Draft Existing Conditions Report 4.29.16 - Reduced

WICKER PARK BUCKTOWN SSA #33
MASTER PLAN UPDATE
DRAFT EXISTING CONDITIONS REPORT / APRIL 2016
Prepared for Wicker Park Bucktown Chamber of Commerce and SSA #33 by:
Teska Associates, Inc.
Sam Schwartz Consultants
McElroy Associates
Thanks
Wicker Park Bucktown
SSA #33 Commissioners

Chamber of Commerce
Brent Norsman, Chair

Norsman Architects
Jessica Wobbekind
SSA #33 Program Manager
Rebecca Dohe, Co-Chair

Radiance Fine Jewelry
Beth Sholtis
Assistant SSA #33 Program
Manager
Wayne Janik, Treasurer

Janiks Cafe
David Ginople, Secretary
Store B Vintage
Joe Hall, Commissioner
Quick Release Bike Shop
Marcy Huttas, Commissioner
Resident

Advisory Committee
Mike Amsden
Chicago Dept of Transportation
Matt Bogovich
Guide Development Committee
/ SSA#33
Laura Botwinick
SSA#33
Tim Gillengerten
Transit Tees
David Ginople
Store B Vintage
Elizabeth Gomez
32nd Ward
Marcy Huttas
Guide Development Committee /
SSA#33
WICKER PARK BUCKTOWN SSA #33 MASTER PLAN UPDATE
Steve Jensen
Bucktown Community
Organization
Sam Marts
Bucktown Community
Organization
Suzanne Keers
/ SSA#33
Brent Norsman
/ SSA#33
Michael Levin
/ SSA#33
John Paige
/ SSA#33
Aaron Levine
Chicago Police Department
Will Snyder
Saints Mary and Elizabeth Medical
Center
Mike McElroy
/ SSA#33
Neal McKnight
East Village Association
Jerry Mandujano
1st Ward
Ed Tamminga
Wicker Park Committee
Alderman Scott Waguespack
32nd Ward
Table of Contents
Chapter 1 | Introduction
01
Study Area
History
Accomplishments of 2009 Master Plan
Demographic Trends
Interview Themes
Chapter 2 | Corridor Character
19
Milwaukee Avenue
North Avenue
Division Street
Ashland Avenue
Damen Avenue
Western Avenue
Chapter 3 | Business
32
Ground Floor Uses

Retail Gaps
Restaurant Demand
Spending Habits
Chapter 4 | Transportation
40
Transit Oriented Development

Transit
Walking and Biking
The 606 and Divvy
Driving
Curbside Use
Chapter 5 | Arts + Culture
49
Chapter 6 | Play
53
Chapter 7 | Housing 58
Growth of Households
Homeownership vs. Renters
Affordability Analysis
Chapter 1
Introduction
When the Wicker Park Bucktown Master Plan was adopted in 2009, it was truly
a groundbreaking plan. The plan not only had a very extensive input process, it
presented the information in an engaging, captivating manner. The plans vision called
for walkable, bikeable community, fiercely independent in artistic expression, business
ownership, and resident activism; experimental and pioneering; and diverse and
eclectic yet collaborative and committed.
The plan set out to lay bold ideas that would reinvent the streets, sidewalks, and open
spaces of Wicker Park Bucktown to meet the artistic creativity, hip business culture, and
forward-thinking residents of the community.
Just seven years later, a lot has changed. When the plan was released, the Great
Recession was starting to set in and the days of rampant growth took a brief pause.
Yet the projects recommended in the Plan moved forward quickly, spearheaded by
SSA #33, its members, elected officials, and neighborhood associations.
1 | WICKER PARK BUCKTOWN SSA #33 MASTER PLAN UPDATE
CHAPTER 1 | INTRODUCTION
Since 2009...
The 606 was built, and includes the 2.7

mile Bloomingdale Trail as well as four
neighborhood parks;
........................................................................................................
The number of PINs has nearly doubled;
........................................................................................................
New development has returned, but has

been transformed, with some of the first TOD
projects with little or no parking in the City;
The 606 orients users to surrounding neighborhood assets.

How can this plan take better advantage of this natural
thoroughway?
........................................................................................................
A new hotel is under construction at

Milwaukee/North/Damen; and
........................................................................................................
The SSA has been reconstituted and

extended.
........................................................................................................
In early 2016, SSA #33 selected a team of consultants

led by Teska Associates, Inc. to lead an UPDATE of
the 2009 Plan. During this process, the plan will take
stock of what worked, tweak ideas to make them
more implementable, and raise the bar once again
to think big.
Transit oriented development is underway at key locations.
There are the relationships, knowledge, and support

from residents, businesses, and organizations to
achieve great things and set a new standard that
will further improve the quality-of-life, respect the
history and culture of the community, and extend
the strive to meet the fiercely independent spirit of
Wicker Park Bucktown.
More businesses, including Craft Pizza at 1252 N Damen,

are sprouting up throughout Wicker Park Bucktown.
WICKER PARK BUCKTOWN SSA #33 MASTER PLAN UPDATE | 2
Study Area
Wicker
ParkPARK
andBUCKTOWN
Bucktown are
located between
WesternMAP
Avenue to the west, Fullerton to the north, Kennedy
WICKER
TRANSPORTATION
NETWORK
Expressway to the north and east, and Division Street to the South. The Wicker Park Bucktown Master Plan will
WPB SSA Boundary
X CTA bus routes
focus on the full study area as well as focus in on the boundaries of SSA #33 which is composed of the properties
Divvy stations
along Western, Damen, Ashland, Milwaukee and North Avenues, and along 10Division
Street as shown
minutes
5 minutesin Figure 1.1. In
Trails
addition, a Core
market
area
was defined that includes a mile area beyond 1/2
the
boundaries.
mileWicker Park Bucktown
1/4 mile
Dedicated
bicycle
lanes
0
0
Bicycle friendly roads
KEN
NE
NE
DY
DY
AR
AR
MIT
MI
AG
TA
EA
GE
V
AV
RM
ITA
GE
33
"
)
BOSWORTH
LAKEWOOD
NOBLE
DIVISION
KENNEDY
MA
UT
EN
E
CRYSTAL
"56
)
HADDON
MARSHFIELD
PAULINA
AN
ST
CLEAVER
EVERGREEN
NOBLE
GREENVIEW
ASHLAND
HERMITAGE
RM
PAULINA
HONORE
MARION
DIVISION
HONORE
WINCHESTER
WOLCOTT
HOYNE
MO
O
CRYSTAL
WOOD
LEAVITT
POTOMAC
CRYSTAL
ITA
GE
WO
O
HE
RM
PA
R
ELLEN
POTOMAC
Transportation Network Map

WAYNE
MARSHFIELD
WOOD
HONORE
HO
N
DAMEN
BELL
OR
CLAREMONT
PAULINA
HOYNE
WESTERN
49
WESTERN "
)
OAKLEY
50
"
)
CK
ER
BLACKHAWK
ADA
WI
TON
ELS
HIRSCH
HADDON
DY
NE
BEACH
DE
A
70
"
)
N
KE
JULIAN
LE MOYNE
AV
PA
R
LE MOYNE
TH
CK
ER
OR
LE MOYNE
90
N
DY
NE
SCHILLER
WI
A
AD
N
KE
OV
E
Y
NED
KEN
AV
PIERCE
GR
D
OR
NC
AV
RTH
EL
K
NORTH
72
"
)
CO
TH
NORTH
LE MOYNE
HADDON
S IA
OR
O
DY N
CONCORD
PIERCE
DIVISION
BAN
WA
N
DY
NE
EE
WABANSIA
E
KENN
MIL
WA
UK
EVERGREEN
POTOMAC
LOW
N
KE
LE MOYNE
CONCORD
WI L
ST PAUL
WABANSIA
CATON
HERMITAGE
WINCHESTER
FA
T
MO
F
DAMEN
OT
BLOOMINGDALE
132
OP
LM
WILLOW
"
)
33
"
)
O
THR
WI
OP
CHURCHILL
BU
R
O
THR
CHURCHILL
KE
E
LY
BES
EB
AG
ER
TON
ELS
NN
GS
LY
BES
WI
KI
N
AV
"
)9
CORTLAND
M
HO
!
C
!
C
LL
DE
NE
DY
A
OU
RN
ARMITAGE
N
ME
KE
N
73
"
)
MOFFAT
MI
LW
AU
ST PAUL
ARTESIAN
EAN
MCL
MOFFAT
BLOOMINGDALE
WABANSIA
MCLEAN
LY
90
"
")
)
CORTLAND
HO
L
SOUTHPORT
KE
N
132 33
MOFFAT
CLY
B
DICKENS
ARMITAGE
OT
JANSSEN
SHAKESPEARE
HOMER
LM
AV
HOMER
WI
IC
EN
WOLCOTT
MCLEAN
IN
HO
BS
O
CHARLESTON
BELDEN
WOOD
NE
DY
DA
M
DICKENS
CORTLAND
DO
M
HO
N
ARTESIAN
WOOD
VE
R
RN
OR
KEN
DICKENS
ARMITAGE
CL
YB
OU
WEBSTER
AV
HOYNE
RI
TE
R
EN
BELL
AG
O
SEELEY
DA
L
MEDILL
CH
IC
GREENVIEW
TE
R
HE
S
LI S
SHAKESPEARE
MCLEAN
NC
90
AV
ON
OAKLEY
NC
M
DA
DY
NE
PALMER
BR
A
WI
DA
LE
DAMEN
WEST DRIVE OF OAKLEY
SS
N
KE
CLAREMONT
RE
SOUTHPORT
XP
FULLERTON
74
"
)
BOSWORTH
SEELEY
CHARLESTON
NE
DY
E
HAMILTON
PALMER
LYNDALE
EAST DRIVE OF OAKLEY
LYNDALE
AV
AVO
N
BELDEN
BELDEN
ON
KE
N
MEDILL
MEDILL
ER
T
WOLCOTT
FU
LL
FULLERTON
ASHLAND
EN
NE
Figure 1.1: Wicker Park Bucktown
and SSA #33
DY
MONTANA
HADDON
250
500
1,000 Feet
Ward Map
Wicker Park is primarily located in the 1st and 32nd Wards, and is immediately adjacent to the 27th Ward toward the
southeast. Currently, there is one TIF District, the Humboldt Park TIF, which overlaps the SSA along Western Avenue
between North Avenue and Division Street.
Figure 1.2 Ward Map, TIF, and SSA

TIF_Districts
Wards
ward
1
2
27
32
NORTH BRANCH NORTH
WESTERN
DAMEN
FULLERTON/MILWAUKEE
NORTH BRANCH SOUTH

Text
SD
ASHLAND
NORTH
M
ILW
AU
KE
HUMBOLDT PARK
DIVISION
History
The word diversity gets widely cited as a desirable

social goal, but in most places, including almost all
of Chicago, it has been difficult to achieve. Wicker
Park Bucktown has been a notable exception for
more than 150 years, with many ethnic groups and
people of various incomes living together. In 1857
the areas first industry, the Rolling Mill Steel Works
near Ashland and Armitage, opened and attracted
a predominantly Irish work force, who soon lived
and worked with Germans and Scandinavians.
Later came many Poles, as did central and eastern
European Jews.
As the population grew, so did the neighborhood,
especially following the Great Fire of 1871 and
the advent of the streetcar. The fire inspired
masonry construction, especially in Wicker Park,
as an alternative to wood, but for three years after
the fire, WPB was outside the boundaries where
Starting in the 1970s, WPB became a

haven for artists, attracted by cheap
rent and quick access to downtown.
masonry was required. This attracted working

class residents to the more affordable wood-frame
houses, especially in Bucktown. With the advent of
CTA elevated rail service in 1895, home construction
quickly grew, as well as larger buildings along the
commercial corridors.
After World War II, millions of Americans moved to
the suburbs, enticed by favorable financing and new
expressways. Much of the northwest side, including
Wicker Park and Bucktown, welcomed new waves of
immigrants, predominantly Hispanic, including many
from Puerto Rico. Starting in the 1970s, WPB became
a haven for artists, attracted by cheap rent and quick
access to downtown Chicago via Milwaukee Avenue,
the CTA or Metra. This in turn has attracted young
professionals, many in creative fields, which paved the
way for restaurants, bars, and galleries that sprouted
throughout the neighborhood.
Photo Credit: chuckmancollectionvolume10.blogspot.com
CHAPTER 1 | HISTORY
Retail follows residential

An axiom of the real estate industry is that
retail follows residential, which follows
jobs, while jobs follow major transportation
facilities, including rivers and roads. This
has certainly been true in WPB, where the
Chicago River and diagonal Milwaukee
Avenue, running northwest from downtown
Chicago, helped attract wave after wave of
immigrants.
Since the mid 1990s there has been a rebirth
of WPB which has once again attracted new
waves of homebuyers and renters, but this
time it has been fueled by urban pioneers,
and later singles and families who appreciate
the diversity of people, experiences, and
central location. With expressway, road, El
Service, and Metra, the area is now attracting
a wide range of households who call Wicker
Park Bucktown home.
Great Moments + Facts in

WPB History:
Native Americans established a foot path that later
became Milwaukee Avenue, aka the path to prosperity,
aka the Polish Downtown, aka the Hipster Highway.
.......................................................................................................................
Milwaukee Avenue was once a toll road. However,
Anti-toll sentiments boiled over in 1881, when a mob
burned the toll gate at Fullerton and Milwaukee, thus
freeing the street for commercial traffic, according to the
Commission on Chicago Landmarks. (page 8, Milwaukee
Avenue Landmark Designation Report, 2007)
.......................................................................................................................
According to the City of Chicago, Wicker Park is mapped
as part of West Town and Bucktown is the southeastern
part of Logan Square, but residents like to debate the
dividing line between Wicker Park and Bucktown at
North Avenue, Bloomindale or Armitage.
.......................................................................................................................
Wicker Park is named after Charles Wicker, who
developed land west of Milwaukee Avenue and
donated some of it for the park that now bears his
name. He got top dollar developing lots for the
large, high style homes built by well-off German and
Scandinavian immigrants near the park.
.......................................................................................................................
Bucktown, where most houses were more modest,
gets its name because, according to urban legend,
some residents, mostly Poles, kept goats in their front
yards. Male goats, of course, are called bucks.
.......................................................................................................................
Photo Courtesy of Forgotten Chicago
In 1993 Liz Phair, who had moved to Wicker Park

from the North Shore, released Exile in Guyville, a
musical commentary on life as a young woman in the
neighborhood, which had become both an artists
colony and focal point for Chicagos indie rock scene.
Accomplishments of 2009 Master Plan

Many master plans do not spawn identifiable community improvements. For a variety of
reasons, they often end up simply collecting dust on shelves orin the digital agesoaking
up hard drive space. Happily, such is not the case with the 2009 Wicker Park Bucktown
Master Plan, which SSA #33 has used as a guideline for numerous improvements that today
help make the neighborhood a fine place to live, work and play. Let us count the ways...
Business
Living
Based on the 2009 Plan, SSA #33 has combined longterm research and nitty-gritty services to help keep
the local economy healthy even in the face of the
long-term downturn that hit this the country the same
time the Master Plan was approved. The SSA provides
practical services, such as snow removal, sidewalk
cleaning, graffiti removal, trash pickup, and curbside
recycling. Less visible on a daily basis are facade
rebates and storefront vacancy listings, not to mention
the innovative Make Believe program for empty
storefronts.
Protecting and enhancing the neighborhood's quality

of life by guiding development is a key goal of the SSA
and reason for ongoing long-range planning. The 2009
Plan acknowledged strong development pressure and
opportunities. As it stated:
Finally, it must be noted that many of these services

would have disappeared if property owners in 2014 had
not voted to reconstitute the SSA for another 15 years.
These services correspond to these goals and
recommendations from the 2009 plan.
Spruce up the place
Spread the word
Encourage development of a green hotel
Advertise to reach tourist shoppers.
Guiding development is about managing change

by embracing a proactive role in shaping WPB's
unfolding futureabout establishing upfront
expectations... that enable the community to
inform rather than respond to proposed changes
in WPB's physical form and retail mix. (p. 162)
The 2009 plan explicitly promoted Transit-Oriented
Development (TOD) which is happening in a big way,
especially in the wake of the city ordinance that promoted
TOD by relaxing parking requirements in developments
built near public transportation. This policy provides
long-term benefits to residents and businesses alike
by attracting more people, not cars. Already, TOD
developments are being developed along Division and
Milwaukee near the Division Street CTA station as well as
on Milwaukee near the 606.
Specific goals from the 2009 plan that have been
addressed include:
Promote transit-oriented development
Encourage greater density at the Bloomingdale
Trail main gateway
Work to redevelop strategic sites, such as
Mautene Court
By providing free
shredding service,
16 tons of paper in
2015 were recycled,
in addition to
tons of electronic
equipment.
Travel
Play
Most people love to travel, but few like traffic

congestion. Wicker Park Bucktown has become more
popular, so helping people get from one place to
another was a major focus of 2009 Master Plan, which
called for making the area less dependent on cars and
more reliant on bikes and public transportation.
A big part of Wicker Park Bucktown's appeal is its many

ways to have fun. Well known for art and live music, the
neighborhood now has a wonderful outdoor place to
hang: The Bloomingdale Trail, aka The 606. This linear,
elevated park was a dream when mentioned in the
2009 master plan. Today, due to the hard work of many
groups and people, it is a reality, and recently received
a top national award from the American Planning
Association.
The 2009 Plans goals included:

Make WPB the center of Chicago's bike culture
Engineer and implement additional bicycle
infrastructure to help cyclists feel safe
Re-work congested intersections and make safety
improvements
Implementing the Plan has led to important
improvements. The neighborhood now includes
Chicagos first bike corralits on Milwaukee Ave, just
south of North and Damen. In addition, 60 bike racks
have been installed in the neighborhood. Bike to Work
days also encourage the two-wheeled alternative
to driving, as do bike lanes on Milwaukee Ave. And
the 606, in addition to being a recreational amenity,
also serves as an important new way to help people,
especially commuters, travel east-west.
In addition, the City has improved the formerly
awkward Milwaukee-Wood-Wolcott intersection, while
a parking study drilled down on a perennial complaint:
parking, or the perceived lack thereof.
The 606, however, is not the only improvement to

the public realm. More trees grace the streets, and
landscaped planters improve the looks of North Avenue
and Metzger Court. Banners help provide identity and
cohesiveness to the area, as do holiday decorations.
The concept of play is also enhanced by major festivals
and smaller initiatives, such as performance art on
neighborhood streets.
All these effortsthe big things, like the 606, to the
little things, like the banners and new treesreflect
recommendations from the 2009 plan, specifically:
Develop a directory and annual calendar for arts,
small businesses and services
Make the Bloomingdale Trail gateways focal
points of WPB
Provide bicycle parking at festivals
CHAPTER 1 | ACCOMPLISHMENTS OF 2009 MASTER PLAN
Expression
As the 2009 plan emphasizes, Wicker Park Bucktown is a
community where people come to express themselves.
The long-time emphasis on a wide variety of arts (from
visual arts to poetry to music) helps improve the public
spaces, which the SSA enhances with programs like
the Orange Walls mural project, the Chicago Sculpture
Exhibit, and the You Are Beautiful art installation on
Division Street near Clemente High School.
Artistic self-expression is further encouraged by the
watercolor wonder art program for senior citizens,
community grants, and the arts tab on the Chamber of
Commerce website.
These efforts reflect one of the 2009 Plan's major goals
Promote Local Artsand specific recommendations,
such as:
Improve artspace
Support arts programs in local schools and
celebrate new spaces for arts instruction and
incubator studios
Enhance the Flat Iron as WPB's arts hub
As the examples illustrate, WPB SSA#33 has led
a systematic effort to implement the ambitious
2009 Master Plan. Throughout, the key has been
to collaborate and coordinate. Given that the SSA
includes parts of three city wards, and that numerous
public agencies and private groups are involved, this
has proven to be an eminently sensible approach. This
is same path the SSA is following now that it is time to
update the master plan.
Existing Ground Floor Uses

Parcels
Land Area
Commercial and Related Uses

Service
255
Retail Goods
213
Restaurant/Bar 207
Parking Lot
105
Offices
18
Multiple Uses 47
Gym
20
Food Store
18
Commercial
91
Auto/Gas
47

Residential
1,056,221
898,298
715,866
594,990
84,985
441,129
85,059
190,425
354,540
232,277
Multi Family
108
Single Family
32

Institutional
681,641
92,702
School
13
Healthcare
6
28
Park
Institutional
18
Library
1

Vacant & Other
494,675
458,978
456,591
105,496
23,061
Vacant Buildings 45
Vacant Land
47
Other
27
172,039
150,428
100,684
CHAPTER 1 | ACCOMPLISHMENTS OF 2009 MASTER PLAN
Figure 1.3 Recent Accomplishments and Developments
WICKER PARK BUCKTOWN DEVELOPMENT FORCES MAP
WICKER PARK BUCKTOWN DEVELOPMENT FORCES MAP
New Development / Rehab Since 2013
2011, 2013 Orange Wall Murals
2011, 2013 Orange Wall Murals

New Development / Rehab Since 2013
Mixed Use
Recreation
OR
HO
N
SOUTHPORT
WOOD
BOSWORTH
LAKEWOOD
N
NOBLE
RM
ITA
GE
33
"
)
MARSHFIELD
DIVISION
250
500
NORTH
KENNEDY
1,000 Feet
WAB
PAULINA
HADDON
WOOD
CRYSTAL
72
"
)
ILW PARK BUCKTOWN SSA #33 MASTER PLAN UPDATEPIERCE

WICKER
| 10
AU
K
AV
ST
NOBLE
CLEAVER
BLOOMINGDALEEVERGREEN
HONORE
MARSHFIELD
NE
DY
A
HERMITAGE
GREENVIEW
ASHLAND
WINCHESTER
MA
UT
EN
E
PAULINA
HO
BS
O
WOLCOTT
MARSHFIELD
PAULINA
DAMEN
HE
RM
ITA
GE
WO
O
HERMITAGE
WOOD
HONORE
HOYNE
PAULINA
HONORE
MARION
WOLCOTT
WINCHESTER
WOOD
HO
BS
O
WOOD
HONORE
E
OR
HO
N
HOYNE
HOYNE
WAYNE
ASHLAND
HE
S
NC
WI
WOOD
SEELEY
HERMITAGE
WINCHESTER
DAMEN
50
"
)
FA
T
JANSSEN
WOOD
E
OR
HO
N
HOYNE
OAKLEY
BELL
MO
F
OAKLEY
WESTERN
49
RN "
)
TE
R
TE
R
HE
S
WI
HOYNE
CLAREMONT
CLAREMONT
49
WESTERN "
)
ARTESIAN
WOLCOTT
BELL
OAKLEY
FA
T
MO
F
DAMEN
CLAREMONT
WESTERN
LEAVITT
CONCORD
BLACKHAWK
"56
)
* *
HADDON
73
"
)
CATON
CONCORD
Transportation Network Map
DIVISION
AN
"
")
)
ST PAUL
CRYSTAL
RM
132 33
HADDON
MO
O
KE
N
LE MOYNE
CORTLAND
ADA
70
"
)
POTOMAC
90
TON
ELS
CRYSTAL
WILLOW
A
AD
OT
OP
ELLEN
LM
D
OR
NC
LY
DY
NE
WI
PA
R
HO
L
N
KE
HADDON
DIVISION
CK
ER
LE MOYNE
AV
WABANSIA
WABANSIA
CHURCHILL
POTOMAC
DE
A
TH
BEACH
WI
OR
EVERGREEN
*
*
JULIAN
CHURCHILL
CO
N
DY
NE
KE
E
KEN
NE
NE
DY
DY
A
A
AR
I
N S RM
A
MIT
B
WA
ITA
AG
EA
GE
V
AV
LOW
N
KE
ST PAUL
EB
AG
LE MOYNE
MOFFAT
WI L
Y
NED
KEN
NN
PA
R
PIERCE
OV
E
KE
N
AV
WI
HIRSCH
SCHILLER
CK
ER
AV
MI
LW
AU
WI
GR
132
TH
LE MOYNE
BLOOMINGDALE
POTOMAC
OT
EE LAND
CORT
RTH
MOFFAT
PIERCE
EL
K
"
)
33
"
)
OR
LM
O
DY N
MOFFAT
WI
MIL
WA
UK
NORTH
72
"
)
BU
R
AV
N
DY
NE
NORTH
HOMER
E
KENN
CONCORD
HOMER
D
CORTLAN
LE MOYNE
* *
*
ARMITAGE
ARMITAGE
EN
DICKENS
WABANSIA
GS
ARMITAGE
N
KE
MCLEAN
CATON
CONCORD
AV
ER
NE
DY
DA
M
ST PAUL
WABANSIA
WABANSIA
RM
ITA
GE
M
HO
KI
N
O
THR
OT
CLY RIVE
BO R
UR
N
OP
LM
WILLOW
!
C
KEN
CHARLESTON
BLOOMINGDALE
EA
MCL
!
C
33
"
)
CORTLAND
AG
O
MCLEAN
LY
90
NE
DY
A
74
"
)
O
THR
WI
ST PAUL
DICKENS
CH
IC
DICKENS
TON
ELS
CHURCHILL
HO
L
KE
N
1/2 mile
MEDILL
LY
BES
CHURCHILL
TE
R
LY
BES
EB
AG
KE
E
LL
DE
BLOOMINGDALE
MCLEAN
MI
LW
AU
BR
A
NC
AV
NN
NE
DY
AR
RM
MIT
ITA
AG
EA
GE
V
AV
SHAKESPEARE
MOFFAT
N
IC
N
ME
WI
DY
A
KEN
EN
MOFFAT
D
NE AL
M
DA
DY
NE
CHARLESTON
MOFFAT
KE
N
CORTLAND
OT
IN
SHAKESPEARE
LI S
AV
ON
ARMITAGE
HOMER
DO
M
BELDEN
10 minutes
WEBSTER
90
NA
V
DICKENS
PALMER
RN
N
KE
LM
CHARLESTON
LYNDALE
CL
YB
OU
VE
R
DAMEN
WI
CORTLAND
ME
RI
73
"
)
HOMER
SHAKESPEARE
RE
AVO SS
ND
A
NE
DY LE
DA
KEN
AG
O
"
")
)
ARMITAGE
CH
IC
132 33
PALMER
ON
ALIVSTE
KE
R
NN
ED
YE
XP
FULLERTON
74
"
)
SEELEY
MCLEAN
MEDILL
AV
MCLEAN
DA
L
HAMILTON
DICKENS
ER
T
EN
BELDEN
BR
A
NC
M
DA
DY
NE
MEDILL
UL
L
90
AV
ON
LYNDALE
AVO SS
ND
A LE
NE
DY
F
DAMEN
CHARLESTON
RE
N
KE
BELDEN
PALMER
XP
HAMILTON
PALMER
LYNDALE
MEDILL
KE
N
BELL
ARTESIAN
ON
AV
KE
NN
ED
YE
FULLERTON
LYNDALE
1/4 mile
SOUTHPORT
ER
T
BELDEN
BELDEN
1/2 mile
WOLCOTT
MEDILL
MEDILL
BOSWORTH
UL
L
MONTANA
SEELEY
FULLERTON
NE
DY
F
SEELEY
KE
N
MONTANA
5 minutes
Hotel
WOLCOTT
ARTESIAN
Multifamily Residential
10 minutes
GREENVIEW
Services
Institution
"
)9
Recreation
Services
Institution
Hotel
Retail
Restaurant
NC
Mixed Use
Retail
Restaurant
Multifamily Residential
EL
K
NOR
Demographic
Trends
Wicker Park Bucktown has been in the midst of
change for the past two decades. Over this time,
there has been a greatly increased interest in the
area, first from waves of immigrants, later by artists
and urban pioneers. By the 2000s, the area was
home to a wide range of households, from singles
to families with children to seniors who had long
called the area home.
The 2009 plan was largely prepared just as the
Great Recession was starting to hit and was not yet
captured in available data. The 2000-2010 decade
turned out to be one in which the City of Chicago
as a whole lost 7% of its population, but Wicker Park
Bucktown stayed even, as shown in Figure 1.4.
Teens hanging out in Wicker Park circa 1959
Photo Credit: Pinterest
CHAPTER 1 | DEMOGRAPHICS
Population
Figure 1.4: Population Change
Between 2000 and 2010

the WPB population stayed
stable by changing a net of 82
people. However, growth has
returned to the area in the past
five years, as the population
grew by 925 residents since
2000. While the data does
not explain the reasons for
the population growth since
2010, this could have been
due to a number of factors:
Source: Esri 2015, US Census 2010
Potential Reasons for Population Growth
- Stemming the tide of households leaving the City during the Recession due to loss of jobs, income;
- Increased number of people moving to the area due to its proximity to jobs and other amenities;
- Development of multi-family housing near CTA stations and along key corridors.
Income
The median income for WPB is $75,381 (in comparison to the Chicago median income of $45,319) but as shown
in Figure 1.5, there is a wide range of income levels. This range is one of the strengths of the community and
was addressed in many of the interviews, in which the community would like to see continued opportunities
for seniors, students, and artists continue to have opportunities to live in the area. For example, while 39%
of households earn over $100,000 per year, 24% earn under $35,000, producing a wide range in household
incomes. These issues will be addressed in the housing section of this report in terms of housing affordability,
in the express section on opportunities for artists, and in business development regarding the types of stores
and jobs in the neighborhood, as well as opportunities to expand economic development to meet local needs.
Table 1.5 Household Income Levels
CHAPTER 1 | DEMOGRAPHICS
Race
In terms of race and ethnicity, WPB became slightly more diverse since
2000, with a modest increase in Hispanics, Blacks, Asian, and Other or
Two or More Races.
Table 1.6 Racial and Ethnic Composition
Note: Inner circle represents 2010 and outer circle represents 2015
Source: Esri 2015, US Census 2010, American Community Survey, 2014
Key Takeaways
The area weathered the Recession better than the rest of the City,
holding its own in population.
....................................................................................................................................................
There has been a fast rebound since 2010, with an increase of 925
residents.
....................................................................................................................................................
The median income is $30,000 higher (or 66% higher) than the median
City of Chicago income, yet there remains a wide range of household
income levels.
....................................................................................................................................................
The area may be seeing a slight increase in racial and ethnic diversity,
even as its median income has risen.
....................................................................................................................................................
Interview Themes
1
TOD: People without cars
The 606 is a transforming asset
Local businesses feel threatened by rising costs
Communication around development is key
Transit access is great, but infrastructure is severely lacking
Concern over loss of the arts
The area is becoming more international
The SSA and Chamber play a critical role in bringing people together
CHAPTER 1 | INTERVIEW THEMES
TOD: People without cars
One of the biggest achievements of the 2009 Master Plan

has been growing support for development that fits the
neighborhood. That has translated into focusing on the quality
of development, where it is located, and how to minimize, or
even eliminate parking. WPB has been the fastest growing
areas to accept and promote TOD projects, those located
close to the train stations and have minimal or no parking.
B TOD developments will have a

big impact on the El, CTA, and we
need to consider how to make
sure the system can handle it.
This concept of people without cars means that WPB can continue to attract younger residents who tend
to shop more. With the Milwaukee Avenue hipster highway, success of 606, and Divvy, some developers and
storeowners are trying to determine how to take advantage of biking traffic. As one interviewee put it, lets
change the conversation from congestion to people and the type of environment we would like to have in our
community. Another stated that TOD developments will have a big impact on the El, CTA, and we need to
consider how to make sure the system can handle it.
The 606 is a transforming asset
Equal to the impact of TOD has been the achievement of getting the 606 built, open and now attracting
recreational bikers and commuters. The challenge will be how to come together to figure out how to get
people north south to the trail, and getting communication between businesses, bikers and residents to offer
more amenities along the trail whether it is getting a cup of coffee or exploring sites further from the 606.
Businesses are getting together on North Damen to talk about how to connect better to the 606. There is
a lot of potential to think long term of how the 606 fits into the neighborhood, how we connect to other
neighborhoods and eventually the river and downtown, and how to create better connections to the 606.
Photo Credit: JLS - Yelp
Local businesses feel threatened by rising costs
The biggest obstacle local businesses face is the growing cost of doing business.
Being successful in WPB is tricky. Theres lots of competition. New national stores
are opening, pushing up rents. Two-or three-flats that once housed six or seven
people are now being occupied by wealthy empty-nester couples who dont
spend much at stores. Several interviewees asked for ideas on how to support
more local businesses. Some expressed concern over the nationals pushing out
the unique aspects of the neighborhood, even to the point that it could hurt
rents in the long-term if it meant creating large vanilla open boxes that become
vacated three to four years later as the national doesnt make it. Andersonville
was brought up as an example where property owners have come together to
create a bond to lease to locals over nationals. Property tax increases were cited
as sometimes larger than the lease for the space. Based on the use and class of
property, converting a Mom and Pop retailer (retail space in a small residential
building) with a commercial building can mean the taxes going up by three or
four times, pushing a local business out.
Communication around development is key
With so many groups and three aldermen, there was concern that people dont
know what is going on, there is inconsistent information, and developers need
predictability in order to develop quality projects. There needs to be more
communication within the neighborhood and with groups like Friends of
Chicago River, Metra and development that is being
planned on Goose Island that will affect this area.
There was concern about having to go to multiple
Developers should come in to
groups and getting different feedback at each meeting
talk to us before spending a lot
and group. The bright spot is the focus on TOD, but
of money. We could have a condevelopers cited the difficulty in creating great design
versation that leads to a better
if they dont know what will be accepted. A local
project for the developer and the
resident stated, developers should come in to talk to
community.
us before spending a lot of money. We could have
a conversation that leads to a better project for the
developer and the community.
Transit access is great, but infrastructure is lacking
As one resident and community leader put it, Access should be easier, prettier, faster and safer. There was a
lot of talk about the state of repair at and around the Metra Station, the CTA stations (particularly Division and
Western), sidewalks, and streets. People dont know who to talk to and get the various public agencies all
on the same page. The neighborhood has done its job of promoting CTA, but can CTA respond by providing
better and expanded service to meet the growing demand? The walkway to Metra is terrible, and while some
improvements are being made to Cortland, this is a great
way that most people from outside the neighborhood dont
Access should be easier, prettier,
know about. Why is it called Clybourn? Why not rename?
faster and safer.
Concern over loss of the arts
There has been great work with the Orange murals, and other arts related projects, but a real concern that
WPB as a home to living and working artists and musicians is fast disappearing. Some thought it was gone,
others thought that its changed and needs to change to new realities. Events, murals, art pieces, and
communication were brought up. The need for affordable studio space, recommended in the 2009 Master
Plan, needs to be explored again. Some suggested for looking at how arts fit into the types of spaces and
looking at pop up spaces in warehouses, particularly that dot the outer reaches along Western and more
affordable pockets along the corridors. There was concern that without action, the battle will be lost the
diversity of the community will not remain without doing something about it.
Underpass at Clybourn Metra Station is in need of infrastructure improvements.

......................................................
The area is becoming more international
INTERVIEWS
One storeowner reported that 30% of sales (based on credit card receipts) were
European and Asian shoppers. Another reported they stocked merchandise
specifically to attract shoppers from outside the Chicago area. While there
was some lamenting that local residents need to support local stores, most
storeowners reported a mix between serving local residents, shoppers coming
from the rest of Chicago, those coming from the Midwest, and a number from
overseas. We also heard that downtown concierges recommend WPB for a
unique place to go for shopping, restaurants, clubs, and the arts. A number
of people pointed to the pending opening of the hotel making a center for
upscale tourists, especially with a direct connection on the Blue Line to OHare.
Interviewees reported that these tourists tend to take the El up from downtown
hotels, and go on an informal loop getting off at Damen Blue Line, walking down
Milwaukee, west on Division, and back up Damen to get back on the El.
Eva Bergent, Bucktown Community

Organization
Tim Gillengerten, Transit Tees
David Ginople, Store B Vintage
Barry Howard, LG
Marcy Huttas, SSA #33
Brent Norsman, SSA #33
Ed Tamminga Wicker Park Committee
Raymond Valadez, Chief of Staff,
Alderman Joe Moreno, 1st Ward
Mieko Joy Oshida, Montessori School
Alderman Waguespack, 32 Ward
Diane Williams, BDI
......................................................
The SSA and Chamber play

a critical role in bringing people
together
The services the SSA provides are critical - sidewalk
snow removal, installing bike racks, supporting
events. People need to understand the boundaries
of the SSA, what the SSA can do, and what it cant do.
There was a feeling that both the SSA and Chamber
reach out and involve businesses, property owners,
and many residents, but more work can be done
to improve communication more, form consensus
around key issues, and recognize that while
everyone doesnt have to agree with everything,
the SSA plays a critical role at not only dreaming
big, but having a strategic set of resources to get
things done.
Photo Credit: Cragin Spring
Chapter 2
Corridor Character
Wicker Park Bucktown SSA #33 is made up of six
primary corridors: Milwaukee, Damen, North,
Ashland, Damen and Western. While each of the six
corridors present unique characteristics regarding
their physical environment (4 lanes of traffic versus
2, sidewalk width, etc.) and user base (driver versus
pedestrian versus biker). To best understand how
each corridor functions it is important to recognize
three distinguishing elements, which together inform
the overall character of each corridor.
1. Influences
Built and natural forces that affect how the corridor
is used and the users it attracts;
2. Nodes / Entries: Areas where the highest volume
of users congregate and activity is focused; as well
as gateways to the neighborhood; and
3. Land Use: The type and mix of uses and where
clusters are concentrated.
General characteristics of the corridors include:

The primary nexus and core of the SSA is
concentrated at North-Milwaukee-Damen;
Western and Ashland are auto-oriented and
include 4 lanes of traffic;
North, Milwaukee, Division and Damen are
more pedestrian-friendly and include 2 lanes
of traffic;
Milwaukee, Division and Damen are more
bike-friendly;
Intensity of uses decrease and vacancies
increase (generally speaking) as you move
towards the outer edges of the SSA;
Blue Line El Stations and the 606 create nodes
of heightened activity;
CHAPTER 2 | CORRIDOR CHARACTER
Milwaukee Avenue
Overview
Milwaukee Avenue serves as the Broadway/Main Street of Wicker Park Bucktown.
Cutting through the area on an angle, Milwaukee intersects the other five corridors.
Due to its configuration, the two-lane street serves as a major connector for drivers
and cyclists traveling downtown and neighborhoods from Logan Square on the
north, to East Village on the south. Known as the Hipster Highway, Milwaukee is a
heavily used corridor by cyclists as well as commuters. There are three Blue Line El
Stations along Milwaukee within the SSA at Western, Damen and Division.
Milwaukee Avenue is a Landmark District celebrated for its historic significance. With
buildings dating back to the 1870s, historic structures are most evident in the central
stretch of Milwaukee between Damen and Ashland. Most notably, buildings here are
taller than elsewhere in the SSA, ranging from 4 to 8 stories. There is a large number
of ground floor vacancies concentrated near Western and Ashland along Milwaukee.
In terms of natural amenities and parks, access to the 606 and Park 529 is provided at
Leavitt and Milwaukee.
The 606 at Milwaukee and Leavitt
The amount and type of activity along Milwaukee Avenue varies greatly and is best
understood by each intersection. For example, whereas Milwaukee and Western
is an auto-oriented intersection dominated by cars, the intersection of NorthMilwaukee-Damen is dominated by pedestrian and bike traffic as well as cars.
Referred to as the Hipster

Highway - Milwaukee is a
major bike corridor
Historic buildings and local landmarks are

sprinkled throughout Milwaukee Ave
Walgreens / Noel State Bank at

1601 N Milwaukee
Milwaukee Avenue
........................................................................
Influences
CTA Blue Line 3 Stations:
Western, Damen, Division
2 Lanes of traffic Traveling
east-west
Designated Bike Route
Milwaukee Avenue District
(historic significance)
Flatiron Arts Building, Noel State
Bank (Walgreens)
37% Commercial
Milwaukee is densely filled with primarily commercial / retail
uses on the ground floor.
The 606
Arts / Murals
........................................................................
Nodes + Entries
Intersection of Milwaukee and
Western
Blue Line Stations: Western,
Damen, Division
Intersection of North-MilwaukeeDamen
18% Parking Lot

Current commercial uses along Milwaukee, west of Damen,
integrate parking lots, like the Aldi Site above which is soon
to undergo development.
Polish Triangle: Milwaukee

and Division / Milwaukee and
Ashland
Bucktown Wicker Park Library
........................................................................
Land Use (ground floor)

37% Commercial
18% Parking Lot
12% Restaurant
8% Vacant
........................................................................
12% Restuarants
Restaurants are intermixed with commercial uses, including
local Costa Rican favorite and neighborhood staple, Irazu.
North Avenue
Overview
North Avenue is the central east-west corridor within the SSA, extending from
Western Avenue east to the Kennedy Expressway. With two travel lanes, one
in each direction, North Avenue is used by drivers entering and leaving the
expressway. The area of North and Ashland is a high-traffic intersection. Primarily
mixed-use, the stretch of North Avenue between Damen and Ashland includes
a high concentration of foot traffic resulting from shoppers and diners. There
are several notable historic structures, such as the former North Avenue Baths
building, built in 1921 and now home of Trencherman. Relative to recreation,
there are a couple of Gyms (including Bucktown Fitness) along North Avenue but
no parks or open space.
Gallery Cafe | 1760 W North Ave
Local Music Hub, Subterranean
Historic Home
Cheetah Gym | 1934 W North Ave
Sidewalk outside of Ivy at Omb | 2204 W North Ave
Green Grocer | 2060 W North Ave
North Avenue
........................................................................
Influences
Kennedy Expressway (On-ramp
just east of Ashland on North)
Blue Line Damen Station
North-Milwaukee-Damen
Intersection
Flatiron Arts Building
Arts / Murals
........................................................................
24% Commercial
North Avenue includes a healthy mix of ground floor
commercial uses with residential above.
Nodes + Entries
Intersection of North and
Western
Intersection of North-MilwaukeeDamen
Intersection of North and
Ashland
Kennedy Expressway
........................................................................

24% Commercial
19% Office + Service

Office and service uses generate daytime activity while
bringing employees into the area to work, eat and shop.

19% Institutional
13% Restaurant
........................................................................
19% Institutional
Institutional uses along North Avenue include the Gardner
School and Rodolfo Lozano Bilingual & International Center.
Division Street
Overview
Division Street is an east-west corridor that represents the southern edge of both
Wicker Park and the SSA. The intersection of Division and Western serves as a
southern gateway into Wicker Park Bucktown, with Humboldt Parks gateway
directly west on Division. While primarily mixed-use in character, there is a
concentration of institutional uses near the intersection of Western and Division,
including Roberto Clemente High School, Presence Saints Mary and Elizabeth
Medical Center. Further east on Division, there is an intensity of restaurants and
outdoor patios (The Boundary, Milk and Honey, Jerrys, Via Carducci, Janiks, Fat
Pour, Smoke Daddy), due to the width of the sidewalks being wider on Division
than other corridors in the SSA. There has been a recent increase in density at
the eastern end due to the Pedestrian Street designation of Division Street, with
new mixed use, high-rise developments, including a 15-story Transit Oriented
Development (TOD) located at the southwest corner of Ashland and Division.
Division Street is a bike friendly corridor
2-3 Story blgs with residential above
Historic Bldg at Division + Damen
Divvy Station at Smoke Daddy
Crosswalk at Hoyne and Division

Division Street
........................................................................
Influences
Institutional Cluster at Western
and Division (Presence Saints
Mary and Elizabeth Medical
Center, Clemente High School)
Wide sidewalks
Abundance of restaurant patios
21% Institutional
Dedicated bike lanes

Blue Line Division Station
Recent TOD
Educational uses are reflected along Division, including

Roberto Clemente High School, LaSalle II School and Near
North Montessori, shown above.
........................................................................
Nodes + Entries
Intersection of Division and
Western
Intersection of Division and
Damen (gas station, drivethrough bank, strip center)
Polish Triangle: Intersection
of Division and Ashland /
Milwaukee
Stretch of restaurants / outdoor
patios near Division and Damen
21% Healthcare
Presence Saints Mary and Elizabeth Medical Center is a major
destination along Division near Western.
........................................................................

22% Institutional
21% Healthcare
18% Commercial
13% Restaurant
..................................................................
18% Commercial
New mixed-use development along Division will increase the
amount of commerical, restaurant and service uses, as well as
the base of residents to frequent such.
Ashland Avenue
Overview
Ashland Avenue is a north-south corridor used to traverse the City of Chicago
from Rogers Park to Auburn Gresham. Within the SSA, Ashland extends south from
the Kennedy Expressway to Division Street. Primarily auto-oriented, the 4-lane
corridor is divided by a landscaped median. While drivers are the predominate
users traversing Ashland, the Clybourn Metra Station generates a bike and foot
traffic during the morning and evening hours by commuters. The primary uses
along Ashland include 2-4 story residential with ground floor office and service.
Institutional and park uses are concentrated at the northern end, and include the
eastern trailhead to the 606, Walsh Park and Playground, and Burr Elementary. In
comparison to the other corridors, there is minimal ground floor retail, with the
exception of the strip mall located just north of the intersection of Milwaukee
and Ashland that includes Lowes and Jewel.
Walsh Park
Burr Elementary at Wabansia and Ashland
East End of The 606
Lowes (formerly K Mart) | 1360 N Ashland Ave
Streetscape along Ashland

Ashland Avenue
........................................................................
Influences
Clybourn Metra Station
Kennedy Expressway (overpass /
darkness at northern gateway)
Burr Elementary / Walsh Park
606 Trailhead (no signage on
Ashland)
Lowes / Jewel
Landscaped Median
27% Commercial
The majority of mixed use structures along Ashland include
ground floor commercial with residential above.
........................................................................
Nodes + Entries
Intersection of Ashland and
Cortland
Intersection of Ashland and
North
Kennedy Expressway
Polish Triangle: Intersection
of Ashland and Division /
Milwaukee
Lowes / Jewel
........................................................................
24% Parking
Parking lots comprise a quarter of all parcels along Ashland,
including Lowes / Jewel and that shown for popular taqueria
Carnicerias Guanajuato at 1436 N Ashland Ave.

27% Commercial
24% Parking
11% Park
..................................................................

Office and service uses along Ashland include the WPB
Chamber of Commerce located at 1414 N Ashland Ave.
Damen Avenue
Overview
Damen Avenue is a neighborhood-oriented shopping corridor within a residential
context. More so than North Avenue or Division Street, Damen feels primarily
pedestrian scaled due to the street width, mix of uses, height of buildings and
integration of parks. The northern end, of Damen at Webster, provides access to
the Kennedy Expressway which generates morning and evening traffic. Heading
south from Webster there are primarily 2-4 story mixed use structures with
ground floor service, retail and restaurants. Damen between Armitage and North
Avenue is a sought after area by retailers. Recently many art uses have located at
the northern end, leading to the recent reference and namesake as Indie Row.
Damens neighborhood feel is due in large part to the present of parks Churchill
Park, access to the 606, and of course Wicker Park play a collective role in generating
outdoor activities and programming for residents, families and visitors.
CTA Blue Line Damen Station
Mindys Hot Chocolate | 1747 N Damen
Wicker Park Apts | 1414 N Damen
Mikos Italian Ice | 1846 N Damen
Red Door Patio | 2118 N Damen
Walgreens | 1601 N Milwaukee
Damen Avenue
........................................................................
Influences
Kennedy Expressway @ Webster
Churchill Park
The 606
Wicker Park
Noel State Bank
Violet Hour, Big Star
Senior Home
........................................................................
25% Multifamily Residential

The neighborhood feel along Damen is due in large part to
the predominate mix of exclusively multifamily uses paired
with parks.
Nodes + Entries
Intersection of Damen and
Webster
Armitage
Intersection of Damen-NorthMilwaukee
Division
The 606
........................................................................
21% Commercial
Ground floor commercial along Damen creates for an active
shopping environment.

21% Commercial
14% Park
13% Restaurant
..................................................................
14% Parks
Damen Avenue includes a number of parks and open spaces
(Wicker Park, Churchill, The 606)
Western Avenue
Overview
Western Avenue serves as the western boundary of the SSA, running northsouth from Fullerton Avenue to Division Street. The 4-lane corridor is the longest
continuous street in Chicago (~23 miles) and carries high levels of daily traffic
connecting drivers to varying destinations including Interstate 55. While the
corridor is similar to Ashland in that it is auto-oriented, unlike Ashland it does not
include a landscaped median. The northern-most intersection of Western and
Fullerton experiences a large amount of traffic stemming from access to and from
the Kennedy Expressway at Fullerton. The Blue Line Western Station at Western
and Milwaukee attracts another set of users to the area, generating pedestrian
and commuter traffic. Access is provided to the 606 just south of the Blue Line
Station at Bloomingdale Ave, creating an overpass that cars travel under.
Relative to boundaries, it is important to note that from Fullerton to North
Avenue both sides of Western are included within the SSA while between North
Avenue and Division Street only the east side of Western is included in the SSA.
Slideshow Gallery |
2219 N Western Ave
Land use along the corridor includes a mix of single-story commercial uses as
well as mixed use 2-4 story buildings. Residential uses are primarily multi-family
with some remaining single family homes interspersed. Institutional uses are
clustered at the south end of the corridor near Division, including Presence
Saints Mary and Elizabeth Medical Center and Roberto Clemente High School.
Pedestrian traffic and crossing safety is a primary focus at the intersection of
Western and Division for students, patients and families accessing the high
school and hospitals. The intersection of Western and North Avenue as well as
Western and Division serve as primary gateways into Wicker Park Bucktown.
Quesadilla La Reyna del Sur |
2235 N Western Ave
McDonalds and Western

Blue Line Station at Western
Siboney | 2165 N Western Ave
Las Asadas | 2045 N Western Ave
and Milwaukee
Western Avenue
........................................................................
Influences
Kennedy Expressway
Blue Line Western Station
606 Overpass
Roberto Clemente High School
Presence Saints Mary and
Elizabeth Medical Center
........................................................................

Office / service uses are predominate along Western,
including a variety of banks and insurance offices.
Nodes + Entries
Intersection of Western and
Fullerton
North
Division
Blue Line Western Station
606 Overpass
........................................................................
16% Commercial
Ground floor commercial along Western is interspersed,
including The Neon Shop at 2247 N Western Ave.

16% Commercial
16% Institutional
9% Other
..................................................................
16% Institutional
Roberto Clemente High School and Football Field anchor the
southern edge of the SSA at Western and Division.
CORRIDOR CHARACTER
Chapter 3
Business
As part of updating the Master Plan, a physical survey was conducted of every property in the SSA.
Key findings regarding businesses included:
5
t 22%
o 21%
28%
of all ground floor uses are service and office,

comprising 273 parcels
of all businesses are retail in nature, totaling
213 businesses
of properties are restaurants and bars, equal to
207 properties.
CHAPTER 3 | BUSINESS
Ground Floor Land Uses

The collective mix of ground floor land uses within the SSA is predominately service/office, retail and
restauarant uses, which together account for approximately 70% of all uses. The remaining 30% include
multi- and single family residential, institutional uses (hospitals, parks and schools) and vacant buildings or
lots. The types of uses present on each corridor differ depending on their physical environment and function,
as highlighted in Chapter 2: Corridor Character.
To better understand the varying uses and locations, maps are included on the following pages that
highlight commercial uses, vacancies, and building height. A map detailing institutional uses is included
in Chapter 6. The pie chart below highlights the overall mix of ground floor uses within the SSA as a whole.
Figure 3.1 Ground Floor Uses
5%
ract
3%
10%
28%
Service/Office
11%
5%
%
%
%
%
%
%
%
Retail
HowRestaurant/Bar
do we retain
and attract
vibrant
21% businesses?
22%
3%
10%
Service/
11%
Ground Floor Uses

11
ls, Library and Healthcare
Service/Office
Retail
Restaurant/Bar
Multifamily
Vacant Building or Lot
Institutional
Single Family
273
213
207
108
92
44
32
28%
22%
21%
11%
10%
5%
3%
SOURCE: 2016 Field Data | ArcGIS Collector

Not Included: Multiple Uses | Institutional includes Parks, Schools, Library and Healthcare
Restaurant/Bar
21%
Retail
22
Figure 3.2 Commercial Ground Floor Uses

Ground Floor Commercial: Service/Office
Ground Floor Commercial: Retail
Ground Floor Commercial: Restaurant/Bar
WESTERN
DAMEN
Ground Floor Commercial: Parking Lot
Text
SD
ASHLAND
NORTH
M
ILW
AU
KE
DIVISION
Ground Floor Commercial
As can be seen in the map of the SSA shown in Figure 3.2, commercial uses line
every commercial corridor. As shown in this figure, the highest concentration
of retail uses lies along Milwaukee Avenue between North Avenue and Division
Street. Restaurants tend to congregate near the intersection of North, Damen,
and Milwaukee and along Division Street. Service uses dot all of the commercial
corridors, particularly along Western North and Damen Avenues.
500
1,000
2,000 Feet
Retail Gaps
One of the measures to look at in terms of the health of the business environment is the
amount of retail gaps or surpluses. As shown in Figure 3.3, there is a retail gap of over
$330 million, meaning that there is more spending power than available supply of retail.
In fact, there is greater demand than supply in virtually every category, other than
surpluses in health and personal care stores, clothing and clothing accessories,
miscellaneous store retailers, and food services and drinking places.
Figure 3.3 Retail Gaps in Wicker Park Bucktown
Source: Esri, Infogroup, 2015
Restaurant Demand
To focus in on restaurants and bars, the area is a center for all types, garnering almost
$150 million in sales last year. Of this amount, approximately $110 million is generated
by local spending with a surplus of $36 million, attracting spending from residents
from other areas. While WPB is known for restaurants and bars, the changing nature of
Chicagos competitive dining scene requires constant innovation.
More work will be

undertaken on these
issues by Business
Districts, Inc. as part
of their update of a
market analysis being
Figure 3.4 Restaurant Gaps in Wicker Park Bucktown
conducted for the SSA.
Source: Esri, Infogroup, 2015
Division Street includes the highest

amount of restaurants of all SSA
Corridors in large part due to the wide
sidewalks that allow for outdoor patios /
alfresco dining.
Figure 3.5 Building Height

1 story
2-3 stories
4-5 stories
6-7 stories
WESTERN
DAMEN
8 or more stories
Text
SD
ASHLAND
NORTH
M
ILW
AU
KE
DIVISION
Building Height
One of the most important aspects of fueling successful businesses in Wicker Park
Bucktown is the intensity of use along the commercial corridors. As can be seen
in Figure 3.5, there are a range of building heights along each of the commercial
corridors, but taller buildings of 4-5 stories or more, can be found along each
corridor. This intensity of use along the corridors produces pedestrian foot traffic,
provides support for retail and restaurants.
500
1,000
2,000 Feet
Figure 3.6 Vacancies

Vacant Buildings (Ground Floor)
WESTERN
DAMEN
Vacant Lots
Text
SD
ASHLAND
NORTH
M
ILW
AU
KE
DIVISION
Vacancies
Building and land vacancies are of a major concern to the SSA. While there is
not a large amount of vacant land still available for development in Wicker Park
Bucktown, there are concentrations of vacant parcels that break up the integrity
of streets. There is a total of 45 parcels with vacant buildings, covering 172,000
square feet, and 47 vacant lots covering 150,000 square feet of land area, spread
across multiple properties, often of irregular size and difficult to develop.
500
1,000
2,000 Feet
Spending Habits
How do households spend their disposable income?
As shown in Figure 3.7, housing, transportation, and household expenses are the largest
spending categories for household spending. Together, these three categories make up
a majority of a typical households spending patterns. In all, the average expenses per
household are $99,429 per year across Wicker Park Bucktown.
Figure 3.7 Average Annual Household Expenditures
Source: Esri, Dun and Bradstreet, 2016
39 | WICKER
PARK BUCKTOWN
#33 MASTER
PLAN
UPDATE
Vazquez
and Associates
Muffler SSA
| Auto-Repair
Shop
| 2305
N Western Ave
Chapter 4
Transportation
The Wicker Park Bucktown area is one of the few neighborhoods in Chicago with such great access to
transportation options that allow one to access the Loop as well as the north and northwest suburbs, and
the many Chicago neighborhoods in between, via the CTA, Metra, or the I-90/94 expressway. The variety of
transportation options is one of the defining features of the area and part of what draws residents to choose
to live here.
Since the Wicker Park Bucktown Master Plan was adopted in 2009, the area has continued to experience vast
changes. From the reform of the Transit Oriented Development, the opening of the 606, and the introduction
of the Divvy Bikeshare program, the SSA has capitalized on the expansive transportation system that allows
it to be one of the most transit rich neighborhoods in Chicago. Despite the solid baseline and positive
momentum of transit changes, there are still many opportunities to improve the way people get around,
regardless of the mode they choose.
CHAPTER 4 | TRANSPORTATION
i i
FigureBUCKTOWN
4.1 WPB Transportation
Map NETWORK MAP
WICKER PARK
TRANSPORTATION
WICKER PARK BUCKTOWN
TRANSPORTATION
NETWORK MAP
WPB SSA Boundary
WPB SSA Boundary
"
)
9
LAKEWOOD
LAKEWOOD
JANSSEN
SOUTHPORT
WAYNE
NOBLE
ST
CRYSTAL
KENNEDY
KENNEDY
NOBLE
NOBLE
CLEAVER
CRYSTAL
DIVISION
GREENVIEW
ND
ASHLA
W
GREENVIE
MA
UT
EN
E
MARSHFIELD
PAULINA
HERMITAGE
MARSHFIELD
PAULINA
PAULINA
PAULINA
NOBLE
BOSWORTH
BOSWORTH
ASHLAND
ITA
GE
WO
O
HE
RM
ITA
GE
HONORE
HERMITAGE
WOOD
WOOD
WOLCOTT
MA
UT
EN
E
D
WO
O
HE
RM
MARION
HONORE
HONORE
WINCHESTER
HONORE
EVERGREEN
CLEAVER
DIVISION
ST
MARSHFIELD
E
OR
HO
N
MARION
WOLCOTT
WINCHESTER
GREENVIEW
HO
BS
O
"
)9
PAULINA
PAULINA
HONORE
WOOD
WOOD
HONORE
E
OR
HO
N
DAMEN
50
"
)
"
)
50
HOYNE
LEAVITT
ADA
HOYNE
JANSSEN
HERMITAGE
WINCHESTER
DAMEN
WINCHESTER
HOYNE
HOYNE
DAMEN
BELL
TON
ELS
DY
NE
ADA
OAKLEY
OP
A
AD
N
KE
LEAVITT
O
THR
OP
AV
BLACKHAWK
EVERGREEN
"56
)
DIVISION
CTA BLUE LINE STATION

HADDON
D
OR
NC
LE MOYNE
TH
BLACKHAWK
DIVISION
HADDON
LE MOYNE
OR
HADDON
CO
TON
ELS
DIVISION
AN
"56
)
A
AD
WICKER PARK
BUCKTOWN
SSA #33 MASTER
PLAN
UPDATE
WICKER
PARK BUCKTOWN
SSA #33
MASTER
PLAN UPDATE
CRYSTAL
RM
O
THR
Transportation
Network
Map Map
Transportation
Network
MO
O
90
DY
NE
HADDON
DIVISION
ANPOTOMAC
LE MOYNE
N
KE
70
"
)
RM
S IA
D
OR
NC
N
DY
NE
HADDON
CRYSTAL
CRYSTAL
N
KE
70
"
)
ELLEN M
OO
POTOMAC
POTOMAC
PA
R
N
BA
WA
Y
NED
KEN
CK
ER
LOW
AV
PA
R
WI
132
TH
CK
ER
ELLEN
DIVISION
DE
A
EVERGREEN
CRYSTAL
BEACH
DE
A
WI
POTOMAC
JULIAN
BEACH
AV
PA
R
OR
CK
ER
LE MOYNE
TH
WI
CO
OR
SCHILLER
AV
PA
R
RTH
CK
ER
JULIAN
N
DY
NE
LE MOYNE
WI L
S IA
N
KE
LE MOYNE
90
N
DY
NE
PIERCE
LOW
N
BA
WA
O
DY N
NORTH
N
KE
OV
E
WI L
Y
NED
KEN
GR
AV
EL
K
"
)
33
"
)
CLYBOURN
WABANSIA
NORTH
PIERCE
EL
DAMEN
K
AV
E
KENN
72
"
)
132
BU
R
METRA STATION [UP-N,

UP-NW]
METRA
STATION [UP-N, UP-NW]
WABANSIA
72
"
)
"
)
33
"
)
GS
OP
THE 606
BLOOMINGDALE
NORTH
HIRSCH
DIVISIO
70 N
WAYNE
WOOD
WOOD
HO
BS
O
WOLCOTT
WOLCOTT
33
"
)
SOUTHPORT
HO
N
OR
RM
ITA
GE
ER
KI
N
O
THR
THE 606
BLOOMINGDALE
GR
OVLINE STATION
CTA BLUE
LE MOYNE
SCHILLER
M
HO
!
C
!
C
OP
DAMEN
FA
T
GREENVIEW
WOOD
WOOD
OR
AV
ER
O
THR TON
ELS BESLY
MO
F
ASHLAND
HE
S
NC
WI
ASHLAND
TE
R
TE
R
HE
S
NC
WI
HOYNE
HOYNE
HO
N
M
HO
TON
ELS
CLAREMONT
BELL
NE
DY
A
AV
OAKLEY
RM
ITA
GE
33
"
)
CORTLAND
KE
N
!
C
!
C
KI MCLEAN
NG
SB
UR
Y
ARMITAGE
ARMITAGE
OU
RN
LY
BES
FA
T
NE
DY
A
90
CLY
B
OU
RN
DICKENS
LL
DE
KE
N
EAN
MCL
RTH
LE MOYNE
CLY
B
MCLEAN
HO
ELAN
MCL LY
TH
DAMEN
WI
SHAKESPEARE
N
ME
90
BLOOMINGDALE TRAIL
BLOOMINGDALE TRAIL
NORTH
PIERCE
WEBSTER
DICKENS
CLYBOURN
MIL CATON M
WA CONCORDILW
AU CONCORD
UK
KEE
EE D
CONCOR
PIERCE
K
WEBSTER
OR
WESTERN
AV
KE
DICKENS
KE
NN
KEN
NN
KEN
ED
NE
E
NE
DY
YA
DY
AR DY A
RM
MIT R
HOARM
ITA
AG MI
LL ITAG
E A TA
GE
Y
EA
V G
AV
V
EA
V
BELDEN
IC
SHAKESPEARE
MOFFAT
72
IN
LY
BES
49
WESTERN "
)
EN
56
CONCORD
DO
M
O
DY N
ARTESIAN
CLAREMONT
IC
BELDEN
N
DY
NE
WESTERN
IN
E
KENN
49
WESTERN "
)
DO
M
RN
N
KE
ARTESIAN
VE
R
LY
BES
HADDON
RI
CL
YB
OU
LL
DE
HADDON
AG
O
FULLERTON
N
ME
70
VE
R
CL
MEDILL
YB
OU
R
73
"
)
POTOMAC
NE
DY
DA
M
WABANSIA
HIRSCH
RI
CH
IC
CORTLAND
EVERGREEN
POTOMAC
AG
O
MEDILL
H
FULLERTON
74
"
)
"
")
)
LE MOYNE
132 33
LE MOYNE
AV
CORTLAND
MOFFAT
CATON
72
73
"
)
WABANSIA
1/4 mile
"
")
)
WABANSIA
WABANSIA
1/4 mile
NC
HOMER
56
1/2 mile
BR
A
ARMITAGE
MI
CHURCHILL
LW
CHURCHILL
WI
UK W
NN
AU
E E IN N
EB
EE ILL
CHURKCH
EB
AG
CHURCHILL
AG
BLOOMINGDALE
O
BLOOMINGDALE
O
WILLOW
WILLOW
WI
WI
LM
ST PAUL
LM
OT
ST PAUL
OT
ST PAUL
ST PAUL
MOFFAT
MOFFAT
CH
IC
TE
R
KEN
EN
CHARLESTON
DICKENS
ARMITAGE
CORTLAND
LM
CORTLAND
MO
F
SEELEY
BELL
BELL
CLAREMONT
OAKLEY
CHARLESTON
NE
DY
DA
M
MCLEAN
T
O
CTA BLUE LINE STATION T
MI
MOFFATLWA
KEN
SHAKESPEARE
1/2 mile
132 33
MOFFAT
DICKENS
ARMITAGE
WI
LM
WESTERN
O
LI S
TE
R
74
"
)
N
H
AV
WI
WESTERN
CORTLAND
DA
L
NC
EN
HOMER
AV
ON
SHAKESPEARE
HOMER
HOMER
90
LI S
BR
A
M
DA
DY
NE
AGE
ARMIT73
DA
LE
N
KE
PALMER
MCLEAN
73
DA
L
50
DAMEN
AV
OAKLEY
AV
ON
50
SS
EN
MCLEAN
90
M
DA
DY
NE
CLAREMONT
DA
LE
LYNDALE
DICKENS
MCLEAN
AVO
N
RE
DAMEN
CHARLESTON
XP
N
KE
CHARLESTON
SS
AV
NE
DY
E
HAMILTON
PALMER
PALMER
RE
ON
KE
N
HAMILTON
PALMER
LYNDALE
LYNDALE
AVO
N
BELDEN
LYNDALE
XP
ER
T
SEELEY
BELDEN
49
BELDEN
NE
DY
E
UL
L
5 minutes
SOUTHPORT
49
KE
N
MEDILL
NE
DY
F
AV 74
5 minutes
BOSWORTH
BELDEN
MEDILL
MEDILL
ON
SEELEY
MEDILL
ER
T
SEELEY
74ON
FULLERTON FULLERT
KE
N
UL
L
10 minutes
SOUTHPORT
NE
DY
F
10 minutes
BOSWORTH
ARTESIAN
KE
N
MONTANA
WOLCOTT
MONTANA
WOLCOTT
ARTESIAN
Divvy stations
Divvy stations
Trails
Trails
Dedicated bicycle
lanes
Dedicated
bicycle lanes
Bicycle friendly
roads
Bicycle friendly roads
HERMITAGE
MARSHFIELD
CTA bus
CTA bus routes
X routes
HADDON
250
500 0
2501,000
500Feet
1,000 Feet
Transit Oriented Development

In 2015, the City of Chicago reformed the Transit Oriented Development (TOD)
ordinance that was enacted in 2013 that more than doubled its reach to 1,320
feet (1/4 mile) from a transit station or 2,640 feet (1/2 mile) along a PedestrianDesignated street from 600 feet or 1,200 feet, respectively. As part of these changes,
developments have the opportunity to propose a reduction of up to 100% for
residential parking requirements as long as they are replaced with alternative
transportation options.
Since its expansion, the SSA has experienced explosive growth with these
developments and 8 are currently planned or under construction (see Figure 4.2).
These new developments are adding approximately 482 new units with options
ranging from studios to 3 beds while constructing approximately 124 new parking
spaces. The average parking ratio for these developments combined is 0.26.
1611 W. Division TOD Development
Figure 4.2 Recent WPB Developments that are Planned or Under Construction
Transit | CTA
The transit lush neighborhoods make the SSA one of the most accessible neighborhoods
in Chicago. The area boasts three CTA train stations serviced by the Blue Line, the Clybourn
Metra station serviced by the UP-NW and UP-N lines, and eight bus routes running
along all of the major thoroughfares (see Figure 4.1). The Blue Line bisects the SSA,
running parallel to Milwaukee Avenue with stations at Division, Damen, and Western.
Over the past 7 years, all of CTA stations within the SSA have experienced a growth in
ridership. From 2009 until the most recent counts in 2015, Western Station experienced
a 32% increase, Damen Station experienced a 39% increase, and the Division station
experienced a 34% increase.
Figure 4.3 Average Weekday CTA Blue Line Ridership
Recent ridership counts for Metra are only available for 2006 and 2014. The UP-N
service at the Clybourn Station experienced significant growth when compared to
other stations in Chicago with a 25% increase in riders. The UP-NW line experienced
a decrease of just under 16%, similar to the trend seen at the Jefferson Park Station.
Figure # shows the growth of the stations in the City of Chicago from 2006 to 2014.
*Damen station was closed for construction from Oct 20 Dec 22
Transit | Metra
Recent ridership counts for Metra are only available for 2006 and 2014. The Union
Pacific-North service at Clybourn Station experienced significant growth when
compared to other stations in Chicago with a 25% increase in riders. The Union
Pacific-North West line, which also services Clybourn Station, experienced a
decrease of just under 16%, similar to the trend seen at the Jefferson Park Station.
Figure # shows the growth of the stations in the City of Chicago from 2006 to 2014.
Figure 4.4 Growth of Clybourn Metra Station Ridership between 2006 and 2014
Union Pacific North Line (UP-N)

- Ogilvie
-0.45%
- Clybourn
24%
- Ravenswood
19%
7%
- Rogers Park
Union Pacific Northwest Line (UP-NW)

- Ogilvie
8%
- Clybourn
-16%
- Ravenswood
-7%
- Rogers Park
-17%
Also scattered throughout the SSA are car share programs. The two prominent
programs are Zipcar and Enterprise. Currently Zipcar has 13 cars in the SSA while
Enterprise has 7.
Existing Metra UP-N Clybourn Station presents considerable opportunities for enhancement.
Walking & Biking

Though the neighborhood offers some very
pleasant corridors for pedestrians, there are a
number of challenges for pedestrians of all ages
and abilities. The Kennedy Expressway bounds
the SSA to the East and there are only three
underpasses to the area; at Cortland Street,
North Avenue, and Division Street. As drab
viaducts with poor lighting, worn crosswalks,
wide streets, and heavy vehicle volumes at high
speeds, they create a boundary for many and at
best an intimidating connection.
The SSA offers a vastly different biking and
walking experience depending on the street.
Due to the speed and width of Western Avenue,
crossing anywhere other than a signalized
intersection is difficult and many of the
crosswalks are worn and faded. No crosswalks
exist at the entrance to the Western Blue Line
Station.
...............................................................................................
The neighborhood has

always been known as one
of, if not the most bike
friendly areas in the City.
The majority of Damen Avenue is in stark contrast

to Western Avenue. The street itself is 44 at its
widest and hosts bike lanes for most of the street.
Crosswalks are still worn here, but due to fewer
lanes and lower traffic volumes, crossing is much
easier. Ashland Avenue only offers crosswalks at
any signalized intersection and four out of five of
them are mile apart. The six point intersection
of Damen/North/Milwaukee is a heavily traversed
intersection with worn intersections and a constant
flow of through and turning traffic. Depending on
the destination of a pedestrian, they may have to
cross 3 legs to get to their destination.
The neighborhood has always been known as
one of, if not the most, bike friendly areas in the
City. Bike ridership continues to grow in the area,
both among commuters traveling through the
area as well as residents and shoppers using bike
to get from one location in the SSA to another.
Milwaukee Avenue is the busiest street for
bicycling in Chicago, with bicyclists representing
over 40% of traffic during peak hours according
to a 2011 CDOT survey. The SSA has installed
60 branded bike racks and pioneered the citys
first bike corral located at the Damen/North/
Milwaukee intersection. An additional 4 bike
corrals are planned.
The 606 and Divvy

In 2015 the 606, an elevated railroad converted
to a greenway, was opened to the public. This
new multimodal trail created a new East-West
connection that spans nearly 3 miles and connects
four neighborhoods. The trail has 13 access points
along its entire length with 5 access points within
the SSA (Walsh Park, Wood Access Ramp, Churchill
Field, Park 567 Milwaukee/Leavitt, & Western
Access Ramp).
In 2013, the Divvy Bikeshare program came to the
area and to date, 17 stations totaling 251 docks
are easily accessible on the major corridors in the
SSA. These stations are used quite frequently and
the majority of stations have higher than average
frequencies in terms of use when compared to the
rest of the stations in the system. See Figure 4.5
below.
Divvy Station at Division and Wood
Figure 4.5 WPB Divvy Stations Data
......................................................
PED-BIKE CRASH DATA
When analyzing pedestrian and

bicycle collisions in the SSA, 3
intersections account for a large
majority of accidents. The Western
Blue Line Station, North/Damen/
Milwaukee, and Polish Triangle all
experience heavy collisions. Data
was analyzed from 2010 2014 and
over this period, 4 pedestrian deaths
occurred at Division/Ashland, Division/
Kennedy off ramp, Greenview/
Kennedy off ramp, and Wabansia/
Milwaukee.
......................................................
Driving
Like any successful neighborhood in Chicago, the streets in the SSA experience
congestion on weekdays and weekends. Ashland, North, and Western Avenues are autooriented arterials and carry high volumes of traffic, while Damen Avenue, Division Street,
and Milwaukee Avenues are more pedestrian oriented and experience lower traffic
volumes. While major infrastructure changes to increase capacity are not feasible, there
will be improvements that can be made to make driving safer and more efficient.
Figure 4.6 Average Daily Traffic on WPB SSA Corridors
* Maintained by CDOT
A significant congestion point in the SSA is the intersection at Damen/North/Milwaukee.
While the grid system in Chicago is designed to minimize bottlenecks, an intersection
where three major streets with considerable volumes of all modes will operate with
delay. One of the biggest drivers of delay and safety at the intersection are left-turning
vehicles. There are no left-turn lanes or protected left-turn phases at this intersection.
This forces vehicles to inch out into the middle of the intersection and usually turn on red
while avoiding crossing pedestrians and bicyclists. This causes more backups in traffic as
these left-turns remove green time from the cycle of the next movement, sometimes up
to 5-7 seconds.
Curbside Use
In 2014, the Chicago Metropolitan Agency for Planning (CMAP) conducted a study
to evaluate the current parking conditions in the SSA. They found approximately
11,650 on-street parking spaces throughout both neighborhoods comprising of
loading, free parking, and permit parking. Free on-street parking dominates the
majority of spaces with 8,553 spaces and 1,025 metered spaces; because of this
unbalance, drivers choose to spend time circling the area for a free space. The study
found that streets with lots of stores and destinations on them had an abundance
of metered spaces available during the enforcement times. This changes in the
evenings when patrons of the area pay for the last hour or two until the meters are
no longer in effect and stay there until the early hours of the morning.
Limited alleyways throughout the SSA and few loading docks create a need for
loading zones. These loading zones are designated on-street parking spaces that
are to be used exclusively by businesses for short term parking.
In the City of Chicago, there are 3 varying types of loading zones:
1. General Loading (186 spaces)
2. Standing (83 fifteen minute spaces; 28 thirty minute spaces)
3. Valet
General loading is intended to be used by commercial vehicles for loading/
unloading deliveries and drivers are not required to be in their vehicles. There are
no specific time restrictions and times can vary when they are to be used. Standing
zones are allowed for passenger vehicles for short term un/loading or for drop off
or pick up. Drivers parking in these spaces must be in the vehicle or within the
immediate vicinity. There are two types of standing zones in the SSA: 15 minute
and 30 minute. Valet zones are used by restaurants for delivers during off hours and
patron pick up and drop off when the restaurant is open.
Enforcement of these zones is often difficult and they tend to be abused due to the
varying restrictions and time frames they are in use. Other businesses view loading
zones as theirs and can use them as their own personal parking spaces or will put
up their own signs declaring the zone solely for their use.
Other vehicles, primarily taxis and increasingly, ridesharing services like Uber and
Lyft, compete for curbside space to pick up and drop off passengers. According to
Chicagos Code of Ordinances, taxis are allowed to stop on business streets and use
loading zones for the expeditious loading or unloading of passengers only.
Chapter 5
Arts + Culture
The mixing of cultures, varying traditions, forms of expression - art, dance, theater, architecture and style
of cuisine created the foundation from which WPB received its inspiration as it has revitalized. It is this
foundation we are working to preserve and further celebrate. The depth of organizations, artists, musicians,
institutions, and businesses within the neighborhood are vital to the ongoing success and identity of the
community.
When we talk about art and culture in WPB it is important to recognize the variety of arts and expression. It is
about the physical, tangible, touchable elements as well as the atmosphere, vibe, music, and sense of place
one gets when walking around.
CHAPTER 5 | ARTS + CULTURE
Arts and culture within WPB engage all
FESTIVALS + ATTRACTIONS
senses, extending from the interiors and
Wicker Park Fest
storefronts out into the streets.

From the art we see with our eyes the local murals and
installations, window displays in storefronts, stickers and posters
plastered on light poles, bike racks, alleyways and sidewalk...
to performance artists at outdoor events and festivals, indoor
playwrights and improv (Chopin, The Den, Gorilla Tango),
to the art we hear with our ears live music at outdoor
festivals, restaurants and music venues (Phyllis', Smoke
Daddys, Double Door),
to the Wicker Park and Milwaukee Avenue historic districts
with some of the most striking historic architecture in the city,
to street culture via food and intermingling at outdoor patios
(Big Star, The Boundary, Red Door, Goddess and Grocer, The
Southern), footwear and funky fashion -- the focal points of
art and culture are vast and varied.
Wicker Park Fest is the definitive

culmination of cutting edge music,
celebrated local restaurants and
unbeatable culture. The festival takes
place along Milwaukee Avenue from
North Avenue to Paulina Street.
Chicagos Best Street Festival of the
Summer - The Chicago Tribune
Bucktown Arts Fest
The Bucktown Arts Fest is a non-profit,

all-volunteer run, neighborhood
celebration of the arts. All proceeds
from the fest go to fund, develop and
support arts education programming
at Holstein Park and in the Bucktown/
Wicker Park neighborhoods. Going
strong for more than 30 years. What
began as four artists showing their
work in the park has grown into a
community tradition that hosts an
estimated 40,000 people each year.
We were thrilled to be voted 2013
Best Art Sale in the Chicago Reader
Readers Pick Poll.
Chill Fest
ChillFest is the Wicker Park

Bucktown Chamber of Commerces
annual acoustic music festival,
and its bringing local artists and
neighborhood businesses together
for a third year! Featuring over
100 musicians performing in 30
local storefronts, this day of music
continues to celebrate the creative and
entrepreneurial roots of Wicker Park
and Bucktown.
Bucktown Art Fest | Photo Credit: Aaron Brown
......................................................
The SSA enhances quality-of-life

through a variety of practical
services. The annual neighborhood
guide helps newcomers and
long-time residents know whats
happening when and where, while
a community survey provides
feedback on whats going well and
what could be improved.
Posters and stickers decorate the majority of street

fixtures and signs within WPB, this at the corner of
Damen and Wabansia
Flatiron Arts Building at1579 N

Milwaukee Ave has been and
continues to be a hub for artists.
Beautiful murals are found throughout

the SSA, some that are highly visible
and others that are tucked away on side
streets and alleyways, like this one at
Milwaukee and Concord.
As we look ahead, it is important to recognize
FESTIVALS + ATTRACTIONS
not only where art and culture evolved from
Green Music Fest*
and its position today but where it is headed.
Reflecting the progressive and

eco-minded Wicker Park-Bucktown
community, Green Music Fest fuses
original live music with environmental
and social activism, sustainable and
stylish local retail, arts, crafts, and food.
The neighborhood is growing in popularity exponentially, the side effects

of which are increasing rents and changing the face of the former gritty
artists' realm.
While the neighborhood is fast changing and becoming even more
expensive to live in, the energy it will take to build on the original roots
without displacing residents means planning ahead. It means understanding
and embracing change, evolving the neighborhood, respecting the historic
roots, and preserving opportunities into the future.
As just one example, the Around the Coyote Fest, which had operated
continuously for 21 years from 1989 to 2010, relaunched in the Flat Iron Arts
Building by the Flat Iron Artists Association and has expanded its venues to
Eclipse Theater, Chopin Theatre and Urbus Orbis.
Around the Coyote
Around the Coyote was an annual arts

festival centered in a Wicker Park arts
building from 1989 to 2010, when
its funding was in decline. Various
multimedia Coyote events have been
held in intervening years.
Bizarre Bucktown:
Bizarre Bucktown is a small-group,

guided walking tour. Experience
interactive mysteries while discovering
neighborhood gems, forgotten events,
and surprising secrets. This is the
Bucktown where locals live, laugh, love,
and die. The tour starts and ends at
Walsh Park.
Flat Iron Artists Association*
The Flat Iron Artists Association is

a private, not-for-profit company
dedicated to the promotion of the arts
in the Wicker Park / Bucktown area and
the sponsor of First Friday art shows in
Wicker Park Bucktown.
Neighborhood Guide*
Clockwise from top left: Chopin

Theatre 9 1543 W Division St), ceiling of the Walgreens at North-Milwaukee-Damen, and example of
mural to help mask vacant lot.
Education and marketing in greatly to

showcasing arts and culture in WPB. The
annual neighborhood guide is one, very
valuable avenue from which this is done.
*Sponsored by SSA
Play No. 529 @ Milwaukee and Leavitt provides access to the 606
Chapter 6
Play
Parks, Recreation + Education
Wicker Park Bucktown has long been known for its entertainment venues restaurants, bars, street fests, and
other events. Its open spaces have been at a premium, with only two parks with field houses (Wicker Park
and Holstein Park) and several small playlots and school playgrounds.
With the opening of The 606, there is a new armature of connectedness that not only traverses Wicker Park
Bucktown, but connects to neighborhoods to the west and eventually to the Chicago River and areas to the
east, north, and south.
As shown in Figure 6.1, on the following page there are three parks along the 606 in Bucktown: a new park at
an access point at Milwaukee Avenue, Churchill Field on Damen Avenue, and Walsh Park on Ashland Avenue.
In addition, Wicker Park is located on Damen Avenue, and school playgrounds are available at Burr School on
Ashland Avenue, at Roberto Clemente High School on Western Avenue and at Lasalle II School on Honore.
CHAPTER 6 | PLAY
- Wicker Park After Dark
- Holstein Park
Credit: Stefanie Seskin
- The 606 | Wayfinding @ Damen
- Wicker Park Farmers Market
- Holstein Park
Credit: Stefanie Seskin
- The 606 | Overpass Milwaukee + Leavitt
CHAPTER 6 | PLAY
Medical Centers
One major change has been the acquisition of St. Mary and St. Elizabeth Medical Centers,
located in the southeastern portion of the neighborhood located at 1431 N. Claremont
St. and 2233 W. Division Street. They now operate as part of a unified system with the
St. Mary campus providing a full range of comprehensive services and the St. Elizabeth
Campus providing specialty care such as outpatient surgery and behavioral health.
In addition, three medical offices have opened along Milwaukee Avenue, including:
Physicians Urgent Care at 1702 N. Milwaukee Avenue
Northwestern Memorial Physicians Group at 1776 N. Milwaukee Avenue
Presence Health at 1658 N. Milwaukee
- Presence Saint Marys Hospital
- Presence Saint Elizabeths Hospital
- Northwestern Medicine
- Physicians Immediate Care
CHAPTER 6 | PLAY
Figure 6.1 WPB Parks, Schools, Healthcare and Institutional Uses

Wrightwood
St John Berchmans 1Park No. 556

Park No. 556
Healthcare
Schools
Institutional
Ramirez Computer Science

Schaefer
Parks
Montessori Dela Citta
St Josaphat
Senior Citizens Meml.

Chicago International-Bucktwn
Clover
Holstein
Pulaski Commercial Acad

Anixter School
Erhler
St Mary of the Angels
Drummond
Park No. 512

Churchill Field
THE 606 (BLOOMINGDALE TRAIL)
Park No. 567
WESTERN
Walsh
Park No. 529
Dr Pedro Albizu Campos Hs
Burr
Text
SD
ASHLAND
NORTH
Josephinum HS
M
ILW
AU
KE
Lozano Annex
Lozano Bilingual
Wicker
Park No. 536
Sabin Magnet
Park No. 399
Dean
Pritzker
Pulaski
De Diego Commercial Acad
St Stanislaus Kostka
Near North Montessori
DIVISION
Clemente Community HS
Holy Trinity HS
Andersen Commercial
Clemente Community HS
St Mark
Peabody Noble Street Charter
Columbus
St Helen
St HelenSt Helen
St Helen
Wells HS
Park No. 520

Western
Chopin
Eckhart
St Nicholas Ukrainian
St Nicholas Ukrainian
Commercial Club Pgd. of Chicago
500
1,000
2,000 Feet
Near North Special Education Ctr
CHAPTER 6 | PLAY
Spending on Entertainment | Dollars + Cents

Wicker Park Bucktown residents spend nearly $900 per year (38% more than national
average) on entertainment, ranging from movies, theater, sporting events, and
membership fees to exercise equipment and bicycles. In every category, local residents
spend at least 20% more than national averages, as shown in Figure 6.2 below.
Figure 6.2 WPB Spending Trends on Entertainment
Focusing on attracting businesses that cater to a variety of entertainment, recreation,

and exercise needs fills an important strength that already exists in the neighborhood.
While many of these businesses face very competitive marketplaces, the area can
play to its strength and build on the momentum created by the 606 that is bringing
residents and visitors from throughout Chicago and beyond to WPB.
Chapter 7
Housing
Figure 7.1 Growth in Households
Growth of Households
The total number of households increased by
about 1,000 between 2000 and 2010 and is on
track to add another 1,000 households by the
end of this decade, demonstrated by an increase
of over 500 households from 2010 to 2015 as
shown in Figure 7.1.
Figure 7.2: Change in Homeowners and Renters from 2000-2015
Homeownership vs Renters
Figure 7.2 shows that the number of
homeowners increased markedly between 2000
and 2010, from 5,506 to 6,973, but has decreased
by 343 households since 2010. The number of
renters (who may be more prone to shorter-term
economic conditions) decreased from 11,195 in
2000 to 10,765, and has now rebounded to 11,681.

CHAPTER 7 | HOUSING
Homeowner Data
Figure 7.3: Owner-Occupied Home Value
Figure 7.4 Distribution of Owner-Occupied Housing Value
CHAPTER 7 | HOUSING
Renter Data
Figure 7.5: Monthly Rent
Figure 7.6: Distribution of Monthly Rent
CHAPTER 7 | HOUSING
Affordability Analysis: Cost-Burdened

More homeowners than renters face high cost-burden demonstrated by the Census
tracts shown in green below. Thirty-four percent of all renters are cost-burdened
(pay more than 30% of income for housing), while over 50% of homeowners with
mortgages are cost burdened. Highest cost burden for renters is in the northwest
and southwest portions of the neighborhood and the northeast corner of Damen and
North Avenues.
Blue = Households paying 30-49% of income

Green = Households paying over 50% of income
Figure 7.7 Renter Cost Burdened Units
Figure 7.8 Homeowner Cost Burdened Units
Figure 7.7: Homeowner Cost Burdened Units
34%
of all renters are

cost-burdened
50%
of all homeowners are

cost-burdened
CHAPTER 7 | HOUSING
Affordability Analysis: Extremely Cost-Burdened

Fifteen percent of renters and homeowners are extremely cost burdened (pay more
than 50% of their income on housing). Highest concentration of extreme cost burden
are at in northwest and southwest portions for renters and in the southwest portion
for homeowners. This can be a combination of lower incomes and higher housing
costs.
Degrees of Extreme Cost Burden
1% 5% 10% 15% 20%
Figure 7.9: Extremely Cost Burdened Renters
Figure 7.10: Extremely Cost Burdened Homeowners
Figure 7.7: Homeowner Cost Burdened Units
15%
of all renters and homeowners

are extremely cost-burdened

Draft Existing Conditions Report 4.29.16 - Reduced

Uploaded by

Document Information

Original Description:

Original Title

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Draft Existing Conditions Report 4.29.16 - Reduced

Uploaded by

Copyright:

Available Formats

WICKER PARK BUCKTOWN SSA #33

MASTER PLAN UPDATE

DRAFT EXISTING CONDITIONS REPORT / APRIL 2016

Wicker Park Bucktown

Brent Norsman, Chair

Rebecca Dohe, Co-Chair

Wayne Janik, Treasurer

Wicker Park Bucktown

WICKER PARK BUCKTOWN SSA #33 MASTER PLAN UPDATE

Chapter 2 | Corridor Character

Ground Floor Uses

Transit Oriented Development

Chapter 5 | Arts + Culture

WICKER PARK BUCKTOWN SSA #33 MASTER PLAN UPDATE

1 | WICKER PARK BUCKTOWN SSA #33 MASTER PLAN UPDATE

The 606 was built, and includes the 2.7

The number of PINs has nearly doubled;

New development has returned, but has

The 606 orients users to surrounding neighborhood assets.

A new hotel is under construction at

The SSA has been reconstituted and

In early 2016, SSA #33 selected a team of consultants

Transit oriented development is underway at key locations.

There are the relationships, knowledge, and support

More businesses, including Craft Pizza at 1252 N Damen,

Bicycle friendly roads

WICKER PARK BUCKTOWN SSA #33 MASTER PLAN UPDATE

Transportation Network Map

WEST DRIVE OF OAKLEY

EAST DRIVE OF OAKLEY

Figure 1.2 Ward Map, TIF, and SSA

NORTH BRANCH NORTH

NORTH BRANCH SOUTH

WICKER PARK BUCKTOWN SSA #33 MASTER PLAN UPDATE | 4

The word diversity gets widely cited as a desirable

5 | WICKER PARK BUCKTOWN SSA #33 MASTER PLAN UPDATE

Starting in the 1970s, WPB became a

masonry was required. This attracted working

Photo Credit: chuckmancollectionvolume10.blogspot.com

Retail follows residential

Great Moments + Facts in

Photo Courtesy of Forgotten Chicago

In 1993 Liz Phair, who had moved to Wicker Park

WICKER PARK BUCKTOWN SSA #33 MASTER PLAN UPDATE | 6

Accomplishments of 2009 Master Plan

Protecting and enhancing the neighborhood's quality

Finally, it must be noted that many of these services

Guiding development is about managing change

7 | WICKER PARK BUCKTOWN SSA #33 MASTER PLAN UPDATE

Most people love to travel, but few like traffic

A big part of Wicker Park Bucktown's appeal is its many

The 2009 Plans goals included:

The 606, however, is not the only improvement to

WICKER PARK BUCKTOWN SSA #33 MASTER PLAN UPDATE | 8

CHAPTER 1 | ACCOMPLISHMENTS OF 2009 MASTER PLAN

9 | WICKER PARK BUCKTOWN SSA #33 MASTER PLAN UPDATE

Existing Ground Floor Uses

Commercial and Related Uses

CHAPTER 1 | ACCOMPLISHMENTS OF 2009 MASTER PLAN

Figure 1.3 Recent Accomplishments and Developments

WICKER PARK BUCKTOWN DEVELOPMENT FORCES MAP

WICKER PARK BUCKTOWN DEVELOPMENT FORCES MAP