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  #35561  
Old Posted Nov 27, 2016, 7:19 PM
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321 Morgan (?)

Across from the old Fulton Mkt cold Storage - new hotel
Nov 4


Nov 21
a nice brick veneer
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  #35562  
Old Posted Nov 27, 2016, 7:43 PM
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Originally Posted by ardecila View Post
^ The DNAInfo article said the land would continue to be operated as a hot dog stand. But then the existing hot dog stand closed, so I'm thinking the information was wrong.

It's a nonconforming business on a residential zoned parcel, so if the business stays closed for (I believe) six months, they would have to get a zoning change to re-open.

Unfortunately the residential zoning also means the parcel would need a zoning change to B or C categories to put up a TOD. The triangular site is hard to squeeze parking in, so a TOD is a good fit... Maybe not a mid-rise or mixed-use, but certainly 4 residential stories with no parking and a partial basement.


If you go around the corner on Google Street view on Wilmot Ave, A more recent image date of Sept 2016 shows 'closed for good" signage.
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  #35563  
Old Posted Nov 27, 2016, 8:33 PM
PKDickman PKDickman is offline
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Originally Posted by jpIllInoIs View Post
If you go around the corner on Google Street view on Wilmot Ave, A more recent image date of Sept 2016 shows 'closed for good" signage.
They've been working on it for a couple of months. but it's pretty much dressing up the old stand. New roof & overhanging eaves, new siding, pouring a real floor, that sort of stuff.

It's gonna be some kind of walk up restaurant. If they're smart they'll use the rest of the lot as a patio.
The new owner is a restauranteur. I think it might Arturo's tacos
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  #35564  
Old Posted Nov 27, 2016, 10:09 PM
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ithakas ithakas is offline
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Wondering if any of our developer or zoning expert forum members have any thoughts here – how come live/work zoning isn't more prevalent in Chicago? Can it be used for new construction or is it typically only grandfathered in from older buildings?

I stayed in a live/work building in downtown LA this past week (though it was a loft conversion), so curious about this...
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  #35565  
Old Posted Nov 27, 2016, 10:35 PM
PKDickman PKDickman is offline
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Originally Posted by ithakas View Post
Wondering if any of our developer or zoning expert forum members have any thoughts here – how come live/work zoning isn't more prevalent in Chicago? Can it be used for new construction or is it typically only grandfathered in from older buildings?

I stayed in a live/work building in downtown LA this past week (though it was a loft conversion), so curious about this...
Live work can be achieved two ways. As a special use and via B2 zoning.

On existing buildings they both have a problem in that they don't provide for the additional dwelling unit created by adapting the storefront to a residence. So they are only appropriate on a building that has been constructed below allowable density. It also requires things like a full bath and a kitchen which may be difficult to shoehorn in to an existing building.

We get a lot of developers asking for B2, but what they really want it the free FAR that comes with a B. They only pay lip service to "live/work" and show you a design for residential building with the ground floor 5 feet in the air.
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  #35566  
Old Posted Nov 28, 2016, 12:37 AM
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Why are they tearing up part of the field at the NW corner of Roosevelt and Halsted?

I've always wished a building would go there
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  #35567  
Old Posted Nov 28, 2016, 1:47 AM
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Aplle store

Nov 11




Nov 16


Forced air for a toasty apple




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  #35568  
Old Posted Nov 28, 2016, 1:51 AM
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Wow this Apple Store is going to be epic
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  #35569  
Old Posted Nov 28, 2016, 5:53 AM
denizen467 denizen467 is offline
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Does the City own this land? If so, is the City the owner of the new structure or is it a ground lease?

If not, is the land owned by the owner of the Equitable building?
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  #35570  
Old Posted Nov 28, 2016, 6:24 AM
LouisVanDerWright LouisVanDerWright is offline
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Quote:
Originally Posted by ithakas View Post
Wondering if any of our developer or zoning expert forum members have any thoughts here – how come live/work zoning isn't more prevalent in Chicago? Can it be used for new construction or is it typically only grandfathered in from older buildings?

I stayed in a live/work building in downtown LA this past week (though it was a loft conversion), so curious about this...
Funny you ask, I'm actually looking at doing it in a multi story retail building on the SW side. The zoning laws are really particular for live work and I think most people that are going to go through the trouble of adding a full bath and kitchen to a space just go all the way and make it full on residential. I think there is a humungous market out there for it, but Chicago's code is so damn picky about these things that you may as well just go residential if you are going to spend all that money anyhow.

Two other factors: live-work still trigger's Chicago's retarded parking minimums which screws most older commercial buildings. Also, live work is allowed in almost all commercial zones, but only above the ground floor. Only B2 permits ground floor live-work. The problem with this being that there are very few multi-story retail buildings around and most of the loft style multi-floor buildings are industrial relics and zoned M or PMD which don't allow residential. This basically leaves buildings like the one I am going after which is a 3 floor 1920's department store close enough to the train to trigger the TOD exception for parking. I will still have a retail tenant on the ground floor.
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  #35571  
Old Posted Nov 28, 2016, 2:16 PM
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Originally Posted by denizen467 View Post
Does the City own this land? If so, is the City the owner of the new structure or is it a ground lease?

If not, is the land owned by the owner of the Equitable building?
I believe that the Apple store is built entirely on land owned by 401 N Michigan. If you look at an aerial photo you can see the expansion joints cutting across the plaza that denote where the property lines are. The stairs/plaza to the west of the store (where the winding concrete stair was before) are on city land.
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  #35572  
Old Posted Nov 28, 2016, 2:32 PM
Chi-Sky21 Chi-Sky21 is offline
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[QUOTE=harryc;7634753]Nov 11


It will be fun trying to guess if it is a bearded hipster waiting in line for his latest and greatest phone or a bum on lower michigan.....
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  #35573  
Old Posted Nov 28, 2016, 3:56 PM
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Thanks PK and LVDW! Lots of great knowledge here in these forums...

I wonder if the Spice Barrel District industrial (Cermak and Jefferson, roughly) could be repurposed for large-scale artist live/work, with the breaking of a PMD setting a precedent. It would also be interesting if some institution opened a large-scale gallery complex somewhere in these parts – MoMA PS1 comes to mind, or the recently opened Hauser Wirth & Schimmel (one of the most impressive things I saw in LA).
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  #35574  
Old Posted Nov 28, 2016, 4:20 PM
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You could likely find something in Albany Park, Ravenswood, Rogers Park, Jeff Park, Edison Park, Avondale, and many more. Will it be updated and pristine? No, but $1,000 isn't nearly as much as it used to be.
A friend of mine just found a 1 BR apartment on Edgewater 2 blocks from the lakefront for $800. Not fancy but livable. Deals are still out there if you look for them
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  #35575  
Old Posted Nov 28, 2016, 4:27 PM
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This just feels so unnecessary lol
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  #35576  
Old Posted Nov 28, 2016, 5:47 PM
LouisVanDerWright LouisVanDerWright is offline
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Originally Posted by migueltorres View Post
A friend of mine just found a 1 BR apartment on Edgewater 2 blocks from the lakefront for $800. Not fancy but livable. Deals are still out there if you look for them
I have an entire building that is half outdated 2bd/1ba apartments leased at 475/mo and half updated 2bd/1ba apartments leased at $825/mo two blocks from a Pink Line Station in Little Village. Anyone who tells you there is no affordable housing in Chicago either has no idea what they are talking about or is just lying through their teeth. I am acquiring another six unit on the freaking boulevard that is all leased out at between $450 and $550/unit for 2 and 3 bd apartments. Again in Little Village only a couple of blocks from the train. Of course I'm planning on doubling the rents there and renovating, but even then, $1000 for a newly renovated 2 BD apartment with large bedrooms looking out onto the bolevard? Even your destitute $1000/mo fixed income case can afford that if they find a roommate.

Speaking of roommates, I own a bunch of buildings in Avondale and Logan Square where the tenants are almost exclusively on a fixed income or illegal Polish immigrants and they pay $500 to $700 a month for two bedroom apartments. The living conditions aren't the greatest so I'm going to have to renovate and, oh no!, gentrify the buildings. But at some point someone is going to have to do it or the buildings are going to fall into such a state of disrepair that it won't be healthy or safe to live there. But that's how you get affordable housing, it's a temporary state buildings fall into between the improvements becoming functionally obsolete to the luxury or upper middle class segment and the improvements falling into unsafe or unhealthy disrepair. This is inherently a temporary condition that can only exist for so long. No one is going to renovate a building into a functionally obsolete state, but all buildings eventually mature into that condition and are either renovated or the rents are lowered. There is nothing wrong with that. There is nothing wrong with older apartments that rely on space heaters and still have clawfoot tubs that were built into the wall as if it were a new tub at some point in the 1960's, but eventually those kinds of conditions become untenable and the tenants must move on and the building must be gutted, for everyone's sake.

There is plenty of affordable housing in this city, it's just not located next to the latest hip cocktail bar so the hipsters are convinced it doesn't exist. The fact of the matter is that I have a 2 bed 1 bath apartment located at 25th and Western in a building a manage for rent at $800 RIGHT NOW. It's in Good condition too, new laminate floors, newer cabinets and kitchen, decently updated bathroom, forced air heat. Like literally, anyone here who is lamenting the lack of affordable housing, just PM me and I will get you into a decent place within a month or two.
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  #35577  
Old Posted Nov 28, 2016, 6:13 PM
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Quote:
Originally Posted by ithakas View Post
Thanks PK and LVDW! Lots of great knowledge here in these forums...

I wonder if the Spice Barrel District industrial (Cermak and Jefferson, roughly) could be repurposed for large-scale artist live/work, with the breaking of a PMD setting a precedent.
It could, in theory. Live/work spaces on upper floors are allowed in all B and C districts, and allowed on the ground floor in a B2, so there is a way to do it assuming the PMD was broken. Probably zone everything a B2-5. It's all landmarked, so you wouldn't have to worry about developers using the generous zoning to build a highrise. If no ground floor units, then C1-5 would allow a greater range of commercial uses that might be a good fit for an artist district, like tattoo parlors, flea markets, etc.

I think planners are very leery of doing live/work in industrial areas, since they don't want the concerns and complaints of residents to hinder the operations of industrial businesses. So far, all the live work spaces have been either commercial buildings, or weird isolated industrial buildings like the Switching Station in East Garfield Park where the neighbors are all mixed-use or residential.

Quote:
It would also be interesting if some institution opened a large-scale gallery complex somewhere in these parts – MoMA PS1 comes to mind, or the recently opened Hauser Wirth & Schimmel (one of the most impressive things I saw in LA).
Isn't this exactly what MANA Contemporary is on Cermak?
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  #35578  
Old Posted Nov 28, 2016, 6:27 PM
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i will say, the thing i hate about remodeled buildings is the forced air heat. its not a step up IMO. radiators are still the gold standard and its why i still choose to be in older buildings. A) it saves me a buttload on heating costs as a renter, and B) dosent dry everything out. plus theyre more efficient and require less maintenance anyway.

my girlfriend bought a house in Little Village for 50k (speaking of affordable housing) and is actively looking to rip out the duct work and put radiators back in.
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  #35579  
Old Posted Nov 28, 2016, 6:45 PM
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i will say, the thing i hate about remodeled buildings is the forced air heat. its not a step up IMO. radiators are still the gold standard and its why i still choose to be in older buildings. A) it saves me a buttload on heating costs as a renter, and B) dosent dry everything out. plus theyre more efficient and require less maintenance anyway.
i too find forced air heating to be vastly inferior to radiant heating, but the ability to have central A/C in the summer months MORE than makes up for it in my opinion.

i can do cold all day long, but heat & humidity destroy my spirit.
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  #35580  
Old Posted Nov 28, 2016, 6:50 PM
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^ I know a contractor who has HVAC in his home as well as radiant heating installed under his floorboards. Best of both worlds!
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