CHICAGO | General Developments

[Onn]

http://i592.photobucket.com/albums/tt1/JMTUNGSTEN/5857062f.jpg

http://i592.photobucket.com/albums/tt1/JMTUNGSTEN/973b95a4.jpg
That's really hot for an inner city Target! Coming along nicely! :)

[Rizzo]

Hmm, that corrugated metal could have provided some potential opportunities for nuanced color variation. Kind of like shipping crates stacked...keeping with that West Loop warehouse theme.

[BWChicago]

Chicago Magazine reports (http://www.chicagomag.com/Radar/Sales-Check/July-2012/CityTarget-on-State-Street-Opens-This-Week/) that CityTarget is soft opening tomorrow at 7 a.m.

[Kippis]

Hmm, that corrugated metal could have provided some potential opportunities for nuanced color variation. Kind of like shipping crates stacked...keeping with that West Loop warehouse theme.

Funny how I was thinking the exact same thing on my way over to the Ike this morning...missed opportunity?

In other news: demolition of the existing structure for "The Maxwell" site over by Roosevelt & Canal looks to be complete.

[ChiPhi]

Figured I'd post this, though I'm sure most of you read Curbed (http://chicago.curbed.com/archives/2012/07/23/lake-shore-athletic-club.php), Crain's (http://www.chicagorealestatedaily.com/article/20120724/CRED03/120729898/former-lakeshore-athletic-club-now-slated-for-residential) or Reilly's website (http://campaign.r20.constantcontact.com/render?llr=fn8xeqcab&v=001Nk7PNBlHbx1Qi6aHih5MltOwmbg4hzEAJ42XOWSfvzaTiJ5fDOTP6lxvMrQlOZDpgPdP1qY51sDfw-3dJdmDugs07q3MLWu63r228wTvyiPQPu631DLprA%3D%3D) (all of which have reported this).

I'm just happy that this isn't going to torn down. Especially not going to be a Fifield econobox.

There are some plans at Reilly's site. Click here (r20.rs6.net/tn.jsp?e=001ytKPNWmFjC83UIcZq_NMZqA3wewpq70ARdZTvGVhx7lAOLLpvtcc2PrQ2Pjtp9K_pmCDIZVGrkY0PBRF37rr2I4q1e2X1w6QNjm88VHKCDK-KFNL1hakxYIIfzEIVnL_xgkYDnrNT16QIIiZlo1x7w==) to get them directly. (Sorry I was too lazy to make jpeg files then upload and post them all)

Also, a 1:1 parking ratio... ouch.

[Rizzo]

Figured I'd post this, though I'm sure most of you read Curbed (http://chicago.curbed.com/archives/2012/07/23/lake-shore-athletic-club.php), Crain's (http://www.chicagorealestatedaily.com/article/20120724/CRED03/120729898/former-lakeshore-athletic-club-now-slated-for-residential) or Reilly's website (http://campaign.r20.constantcontact.com/render?llr=fn8xeqcab&v=001Nk7PNBlHbx1Qi6aHih5MltOwmbg4hzEAJ42XOWSfvzaTiJ5fDOTP6lxvMrQlOZDpgPdP1qY51sDfw-3dJdmDugs07q3MLWu63r228wTvyiPQPu631DLprA%3D%3D) (all of which have reported this).

I'm just happy that this isn't going to torn down. Especially not going to be a Fifield econobox.

There are some plans at Reilly's site. Click here (r20.rs6.net/tn.jsp?e=001ytKPNWmFjC83UIcZq_NMZqA3wewpq70ARdZTvGVhx7lAOLLpvtcc2PrQ2Pjtp9K_pmCDIZVGrkY0PBRF37rr2I4q1e2X1w6QNjm88VHKCDK-KFNL1hakxYIIfzEIVnL_xgkYDnrNT16QIIiZlo1x7w==) to get them directly. (Sorry I was too lazy to make jpeg files then upload and post them all)

Also, a 1:1 parking ratio... ouch.

Cool!

Woah, look at that parking floor plan! The garage valet better get some big tips dealing with that mess.

[ardecila]

Yeah. It's a smart strategy actually... The (relatively unprofitable) units facing the interior of the block can be converted to parking on the lower levels, while the remainder of the units gain in value from having onsite parking and a valet.

I don't know how the interior spaces are currently arranged, but I hope the parking doesn't eliminate the beautiful swimming pool, ballroom, and other historic communal spaces.

[Rizzo]

Yeah. It's a smart strategy actually... The (relatively unprofitable) units facing the interior of the block can be converted to parking on the lower levels, while the remainder of the units gain in value from having onsite parking and a valet.

I don't know how the interior spaces are currently arranged, but I hope the parking doesn't eliminate the beautiful swimming pool, ballroom, and other historic communal spaces.

I think the cheapest option would be simply gutting the upper levels for parking. That way you could avoid having to do any structural work to support added intermediate floors.

EDIT: Building is already gutted. Any option feasible at this point. Interiors were apparently salvaged and stored long ago.

Regardless I'm happy to see another visible older structure saved. In the past decade, Chicago has produced remarkably underwhelming architecture with only 1 or 2 exceptions. The renovations and restorations have in my opinion been the city's more shining examples of architectural accomplishment.

[ardecila]

Yeah from my perspective the exterior is far more important - the public realm and so forth. The swimming pool had an amazing mural that is hopefully saved, though.

[ardecila]

New development at Western/Cortland (right under the Blue Line stop). Seriously, this site should be zoned for a midrise.

15 units, 16 parking spaces.

http://img846.imageshack.us/img846/2702/westcort.jpg

[SamInTheLoop]

^ But then this wouldn't be Chicago if we got an appropriately dense, intelligent, true TOD here, now would it? We don't do smart urban planning, we do dumb political pandering, aldermanic privelage. Politics over Policy. :yuck:

[Rizzo]

New City Target looks great. Check it out. Feels so much more like a traditional department store.

[the pope]

New development at Western/Cortland (right under the Blue Line stop). Seriously, this site should be zoned for a midrise.

http://img846.imageshack.us/img846/2702/westcort.jpg

while not as offensive as the proposed PNC Bank for Ashland\Division (old Pizza Hut Site), it was funny how residents, associations and architects slammed the development for not being appropriate for the intersection's location. And now, we have a 9 storey building proposed.

Is this Moreno's Ward? He seemed hesitant at first to push back against the Pizza Hut Developers, but he eventually saw the light. Maybe we also need to send some strongly worded letters.

[ardecila]

Is this Moreno's Ward? He seemed hesitant at first to push back against the Pizza Hut Developers, but he eventually saw the light. Maybe we also need to send some strongly worded letters.

It was just introduced to City Council today so it probably won't get approved for another month.

Here's the PD application (PDF):
http://chicago.legistar.com/View.ashx?M=F&ID=2040613&GUID=9202125C-8BCB-49B3-B91C-67519E6E1A0A

It is Moreno's ward, so I'd encourage you to write him a letter if you feel strongly. I'll do the same but I don't live in the 1st.

[bnk]

http://www.dailyherald.com/article/20120724/news/707249830/


State finally approves Huntley hospital



By Lenore T. Adkins.

...


The Illinois Health Facilities Services and Review Board on Tuesday approved Centegra’s plan to build a $233 million, 128-bed hospital in Huntley.

...

http://www.dailyherald.com/apps/pbcsi.dll/bilde?Site=DA&Date=20120724&Category=NEWS&ArtNo=707249830&Ref=AR&maxw=609&maxh=279&Q=70&cache=1
A rendering of the 128-bed hospital Centegra Health System plans to build in Huntley.

...

The completed hospital, which is expected to take in patients in 2016, will feature 100 medical surgical beds, an eight-bed Intensive Care Unit, an emergency department with a Level II trauma rating, a Level II special care nursery, noninvasive cardiology services, a helipad for transporting patients who have medical needs beyond Centegra’s capabilities and a dedicated women’s center.

Centegra already has the blessing of the village to build. Final engineering and design work will now be done.

[Vlajos]

while not as offensive as the proposed PNC Bank for Ashland\Division (old Pizza Hut Site), it was funny how residents, associations and architects slammed the development for not being appropriate for the intersection's location. And now, we have a 9 storey building proposed.

Is this Moreno's Ward? He seemed hesitant at first to push back against the Pizza Hut Developers, but he eventually saw the light. Maybe we also need to send some strongly worded letters.

Nowhere near as offensive. Is it for sale or rental?

[ardecila]

Rental.

[spyguy]

First came the Holden Block
http://img20.imageshack.us/img20/9214/57575610151018111916613.jpg
Widler Architectural/ Facebook (https://www.facebook.com/media/set/?set=a.10150396154361613.413397.87881821612&type=3)

Now its the Gold Brothers building's turn (Madison and Racine)

Current state (http://goo.gl/maps/K59XA)

Future
http://img99.imageshack.us/img99/9185/madison.jpg

[Busy Bee]

New development at Western/Cortland (right under the Blue Line stop). Seriously, this site should be zoned for a midrise.

15 units, 16 parking spaces.

http://img846.imageshack.us/img846/2702/westcort.jpg

Yeah, this is pretty inexcusable. I seriously don't know what this city is thinking sometimes. This site should be zoned for a minimum of 10 floors with a requirement of an integrated station entrance. This proposal is absurd. I think what is holding back more ambitious requirements for high density TOD is this notion locally that there is no precedent for buildings above 4 stories in outlying Chicago, even adjacent to L stations. This phony "confort zone" mentality needs to be flushed down the drain. The city is squandering site after site on low density developments that blow the very advantage of being a stones throw from a rail station and/or intersection of numerous bus routes.

It's been said on here before, but I believe Chicago needs to move aggressively towards a Toronto model, with midrises >6 stories and even high rises <25 stories spread about the city other than the concentration on the core and along the lakefront.

[Busy Bee]

Now its the Gold Brothers building's turn (Madison and Racine)

Current state (http://goo.gl/maps/K59XA)

Future
http://img99.imageshack.us/img99/9185/madison.jpg

While the rendering of this renovation looks great, I'm not looking forward to yet another vintage commercial sign being lost from the streetscape.

[Vlajos]

While the rendering of this renovation looks great, I'm not looking forward to yet another vintage commercial sign being lost from the streetscape.

I don't get it, the building looks better now.

[Vlajos]

Yeah, this is pretty inexcusable. I seriously don't know what this city is thinking sometimes. This site should be zoned for a minimum of 10 floors with a requirement of an integrated station entrance. This proposal is absurd. I think what is holding back more ambitious requirements for high density TOD is this notion locally that there is no precedent for buildings above 4 stories in outlying Chicago, even adjacent to L stations. This phony "confort zone" mentality needs to be flushed down the drain. The city is squandering site after site on low density developments that blow the very advantage of being a stones throw from a rail station and/or intersection of numerous bus routes.

It's been said on here before, but I believe Chicago needs to move aggressively towards a Toronto model, with midrises >6 stories and even high rises <25 stories spread about the city other than the concentration on the core and along the lakefront.

Baby steps at least, it is probably a 7-11 with a parking lot now...

[a chicago bearcat]

I don't get it, the building looks better now.

agreed, I'd like an explanation about what is wrong with the current masonry. It doesn't make much sense for an owner to make his building more bland and less attractive unless the current facade has structural issues.

[a chicago bearcat]

Baby steps at least, it is probably a 7-11 with a parking lot now...

If we're talking about the site at Cortland and Western, it is a parking lot, with no associated development. Still in need of a few more stories, since if we simply look across the street, we can can see three buildings with 4 floors, two of which have half floor basements as well. Meaning this could be a 5 floor project without being out of context with the other station adjacent development. Not to mention the other 4+ storey buildings along Milwaukee, both those southeast of Western, and the project at Armitage and Milwaukee. I will hope for another floor, and pray for 2.

[the urban politician]

^ The real tragedy is that this site is zoned RS-3 to begin with, at least according to Curbed Chicago.

I mean, it's ridiculous that a developer should have to seek a zoning change to build what is appropriate for this site.

[ChiTownCity]

Yeah, this is pretty inexcusable. I seriously don't know what this city is thinking sometimes. This site should be zoned for a minimum of 10 floors with a requirement of an integrated station entrance. This proposal is absurd. I think what is holding back more ambitious requirements for high density TOD is this notion locally that there is no precedent for buildings above 4 stories in outlying Chicago, even adjacent to L stations. This phony "confort zone" mentality needs to be flushed down the drain. The city is squandering site after site on low density developments that blow the very advantage of being a stones throw from a rail station and/or intersection of numerous bus routes.

It's been said on here before, but I believe Chicago needs to move aggressively towards a Toronto model, with midrises >6 stories and even high rises <25 stories spread about the city other than the concentration on the core and along the lakefront.

Why is this city so strict about that 4 story ceiling in the neighborhoods? I know its a part of the zoning code, but why do projects in the hoods get downsized to 4 floors from so much as 5-6 story proposals so often? This is something that really irks me and I've seen it time and time again....

[Vlajos]

If we're talking about the site at Cortland and Western, it is a parking lot, with no associated development. Still in need of a few more stories, since if we simply look across the street, we can can see three buildings with 4 floors, two of which have half floor basements as well. Meaning this could be a 5 floor project without being out of context with the other station adjacent development. Not to mention the other 4+ storey buildings along Milwaukee, both those southeast of Western, and the project at Armitage and Milwaukee. I will hope for another floor, and pray for 2.

I agree

[jpIllInoIs]

Sun Times (http://newssun.suntimes.com/business/14010227-420/motorola-mobility-leaving-libertyville-for-merchandise-mart.html).BY SANDRA GUY Business Reporter July 26, 2012 3:16PM

Motorola Mobility will move its Libertyville headquarters — and 3,000 workers — to downtown Chicago, taking the top four floors and rooftop of the Merchandise Mart and becoming the landmark building’s largest tenant with 600,000 square feet, Motorola Mobility CEO Dennis Woodside and Mayor Rahm Emanuel announced Thursday...

Motorola Mobility will join 1871, the Chicagoland Entrepreneurial Center’s 50,000-square-foot incubator for technology startups, and tech-related companies such as Allscripts and Razorfish in the Merchandise Mart, creating what Emanuel termed a “tech campus” for the city.

Mobility will be the driver in making Chicago “the digital capital of the Midwest,” Emanuel said....

Mobility also will move into the Mart 130 design and marketing employees who now work at 233 N. Michigan Ave.

.....Of the Mart, Woodside said, “You walk into that building and there is energy — all kinds of places to eat, the train coming right in there, the train station across the river.”

Since many Mobility workers will now commute by train instead of car, Woodside said, “We wanted people to be able to use the train time productively, and all that worked at the Mart.”

Woodside, who works out of California and was previously president of Google’s Americas region, said Mobility executives believed that the company needed the access to talent and ideas that a major city such as Chicago affords, as well as easy access to universities, public transportation and the buzzing energy of commuters, residents, tourists, office workers and others using smartphones as they walk down the street.

“We have the opportunity to create a tech innovator in the middle of the country that draws from people who are graduating from the University of Illinois, the University of Chicago, Northwestern, Michigan, Wisconsin and others — and who don’t want to have to work on the coasts to work in high tech,” Woodside said. “They want to stay home.”

[Busy Bee]

^One of the best stories of the year! Awesome news!

The tide is really turning on the whole urban/suburban office debate. This generation WANTS to be in a vibrant city not in some autosewer hellscape surrounded by styrofoam shopping centers and plastic houses.

[Ch.G, Ch.G]

FYI guys: We have a thread to discuss Chicago economic/financial news.

http://forum.skyscraperpage.com/showthread.php?t=144988&page=84

[denizen467]

A ped bridge from Wolf Point to Hines's River Point is starting to look not just like a good idea, but a no brainer. Although the clash between Lake Street vehicle traffic (which will only grow) and commuters walking to Ogilvie/Union may remain an intractable problem. Given the imminent boom in office population at River Point, Wolf Point, Merch Mart, and who knows maybe some kind of redevelopment of the Apparel Mart down the road, it would be great to have an uninterrupted path under or over Lake Street and the Green Line.

[ardecila]

Why is Lake St to be avoided like the plague? Similar volumes of traffic coexist with pedestrians at numerous Loop intersections.

Worst case scenario, the city puts rumble strips in to slow the traffic at Canal. Leading intervals for pedestrians are a no-brainer.

[Mr Downtown]

Why is this city so strict about that 4 story ceiling in the neighborhoods?

I think it's more about the building code than the zoning code. Over five stories you have to build to the highrise code. At that point, you may as well go for views and higher unit prices.

[Standpoor]

^^
Exactly. That corner of downtown is desolate. There are huge chunks of time where only one person or less is waiting to cross Lake at Canal and they usually don't have to wait for the light because there is a significant break in traffic. Likewise, the sidewalks are large as well. The only thing that area is missing is people. Like a Sears tower size development.

[denizen467]

Why is Lake St to be avoided like the plague? Similar volumes of traffic coexist with pedestrians at numerous Loop intersections.
Lake Street is completely different from the other east-west river crossings. First, the Lake Street bridge is the only two-way street among them, which mucks up intersections more than one-way streets. For example, even though there are 2 travel lanes westbound, the sharp right from Wacker onto Lake inevitably results in longer vehicles, or sloppy sedan drivers, taking a wide turn that asphyxiates the remaining lane. In the case of all the other crossings, a wide turn will still allow for flow to continue in the other lanes.

Second, Lake is the northernmost crossing on the South Branch, and most traffic heading to the West Loop from the entire River North and North Michigan Ave areas, in an effort to avoid the Loop proper during rush hour, will aim generally for either Kinzie (which can only handle limited volumes) or Wacker-then-Lake to cross the river.

Third, ped traffic between the train stations and the Loop proper has a range of blocks, as it travels between east and west, over which to redistribute itself northwards or southwards towards Ogilvie or Union. Moreover, many workers walk routes that are almost perfectly east-west without needing to cross northwards or southwards, because Ogilvie and Union afford entrances along many of the Loop's east-west streets. In sharp contrast, 100% of pedestrian traffic from River Point / Wolf Point / Merch Mart must cross Lake Street to get to any commuter rail station. Plus, this ped situation laid right on top of the vehicle issues described above at Lake result in a clumsy situation.

Naturally, amazement from my personal experience at the Lake Street bridge chokepoint is exacerbated by Wacker construction, so that will lessen come the end of 2012. But with increased office populations there from 2013 and mid-decade, I feel a bit sorry (ultimately what I mean is it will diminish the appeal for more companies to locate there) for the workers who'll be crossing 2 bridges and also dealing with chaotic traffic in horrible weather, not to mention people in taxicabs etc. barely inching along through there. We'll see, but I think that spot will be the weak link and some way around it will probably be desired by the landlords and tenants in the area. (It would be interesting to see how much simply making Lake one-way would address this.)

[ardecila]

Don't get me wrong; I'm (obviously) in support of the ped bridge.

Even without a new bridge, River Point will allow pedestrians to go north in a zigzag fashion from Lake to Kinzie without crossing the railroad tracks. Hopefully the riverwalk at Fulton House can be widened and the rickety old pier of the C&NW bridge filled in. I actually think Fulton House and the River Cottages are the stumbling block for Reilly... He doesn't want to lose those votes by ramming a public riverwalk past their private boat slips.

In other riverwalk news, West Bank Club has removed the gate that controls access to their river frontage, so it is now possible to walk freely between Kinzie and Grand at all times (unless the gate magically reappears at night or something).

[SamInTheLoop]

^ The real tragedy is that this site is zoned RS-3 to begin with, at least according to Curbed Chicago.

I mean, it's ridiculous that a developer should have to seek a zoning change to build what is appropriate for this site.



Couldn't agree more. Absolutely ridiculous. Apart from just some sort of huge specific oversight, I'm sure the answers lie in the political realm for the site's highly inappropriate zoning.

It speaks to Chicago's total lack of any sort of comprehensive approach to smart TOD (or urban planning in general!) when our expectations our so low that we start wishing for a 6-story building here instead of a 4-story building (when something probably doesen't approach true appropriateness - practically sitting on top of an L station - until being a significantly denser, and taller - 12-15+ stories project)

[emathias]

...
In other riverwalk news, West Bank Club has removed the gate that controls access to their river frontage, so it is now possible to walk freely between Kinzie and Grand at all times (unless the gate magically reappears at night or something).

Is that some new competitor to the East Bank Club? :)

Couldn't agree more. Absolutely ridiculous. Apart from just some sort of huge specific oversight, I'm sure the answers lie in the political realm for the site's highly inappropriate zoning.

It speaks to Chicago's total lack of any sort of comprehensive approach to smart TOD when our expectations our so low that we start wishing for a 6-story building here instead of a 4-story building (when something probably doesen't approach true appropriateness - practically sitting on top of an L station - until being a significantly denser, and taller - 12-15+ stories - project)

I thought Rahm would include this in his list of urbanity that Chicago needs to get on top of?

[emathias]

A ped bridge from Wolf Point to Hines's River Point is starting to look not just like a good idea, but a no brainer. Although the clash between Lake Street vehicle traffic (which will only grow) and commuters walking to Ogilvie/Union may remain an intractable problem. Given the imminent boom in office population at River Point, Wolf Point, Merch Mart, and who knows maybe some kind of redevelopment of the Apparel Mart down the road, it would be great to have an uninterrupted path under or over Lake Street and the Green Line.

I'll once again point out that an actualy road bridge extending the Mart drive to Canal and points west over the railroad tracks would have been a good long-term plan, if the City were into long-term plans.

[Standpoor]

Lake Street is underutilized. Its pedestrian counts are ridiculously low and the traffic counts are low but not significantly below the other East/West streets. Some bridges see pedestrian counts equal to Lake Street in fifteen minutes during the afternoon rush. Granted those bridges only see one way traffic/pedestrians without a lot of crossing but I think that the area can absorb the increase in both pedestrians and traffic with slight improvements, even though a pedestrian bridge or a fully complete riverwalk would be nice.

Weekday Bridge Pedestrian Counts 2007

Lake –N 2,262
Lake –S 2,855
Randolph – N 4,215
Randolph – S 7,526
Washington –N 4,898
Washington –S 6,653
Madison – N 26,950
Madison – S 17,037
Monroe – N 14,066
Monroe – S Closed
Adams – N 12,423
Adams – S 29,336
Jackson – N 16,658
Jackson –S 7,858

Traffic Counts

355 w. lake street 15,000
400 w. Randolph 18000
410 w. Madison 17100
390 w. Monroe 16000
Adams 14300

Pedestrian Source (http://www.cityofchicago.org/content/dam/city/depts/cdot/PedFINALreportDec08.pdf)
Traffic Source (http://www.cityofchicago.org/city/en/depts/cdot/dataset/average_daily_trafficcounts.html)

[headcase]

Lake Street is underutilized. Its pedestrian counts are ridiculously low and the traffic counts are low but not significantly below the other East/West streets. Some bridges see pedestrian counts equal to Lake Street in fifteen minutes during the afternoon rush. Granted those bridges only see one way traffic/pedestrians without a lot of crossing but I think that the area can absorb the increase in both pedestrians and traffic with slight improvements, even though a pedestrian bridge or a fully complete riverwalk would be nice.

Because of the overhead tracks, lake is probably never going to be heavily trafficked by pedestrians.

SSDD

[denizen467]

^ Standpoor, thanks for the research; my main concern with Lake had to do with rush hour only, and will not be fully realized until there are actually office towers with their employees streaming along either side of the river across Lake a few years from now. Also, the vehicle statistics reveal that Lake has usage not much less than the other streets; in fact, given how high Randolph's number is, you could construe them to say that the number just one block north along Lake would be higher too if it actually had enough capacity during rush hour. (Admittedly though, Randolph has direct access onto the expressway and therefore more demand.) On several occasions this summer it took around 15 minutes in a vehicle to go the three or four blocks from Kinzie/Wells via Wacker to Lake/Canal, but let's see what happens when Upper and Lower Wacker are fully reopened.

Looks like in a couple hours the SSP forum may be unavailable through Monday morning?

[MayorOfChicago]

(It would be interesting to see how much simply making Lake one-way would address this.)

Given the new development in that area and the traffic concerns, here would be my quick fix to help the flow:

Lake Street one-way eastbound starting at Des Plaines.

Kinzie Street one-way westbound from LaSalle to Des Plaines.

Another item I've noticed:

Rebuild the Grand Ave Bridge to 4 lanes. Have Grand Ave contine on as a one-way street west of Wells straight to the bridge. At the bridge it would have a right turn lane, and two lanes going across the bridge. Have the two eastbound lanes from the bridge turn right without stopping on a now one-way southbound Kingsbury. Have the two lanes both turn left a block down onto Illinois (with the option to go straight south on Kingsbury if you wished from the right lane), which would run one-way east to Lakeshore (it's already mostly one-way).

You'd get one-way traffic on Grand and Illinois all the way through River North, and you'd have them meet up at the Grand Ave bridge without any traffic stops. It would clear up the confusion/turns/congestion around Wells for both of those streets.

[MayorOfChicago]

I just walked by the old Borders on State and saw that Old Navy is moving there? How'd I miss that? Timeline?

[PKDickman]

^ The real tragedy is that this site is zoned RS-3 to begin with, at least according to Curbed Chicago.

I mean, it's ridiculous that a developer should have to seek a zoning change to build what is appropriate for this site.

The zoning on this site is a bigger mess than that.
Back in the day, 2002, the Western ave frontage was zoned C1-2 and the parcels that face Cortland was zoned R-3. These are consistant with the surrounding area.
Some time before 2004, all the parcels were rezoned R4 to accomodate a condo development. The development fell through and I think only one building got built.
In 2011 the Cortland facing parcels we rezoned back to RS-3, but the ones on Western were left as RT-4.

The developer does want a zoning change to B2-2 which gets him his bump in FAR without actually having to put commercial on the first floor.
His commercial space looks like little more than lipservice stuck on the front of a generic condo building.

A good argument could made for a b*-3 which could get him a 65 ft building, but he probably didn't want to spring for elevators.

[Rizzo]

I just walked by the old Borders on State and saw that Old Navy is moving there? How'd I miss that? Timeline?

There were articles awhile back about the existing Old Navy store a candidate for redevelopment. Maybe their moving while the current store gets demoed? Old Navy has I believe a few years left on their lease, but maybe some incentives sweetened the deal and now the developer may want a vacant building?

As for you traffic solution, I really oppose one-ways. Chicago needs to ask itself what it wants to be. Is downtown about people and mass transit, or about cars? Currently it serves both, and reasonably well. One ways facilitate faster traffic movement...your right. But they're also more dangerous and less pedestrian friendly.

What may sound like a perfect solution in this case just creates more problems.

[ChiPhi]

^^^
Gap has claimed (http://www.suntimes.com/business/12851981-452/kennedys-unveil-three-tower-plan-for-wolf-point-site.html) (scroll to KNOWLEDGE GAP) they will not be vacating the location, only changing the "concept" -- bringing a different store in.

[k1052]

I believe the long-awaited (and delayed) main announcment of retail and restaurant tenants at Roosevelt Collection is finally just around the corner - within the next couple weeks. Not sure exactly what the holdup has been (they've claimed in the media about waiting for a particular pre-leased percentage, not sure about that....it could be they've really wanted a particular tenant to be part of the announcement.....if so, I wonder whom that might be? ;)

I was there the other day and they are starting work on the storefronts that used to be all that mural plastic/fabric stuff. They wouldn't be spending the money now if they haven't signed some leases.

[Vlajos]

^^^
Gap has claimed (http://www.suntimes.com/business/12851981-452/kennedys-unveil-three-tower-plan-for-wolf-point-site.html) (scroll to KNOWLEDGE GAP) they will not be vacating the location, only changing the "concept" -- bringing a different store in.

The article says they are moving. I believe a developer bought the current location somewhat recently.

http://articles.chicagotribune.com/2012-05-25/business/chi-old-navy-moving-state-street-store-20120525_1_state-street-new-location-gap

http://www.crainsnewyork.com/article/20110321/REAL_ESTATE/110329984

[ardecila]

As the article mentions, The Gap has a lease on the space that runs through 2017. The new owner of the building still has to abide by the terms of the lease, or incur substantial penalties. It doesn't matter whether The Gap/Old Navy is using the space or not. It sounds like The Gap will do something experimental - it might involve Threadless or 1969 jeans.

Georgetown is betting that the market for condos will improve significantly by 2017, and then they will probably redevelop the site. It sits in the Millennium Park submarket, which saw very strong condo sales before the crash, and has very profitable frontage on State. Georgetown's NY and Columbus projects have been pretty sophisticated, so I'm looking forward to this one.

[i_am_hydrogen]

Deming On The Green is under construction. I took these photos of the site yesterday. Today, when I walked by again, crews were busy at work.

http://img3.imageshack.us/img3/5177/photobph.jpg (http://imageshack.us/photo/my-images/3/photobph.jpg/)

http://img155.imageshack.us/img155/7610/photo1ua.jpg (http://imageshack.us/photo/my-images/155/photo1ua.jpg/)


http://img198.imageshack.us/img198/1364/demingongreennewcur2bedj.jpg (http://imageshack.us/photo/my-images/198/demingongreennewcur2bedj.jpg/)

Old design by Behnisch Architekten's
http://img835.imageshack.us/img835/8410/demingongreenold.jpg (http://imageshack.us/photo/my-images/835/demingongreenold.jpg/)

[Rizzo]

Deming On The Green is under construction. I took these photos of the site yesterday. Today, when I walked by again, crews were busy at work.

http://img3.imageshack.us/img3/5177/photobph.jpg (http://imageshack.us/photo/my-images/3/photobph.jpg/)

http://img155.imageshack.us/img155/7610/photo1ua.jpg (http://imageshack.us/photo/my-images/155/photo1ua.jpg/)


http://img198.imageshack.us/img198/1364/demingongreennewcur2bedj.jpg (http://imageshack.us/photo/my-images/198/demingongreennewcur2bedj.jpg/)

Old design by Behnisch Architekten's
http://img835.imageshack.us/img835/8410/demingongreenold.jpg (http://imageshack.us/photo/my-images/835/demingongreenold.jpg/)

Ah I remember this. Changed to look like a medical office building lol. The old design was a bit more interesting though I have no idea what the full glass facade at ground level looked into.

[ardecila]

I don't know how parking would have been handled but high-end apartment houses in Germany (architect was German) often have glass lobbies, especially when they are not on commercial/mixed-use streets.

Of course, IIRC it's also common and perfectly legal for Germans to rent apartments and use them as professional offices, so the building needs to maintain some decorum and be somewhat impressive in its communal spaces.

This doesn't apply to the Deming project but it seems like Behnisch was using a European template.

[denizen467]

^ This is across the street from LP 2550 a/k/a 2520, right?

I've asked this before but don't think there was an answer -- slightly to the west, there is/was a Children's Memorial Hospital facility at 467 Deming housed in a nearly-windowless concrete hulk around 10 stories tall. Has there ever been any news that this sucker is getting sold off or torn down? And if no, would anybody disagree (or have news/info to contradict) that its days must be numbered, given that Columbus Hospital and Children's Memorial are no longer around and far better-quality medical office space is available in myriad other locations, diminishing the value of its current use (while demand for luxury residential in the area is of course growing) ?

[k1052]

^ This is across the street from LP 2550 a/k/a 2520, right?

I've asked this before but don't think there was an answer -- slightly to the west, there is/was a Children's Memorial Hospital facility at 467 Deming housed in a nearly-windowless concrete hulk around 10 stories tall. Has there ever been any news that this sucker is getting sold off or torn down? And if no, would anybody disagree (or have news/info to contradict) that its days must be numbered, given that Columbus Hospital and Children's Memorial are no longer around and far better-quality medical office space is available in myriad other locations, diminishing the value of its current use (while demand for luxury residential in the area is of course growing) ?

It's their outpatient center which CMH said they were not going to move downtown, last I heard.

[SamInTheLoop]

I was there the other day and they are starting work on the storefronts that used to be all that mural plastic/fabric stuff. They wouldn't be spending the money now if they haven't signed some leases.

They've had many leases signed since at least early this year....I'm pretty sure they have over 15 done as of now....

[SamInTheLoop]

The design of the original proposal was so much better. The new design is flat-out drab and depressing, frankly.

[SamInTheLoop]

(not that I think that's what it will actually be called!)

Does anybody that lives by, or frequently passes the site know if site prep is yet underway? If not, I'd expect it will be within the next month, or 2 at most...

[Rizzo]

(not that I think that's what it will actually be called!)

Does anybody that lives by, or frequently passes the site know if site prep is yet underway? If not, I'd expect it will be within the next month, or 2 at most...

I've passed by and haven't see anything recently. Are they still planning to build at Division and Larrabee?

[the urban politician]

Apartment investor buys Uptown building for HQ (http://www.chicagorealestatedaily.com/article/20120731/CRED03/120739934/accounting-firm-to-cut-suburban-space#ixzz22DnkCi5d)

Good to see not only that direlect building across from the Wilson Yard Target get renovated, but 150 jobs added to the area in the process.

Real estate investment, development and management firm Cedar Street Cos. plans to move its headquarters to a long-vacant Uptown building it bought July 19 from the Salvation Army for $1.2 million. Cedar Street plans to gut the three-story, 38,000-square-foot retail and office building at 1025 W. Sunnyside Ave., across the street from the Wilson Yard Target store, said Managing Partner Alex Samoylovich. Cedar Street will add a fourth floor with about 10,000 square feet of offices for its 150 employees, as well as a green roof deck, and plans to move from its current offices at 351 W. Chicago Ave. by Jan. 1, he said. The firm is seeking tenants for ground-floor retail and offices on the second and third floors. Cedar Street owns about 1,600 apartments in and around Uptown and is under contract to buy another 400 units, Mr. Samoylovich said. Alexandria, Va.-based Salvation Army used the building as a community center before moving out in 2008, a spokeswoman said.

[ardecila]

is that the building with the head shop in it?

[SamInTheLoop]

I've passed by and haven't see anything recently. Are they still planning to build at Division and Larrabee?

Yep. It was always planned for a 2013 opening, and as far as I know it's still on track. My only question was whether it's planned for a summer or fall opening. I'm not positive, but I believe the former. If the latter, it might be as long as three months or so until site prep work begins...

[Rizzo]

Yep. It was always planned for a 2013 opening, and as far as I know it's still on track. My only question was whether it's planned for a summer or fall opening. I'm not positive, but I believe the former. If the latter, it might be as long as three months or so until site prep work begins...

Just wanted to say I got a close up look at the West loop Target. The corner is nice, and the ground level parking is reasonably concealed though I still wish there could be some liner retail. It would benefit Division St in this case with maybe a bank, dry cleaners, or some other service retail at ground level.

[george]

8-1
Burberry

http://img405.imageshack.us/img405/3927/burb2.jpg


A few reflective window like panels to start filling-in-the-gaps.

http://img225.imageshack.us/img225/4915/burb1.jpg

[J_M_Tungsten]

^^^ cooool

[intrepidDesign]

:previous:

It's too bad that some of the sections of the Burberry tartan pattern aren't actually windows. That perhaps would have made for an interesting interior, not to mention what it would have looked like at night, lit from within. And now that you mention it, does anyone know what their lighting scheme is going to be for this? IIRC the advertising has been forbidden from being back lit, so this will the new Burberry store just be an unlit monolith (albeit shiny) at night?

[Rizzo]

:previous:

It's too bad that some of the sections of the Burberry tartan pattern aren't actually windows. That perhaps would have made for an interesting interior, not to mention what it would have looked like at night, lit from within. And now that you mention it, does anyone know what their lighting scheme is going to be for this? IIRC the advertising has been forbidden from being back lit, so this will the new Burberry store just be an unlit monolith (albeit shiny) at night?

I think signage can be backlit. It's already permissible and done all over Michigan Avenue.

[J_M_Tungsten]

The window idea is fantastic! That would be so interesting from the street level; to see sporadic, diamond patterned, windows at various levels along the facade.

The "shiny at night" glass idea would be kind of cool too.

[george]

8-1

Columbia College

Not sure how successful this frit pattern glass is working out.

http://img189.imageshack.us/img189/9810/col1o.jpg

http://img834.imageshack.us/img834/6221/col2lt.jpg

[Tom Servo]

:previous: Haha! That's awesome!!! :cool:

[intrepidDesign]

I think signage can be backlit. It's already permissible and done all over Michigan Avenue.

I thought for some reason someone was making a big stink about the signage being back lit, and in the end Burberry bowed to neighborhood pressure, no? It's entirely possible I'm remembering incorrectly. I know, according to the recent proposal (passed?) that signs can't animate, a la Times Square, but can be backlit, which got me thinking about what this meant for Burberry.

[harryc]

George that first Burberry shots is great - I may borrow your composition.

[Rizzo]

I thought for some reason someone was making a big stink about the signage being back lit, and in the end Burberry bowed to neighborhood pressure, no? It's entirely possible I'm remembering incorrectly. I know, according to the recent proposal (passed?) that signs can't animate, a la Times Square, but can be backlit, which got me thinking about what this meant for Burberry.

The signage restrictions on Michigan Avenue aren't all that stringent when it comes to style of the sign. Digital changing signage is banned and exposed neon tubes. Other than that, the size and projection over public way is really the only things heavily regulated. And the formula used to determine the size would have allowed Burberry to construct a very large sign. Or if you recall, borders used the formula to their advantage to create a ton of smaller signs that they could place all over the building.

[Andrew|W]

I thought for some reason someone was making a big stink about the signage being back lit, and in the end Burberry bowed to neighborhood pressure, no? It's entirely possible I'm remembering incorrectly. I know, according to the recent proposal (passed?) that signs can't animate, a la Times Square, but can be backlit, which got me thinking about what this meant for Burberry.

Burberry's standard format would have placed a four story LED video screen facing Michigan, not a back-lit sign. That design was rejected, and a four story window of the same size was the substitute (actually in between there was a version with no fenestration or other features facing Michigan above the first floor).

Since they have been framing walls immediately behind this window on most floors, it appears that it will be used for displays. These will of course be lit at night, so it won't be completely dark. The recent proposal doesn't apply to Burberry even if it does pass because the signs can only be installed on retail centers with a certain number tenants (a minimum of 10 if I remember right).

[george]

George that first Burberry shots is great - I may borrow your composition.

Thanks harry, by all means borrow.

8-1
SCB's Roosevelt Goodman Center

http://img20.imageshack.us/img20/4650/roosgoodmancntr.jpg

[SamInTheLoop]

8-1

Columbia College

Not sure how successful this frit pattern glass is working out.

http://img189.imageshack.us/img189/9810/col1o.jpg

http://img834.imageshack.us/img834/6221/col2lt.jpg


I have to say, I think this is looking fantastic!

[ardecila]

Eh... The rough brick, concrete, and plywood can be seen through the curtain wall. It's really distracting from the ghost-building effect. I hope Columbia fixes this.

I do like the growing trend emerging in Chicago of using frits in innovative ways.

[bnk]

http://chicago.curbed.com/archives/2012/08/02/mayor-daleys-controversial-decision-to.php

Construction Draws Near For Northerly Island Makeover

Thursday, August 2, 2012, by Kevin Dickert


http://sphotos-a.xx.fbcdn.net/hphotos-prn1/73901_460271005856_1321330_n.jpg

... Enter Jeanne Gang of Studio Gang Architects, who was brought in to provide a new vision for the park. Her firm worked with JJR, a landscape architect firm, to draft the Northerly Island Framework Plan that calls for, among other things, six ecosystems and a deep-water lagoon. Now, it appears that Northerly Island may finally be getting its long-awaited makeover. Chicago Journal is reporting that the first phase of construction on the southern portion of the island could begin as early as fall, and is expected to take two years to complete--with an additional three years needed for the foliage to mature. The cost: $6.65M, to be paid for with federal grant money and $1.5M in park district funds.

...

Renders in links below

http://chicago.curbed.com/archives/2010/11/29/photos-first-look-at-the-new-plans-for-northerly-island.php#northerly-1

http://www.facebook.com/pages/Northerly-Island-Planning/207224620856?v=wall#!/photo.php?fbid=460271055856&set=a.460270750856.243360.207224620856&type=1&theater

[Rizzo]

Eh... The rough brick, concrete, and plywood can be seen through the curtain wall. It's really distracting from the ghost-building effect. I hope Columbia fixes this.

I do like the growing trend emerging in Chicago of using frits in innovative ways.

It will be shadowboxed later. The plywood will go away.

[Andrew|W]

Eh... The rough brick, concrete, and plywood can be seen through the curtain wall. It's really distracting from the ghost-building effect. I hope Columbia fixes this.


Hopefully someone at some point also notices that two of the panels have been flipped over the far left window on the third floor...

Chances are they probably already have, but one has to wonder how anyone could mess up the pattern at that particular spot.

[denizen467]

^ Good catch. I still don't understand this project though. Two floors above that, there are some windows that appear "open." Is that an intentional part of the frit pattern, like some kind of little joke, or are there actually glass panes behind the frit glass layer (I vaguely remember something about an enclosure of an enclosure for environmental purposes or something) that are open for temporary access?

Also, I don't understand the 3 black rectangular spaces along the right edge of each window. Is that temporary or permanent? Will the look vary with the angle of the sun? What are they anyway?

Finally, the overall look makes the white portion of the facade look like it's just cinder blocks. Hopefully when completed, and in-person, it will look pleasing. Can anyone post or link to a photo of the building being evoked here?

[denizen467]

Race of the flagships - although Burberry looks like it still has a ways to go, catercorner from it the new AT&T flagship store is apparently aiming for an early September opening.

[BWChicago]

It looks like there's a temporary plastic barrier in the wall behind the glass curtainwall (look on the floor above the windows), the absence of that accounts for the open look. There are black rectangles on the other side too, corresponding with the window surrounds on the original facade - there's just less contrast on the left so it reads as in shadow, to give it depth. Hopefully that's more evident in person.

[Mr Downtown]

Can anyone post or link to a photo of the building being evoked here?

http://i56.tinypic.com/1z6zeb9.jpg

The building was built in 1913 as the Arcade Building, refaced by IBM in 1958.

[Tom Servo]

Eh... The rough brick, concrete, and plywood can be seen through the curtain wall. It's really distracting from the ghost-building effect. I hope Columbia fixes this.

:haha:

[denizen467]

The building was built in 1913 as the Arcade Building, refaced by IBM in 1958.
Thanks Mr D, but I think that's the finished product - I was hoping to see a reasonably good image of the Arcade Building in its virgin glory (I assume they're aiming for the pre-1958 version, seeing as having "IBM" and "1958" in the same sentence only evokes images of a building looking like an ENIAC).

[george]

^
A not so reasonably good image of the old Arcade Building

http://img14.imageshack.us/img14/8241/arcadeo.png

http://johndcramer.wordpress.com/2011/08/26/a-ghost-facade-on-chicagos-michigan-avenue/

[denizen467]

A not so reasonably good image of the old Arcade Building
Thanks. (Interesting that the publication is including a 1913 building in a "turn of the century" collection.) One supposes the people who designed the fritted glass have some very clear originals they are going off of, so they must at least exist somewhere.

Don't want to go OT, but I'd never thought of this until now: When did the ubiquitous awning disappear from downtown skyscrapers? Did it have to do with aesthetics and/or natural light? Was it the ascendance of the motorcar, eliminating the need to keep horses (and saddle, and dude tending to the horses, and the bag of feed) dry from rain?

[ardecila]

My impression is that the awning and plate-glass window (and luxfer prism) went hand-in-hand.

In the days before electric lighting became cheap, the sun's glare would make the unlit window displays difficult to see unless the sidewalk was also shaded. Once fluorescent lighting became popular, the inside of stores was always brightly lit, which eliminated the glare problem. Awnings were also a maintenance challenge, since they daily needed to be extended/retracted and the fabric needed periodic replacement. Also (as you can see at the refurbished Carson Pirie Scott) the awnings are quite low, making them vulnerable to vandalism and minor forms of defacement, not to mention wind, snow, and ice.

[Mr Downtown]

Here's a section from one of those incredible Detroit Publishing glass negs (http://www.loc.gov/pictures/item/93845504/) in the Library of Congress, showing the Arcade Building. The shot from Chicago at the Turn of the Century in Photographs comes from Barnes-Crosby glass negs at Chicago Historical Society. Those are mostly from 1904, but the presence of the Arcade Building is how we know some were taken as late as 1913.

http://i45.tinypic.com/182b9t.jpg

Actually, I'm not sure that there are more than three or four photos to guide the architects of this re-creation. The landmarks report had to settle for a small halftone from a 1929 business directory.

[Rizzo]

Ive been impressed with how the glass looks so far

[denizen467]

Actually, I'm not sure that there are more than three or four photos to guide the architects of this re-creation.
Thanks Mr Downtown. Buildings existing today are not at risk of leaving only sparse photographic records for the future, thanks to inexpensive digital cameras. But our generation should remain vigilant, and exploit this technology to the utmost by detailing every last nook and cranny of our age as much as possible.

[spyguy]

Actually, I'm not sure that there are more than three or four photos to guide the architects of this re-creation. The landmarks report had to settle for a small halftone from a 1929 business directory.

This one is fairly detailed, even though the focus is on the neighboring building (too bad Columbia hasn't restored that one).

https://umedia.lib.umn.edu/node/66899

[BWChicago]

This one is fairly detailed, even though the focus is on the neighboring building (too bad Columbia hasn't restored that one).

https://umedia.lib.umn.edu/node/66899

Incidentally the neighboring building was originally half that height - http://lcweb2.loc.gov/service/pnp/det/4a20000/4a23000/4a23900/4a23995v.jpg

[J_M_Tungsten]

Hotel Lincoln opened last weekend. The view from the roof top bar is pretty amazing, even if the drinks are ridiculously over priced!

http://i592.photobucket.com/albums/tt1/JMTUNGSTEN/a143f803.jpg

http://i592.photobucket.com/albums/tt1/JMTUNGSTEN/c11582be.jpg

[ardecila]

Love the oldtimey sign. I wish it sat on top of the parapet instead of covering up the facade, but that would have ruined the views from the roof. A vertical sign cantilevered off of a corner would have avoided both problems.

[Andrew|W]

Love the oldtimey sign. I wish it sat on top of the parapet instead of covering up the facade, but that would have ruined the views from the roof. A vertical sign cantilevered off of a corner would have avoided both problems.

It has a vertical sign too.
To their credit, I think it was the former failed Park View Hotel project that put the signboard up there, Hotel Lincoln just had to apply their letters.

[BWChicago]

It has a vertical sign too.
To their credit, I think it was the former failed Park View Hotel project that put the signboard up there, Hotel Lincoln just had to apply their letters.

It was up there even when it was Days Inn Gold Coast and still said Hotel Lincoln whitewashed, it just was never taken down period.

[Andrew|W]

It was up there even when it was Days Inn Gold Coast and still said Hotel Lincoln whitewashed, it just was never taken down period.

Sorry, I haven't been around here that long, but I found this tiny picture (http://www.idcide.com/hotels/il/days-inn-gold-coast.htm) without it and assumed it was fairly new.

Did someone doctor that photo then? Is it even a photo? It's too small to tell, but it made me assume that there was a period when the sign didn't exist.

[ardecila]

That photo looks like a clipping from an old postcard. Here's a different (http://chicagopc.info/Chicago%20postcards/hotels%20g-o/lincoln%20hotel.jpg) view.