SIX CORNERS ECONOMIC DEVELOPMENT ... - The Lakota Group

SIX CORNERS ECONOMIC 

DEVELOPMENT MASTER PLAN 

EXISTING CONDITIONS REPORT 

PREPARED BY 

Goodman Williams Group 

The Lakota Group 

Gewalt Hamilton Associates 

Granacki Historic Consultants 

Findzall Community Marketing 

May 17, 2012

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Table of contents 

INTRODUCTION P. 6 

EXISTING CONDITIONS P. 10 

Building Inventory and Building Conditions 

Business Inventory 

Vacancies 

Development Pattern and Building Form 

Business Signage and Merchandising 

Streetscape 

Zoning 

Socioeconomic Overview 

Residential Market Overview 

Retail Market Assessment 

Grrocery Stores and Pharmacies 

Retail Demand Analysis 

Shopper Intercept Survey 

Parking and Circulation 

Addenda p. 54 

Addendum #1: Business Inventory for Six Corners 

Addendum #2: Shopper Intercept Survey Summary Tables 

Addendum #3: History and Historic Designation Opportunities 

SIX CORNERS ECONOMIC DEVELOPMENT MASTER PLAN 

3


INTRODUCTION

INTRODUCTION 

introduction 

Background to the Assignment 

Goodman Williams Group was retained by the 

City of Chicago Department of Housing and 

Economic Development to complete an Economic 

Development Master Plan for the Six Corners 

business district in Portage Park. This plan will 

help the City and Six Corners stakeholders to 

enhance the vitality of one of Chicago’s oldest and 

most important neighborhood shopping districts. 

Goodman Williams Group leads the team and 

will complete the market research upon which the 

Plan is based. The consulting team includes the 

following experts in a variety of related fields: 

• Land-use planning and urban design 

(The Lakota Group) 

• Traffic and parking (Gewalt Hamilton 

Associates) 

• Historic preservation (Granacki Historic 

Consultants) 

• Marketing (Findzall Community 

Marketing - Cathy Maloney) 

Six Corners has a long history as a successful 

neighborhood shopping and entertainment 

district. With an iconic Sears store, the Portage 

Theater, and the Marketplace at Six Corners, 

it has served residents of Portage Park and 

neighboring communities on Chicago’s northwest 

side. In recent decades, however, Six Corners has 

experienced a loss of retailers along its commercial 

corridors and is in need of physical improvements 

to both buildings and infrastructure. 

Methodology 

This planning process is being overseen by a 

Steering Committee whose members include 

area business and property owners, leadership 

from the Portage Park and Old Irving Park 

Neighborhood Associations, the Six Corners 

Association, and representatives from the 45th 

and 38th Aldermanic wards and the Department 

of Housing and Economic Development. In 

addition to key person interviews, shopper 

intercept surveys were conducted in early March. 

A public workshop was held on April 11, 2012. 

This report presents the results of the first phase 

of this assignment, an assessment of existing 

conditions in Six Corners. Included are the results 

of our demographic and market research, an 

assessment of building conditions and uses, and 

findings from parking studies. 

Going forward, the next phases will involve 

community visioning on alternative development 

concepts and the preparation of the economic 

development plan. 

SUmmary of Findings 

Six Corners, where Milwaukee Avenue, Irving 

Park (4000 N) and Cicero (4800 W) intersect, has 

a number of important assets that have enabled 

it to remain a competitive shopping district for 

decades. Among these assets are: 

Klee Plaza at Six Corners building 

• An easily accessible location in the heart 

of Chicago’s Northwest Side. The three 

heavily traveled arterials carry 70,000 

cars through that intersection on a daily 

6 

SIX CORNERS ECONOMIC DEVELOPMENT MASTER PLAN

INTRODUCTION 

basis. The intersection is 0.8 miles from 

the entrance to the Kennedy Expressway 

(I-90/94) at Irving Park. 

• Recognizable retail and service anchors, 

including such national companies as 

Sears, Jewel-Osco, Marshalls, Bank of 

America and Chase, and a LA Fitness 

Health Club (former Bally Health Club). 

In addition, local retailers such as Fantasy 

Costumes, Family Fruit Market, and City 

Newsstand help establish the district’s 

unique identity. 

• The Portage Theater, an iconic 1920s 

movie theater that serves as a major draw 

to the neighborhood. 

• A diverse housing stock in the adjacent 

neighborhoods that includes a range of 

single family homes and multifamily 

units at various price points. 

• Bus routes along Milwaukee Avenue and 

Irving Park Road that bring shoppers 

to the intersection. The Mayfair and 

Grayland Stations on the Milwaukee 

District North line and the Irving Park 

Station on the Union Pacific Northwest 

line are close by. 

• New streetscape improvements that 

enhance the physical environment and 

demonstrate investment in the area and 

an interest in its revival. 

Yet Six Corners has not yet seen the resurgence 

that many in the community have been working 

toward. The following are among the issues that 

have been identified by residents, business owners, 

and the consulting team: 

• Numerous vacant storefronts and 

buildings in need of renovation, 

particularly in the block of Milwaukee 

Portage Theater 

Avenue north of the intersection and 

along Irving Park west of the intersection. 

• A difficult pedestrian environment, where 

crossing the major streets to visit multiple 

destinations feels unsafe. 

• An abundance of off-street parking, but 

not in locations that encourage multiple 

visits per trip. 

• A limited mix of stores and restaurants. 

While the value-oriented national 

anchors are in place, additional local 

establishments will bring more shoppers 

and diners to Six Corners. 

SIX CORNERS ECONOMIC DEVELOPMENT MASTER PLAN 

7


EXISTING CONDITIONS

EXISTING CONDITIONS 

existing conditions 

BUILDING INVENTORY AND BUILDING 

CONDITIONS 

Six Corners can be characterized as a traditional 

neighborhood commercial district, largely 

developed between the 1920s and 1950s. For 

several decades, Six Corners was one of Chicago’s 

most vibrant commercial districts outside the 

Loop. It was home to a diverse mix of businesses, 

including brand name stores and independent 

retailers, banks and corporate offices, service 

businesses, and restaurants and entertainment 

venues such as the Portage Theater. A complete 

history of Six Corners can be found in the 

Addenda. 

The Study Area for this Economic Development 

Master Plan is shown in Figure 1. The boundaries 

are coterminous with those of the Six Corners 

Special Service Area, SSA #28. 

Retail Anchors 

Today, approximately 130 retail and service 

businesses operate in Six Corners, situated 

along the commercially zoned frontages of W 

Milwaukee Avenue, N Cicero Avenue and W 

Irving Park Road. These establishments include 

national retailers located in one of several 

shopping centers, as well as locally-owned stores 

and businesses that operate in small storefronts. 

Among the value-oriented retail anchors in Six 

Corners are the following: 

• Sears. This iconic Sears Store first 

opened in 1938. The five-story structure 

contains a range of departments including 

apparel, housewares, electronics, 

automotive, dental and optical. 

FIGURE 1: STUDY AREA MAP WITH ANCHORS 

10 



• Marketplace at Six Corners. The 116,975 

square foot shopping center is located 

east of the Sears store with access off 

Irving Park Road and Cicero Avenue. It 

was developed by Tucker Development 

in 1997 with assistance from the City 

of Chicago. The shopping center is 

currently owned by Inland Real Estate. 

Tenants include Jewel-Osco, Marshalls, 

Famous Footwear, and Life Source. A 

6,000 square foot Blockbuster space will 

be coming on the market. 

• Six Corners Plaza. Also owned and 

managed by Inland Real Estate 

Corporation, this 80,596-square-foot 

center is located south of Irving Park 

between Milwaukee and Cicero. LA 

Fitness is located on the lower level. 

Ground floor tenants include Game Stop 

on the corner location, Chicago Eye 

Institute and L.A. Tan on the Milwaukee 

frontage, and CW Price, a discount 

clothing retailer that opened this location 

in August 2011. 

• Independently owned stores. City 

Newsstand, located at 4018 N Cicero 

Avenue, Fantasy Costumes, 4068 N 

Milwaukee Avenue, and Family Fruit 

Market at 4118 N Cicero N Cicero 

are among a number of locally-owned 

businesses in Six Corners. 

• Klee Plaza occupies the prominent 

location where Milwaukee and Cicero 

converge. The five-story art deco 

building has been redeveloped with 

20,000 square feet of ground floor 

commercial space and 64 loft-style 

residential units on the upper floors. 

Marketplace at Six Corners (above); Six Corners Plaza 

(below) 

City Newsstand (above) and Family Fruit Market (below), 

both along Cicero Avenue. 

SIX CORNERS ECONOMIC DEVELOPMENT MASTER PLAN 11



The Portage Theater is another important anchor 

in Six Corners. This iconic movie house opened 

in 1920 and has a seating capacity of 1,321. 

The theater is part of a mixed-use structure that 

includes 34 apartments on the second and third 

floors and eight storefronts from 4042 to 4060 

Milwaukee Avenue. Six of those storefronts are 

currently occupied. 

The Portage Theater is operated as a movie house 

that shows classic and independent films and 

hosts other cultural events. According to theater 

management, the Portage is typically booked at 

least three nights per week, or about 150 nights 

annually. The following are among the groups 

leasing the Portage: 

• The Northwest Chicago Film Society. 

Every Wednesday night, this group 

presents its Classic Film Series. 

Admission is $5.00. 

• The Silent Film Society of Chicago. The 

Silent Summer Film Festival is held on six 

Friday evenings during the summer. The 

event has attracted approximately 5,000 

silent movie buffs from Chicago and the 

suburbs. 

• Independent movie screenings and 

musical performances. The Portage has 

become a focal point for independent 

filmmakers to screen their films. 

Specialty events such as the Indie Horror 

Film Fest are held at the Portage. Musical 

acts also book the theater. 

The Portage Theater is currently listed for sale by 

its owners. Two offers to purchase the Portage 

have been submitted, one from the managing 

partners of the theater operators and one from the 

Chicago Tabernacle Church. An agreement on 

the sale of the property has not been reached. 


Business Inventory 

On February 2012, an inventory was taken of 

all ground floor business in Six Corners. Figure 

2 A,B and C on succeeding pages shows these 

businesses grouped into various categories and 

locations. A complete inventory of the businesses 

is included in the Addenda to this report. A few 

general observations on this inventory follow: 

• Retail stores (including food and liquor 

stores) comprise 28.5% of all the 

businesses in Six Corners. Sears, Jewel- 

Osco, Marshalls, The Vitamin Shoppe, 

and Dollar Tree are examples of the chain 

retail anchors. The district also features a 

handful of smaller, locally owned stores, 

such as Rasenick’s and City Newsstand. 

• Medical and other service businesses 

are an important component of the 

inventory. 41 businesses identified 

accounted for 39.2% of the total 

inventory. 

• 12 bars and restaurants were identified in 

the inventory. As shown in the list below, 

eating and drinking establishments in Six 

Corners include limited and quick service 

establishments and a few independent 

restaurants: 

12 



 

Burger King 

 

Dunkin Donuts/Baskin Robbins 

 

Family Pasta 

 

Hong Kong Restaurant 

 

Jeff`s Red Hots 

 

Las Tablas 

 

Lomas Verdes 

 

MCM Pub & Eatery 

 

Mr. Submarine 

 

Playa Escondida 

 

Subway 

 

Ysbael’s Grill 

 

Nite Cap 

Six Corners is home to a large number of 

personal and professional service firms. The 

inventory identified 65 businesses in the 

following categories: 

 

Professional/Financial services (25); 

 

Medical and dental offices (26); 

 

Personal/Household services (12); 

and 

 

Social and educational services (5). 

Figure 2(a). Six Corners BUSINESS INVENTORY BY PERCENT OF ESTABLISHMENTS 

Six Corners Building Inventory 

Category 

Percent of 

Establishments 

Retail 32 24.6% 

Health & Medical 26 20.0% 

Professional/Financial Services 25 19.2% 

Bars & Restaurant 12 9.2% 

Personal/Household Services 12 9.2% 

Food & Liquor Stores 5 3.8% 

Service 5 3.8% 

Cultural 5 3.8% 

Recreation 4 3.1% 

Automotive 3 2.3% 

Residential 1 0.8% 

TOTAL 130 100.0% 

Source: Six Corners Association 



FIGURE 2(B): SIX CORNERS BUSINESS INVENTORY BY CATEGORY 

FIGURE 2(c): SIX CORNERS BUSINESS INVENTORY BY LOCATION 

14 



Vacancies 

Figure 3 identifies the vacant storefronts in the 

Six Corners Study Area. Currently there are 17 

buildings and storefront vacancies along Irving 

Park Road from Milwaukee to Lavergne Avenues. 

The largest is the former Bank of America property 

at 4901 West Irving Park, which is for sale. The 

63,502-square-foot complex occupies nearly 

a half-city block between North Lamon and 

Lavergne Avenues and includes a total of 280 offstreet 

parking spaces in two lots along West Dakin 

Street. Interest in the property has been expressed 

by Aldi, which would rehab a portion of the 

building for a 15,000 square foot grocery store. 

The upper floor of the two-story structure includes 

a 300-seat auditorium-style theater which is being 

marketed to several cultural organizations. 

Other significant vacancies along Irving Park Road 

include the former Hancock Fabrics Store (4848 

West Irving Park Road) and Integrity Physical 

Therapy building (4864 West Irving Park), both 

of which are west of the intersection. The stretch 

of Irving Park Road east of the intersection 

has four identifiable vacancies. Two storefront 

vacancies are currently located next to Sears. A 

portion of the Bank of America building located 

on the southeast corner of the intersection, is 

vacant, as is a 12,000 square foot building along N 

Kilpatrick and W Irving Park Road. Milwaukee 

Avenue north of the intersection is the other part 

of the Study Area with a number of prominent 

vacancies. As shown in Figure 3, there are 16 

vacant buildings and storefronts along Milwaukee 

Avenue between Belle Plaine Avenue on the north 

and Irving Park Road to the south. Only two 

vacancies were identified south of the intersection. 

One vacancy is a storefront in Six Corners Plaza 

and the other a storefront in an apartment 

building situated near the northwest corner of N 

Milwaukee and N Kilpatrick Avenues. 

Cicero Avenue south of the intersection has seven 

storefront vacancies. Occupying a prominent site 

at the intersection is 4801 West Irving Park Road 

(at Cicero). This 3,700 square foot building once 

housed a tavern and more recently the Borovik 

Drug Store and a branch of Washington Mutual. 

Scattered along this stretch of Cicero Avenue 

south of the intersection are three other storefront 

vacancies. A vacancy can be found in the Six 

Corners Plaza as well as in a small strip center 

south of the Plaza. 

FIGURE 3: STOREFRONT VACANCIES 



Development Pattern and Building Forms 

The district retains a largely intact building 

fabric along Milwaukee Avenue north of Irving 

Park Road and Irving Park Road west of Cicero 

Avenue. On these blocks, first- and secondgeneration 

commercial buildings were constructed 

to the sidewalk and aligned next to each other 

with adjoining storefronts. East of Cicero Avenue 

along Irving Park Road, the development pattern 

changes significantly and is more automobileoriented. 

Jewel-Osco and Marshalls, the major 

tenants at The Marketplace at Six Corners, are set 

back from the sidewalk and separated from each 

other in different buildings by large parking lots. 

As shown in Figure 1on page 10, parking lots and 

strip centers along Milwaukee and Cicero Avenues 

south of Irving Park also break up Six Corners 

pedestrian character and connections to the 

surrounding residential neighborhoods. 

Building Conditions 

Figure 4 on following page classifies the building 

conditions of all properties in Six Corners. 

The majority of buildings in Six Corners are in 

relatively good (sound) condition with many 

retaining their original facades and storefront 

configurations and materials. The Peoples Gas 

and Coke Light Building at 4839 West Irving 

Park Road, the only fully designated Chicago City 

Landmark in Six Corners, is in sound condition. 

• On the east side of Milwaukee Avenue is 

4029 N Milwaukee Avenue, a single story 

building immediately north of Klee Plaza. 

The Pomo Dolce restaurant is expected 

to rehab and occupy this deteriorated 

property. 

• 4033-4039 N Milwaukee Avenue is a 

vacant two-story commercial structure. 

• 4047-49 N Milwaukee Avenue is a 

vacant, single story commercial building. 

• 4051-4055 is a single-story commercial 

building occupied by PC Here. 

The properties in deteriorated condition have 

building material maintenance and repair issues 

and some are missing complete storefronts. Most 

have been vacant for several years and recently 

had metal coverings and other materials removed 

from their front facades, exposing the deteriorated 

façade materials and missing storefront elements. 

Five key properties in the study area are identified 

as deteriorated, all of which are located on 

Milwaukee Avenue north of the intersection, 

between the Klee Building on the south and the 

Cuyler Avenue intersection on the north. 

• 4022 N Milwaukee Avenue is a twostory 

mixed-used building, located on 

the same block as the Portage Theater. 

The commercial storefront is currently 

occupied by Six Corners Bakery, 

primarily a wholesale operation. 

Six Corners Bakey (above); vacant commercial buildings 

with removed slipcovers along Milwaukee Avenue. 

16 



FIGURE 4 BUILDING CONDITIONS 

Business Signage and Merchandising 

Business signage varies in design quality, 

placement and materials throughout Six Corners, 

and in some areas, sign clutter detracts from the 

commercial district’s visual appearance. A number 

of business signs are large, out-of-scale back-lit 

plastic signs, often attached to a building’s upper 

façade or suspended from an A-frame at the roof 

line. The majority of business signage, however, 

takes the form of channel letters placed above the 

storefront or in the area where storefront transom 

windows once existed. In most cases, channel 

letter signs are designed with an appropriate scale, 

style and color set compatible with a building’s 

overall architecture and design. In others, larger 

channel letter signs creep beyond the storefront 

area to the upper façade level. Traditional-styled 

storefront awnings have been installed on some 

buildings in the 4800 block of West Irving Park in 

recent years. 

Channel lettering and backlit signs along Irving Park Road 



Six Corners has a number of “functional” 

storefronts - ones occupied by non-retail 

businesses. During the evening hours especially, 

such storefronts often lack proper lighting or 

attractive displays to engage pedestrians or to 

promote the products and services a business may 

offer. While ground-floor service businesses and 

office users may not need to merchandise their 

storefronts to the same level and need as retailers 

do, attractive and well-maintained storefronts 

contribute to the overall appearance of the streetlevel 

environment. 

banners, information kiosks, and gateway features 

along Irving Park Road and Milwaukee and 

Cicero Avenues. The project has significantly 

improved Six Corners’ physical appearance; 

the trees and planter beds in particular adding 

new color and visual appeal to the streetscape 

environment. 

The streetscape project did not include a 

wayfinding signage program or enhancements to 

some side streets that serve as part of Six Corners’ 

transportation, parking, and pedestrian circulation 

system. Belle Plaine Avenue, for instance, serves 

as an important pathway connecting Milwaukee 

Avenue and the Portage Theater to the Laporte 

Street parking lot. Sidewalk conditions are 

poor along this segment and it lacks appropriate 

lighting. 

New gateway and kiosk elements along Irving Park Road 

Traditional storefront with fabric awning (aove); vacant 

storefront are opportunities to improve their merchandising 

(below) 

Streetscape 

In 2009 and 2010, the Six Corners Study Area 

underwent a major streetscape enhancement 

project funded by the City of Chicago 

Department of Transportation (CDOT). This 

effort included the installation of new trees, 

planter beds, street lights, pedestrian crosswalks, 

Belle Plaine Avenue- additional streetscape improvements 

can help to improve the pedestrian environment. 

18 



Zoning 

Properties within the Six Corners Study Area are 

subject to a number of City of Chicago zoning 

district classifications, each of which is discussed 

below. The locations of these designations are 

shown on Figure 5. 

• Neighborhood Shopping District (B1) 

• Community Shopping District (B3) 

• Neighborhood Commercial District (C1) 

• Residential Single Unit (RS) 

• Residential Two-Flat (RT) 

• Planned Development (PD) 

B1 Neighborhood Shopping District 

The B1 Neighborhood Shopping District allows 

for a range of small-scale retail and service uses 

intended for more traditional, pedestrian-oriented 

shopping areas where commercial buildings 

and their storefronts are built primarily to the 

sidewalk. Upper-story dwelling units above firstfloor 

storefront level are also allowed. This zoning 

classification is typically applied to commercial 

nodes located at the intersection of two major 

arterial streets or narrow neighborhood streets 

with low traffic volumes. 

The B1 zones in Six Corners are located along 

Milwaukee Avenue between Irving Park Road and 

Belle Plaine Avenue, and the south side of Irving 

Park Road between Cicero Avenue and former 

Bank of America property at 4901 West Irving 

Park Road. The B1 zones are further subdivided 

into sub-districts, which are differentiated on 

permitted building heights. Sub-district B1-2, 

located primarily along the Irving Park Road 

segment, allows a maximum building height of 

50 feet while the Milwaukee Avenue section is 

classified as sub-district B1-3, which permits a 65 

feet building height. Building setbacks are not 

allowed within these sub-zones and no parking is 

FIGURE 5 EXISTING ZONING 



required for uses under 4,000 square feet of gross 

building floor area. The maximum allowable 

developable lot in the B1 zone is 25,000 square 

feet. The allowable use, parking and height 

requirements of the B1 zoning designation are 

appropriate to these segments of Six Corners, 

allowing the types of uses and building forms 

that are conducive to supporting a traditional, 

pedestrian-oriented shopping district. 

B3 Community Shopping District 

The B3 Community Shopping District is found 

in all other areas of the Six Corners commercial 

district not zoned BI, including the north side 

of Irving Park Road from Cicero to Lavergne 

Avenues, Cicero Avenue north and south of 

Irving Park, and the Six Corners Plaza and Bank 

of America sites. The purpose of B3 zoning is to 

permit and accommodate a wider range of retail 

and service uses than in the B1 zones. Larger 

buildings up to 75,000 square of gross building 

area are also permitted. The B3 zoning is intended 

for larger sites with direct access to major streets 

and for uses that are typically destination-oriented 

and serving customers traveling primarily by car. 

As with the B1 zoning classification, no building 

setbacks are allowed and residential units above 

the storefront level are permitted. There are also 

three B3 zoning sub-districts that specify different 

building height and width requirements. The 

B3-1 sub-district, located mostly along Cicero 

Avenue between the Walgreens store and Warner 

Avenue, permits a maximum of 38 feet in building 

height. The B3-2 district, found along the north 

and south sides of Irving Park Road west of Cicero 

Avenue, the commercial buildings on Milwaukee 

Avenue north of Belle Plaine, and the Bank of 

America and Six Corners Plaza properties, have a 

maximum building height of 50 feet. The B3-3 

sub-district, which includes only a handful of 

parcels along Milwaukee Avenue near and adjacent 

to the Klee Plaza, allows 65 feet in building 

height. 

In B3 Districts, parking is not required for uses 

under 4,000 square feet of gross building floor 

area. General retail uses and drinking and eating 

establishments with up to 10,000 square feet 

in gross floor area are exempted from parking 

requirements. Any floor area over and above this 

threshold is required to provide parking at 2.5 

parking spaces per additional 1,000 square feet of 

gross floor area. 

The B3 zoning designation fits well within the 

Six Corners Study Area with building height and 

setback requirements that complement those 

found within the B1 District. 

C1 Neighborhood Commercial District 

Unlike the B1 and B3 zoning districts, where 

small scale retail and service businesses are 

encouraged, the C-1 Neighborhood Commercial 

District permits more intensive, auto-oriented 

commercial uses generally found along major 

arterial streets. Commercial developments in C1 

zones are not subject to any size limits unless it 

is has a gross floor area of 75,000 square feet or 

more, in which case, it is subject to the City’s 

Planned Development review process. No 

building setbacks are allowed and the building 

height limit is 38 feet. This zoning designation 

includes only one parcel in the Six Corners Study 

Area, a parcel located at the northwest corner of 

Belle Plaine and Milwaukee Avenues. 

RS Residential Single-Unit (Detached House) Districts 

The Residential Single Use District allows for the 

development of detached houses on individual lots 

and is intended for areas where the land-use 

pattern is predominately single family residential 

or where such a land use pattern is desired in the 

future. The only areas designated as RS (RS-3) in 

the Study Area are the People’s Gas servicing and 

storage facility at the southeast corner of Irving 

Park Road and Kilpatrick Street, and the Dakin 

Street parking lot that once served the Bank of 

America property at 4901 West Irving Park Road. 

20 



RT, Residential Two-Flat, Townhouse and Multi-Unit 

Districts 

The Residential Two-Flat, Townhouse and 

Multi-Unit District permits detached houses, two 

flats and other low density multi-unit residential 

buildings compatible in density and scale to 

adjacent single family residential neighborhoods. 

The RT-4 zoning classification is found along 

Belle Plaine and Laporte Avenues, where a 

concentration of two- and three-flats and garden 

apartment complexes are located. 

Pedestrian Streets Designation 

Much of the Six Corners Study Area is designated 

by the City of Chicago Zoning Ordinance as a 

“Pedestrian Street”, which authorizes an additional 

set of design standards for new development. The 

purpose of the “Pedestrian Street” designation is to 

maintain and enhance the traditional, pedestrianoriented 

character of the Six Corners shopping 

district by promoting high quality new building 

design and pedestrian safety and comfort. Design 

standards focus on ensuring that new commercial 

storefronts are built to the sidewalk with recessed 

entranceways and transparent glass and that offstreet 

parking is located in the rear of the building. 

Strip centers, gas stations, drive-through facilities 

and car washes are prohibited uses in designated 

Pedestrian Streets. 

This designation does not cover the Marketplace at 

Six Corners and other shopping centers located in 

the District. 

Planned Developments 

A planned development (PD) review is conducted 

by the City’s Department of Housing and 

Economic Development in certain instances to 

allow flexibility in the application of underlying 

zoning requirements and development standards 

and to promote higher quality building design 

and development. For example, new commercial 

developments in B1 zones with more than 75,000 

square feet in gross floor area or containing 

more than 30 residential units in a mixed- use 

development are subject to the PD review 

process. It is also meant to ensure the proposed 

development is compatible with the character 

of the surrounding commercial district and 

neighborhood. The Marketplace at Six Corners 

Shopping Center, which includes the Sears, 

Jewel and Marshall stores, and the Klee Plaza 

development are the only two PDs in the Six 

Corners Study Area. 

The Pedestrian Streets designation seeks to maintain Six 

Corners street wall and pedestrian orientation. 



FIGURE 6: COMMUNITY AREAS LOCATION MAP 

22 



SOCIOECONOMIC OVERVIEW 

Six Corners is located in the Portage Park 

Community Area, one of 77 community areas 

designated by the City of Chicago. The Irving 

Park Community Area lies immediately to the east 

of Six Corners, crossing the Kennedy Expressway 

and extending east to the Chicago River (see 

Figure 6). Within these official community areas 

are a number of established neighborhoods. For 

example, the Old Irving Park neighborhood is a 

portion of the Irving Park Community Area. 

Community Areas, comprising a combined 

41.9% of residents. 

• The median age of residents in both 

Community Areas has increased since the 

2000 Census. The median in Portage Park 

is now 36.5 years and Irving Park is 34.1 

years. These figures are slightly older than the 

median age for the City of Chicago, which is 

33.1 years. 

Population Trends 

More than 117,000 people reside in the Portage 

Park and Irving Park Community Areas. The 

populations in both Community Areas have 

declined slightly during the past decade. 

According to the 2010 Census, Portage Park’s 

population now stands at 64,124, down from 

65,340 in 2000; Irving Park has a 2010 total of 

53,359 residents, which is also down from 2000 

total of 58,643. 

Figure 7 (see following page) presents 2010 

Census data and estimates of selected demographic 

characteristics for the Portage Park and Irving 

Park community areas. A few of the key points 

are highlighted below: 

• Portage Park and Irving Park are 

predominantly family-oriented, with 

67.9% and 59.8% of all households, 

respectively, identified as families. 

Approximately one-third of all 

households in the combined area have 

children under the age of 18 living at 

home. 

• Of the total combined population of 

117,483, more than two-thirds identified 

their race as White alone. People of 

Polish and other eastern European 

ancestries are well represented in this 

population. Hispanics represent the 

largest minority group in these two 



FIGURE 7: SELECTED DEMOGRAPHIC CHARACTERISTICS 

Figure 7. Selected Demographic Characteristics 

2010 Demographic Profile 

Irving Park and Portage Park Community Areas 

Irving Park Portage Park Combined 

Count Percent Count Percent Count Percent 

Population 53,359 64,124 117,483 

Households 20,376 22,804 43,180 

Households with 1 Person 6,069 29.8% 5,739 25.2% 11,808 27.3% 

Households with 2+ People 14,307 70.2% 17,065 74.8% 31,372 72.7% 

Family Households 12,190 59.8% 15,476 67.9% 27,666 64.1% 

Nonfamily Households 8,186 40.2% 7,328 32.1% 15,514 35.9% 

All Households with Children 6,605 32.4% 7,911 34.7% 14,516 33.6% 

Median Household Size 2.60 2.80 

Race and Ethnicity 

White Alone 33,752 63.3% 46,708 72.8% 80,460 68.5% 

Black Alone 2,165 4.1% 1,092 1.7% 3,257 2.8% 

Asian 3,858 7.2% 3,073 4.8% 6,931 5.9% 

Other Races 13,584 25.5% 13,251 20.7% 26,835 22.8% 

Hispanic Origin (Any Race) 24,332 45.6% 24,861 38.8% 49,193 41.9% 

Median Age 34.1 36.5 

Median Household Income $45,962 $49,925 

Source: U.S. Census Bureau. Median Household Income estimates are from ESRI Business Analyst 

Income Characteristics 

ESRI estimates the median annual household 

income of the combined Portage Park and Irving 

Park Community Areas at $47,950. This figure 

is higher than the estimated median household 

income for the City of Chicago, which is $41,507. 

Six Corners Economic Development Master Plan – Existing Conditions Page 24 

Goodman Williams Group 

Households within these community areas include 

a wide variety of income levels. As shown in 

Figure 8 on following page, a relatively high 

proportion of households are at the lower end of 

the spectrum, with 24% of households reporting 

annual incomes below $25,000. The majority 

of households (61%) falls in the middle income 

strata from $25,000 to $99,999. At the high end, 

16% of households in these two Community 

Areas have annual incomes above $100,000. 

24 



FIGURE 8: HOUSEHOLDS BY INCOME 

Portage Park & Irving Park 2011 Households by Income 

Income Category Households Percent 

HH Income Base 43,251 100% 


FIGURE 9: MEDIAN HOUSEHOLD INCOME MAP 

26 



Figure 10. Housing Occupancy and Tenure 

2010 Housing Units by Occupancy Status and Tenure 

Portage Park Irving Park Combined 

Number Percent Number Percent Number Percent 

Total Housing Units 24,783 100.0% 22,420 100.0% 47,203 100.0% 

Occupied 22,804 92.0% 20,376 90.9% 43,180 91.5% 

Owner 12,614 55.3% 9,351 45.9% 21,965 50.9% 

Renter 10,190 44.7% 11,025 54.1% 21,215 49.1% 

Vacant 1,979 8.0% 2,044 9.1% 4,023 8.5% 

Source: US Census Bureau 

RESIDENTIAL MARKET OVERVIEW 

The Portage Park and Irving Park Housing Stock 

According to the 2010 Census, these two 

community areas have a total of 47,203 housing 

units, 91.5% of which were occupied. Both 

have high percentages of both renter and 

owner households, although Portage Park has a 

majority owners and Irving Park has more renter 

households. 

The housing stock in these two community 

areas is relatively low density. According to the 

estimates presented in Figure 11, 43.8% of the 

dwelling units in the Portage Park community 

are single-family units, and another 39.9% are 

in buildings with two-to four units. Some of the 

larger multifamily buildings in this Community 

Area are located near Six Corners. The Irving Park 

Community Area also has a sizable inventory of 

single family homes and two-flats, but a higher 

concentration of buildings with five or more units. 

Figure 11. Characteristics of the Housing Stock 

Estimates of Housing Units by Units in Structure 

Portage Park 

Irving Park 

Units % Units % 

1-unit, detached 10,855 41.7% 6,135 26.4% 

1-unit, attached 541 2.1% 733 3.2% 

2 units 6,324 24.3% 5,199 22.4% 

3 or 4 units 4,069 15.6% 4,304 18.5% 

5 to 9 units 1,937 7.4% 2,939 12.7% 

10 to 19 units 1,109 4.3% 1,801 7.8% 

20 or more units 1,213 4.7% 2,099 9.0% 

Source: US Census American Housing Survey 



Figure 12. Age of Housing Stock (hOUSING uNITS bY yEAR sTREETUCTURE bUILT) cOMBINED 

COMMUNITY aREAS 

Data from Multiple Listing Service 

Home prices in Portage Park and Irving Park 

peaked in 2007 and then began to fall as the 

country entered into the recession. Figure 13 

shows the median prices for homes sold through 

the Multiple Listing Service in seven Northwest 

Side Community Areas. In 2007, the median 

price in Portage Park was $330,750. By 2011 it 

had fallen by almost 50% to $170,000. The prices 

of single family homes in Irving Park are generally 

higher, with a median price of $435,500 in 2007, 

falling to $263,500 by 2011. 

The number of single family homes sold in 

Portage Park and Irving Park has rebounded, even 

if the prices have not yet shown any improvement 

(see Figure 14 on page 30). In 2011, Realtors 

sold 298 homes in Portage Park and 174 in Irving 

Park, both numbers exceeding the total in 2007. 

Park with a median price of only $53,500. The 

prices of condominium units are generally higher 

in Irving Park, with a median price of $225,500 in 

2007, falling to $115,750 in 2011. 

Drawing conclusions from these sales figures 

is complicated by many factors related to the 

current housing crisis, including the large number 

of foreclosures and short sales. As the housing 

market recovers, market data will be more 

indicative of both existing conditions and future 

trends. 

The median sales price for attached units in these 

two Community Areas has also declined sharply 

over the last five years. In 2007, the median price 

of a condominium unit sold in Portage Park was 

$184,000. In 2011, 62 units were sold in Portage 

28 



Figure 13. Median Home Prices of Detached Homes 

Single Family Detached Median Prices 

2007 2008 2009 2010 2011 

Albany Park $387,500 $338,000 $268,750 $256,250 $225,000 

Avondale $345,000 $235,000 $225,000 $178,750 $204,000 

Forest Glen $479,000 $446,200 $389,000 $380,000 $350,000 

Irving Park $435,500 $369,500 $292,500 $258,000 $263,500 

Jefferson Park $348,750 $290,000 $250,000 $230,000 $223,000 

North Park $410,000 $321,500 $308,000 $300,500 $274,500 

Portage Park $330,750 $270,000 $216,575 $198,000 $170,000 

Source: Midwest Real Estate Data 



Figure 14. Number of Single Family Detached Homes Sold 

Sales of Single Family Detached Homes 

2007 2008 2009 2010 2011 

Albany Park 88 90 88 90 87 

Avondale 55 41 63 66 84 

Forest Glen 169 142 133 139 146 

Irving Park 154 118 139 174 174 

Jefferson Park 136 101 131 111 127 

North Park 49 36 49 55 48 

Portage Park 236 218 264 279 298 

Source: Midwest Real Estate Data 

30 



Housing Stock in Six Corners 

Residential units in Six Corners are scattered 

throughout the district, primarily in multifamily 

buildings and traditional commercial buildings 

with upper-story apartments. Six Corners also 

has one single-room occupancy (SRO) residential 

building. The 75-room Irving Hotel, located at 

4849 W Irving Park Road, serves both men and 

women. 

The Portage Theater contains 34 apartments on 

the upper floors in the main building fronting 

Milwaukee Avenue and in an attached apartment 

wing facing Belle Plaine Avenue. Surrounding the 

Six Corners Study Area is low density residential 

development. The majority of the residential 

buildings in and outside the Study Area are in 

good condition. 

New Residential Developments 

Klee Plaza is located in the heart of the Six 

Corners intersection between Milwaukee and 

Cicero north of Irving Park. The historic Klee 

Building is a five-story art deco building that 

formerly housed a men’s clothier on the street 

level and provided professional office space on the 

upper floors. The redeveloped Klee Plaza contains 

64 one- and two-bedroom loft-style units with 75 

underground parking spaces and 20,000 square 

feet of ground-floor commercial space with 23 

surface parking spaces. 

This key redevelopment project took a number 

of years to complete and came on the market in 

2005. According to SEJ Development, the project 

was close to selling out prior to the recession. 

Subsequently, a number of purchasers backed 

out or were unable to close. Most of the units 

are currently occupied with some in rent-to-own 

programs. Ground floor commercial tenants 

along Milwaukee and Cicero include the Vitamin 

Shoppe, Chiro One, Accelerated Rehab, Pearle 

Vision Center, and Cricket. 

Mayfair Crossing is a new development of 

high-end single family homes located north of 

the Marketplace at Six Corners at N Kilpatrick 

and Berteau. Developed by CA Development, 

Mayfair Crossing will have 26 single-family homes 

when completed with a mix of three- and fourbedrooms. 

Figure 15 shows current listing prices 

of the remaining available lots and/or model 

homes. 

Figure 15. Mayfair Crossing MLS Listings 

Address Listing Price Bedrooms / Baths Sq. Ft. 

4231 North Kilpatrick $385,000 3 Bed / 3 Bath 2,500 






Source: Realtor.com as of April 17, 2012 



Proposed Kilpatrick Renaissance 

Contributing to the diversity of the area’s housing 

stock will be a four-story, 98-unit senior housing 

development. The Kilpatrick Renaissance will be 

built on a 1.14-acre parcel at 4117 N Kilpatrick 

between the Mayfair Crossing development and 

the Jewel-Osco. The development was recently 

awarded Low-Income Housing Tax Credits by 

the City of Chicago and will include 39 units for 

senior households with annual incomes less than 

60% of area median income, or about $32,000. 

Open Space 

No public open space exists within the Six 

Corners Study Area. Dickenson Park, located at 

Belle Plaine and North Dickenson Avenues, is the 

nearest City-owned park to Six Corners. The Park 

recently underwent a rehabilitation spearheaded 

by the Portage Park Neighborhood Association. 

RETAIL MARKET ASSESSMENT 

Six Corners serves primarily as a center for 

neighborhood goods and services. As such, 

most of its patrons come from nearby residential 

neighborhoods. Commercial establishments such 

as Family Fruit Market and Jewel-Osco draw from 

a relatively tight trade area extending a mile from 

Six Corners. Other retailers, such as Sears and 

City Newsstand, draw shoppers from throughout 

the Northwest side. 

For the purpose of this market assessment, we 

have defined a Primary Trade Area for the Six 

Corners shopping district. A Primary Trade Area 

is usually defined as the area which provides 60% 

– 80% of the sales revenue spent in a shopping 

center or shopping district. Factors considered in 

defining the trade area include the street grid, the 

diagonal streets like Milwaukee and Elston, the 

competitive shopping centers and districts, and 

input from the Shopper Intercept Survey. 

The boundaries of the Primary Trade Area, as seen 

in Figure 16, are following streets: 

• Lawrence on the north 

• Diversey on the south 

• The Kennedy on the east 

• Central on the west 

Competitive Retail Environment 

In addition to indicating the Primary Trade Area, 

Figure 16 on following page shows the location 

of a number of neighboring shopping centers and 

commercial districts that compete to some extent 

with retailers in Six Corners. Most of these retail 

destinations are within a three-mile radius of Six 

Corners, illustrated on the map by the black circle. 

Descriptions of some of these shopping centers 

and retail destinations follow. 

Harlem Avenue Corridor 

Harlem Avenue (State Highway 43) is a heavily 

trafficked commercial corridor in the northwest 

suburbs of Norridge and Harwood Heights 

approximately three miles west of Six Corners. 

The corridor is lined with neighborhood strip 

centers and larger shopping centers, including the 

following: 

• The largest is Harlem Irving Plaza 

(HIP), which is located at North Harlem 

Avenue and West Forest Preserve Drive in 

Chicago. The center was built in 1956 as 

an open-air shopping center and enclosed 

between 1975 and 1979. A food court 

was added in 1996 and a renovation 

occurred in 2004. The 700,000 square 

foot center is currently anchored by 

Carson Pirie Scott, Kohl’s, Best Buy, and 

Target, and has a total of 114 retailers. A 

4.3 acre expansion is being planned that 

will feature new retail, restaurants, and 

entertainment. 

• Norridge Commons, located on the 

northeast corner of North Harlem 

Avenue and West Forest Preserve Drive, is 

32 



FIGURE 16: PRIMARY TRADE AREA AND NEIGHBORHOOD CONTEXT 

a 331,000 square foot shopping center. It 

is anchored Kmart, Bed Bath & Beyond, 

Michael’s, Old Navy, Petco, hhgregg, and 

Ulta among other retailers. 

• Harwood Commons is a 142,000 square 

foot shopping center located at North 

Harlem Avenue and Leland Avenue in 

Harwood Heights. Major tenants include 

Burlington Coat Factory, Marshalls, and 

Aldi. 

Lincoln Village 

Lincoln Village, located on N Lincoln Avenue 

between Petersen and Devon Avenue, is a 163,000 

square-foot shopping center anchored by Office 

Depot, Party City, Panera Bread, and Famous 

Footwear. 

Addison Mall 

Addison Mall, a 274,000 square-foot shopping 

center, is located on the southeast corner of 

Addison and N Sacramento. Target, Dollar 

Tree, Payless, and Carter’s are the major anchors 

in this center. 

Elston Plaza 

Elston Plaza is a 91,000 square-foot shopping 

center located at Addison and N Elston Avenue. 

Major anchors include Jewel-Osco, O’Reilly 

Auto Parts, and ATI Physical Therapy. 

Neighborhood Shopping Districts 

Of the many North Side neighborhoods, 

Lincoln Square, Logan Square, and Jefferson 

Park, have been identified as shopping and 



entertainment destinations for residents of Portage 

Park and Irving Park. 

• Lincoln Square. Lincoln Square is 

located approximately 3 miles northeast 

of Six Corners. Located near the 

Western stop on the CTA Brown Line, 

Lincoln Square boasts a vibrant retail and 

entertainment district. Kempf Plaza, a 

public square located on 4700 block of 

N Lincoln, is surrounded by a diverse 

mix of restaurants and businesses and 

functions as a popular destination in the 

neighborhood. Cultural institutions, 

such as the Davis Theater, Lincoln 

Square Theater, Dank Haus and Old 

Town School of Folk Music, are wellestablished 

fixtures in Lincoln Square 

and attract patrons from the surrounding 

neighborhoods in the City and near-in 

suburbs. 

• Logan Square. Located less than three 

miles southeast of Six Corners on 

Milwaukee Avenue, Logan Square attracts 

Portage Park and Irving Park residents. 

The eclectic neighborhood has an array 

of restaurants and businesses that radiate 

off the public square, which is located 

at the intersection of Logan Boulevard 

and Milwaukee and Kedzie Avenues. 

Entertainment venues, such as the Logan 

Theatre and Congress Theater, are 

prominent attractions, drawing theater 

and concert goers from the neighboring 

community areas and outside the City. 

• Jefferson Park. Jefferson Park’s 

commercial core is located approximately 

1.5 miles northwest of Six Corners near 

the intersection of N Milwaukee and 

W Lawrence Avenues. The area has a 

diverse mix of restaurants and businesses 

located mostly along Milwaukee Avenue. 

Cultural institutions, such as the 

Copernicus Cultural and Civic Center 

and The Gift Theater, attract patrons 

from nearby neighborhoods. Veteran’s 

Square, which has 100,000 square feet 

of office space and 30,000 square feet of 

adjacent retail space, is located one block 

north of the Milwaukee and Lawrence 

Avenues intersection. 

Grocery Stores and Pharmacies 

Grocery stores and pharmacies are key elements 

of neighborhood retail districts, often anchoring 

local shopping centers. The Northwest side of 

Chicago is well-served by grocery stores and 

pharmacies. Figure 18 shows the location of the 

major chains within a three-mile radius of Six 

Corners. Jewel-Osco and Walgreen’s are located 

within the Primary Trade Area, while Aldi and 

CVS are located along the borders. Higher-end 

grocers, including Whole Foods, Trader Joe’s, and 

a new Mariano’s have locations further north and 

east of the Six Corners Primary Trade Area. The 

following table shows the number of grocery stores 

by brand. 

Figure 17. Grocery Stores Within a Three- 

Mile Radius of Six Corners 

Summary of Grocery Stores Locations 

Total 

Name 

Locations 

Jewel-Osco 9 

ALDI 8 

Target 3 

Dominick’s 2 

Food 4 Less 1 

Mariano’s Fresh Market 1 

Save-A-Lot 1 

Trader Joe’s 1 

Whole Foods 1 

Total 27 

Source: Company websites 

34 



Figure 18: Grocery & Pharmacy Location Map 

Retail Demand Analysis 

One method of estimating the potential for 

additional retail development in Six Corners is to 

determine the expenditure potential of households 

within the Primary Trade Area and compare it 

to estimates of actual sales that take place within 

this area. If certain categories are “leaking” sales 

to other shopping districts, it may represent an 

opportunity for additional stores in the Trade 

Area. 

Figure 19 shows household expenditure and 

sales estimates from ESRI, a national vendor 

of business data. The Primary Trade Area has 

33,563 households which spend an estimated 

$777.9-million annually on retail expenditures 

including restaurants (labeled on the table as 

Demand). Business establishments located within 

the Primary Trade Area report an estimated 

$636.5-million in sales (labeled on the table as 

Supply). More than $141 million of the total 

potential demand is not captured in the Trade 

Area (labeled on the table in green as the Retail 

Gap), indicating retail leakage and potential 

opportunity. 

Figure 19 breaks out the demand and supply 

estimates for selected retail categories that 

would be appropriate additions to Six Corners. 

The categories that provide the most likely 

opportunities are discussed below. 



Restaurants. Additional full-service restaurants 

and limited-service restaurants represent a major 

opportunity for Six Corners. Within the Primary 

Trade Area, more than $31 million is being spent 

on restaurants and bars outside the area. To put 

that in context, a McDonald’s might generate 

annual sales of $3 million. A small independent 

restaurant might do less than $1 million. 

A combination of casual, limited-service 

establishments oriented to families and teens, as 

well as full-service restaurants and bars would add 

to the vibrancy of the Six Corners. Additional 

restaurants would also complement existing 

retail, service, and entertainment establishments, 

including the Portage Theater. Locally-owned 

restaurants would be appropriate tenants to rehab 

and occupy the existing vacant storefronts. Chain 

restaurants would be more likely to choose spaces 

in the existing shopping centers which offer offstreet 

parking. 

Some restauranteurs have already identified the 

opportunity in Six Corners, announcing their 

interest in opening new establishments. Figure 

20 identifies locations with new or proposed 

restaurants as well as locations that have strong 

potential. 

Figure 19: Primary Trade Area Leakage Analysis 

Primary Trade Area Leakage Analysis 

2010 Population 99,677 

2010 Households 33,563 

2010 Median Disposable Income $42,773 

2010 Per Capita Income $21,480 

Demand Supply Retail Gap 

(Retail 

Potential) 

(Demand - 

Supply) 

(Retail Sales) 

Industry Summary 

Total Retail Trade and Food & Drink $777,890,775 $636,573,722 $141,317,052 

Total Retail Trade $655,813,646 $545,562,675 $110,250,972 

Total Food & Drink $122,077,128 $91,011,048 $31,066,081 

Select Industry Group 

Food Services & Drinking Places $122,077,128 $91,011,048 $31,066,081 

Full-Service Restaurants $56,087,010 $36,494,067 $19,592,944 

Limited-Service Eating Places $44,079,284 $29,899,347 $14,179,937 

Electronics & Appliance Stores $18,790,891 $10,478,103 $8,312,788 

Furniture & Home Furnishings Stores $20,832,367 $29,999,850 ($9,167,483) 

Furniture Stores $13,345,883 $8,775,279 $4,570,604 

Home Furnishings Stores $7,486,484 $21,224,571 ($13,738,086) 

36 



Figure 19: Primary Trade Area Leakage Analysis Continued 

Bldg Materials, Garden Equip. & Supply Stores $25,085,950 $13,902,208 $11,183,742 

Bldg Material & Supplies Dealers $23,824,995 $13,650,932 $10,174,063 

Lawn & Garden Equip & Supply Stores $1,260,955 $251,275 $1,009,679 

Food & Beverage Stores $143,423,168 $159,220,155 ($15,796,987) 

Grocery Stores $130,360,060 $124,307,989 $6,052,071 

Specialty Food Stores $5,157,172 $19,777,106 ($14,619,935) 

Beer, Wine & Liquor Stores $7,905,937 $15,135,060 ($7,229,123) 

Clothing & Clothing Accessories Stores $35,866,745 $19,745,856 $16,120,890 

Clothing Stores $27,600,085 $12,915,977 $14,684,108 

Shoe Stores $4,178,663 $2,795,310 $1,383,353 

Jewelry, Luggage & Leather Goods Stores $4,087,997 $4,034,568 $53,428 

Sporting Goods, Hobby, Book & Music Stores $8,389,375 $2,636,314 $5,753,062 

Sporting Goods/Hobby/Musical Instr Stores $4,790,969 $1,122,653 $3,668,317 

Book, Periodical & Music Stores $3,598,406 $1,513,661 $2,084,745 

Miscellaneous Store Retailers $11,509,730 $5,966,915 $5,542,815 

Florists $821,165 $184,303 $636,862 

Office Supplies, Stationery & Gift Stores $2,532,468 $2,581,431 ($48,963) 

Used Merchandise Stores $705,699 $219,547 $486,152 

Other Miscellaneous Store Retailers $7,450,399 $2,981,634 $4,468,765 

Source: ESRI Business Analyst 

Figure 20. Proposed / Potential Restaurant Development Locations 

Potential Restaurant Locations in Six Corners 

Name Address Status 

Family Pasta 4929 W Irving Park Open 

Six Corners Bistro 3930 N Cicero Under construction 

Pomo Dulce 4029 N Milwaukee Proposed 

New restaurant 4901 W Irving Park Building for sale 

Borowik building 4801 W Irving Park Space for lease 

Coffee Shop Lobby of Sears Discussed at one point 

Quick casual Marketplace at 6 Corners Potential retenanting of Blockbuster 

Source: Six Corners Association and Goodman Williams Group 



Grocery Stores 

Six Corners already has two successful grocery 

stores, the Jewel-Osco and the locally-owned 

Family Fruit Market. While the leakage analysis 

does not indicate that the Food and Beverage 

category is particularly under-stored, Aldi has 

indicated a strong interest in Six Corners and is 

currently analyzing the potential to locate a store 

in the 4901 W Irving Park building. A location in 

Six Corners would complete their coverage of this 

portion of the Northwest Side. 

Aldi is a grocery chain whose products are 

primarily their exclusive brands, allowing them 

to offer items at low prices. With their limited 

product assortment, they have a typical store 

footprint of about 17,000 square feet and could 

be expected to have annual sales of approximately 

$7-million. 

Small Independent Stores 

Bakeries and specialty food stores selling Polish, 

Mexican, Middle Eastern, or other ethnic 

specialties might find a business niche in Six 

Corners. Local retailers selling a variety of types of 

merchandise, such as apparel and accessories and 

home décor, would also be appropriate tenants 

for the smaller vacant spaces on the north side 

of Irving Park and along N Milwaukee. Rents 

in these existing storefronts would be lower 

than those in newer buildings, providing more 

opportunities for local merchants and start-up 

businesses. 

Larger-Format National Chains 

National or regional retailers in categories such 

as electronics, sporting goods, lawn and garden 

supply, furniture, and apparel have specific 

requirements for the size and configuration of 

their space. They might be looking for between 

15,000 and 35,000 square feet, visibility from 

high-traffic arterials and ample off-street parking. 

National retailers would likely pay in excess of 

$20 per square foot on a triple net basis (excluding 

utilities) to get modern retail space with the proper 

configuration. 

Over time, Six Corners could support additional 

larger-format stores, if appropriate stores or sites 

were available. These larger stores may be more 

suitable for sites located east of Cicero, where the 

development pattern is more automobile-oriented. 

Cultural Offerings and Retail Supportive Service Uses 

Six Corners is being actively marketed as a 

destination for more cultural and entertainment 

venues. From children’s theater to adult music 

venues, these types of uses attract more people into 

the district, supporting area retailers. 

Other types of services uses would also help to 

fill the vacant storefronts. Service uses that are 

particularly supportive of retail uses include: 

• Fitness, yoga, and pilates studios 

• Youth oriented classes (Tae kwon do, 

music lessons, academic tutoring) 

• Health and beauty/personal services 

• Medical and dental offices 

SHOPPER INTERCEPT SURVEY 

To gain a better understanding of the Six Corners 

market area and its patrons, Goodman Williams 

Group conducted a survey of shoppers at various 

locations in Six Corners on multiple weekends 

in March 2012. A total of 150 surveys were 

collected. In addition to surveying key shopping 

locations, Goodman Williams Group also 

conducted a survey at the Northwest Chicago 

Film Society screening of The Twentieth Century 

on February 29, 2012 at the Portage Theater. A 

total of 79 surveys were returned. A breakdown 

of the seven destinations surveyed is summarized 

in Figure 21. The complete Portage and Shopper 

Intercept survey results are included in the 

Addenda to this report. 

38 



Figure 21. Summary Table of Shopper Intercept Surveys 

Summary Table of Shopper Intercept Surveys 

Location Date Time 

Portage Theater 2/29/2012 Evening 79 

Jewel-Osco (by front door) 3/3/2012 11:00 A M 26 

Sears (by front and back doors) 3/3/2012 11:00 A M 30 

Family Fruit Market 3/3/2012 11:00 A M 34 

LA Fitness / Bally (entrance on Milwaukee) 3/10/2012 11:00 A M 10 

4800 block W Irving Park 3/10/2012 11:00 A M 31 

3900 block N Cicero 3/10/2012 11:00 A M 19 

Subtotal Shopper Surveys 150 

Total (including Portage Theater) 229 

Portage Theater Survey Findings 

The Portage is typically booked at least three 

nights per week to a variety of groups that 

attract diverse audiences. Since February 2011, 

the Northwest Chicago Film Society has run a 

classic film series at the Portage on Wednesday 

nights with an admission price of $5.00. Total 

attendance in 2011 was 4,395. To gain a better 

understanding of this audience, a survey was 

conducted on February 29, 2012. Pertinent 

findings from the 79 completed surveys include 

the following: 

Where Patrons Live / Means of Transportation 

Moviegoers came to the Portage from more than 

40 zip codes extending from Evanston on the 

north to the Beverly neighborhood on the south. 

Figure 22 identifies the zip codes in relation to the 

Portage and Six Corners. Approximately 75% of 

the respondents came by car. 

Frequency of Visits. Patrons regularly attend 

events at the Portage Theater. 63.3% of the survey 

respondents come to the Portage at least once a 

month. Only 5 respondents said it was their first 

visit. 

Shopping in Six Corners. In addition to attending 

the Portage Theater, 58.2% of theater attendees 

shop at other stores in Six Corners. Sears, City 

Newsstand, Jewel-Osco, and Fantasy Costumes 

were the most frequently cited responses. A 

smaller percentage (30.4%) of Portage patrons 

eat at quick- and full-service restaurants in Six 

Corners, such as Lomas Verdes and Las Tablas. 

Desired Establishments. Almost half (or 46.7%) of 

all responses to “What would you like to see more 

of in Six Corners”, was “Restaurants,” suggesting 

untapped demand from movie patrons. The next 

most frequent responses were “Retail” with 22.9% 

and “Evening entertainment” with 20.0%. 



Figure 22. ZIP CODES OF PORTAGE THEATER SURVEY RESPONDENTS 

40 



Retail Shopper Intercept Survey Findings 

Shopper intercept surveys were conducted on 

two consecutive Saturdays in March 2012. 

Surveyors stood outside anchor retailers in 

three-hour segments as patrons entered and left 

establishments. The first round of surveys was 

collected outside Sears, Jewel-Osco, and Family 

Fruit Market. The second day of surveying focused 

on LA Fitness, Chase Bank and Family Dollar on 

W Irving Park, and the 3900 block of N Cicero 

Avenue. A total of 150 surveys were collected 

between all six locations. 

Where Patrons Live. Sears attracts its patrons from 

throughout the Northwest side. Of all respondents 

at the Sears location, 25.0% of patrons reported 

a home zip code of 60641 and another 17.9% 

lived in 60647. In contrast, Family Fruit Market 

and Jewel-Osco have a tighter trade area, with 

most shoppers coming from the 60641 zip code, 

reinforcing their positions as neighborhood 

grocery stores in Six Corners. 

Where do Patrons Shop in Six Corners. Twothirds 

of the respondents shopped at one of three 

anchors in Six Corners: Jewel-Osco, Family Fruit 

Market, and Sears. Chase bank (4854 W Irving 

Park) was the next most frequently cited response 

followed by LA Fitness (3970 N Milwaukee Ave). 

Survey results indicate that Six Corners’ anchor 

fulfill basic shopping needs for local patrons. 

70.0% of the survey respondents come to Six 

Corners weekly or more than once a week. 

Mode of Transportation. The majority (60.7%) of 

patrons reported that they travel to Six Corners 

by car and typically park in the anchors’ parking 

lots. For those respondents that drove and 

planned to visit more than one destination, 48.1% 

answered “yes” to moving their car, reinforcing the 

automobile orientation of Six Corners. 

Diversity of Population. The shopper intercept 

survey reflects a diverse population that shops in 

Six Corners: 

• Six Corners patrons are a mix of young 

and older adults. 42.9% of patrons 

classified themselves in the 45-64 age 

category, while 34.3% were in the 25-44 

age bracket. 

• Households with a range of household 

income levels shop in Six Corners. 26.1% 

of respondents identified themselves in 

the $50,000-$74,999 household income 

level while 25.2% were in the $25,000- 

$49,999 level. 

• The majority of respondents (70.7%) did 

not have children under the age of 18 

living at home. Getting survey responses 

from families with children present 

proved more difficult than from adults 

without children, so this response may 

not be representative of the Six Corner 

shopper base. 

• Nearly one-third (31.4%) identified 

themselves as Hispanic, reflecting the 

growing Hispanic population in the 

Portage Park and Irving Park community 

areas. 

Desired Establishments. When it comes to what 

people want more of in Six Corners, “Restaurants” 

was the top response, receiving 49% of all survey 

responses. The next most frequent responses were 

“Retail” (25%) and “Evening entertainment” 

(16%). 

Old Irving Park Association Resident Survey 

In August and September 2011, the Old Irving 

Park Association’s Business Development 

Committee conducted a survey of residents living 

in its own neighborhood and other Northwest 

Side neighborhoods to help identify where 

residents currently shop and what additions they 

want in Old Irving Park. Over 500 surveys were 

completed online or mailed into OIPA. A few key 

points are highlighted below: 



• The retail district is important to the 

local housing market. Approximately 

two-thirds of respondents felt that the 

state of the neighborhood commercial 

district will moderately or strongly 

influence their decision to stay in Old 

Irving Park. Results indicate that the 

majority of residents intend to stay in 

the neighborhood for at least five years 

while another third of respondents are 

undecided. 

• 94% of all responses indicated the poor 

selection of goods and services in Old 

Irving Park as a major disadvantage to the 

neighborhood. 

• Survey respondents traveled to the nearby 

suburbs of Skokie and Niles for shopping, 

dining and entertainment. 40% 

identified Lincoln Square as a frequent 

shopping destination. Another 34% 

traveled to the North Avenue/Clybourn 

corridor to shop and dine. 

• Respondents are seeking “an improved, 

higher quality selection and experience 

that match the demographics of the 

neighborhood.” 

Figure 23. Selected OIPA Survey Results 

42 



Figure 23. Selected OIPA Survey Results 



PARKING AND CIRCULATION 

As part of the Six Corners Master Plan process, 

Gewalt Hamilton Associates has examined the 

existing parking, traffic, and pedestrian conditions 

within the Six Corners commercial district (“Study 

Area”). The transportation analysis addresses the 

current capacities, concerns and opportunities as 

they relate to: 

• Parking Facilities 

• Traffic Circulation 

• Pedestrian Circulation 

• Bicycle Circulation/Facilities. 

These factors are key to creating a plan that 

maximizes the potential of Six Corners. 

The Study Area is located at the confluence of 

three major arterials, Irving Park Road (IL 19), 

Milwaukee Avenue, and Cicero Avenue (IL 50), 

forming the six-legged “Six Corners” intersection 

which accommodates over 70,000 vehicles per day 

passing through the intersection. These high levels 

of traffic are both an asset and a liability to the 

Study Area. 

Six Corners is well served by public transportation. 

The Metra Milwaukee District Line stations are 

located at Mayfair (3 blocks north of the Six 

Corners intersection) and Grayland (2 blocks to 

the south), within easy walking distance. CTA 

provides bus service on Cicero to the north and 

south via routes 54 and 54 A, as well as route 80 

along Irving Park Road and 56 along Milwaukee. 

Parking 

Parking in the Study Area is provided on-street 

and within public and private off-street parking 

facilities. Overall, the Study Area supplies over 

1,900 parking spaces of which only about 40% 

are occupied at peak demand. Parking counts 

were taken on Saturday, March 3, 2012 from 

10:00 AM to 9:00 PM with the purpose of 

documenting existing parking supply and demand 

within the Study Area and better understanding 

parking dynamics during peak times on a typical 

weekend. These data will allow for the City and 

the Six Corners Association to better plan for 

new development, redistribution, and improved 

parking operations in the Study Area. 

Figure 24 on following page identifies the 

locations of all parking lots and on-street parking 

inventoried and studied. All major parking lots 

within the Study Area as well as all on-street 

parking spaces were surveyed for supply and 

occupancy. This included a total of 1,582 parking 

lot spaces and 341 on-street spaces. On-street 

spaces were estimated based on linear distances. 

Figure 25 on following page illustrates the spaces 

occupied in the various parking lots included in 

the study as well as their peak occupancy times. 

Key observations follow: 

• Lot 1A (Sears) peaked at 4:00 PM with 

109/193 spaces occupied (56%). 

• Lot 1C (Jewel) peaked at 1:00 PM with 

168/265 spaces occupied (63%). 

• Lot 1D (Marshalls) peaked at 1:00 PM 

with 97/174 spaces occupied (55%). 

• The remaining lots had very low parking 

counts during the rest of the day. The 

Bank of America lot (Lot 2) peaked at 

24% occupancy at 11:00 AM and the 

Laporte Lot (Lot 7) peaked at 28% 

occupancy at 9:00 PM. 

• No tow trucks were observed towing 

patrons from any lots in the Study Area. 

Figure 26 on page 46 illustrates the occupied 

spaces on each of the various block faces within 

the Study Area. Pertinent observations include: 

44 



Figure 24. PARKING LOT LOCATIONS 

Figure 25: SIX CORNERS PARKING SURVEY RESULTS; MARCH 3, 2012 



Figure 26: ON-STREET PARKING SURVEY RESULTS; MARCH 3, 2012 

• On-street parking activity peaked at 1:00 

PM with 58% of the on-street spaces 

occupied. 

• The most active on-street parking area 

was along Milwaukee Avenue in the 

vicinity of the Portage Theater. 

• Parking occupancies increased in the 

evening near the Portage Theatre and 

along Irving Park Road, west of Cicero 

Avenue. 

Figure 27 illustrates the occupancy of Dakin Street 

and Byron Street, which are permit-only parking 

streets. Pertinent observations include: 

• Byron Street & Dakin Street had the 

highest occupancies of any observed 

on-street parking areas, suggesting they 

are heavily utilized by area residents. 

• Only a few cars on each block during 

each hour were observed to park illegally 

without the required parking permit. 

Figure 28 on page 48 documents the on-street 

parking signage for each block face surveyed 

during the study. 

Traffic Circulation and Operations 

Traffic data were collected and the Study Area’s 

street network was inventoried and reviewed 

in order to determine issues and potential 

opportunities related to automobile travel. The 

46 



Figure 27: PERMIT PARKING SURVEY RESULTS; DAKIN AND BYRON STREETS; MARCH 3, 2012 

Six Corners intersection accommodates over 

70,000 vehicles per day, with vehicular counts for 

each arterial as follows. 

• Cicero Avenue (IL 50) is a Principal 

Arterial that provides two travel lanes in 

each direction with a center turn lane 

and parking on both sides of the street 

in most areas. Cicero Avenue carries 

over 29,000 vehicles per day through the 

Study Area. 

• Irving Park Road (IL 19) is another 

Principal Arterial that provides two travel 

lanes in each direction and parking on 

both sides in most locations. Irving Park 

Road carries about 28,000 vehicles per 

day, similar in volume to Cicero Avenue. 

• Milwaukee Avenue is an Urban Collector 

and provides one travel lane in each 

direction and parking on both sides. It 

carries 10,800-14,800 vehicles per day. 

• Other streets in the Study Area are 

residential or minor collectors, many of 

them one-way with parking. 

Figure 29 on page 51 identifies key traffic issues 

and information in the Study Area, which are 

described below. 

• The recent CDOT Streetscape project 

included several traffic and intersection 

improvements such as: 

 

New right-turn lane on southbound 

Cicero 

 

A reconfigured Milwaukee/ 

Kilpatrick/Byron intersection with a 

new traffic signal 



Figure 28: Parkiing Restrirctions: Six Corners study area 

48 



Figure 28: Parkiing Restrirctions: Six Corners study area continued 

 

New traffic signal at the Milwaukee/ 

Belle Plaine intersection 

 

Traffic signal modernization 

at Cicero/Irving Park/Milwaukee and 

Milwaukee/Berteau intersections 

 

New median planter on Cicero that 

improves traffic operations by 

restricting turning movements in and 

out of the shopping center driveway. 

• The many approaches of the Cicero/ 

Irving Park/Milwaukee intersection 

cause traffic operations to be slow and 

congested resulting in long queues, 

especially during the evening peak hour. 

• Turning movement restrictions at the 

Irving Park/Cicero/Milwaukee traffic 

signal help improve traffic operations and 

safety at the intersection. Left turns are 

prohibited for traffic on Irving Park Road 

and Milwaukee Avenue. 

• On-street parking along Irving Park Road 

and Cicero Avenue is difficult during 

peak hour due to the high volumes of 

traffic traveling along the streets. 

Pedestrian Circulation 

The Six Corners intersection is considered a 

pedestrian-oriented shopping district and the 

legs of the intersection are designated “Pedestrian 

Streets”. Special regulations along “Pedestrian 

Streets” are intended to preserve and enhance 

the character of streets. The regulations are 

intended to promote transit, economic vitality and 

pedestrian safety and comfort (See Figure 29 on 

page 51). 

While pedestrian crosswalks and countdown 

signals are installed at the key intersections, large 



traffic volumes and longer distances between 

signalized crossing areas are challenging. In some 

cases, for example Milwaukee Avenue south of 

Irving Park, the sidewalk is next to the street with 

no separation, making pedestrians feel unsafe. 

The long pedestrian crossing distances at the Six 

Corner intersection due to the alignment of the 

intersecting streets makes the intersection wider 

than some other six-legged intersection in the 

City. 

lane width for bikes to share with automobiles. As 

part of the streetscape project, several new bike 

racks were installed in the Study Area. Unlike 

Milwaukee Avenue, both Irving Park Road and 

Cicero Avenue are not bike friendly streets having 

high traffic volumes and limited space for cyclists. 

Pedestrian circulation throughout the Study Area 

was observed and noted, and key observations 

follow: 

• The recent streetscape improvements 

improve pedestrian crosswalk visibility 

at the intersections along Milwaukee, 

especially at the Irving Park/Cicero/ 

Milwaukee intersection. Pedestrian 

countdown signals have been installed on 

all legs of the intersection. 

Median planter on Cicero where pedestrians regularly cross 

east-west unprotected 

• The sidewalk replacement and new 

sidewalk planters along Milwaukee 

improve pedestrian safety and experience 

by buffering the walking zone from the 

automobile traffic. Other enhancements 

that strengthen the pedestrian 

environment include pedestrian lighting, 

gateway features, and information kiosks. 

• A significant number of pedestrians 

crossing Cicero Avenue north of Irving 

Park Road utilize the new raised median 

planter on Cicero as a refuge area. 

Pedestrians are crossing Cicero as they 

come out of the north Sears entry and are 

heading west and south. 

Bicycle Mobility/Facilities 

Milwaukee Avenue is one of the most highly 

bicycled streets in the City. While Milwaukee 

Avenue does not provide designated on-street 

bike facilities, it is a designated bike route with 

medium traffic speeds and volumes and adequate 

New stamped crosswalks on Milwaukee Avenue 

50 



Figure 29: transportation issues map 



ADDENDA

ADDENDA 

addenda 

Addenda #1: business inventory for six corners 

54 


ADDENDA 


ADDENDA 

Addenda #2: shopper intercept survey summary tables 

56 


ADDENDA 


ADDENDA 

Addenda #2: shopper intercept survey summary tables Continued 

58 


ADDENDA 


ADDENDA 

ADDenda #2: shopper intercept survey summary tables Continued 

60 


ADDENDA 

Addenda #3: history OF SIX CORNERS and historic designation opportuntities 

History of Six Corners 

Just a few scattered businesses were located in 

the Portage Park neighborhood before Jefferson 

Township was annexed to Chicago in 1889. 

The extension soon after of the Irving Park and 

Milwaukee Avenue street railway lines began to 

attract some additional commercial development. 

Today, however, only one structure remains 

from this early period, a former drug store at the 

southwest corner of Irving and Cicero (4805 W 

Irving Park) with a round corner tower that just 

hints at its original Queen Anne heritage. 

A few smaller, multi-story commercial blocks went 

up in the first two decades of the 20th century, 

having storefronts at grade and apartments above, 

with simplified historic detailing, often classical. 

The largest extant building from this period is the 

Bank of America building, on the southeast corner 

of Irving Park and Milwaukee, which sadly lost its 

impressive classical limestone façade in the 1990s 

when it was stripped and modernized. 

The bulk of commercial development existing today 

along Irving Park and Milwaukee dates from the 

1920s through the 1940s. By 1924, solid rows of 

storefront buildings lined both sides of Milwaukee 

Avenue north of the intersection, development 

that was probably spurred on by the opening of the 

Portage Theater in 1920. Other storefront buildings 

were clustered near the intersection on the other 

major streets, and scattered beyond that. The Klee 

Building, on the triangular corner formed between 

Milwaukee and Cicero north of Irving Park, replaced 

some of these smaller buildings in 1928, as did the 

Lamon Court Apartments and Hotel. Most of the 

district remained concentrated in the northwest 

quadrant of the intersection and on both sides of 

Irving Park. There was far less development east of 

Cicero in the large block that would be bought up 

by Sears Roebuck for its 1938 department store. 

The opening of Sears transformed the shopping 

district so that by 1951 almost all available lots 

on both sides of Irving Park Road from Lavergne 

east to Cicero, on Milwaukee Avenue from Irving 

Park north to Belle Plaine, and on Cicero Avenue 


ADDENDA 

a half block north and south were filled in with 

commercial structures. On West Irving Park 

in particular, one-story storefronts went up in 

the moderne style of the late 1940s; many of 

these stand vacant today. Parcels east of the 

bank remained largely undeveloped while the 

manufacturing concerns on the south leg of 

Milwaukee blocked commercial expansion. 

The wide geographic spread of the Six Corners 

shopping district from its heyday into the 1970s is 

still evident, although parcels on the fringes have 

been consolidated into strip malls or more recently 

redeveloped for residential townhouses. There are 

gaps here and there along all but the two most 

solid historic sections, North Milwaukee Avenue 

and West Irving Park Road. 

Individual Landmarks 

Peoples Gas Company Irving Park Store, 4839 W 

Irving Park Road, was designated a local Chicago 

landmark on February 18, 1987. Designed by 

George Grant Elmslie and Hermann V. Von 

Holst, this 1926 two-story limestone commercial 

block features embellished stone carvings in the 

Sullivanesque ornamental style. The building 

was rated red in the Chicago Historic Resources 

Survey and was also included in the Illinois 

Historic Structures Survey. 

Portage Park Theatre Building, 4042-60 N 

Milwaukee Avenue is pending local landmark 

designation by the Chicago City Council. It was 

granted preliminary local landmark status on April 

5, 2012 by the Chicago Landmarks Commission. 

This three-story combined theater, storefronts, 

and apartment building was designed by Lindley 

P. Rowe in association with Fridstein & Co. 

and opened in 1920. The red-brick façade with 

cream-colored terra cotta features an unusual 

combination of classical and Art Moderne stylistic 

influences. The building was rated orange in the 

Chicago Historic Resources Survey. 

W Irving Park Road was noted in the AIA Guide 

to Chicago and probably absent from the CHRS 

because it only included buildings that appeared 

older than 1940. The 1938 design by Nimmon, 

Carr & Wright was starkly modern, with plain 

concrete facades setting off large display windows 

intended for the presentation of merchandise. 

Unfortunately this signature feature has been 

altered from its original design. 

Proposed Historic District 

The Six Corners Association began pursuing 

the possibility of listing as a National Register 

Historic District in 2008 when a preliminary 

eligibility report was prepared by a consultant and 

submitted to the Illinois Historic Preservation 

Agency for consideration. IHPA staff concluded 

the proposed district was not eligible due to too 

many (26%) non-contributing structures within 

the proposed boundary and the exclusion of two 

of the six corners. A second consultant conducted 

further research to establish the importance of the 

buildings and remodelings dating from the midcentury, 

and revised the application accordingly. 

In 2011 the IHPA issued another negative staff 

opinion noting integrity issues as a weakness of 

the proposed district. The Six Corners Association 

continues to press its case with the IHPA with no 

success to this date. 

It may be time to reconsider whether National 

Register listing is an appropriate development tool 

for the business area. With a landmark district 

whose significance relies heavily on mid-century 

modern commercial structures -- many of them 

one story -- any redevelopment strategy that 

involves demolition of one-story structures and 

new construction at higher densities would not be 

able to use the federal historic tax credits for such 

projects. 

There are no other structures still standing at 

Six Corners that were rated orange or red in the 

Chicago Historic Resources Survey. However 

the Sears, Roebuck & Company store at 4730 

62

SIX CORNERS ECONOMIC DEVELOPMENT ... - The Lakota Group

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