the Wonder Works Children’s Museum,
which has become a popular attraction to people in the area and across the city and
metropolitan region. Before hiring on a new and highly-active Executive Director, the museum
had went through troubles with attendance and finances. Much to the admiration of residents
in the area, the museum has seen and expansion in programming and grant funding, which has
begun to transform it into a regionally-recognized attraction. They have also been host a
number of business and community events for the area and have recently unveiled a new mural
project courtesy of the Oak Park Area Arts Council. The museum has seen so much spike in
attendance that they have started to have parking issues and have expressed interest in possibly
moving to a site that would be more transit-friendly to reduce the issue. Community
organizations have voiced that they would not want the museum to leave due to its importance
to the area and have expressed interest in working around the parking issues in other ways.
Page 22 of 43
Section 3: Land Use and Development
Residential Land Use
Single-family residential comprises close to 50% of the land use in the study area. Multi-family
residential comprises 4% of the land use makeup, and less than 1% of the land use in the study
area is considered “urban mix with a residential component.”
One of the charges of the Technical Assistance Panel is to help determine the market feasibility
of additional multi-family residential along North Avenue, and how this can be encouraged and
achieved through updated policies and ordinances on both the Oak Park and Chicago sides of
the corridor.
Recent Developments
Within the past 15 years, a few new developments have been constructed in the area. This
includes:
A CVS Pharmacy on Harlem Avenue mid-block between Bloomingdale Avenue and
Cortland Street in Chicago (completed in 2003)
Galewood Plaza I & II, a multi-tenant retail development located on the north side of
North Avenue between Nashville Avenue and Natchez Avenue in Chicago
1600-12 North Nagle Avenue in Chicago , a multi-family residential development with
18 units (completed in 2007)
Planned Residential Developments
The spotlight is currently on the Northeast corner of Harlem Avenue and North Avenue, where
a Sears department store and auto center was located until it closed in Fall 2017. In April 2018, a
development team presented the possibility of a mixed-use, commercial and rental residential
development. A townhome component may also be included to provide a transition from the
site to Wabansia Avenue, where single-family homes dominate the area.
Additionally, a new townhome development is planned on two vacant parcels in Oak Park on
North Avenue between Columbian Avenue and East Avenue. This development currently
includes four 3-story townhomes and two 2-story loft units.
Page 23 of 43
Land Use Category Acres %
Single Family Residential 490.2 48.5
Multi-Family Residential 41.1 4.1
Urban Mix with Residential Component 6.1 0.6
Commercial 47.8 4.7
Industrial 49.3 4.9
Institutional 29.7 2.9
Open Space 41.7 4.1
Transportation/Utilities/Communication/Other 303.3 30
Under Construction 0.3 0.0
Vacant 0.9 0.1
*Data Source: Land Use Inventory, CMAP, 2013.
Figure 3.0: Land Use Structure
Single Family Residential Multi-Family Residential
Urban Mix with Residential Component Commercial
Industrial Institutional
Open Space Transportation/Utilities/Communication/Other
Under Construction Vacant
Page 24 of 43
Figure 3.1: Existing Land Use with New Developments
Page 25 of 43
Figure 3.2: Land Ownership
Page 26 of 43
Zoning
Zoning – Oak Park
The North Avenue corridor is presently zoned NA North Avenue Commercial District on the
Village of Oak Park side of North Avenue. This is a commercial zoning district “intended to
accommodate the North Avenue corridor in Oak Park. The NA District addresses commercial
uses of various scales, including larger auto-oriented retail, individual storefronts, and retail
centers, while improving the pedestrian environment along the corridor. Higher density
residential and mixed-use development is also encouraged in this zoning district (Oak Park
Zoning Ordinance, adopted September 18, 2017). The balance of the study area south of North
Avenue is zoned Residential, with some Institutional and Open Space designations. See figure
below for the Zoning District Standards).
Figure 3.3: Zoning District Standards
Page 27 of 43
Zoning - Chicago
The Chicago side of the North Avenue corridor is primarily zoned for Neighborhood and
Community Shopping (B1- and B2- and B3- districts). Three parcels along North Avenue are
zoned RS-2 Residential Single-Unit District. The broader study area, however, includes
Residential Single Unit Districts (see Figure XX for Zoning District Standards).
Zone ID B- Business First Zone Notes
B1-1 Neighborhood Shopping District Minimum lot area 2500 sq ft
B1-2 Neighborhood Shopping District Minimum lot area 1000 sq ft
B1-3 Neighborhood Shopping District Minimum lot area 400 sq ft
B2-2 Neighborhood Mixed-Use District Minimum lot area 1000 sq ft
B3-1 Community Shopping District Minimum lot area 2500 sq ft
B3-2 Community Shopping District Minimum lot area 1000 sq ft
B3-3 Community Shopping District Minimum lot area 400 sq ft
C-Commercial
C1-1 Neighborhood Commercial District Minimum lot area 2500 sq ft
C3-1
Commercial and Manufacturing and Employment
District Minimum lot area 2500 sq ft
R - Residential
RS-1 Residential Single-Unit (Detached House) Districts Minimum lot area 6250 sq ft
RS-2 Residential Single-Unit (Detached House) Districts Minimum lot area 5000 sq ft
Page 28 of 43
Figure 3.4: Zoning Districts, Chicago 2015 and Oak Park 2012
Page 29 of 43
Commercial Development
The North Avenue corridor, located between Austin Avenue and Harlem Avenue and bordered
by both the City of Chicago and the Village of Oak Park, is over a 1.5 mile stretch, having
approximately 112 businesses. There is both an established local business association, North
Avenue Business Association (NABA), and an organization, The North Avenue District (T-
NAD), specifically for this corridor. Attached an inventory of the existing businesses located
within the North Avenue corridor.
The corridor is characterized by a traditional urban development form with most buildings
fronting directly onto the public sidewalk. For these properties, there is either no off-street
parking or off-street parking is limited and located to the rear of the building, accessible via an
alleyway.
Although the general condition is for the buildings to front directly onto the public sidewalk, 7
properties on the corridor are developed in a more traditional suburban strip pattern, with the
buildings situated toward the rear of the property with off-street parking occurring toward the
street front. Approximate two dozen establishments on the corridor have an off-street parking
lot.
The corridor is majority single story buildings. However, 47 properties have second stories.
Construction dates of the majority of existing buildings located in the corridor date to the
1950’s-1960’s. Only 4 buildings have been built since 2000; two banks, a strip center, and a
Starbucks/Sprint.
An alleyway separates the North Avenue commercial corridor properties from the adjacent well
established residential area immediately to the north and south. In addition to the alleyway
however, there are also full and partial barriers on both the north and south to create a buffer
between these land uses.
Along the corridor, there are three institutions of worship. All of which are Christian.
26.6% of the Village’s population is of Asian race, and more than half of the Village population
speaks a foreign language at home, with 37.5% of the population foreign born. The largest
Asian ethnic groups present in the Village are Asian Indian, followed by Filipino and Korean. In
2009, the median household income of the Village was $82,875. 71% of residents have either a
college degree or some college.
Page 30 of 43
Business Inventory
Address Business Name Business Type
6006 Metro PCS Authorized Dealer Cell phone store
6008 AmeriCash Loans Loan agency
6011 U.S. Bank Bank
6014 My Beauty Supply Beauty supply
6016 Subway Restaurant (fast food)
6018 Beauty & Motions Beauty salon
6020 Magic Foods Grocery store
6024 Tailor Shop Tailor
6034 Kentucky Fried Chicken (KFC) Restaurant (fast food)
6039 C.Y. Beauty Supply Beauty supply discount store
6041 Barber and Beauty Beauty salon and barber shop
6043 Sun Valley Insurance Agency Inc. Insurance agency
6046 North Avenue Hubcaps Motor vehicle supply shop
6049 Hunter's Realty, Inc. Real estate agency
6051 Studio 808 Interior design
6054 Tampico Tailor Shop Tailor
6056 Exceptional Shoes and Clothing Clothing store
6056 Ron's Barber Shop Barber shop
6101 T.J. Cleaners Tailor
6107 N/A N/A
6108 State Farm Insurance agency
6110 Divas Tax Service Tax preparation services
6114 Jackson Hewitt Tax preparation services
6118 Utopia Salon Hair salon
6119 BP Gas station
6129 Shell Gas station
6139 Future Leaders Learning Center Inc. Day care center
6140 Textile Restoration, Inc. Textile shop
6142 Art of Fashion, Cert Dime Studios Unknown
6144 Crusaders Bookstore Bookstore
6147 Hollywood Pawners Pawn shop
6149 Braids By Nai Beauty salon
6150 Crusaders Ministries Church ministry
6151 A-1 Jewelry & Pawn Pawn shop
6204 Cleaners Cleaners
6206 Top Beauty Supply Beauty supply store
6209 N/A N/A
6210 Crown Royal Jewelry & Loan Pawn shop
Page 31 of 43
6214 N/A N/A
6216 Touched by An Angel Child Development Centers Childcare services
6230 Super Max Muffler & Brakes Auto repair shop
6235 New Life Christian Fellowship Church
6244 Direct Realty Real estate agency
6246 Sophie & Ourni African Hair Beauty salon
6248 N/A N/A
6249 Midas Car repair and maintenance
6250 Centro Castillo Mental health services
6252 Q&P Tax Servces Tax preparation services
6254 Unclear/unknown N/A
6262 N/A N/A
6264 Belmonte's Flowers Flower shop
6266 Living Word Christian Center N/A
6268 One Lucky Puppy Grooming Salon Pet grooming servicse
6270 Local-Motions Inc. Performing Arts Perfoming arts center
6272 29th Ward Office - Alderman Chris Taliaferro City government office
6303 Cash America Pawn Pawn shop
6311 Chicago Police Station Police station
6315 N/A N/A
6317 A's Redhots Fast food
6319 Metro PCS Authorized Dealer Cell phone store
6321 J&J Fish Fast food
6323 Royal Furniture Furniture store
6325 N/A N/A
6336 Dunkin Donuts Fast food
6400 Old Second National Bank Bank
6405 Dollar Tree Mixed merchandise
6409 Cleaners Cleaners
6415 H&R Block Tax preparation services
6417 Massage Comfort Spa (this may also be Expert Nails per an online search) Massage parlor (nail salon)
6419 InsuranceOne Insurance Insurance agency
6421 Unclear Loan agency
6423 Unclear 6425 China Chop Suey Restaurant
6427 Surf's Up Delivery Restaurant
6429 Edward Jones, Dwight N. Atchley, AAMS-Financial Advisor Financial advisory services
6434 Advocate Medical Medical services
6435 N/A N/A
Page 32 of 43
6441 N/A N/A
6443 N/A N/A
6445 Wonder Works Children's Museum Museum
6460 Serrelli's Food market
6464 Mike's Barber Shop Barber shop
6466 Des Painting Painter
6468 Hairtech the Salon Beauty salon
6470 Oak Park Health Clinic Health clinic
6472 Trinity Ministries of Chicago Social services organization
6478 N/A N/A
6501 N/A N/A
6520 Taco Burrito King Restaurant
6522 Spin City Gaming parlor
6524 Boost Mobile Cell phone store
6525 Advantage MRI Health services
6526 Sarpino's Pizzeria Oak Park Restaurant
6528 N/A N/A
6534 #1 Nails N/A
6535 Dr. David R. Juel, DDS Dentist
6537 N/A N/A
6539 N/A N/A
6545 Mercado Foot & Ankle Clinic Podiatrist
6547 MegaFun USA Toy and game manufacturer
6549 Illinois Association of Minorities in Government non-profit organization
6551 Steve Spaccarelli Psychologist
6555 N/A N/A
6600 CD One Price Cleaners Dry cleaners
6601
1.Awakening Mind Counseling Services 2.Bentron Financial Group, Inc. 3.Lee L. Madden, PsyD
1. Counseling services 2. Financial services 3. Psychologist
6606 N/A N/A
6608 GNT Nails Nail salon
6610 N/A N/A
6611 NABA Business association
6612 N/A N/A
6617 Wellness Spa Spa
6618 China Delight Restaurant
6619 N/A N/A
6620 Subway Fast food
6621 PNC Bank Bank
6622 Cricket Wireless Authorized Retailer Cell phone store
Page 33 of 43
6624 AJ Styles Beauty and Barber Salon, LLC Barber shop
6700 N/A N/A
6701 Master S.H. Yu Martial Arts Martial arts
6707 CARA Staffing Staffing agency
6711 Oak Park Dental Associates Dentist
6717 Kim Collins Studio Beauty salon
6729 U.S. Bank Bank
6734 N/A N/A
6740 Redeemer Church Church
6743 Ageless Arts Tattoo Tattoo
6745 TraciDani Beauty Studio Beauty salon
6797 Michael's Restaurant Restaurant
6800 7-Eleven Convenience store
6803 Oak Park & North Auto Service Auto repair
6806 V1 Nails Nail Salon
6807 N/A N/A
6808 N/A N/A
6810 Metro PCS Wireless provider
6812 N/A N/A
6814 North Avenue Falafel Restaurant
6816 Check Into Cash Loan agency
6818 Café Hoang Restaurant
6822 Amarind's Thai Restaurant Restaurant
6831 Edwardo's Natural Pizza Restaurant
6833 Cleaners Dry cleaning
6835 Unknown 6836 Uknown 6837 Unknown 6845 Jiffy Lube Oil change service
6850 Hallagan Business Machines Office equipment supplier
6853 Pediatrics Unlimted Children's healthcare
6854 N/A N/A
6855 Battistoni and Beam Orthodontics Orthodontist
6856 Nick Jr's Grill Restaurant
6901 Home Instead Senior Care home health care service
6905 The Hearing Place Audiologist
6909 Berkeley Nursing & Rehab Nursing home
6914 Law Office Attorneys
6916 Mrs. Indecent Exposure Spa
6924 Fresh Start Day Care Center Inc Day care center
6931 Advanced Physical Medicine Physical therapy clinic
Page 34 of 43
6933 Unknown 6935 The Onion roll Restaurant
6937 Office of Camille Lilly State government office
6938 Peterson-Bassi Chapels Funeral home
6939 Dog Day Afternoon Dog care services
6943 Family Dental Care of Oak Park Dental services
6945 M&J Barber Shop Barber shop
6947 Regui African Hair Braiding Hair salon
6949 Minuteman Press Printing and related services
6955 Various Businesses 6957 Absolute Health Health services
6958 Devco Foil Stamping & Embrssng Commercial printer
6966 Sergio's Place Restaurant
6968 David L Cwik Attorney
6970 N/A N/A
6972 Demolition By Paige Excavating contractor
6978 6978 Soul Food Restaurant
7000 Right at Home Home health care service
7001 Edward Jones - Financial Advisor Financial consulting
7001 Trinitext/ Unitex inc Manufacturer
7003 PeopleReady Employment center
7005 Loyola Center for Health at Oak Park North Health services
7007 Peekaboo Playroom Children's amusement center
7010 N/A N/A
7012 State Farm Insurance Insurance agency
7013 Ramsey Tanakatsubo Optometrist
7014 Lady Day's Exclusive Hair Beauty salon
7015 Peter Francis Gerci Law LLC Bankruptcy attorney
7016 N/A N/A
7017 Divine Destiny Nail Spa Nail salon
7017 Olivia African Hair Braiding Beauty salon
7019 Paramount Staffing Employment agency
7020 One Magnificent Smile Cosmetic dentist
7025 Buona Beef Restaurant
7026 Total Nurses Network Home health care service
7030 N/A N/A
7034 Oak Park Dental Group Dental services
7035 Chicago Cardiology Institute Cardiology center
7040 Yonan Floor Coverings Inc Carpet store
7045 Al-Mart Furniture and Bedding Furniture store
7047 Academic & Clinical Associates Dermatologist
Page 35 of 43
7053 Ponzio Dental Dental services
7055 McCarthy Eye Center Eye Care Center
7061 The UPS Store Shipping and mailing services
7101 Pay Day Loans Loan agency
7103 Pizza Hut Restaurant
7105 Modern Nails Nail salon
7107 Oak Park Cleaners Group Dry cleaners
7111 Batteries Plus Bulbs Battery store
7112 Sprint Cell phone store
7117 Dunkin Donuts Fast food
7119 N/A N/A
7121 Orange Theory Fitness Workout facility
7123 American Mattress Mattress retail store
7126 Bank of America Bank
1600 N New England Cosmetic dentist Dental group
6045-6047 Suds 2000 Dry cleaning
6100 - 6106 ABC Daycare Daycare center
6103a N/A N/A
6103b Hair Sparkle Beauty salon
6109-6111 Barnard's Schwinn Bicycle store
6216 (x2) N/A N/A
6276 - 80 N/A N/A
6472 (x2) Simply Duane For Hair Beauty Salon
6527? Unclear 6532-30 Companion Animal Hospital Oak Park Veterinarian
6707 (x2) AACF Employment Services Employment services
6832 1A Delta Demolition Demolition contractor
6832 1B Allstate insurance Group Insurance agency
6840-42 De Sensi & Associates, LLC Tax preparation service
6916 (x2) L'Pooch Salon Pet groomer
6939 (x2) Done Right Now Tax Tax services
6941 - A Democratic Party of Oak Park Political organization
6941 - B Office of Harmon Don Senator's office
6945 (x2) David E. Young & Company Insurance Auto insurance agency
6949 (x2) Empress Nails Nail Salon
6962-6960 Insurance Support Systems Insurance agency
7000 1B Heaven on Earth Salon Hair salon
7017 (x3) Sira Salon Hair salon
7112 (x2) Starbucks Coffee shop
7121 A First Peek Ultrasound Pregnancy care center
Page 36 of 43
North Avenue Oak Park Zoning Parking Requirements
Page 37 of 43
Page 38 of 43
Public Rights of Way
North Avenue is a state highway controlled and regulated by the Illinois Department of
Transportation (IDOT). IDOT has plans to implement the IL 64 SMART Highway project. The
project is intended to implement motorist information, enhance signal operations, etc., to
facilitate more efficient movement of traffic without roadway widening.
Page 39 of 43
Section 4: Additional Maps
Page 40 of 43
Figure 4.0: Roadway Functional Classification and AADT
Page 41 of 43
Figure 4.1: Transit Facilities Map
Page 42 of 43
Figure 4.3: Existing and Planned Bikeways
Page 43 of 43
Appendix
A. Results of CMAP Stakeholder Engagement
Online Survey via MetroQuest
Hard-copy Surveys for Area Residents and Workers
Business Surveys
B. Past Plans and Studies
Economic Development Funding Resources Review for North Avenue
Village of Oak Park Comprehensive Land Use Plan –Excerpt
Trade Area Analysis for Oak Park Side of North Avenue
Cook DuPage Smart Corridors Plan & Design Report −Excerpt
FY19-0059 | NOVEMBER 2018
The Chicago Metropolitan Agency for Planning (CMAP) is our
region’s comprehensive planning organization. The agency
and its partners developed and are now implementing ON TO
2050, a new long-range plan to help the seven counties and
284 communities of northeastern Illinois implement strategies
that address transportation, housing, economic development,
open space, the environment, and other quality-of-life issues.
See www.cmap.illinois.gov for more information.
