CHICAGO | General Developments

[ardecila]

^ On a related note, has anyone been bombarded by the latest ad blitz for LP 2550? I keep seeing their commercials on TV - I guess they never really sold all the units.

[SamInTheLoop]

Wow... This is just terrible. What an awful crack at trying to mimick the older buildings in the area. Am I a nimby if I don't want it built because it looks like shit? This looks like something that should go up in Elk Grove village.
http://i592.photobucket.com/albums/tt1/JMTUNGSTEN/New%20pics/1457517D-F15B-4A9D-A93C-95B643041ECD-1326-000000E5201BC5E7_zpse7199e0a.jpg
Photo from above link


Alright, sugar high finally subsiding so I can take a crack at this one.

:slob:

Dear lord. I thought we were done with this awful neo traditional trash.

And no, folks - it makes precisely no difference what materials are used - that always strikes me as one of the more intellectually bankrupt design arguments I frequently come across. Just look at it - the reasonably detailed rendering is right before your eyes - you can pretty much make an accurate assessment based on it if you so desire - you don't need to touch the facade, or see the specs for material details. It's like going to an orchestra performance that's awful, and lambasted by the critics but then a couple days later you find out yo yo ma was actually actually discreetly part of the performance, prompting you to change your mind and say you rather enjoyed it. Or catching a dreadful film you loathed with a 19% score on Rotten Tomatoes, then seeing in the closing credits that the villain in very heavy makeup was actually Daniel Day-Lewis, and then changing your mind to say it was actually rather brilliant but not fully understood or appreciated.....

I hear people using this line of 'reasoning' when trying to excuse or rationalize the neo trad garbage that AM Stern pukes out.....it just doesn't fly, period.

And no, raising your voice and protesting this horrid proposal does not make you a NIMBY, it certifies that you are not legally blind, and care about the built environment, the aesthetics and urban design of our city........I'm particularly outraged that the city even encouraged something much better, but Fioretti apparently has once again shown his true (orange) colors and pandered away. He'll be hearing some displeasure over this, and I encourage anyone else who's similarly and appropriately sickened by this design to reach out to his office and make your voice heard as well....

[SamInTheLoop]

Blair Kamen discusses a report on the absence of urban planning in Chicago: read here (http://www.chicagotribune.com/news/columnists/ct-met-planningchicago-1030-kamin-20131031,0,4034346.column)

It is depressing to think that the vacuum created by the lack of a strong planning agency is currently being filled by aldermen who seem to generally oppose urban developments.

If the city actually had a planning agency to assist and push through large developments, it would be a huge boon. Just think what could be done with areas like the south loop or clybourn corridor. He're hoping this gets at least a little attention.


I don't know if anyone else caught it in Kamin's article, there was a real howler......he essentially contended that the 'latest' trend in urban planning is from the bottom-up neighborhood type stuff, not the top-down of yesteryear. This struck me as Blair being just slightly behind the times. It's as if someone stated in the late 90s or maybe even early 2000s that the latest trend in architecture is postmodernism. Actually, imo that bottom-up stuff is quite 90s era-ish, I think we're (fortunately, and hopefully), beginning to move past that faddish phase...

[ardecila]

Many planners are still thoroughly enamored with "placemaking" and other kinds of small-potatoes approaches.

[BWChicago]

Materials don't make it good, they make it less offensively bad.

[Rizzo]

I think the north ave proposal is over-embellished. I don't see a problem with a neo-classical design so as long as it's well executed and carried by the budget. But I can just tell from the rendering this will have a postmodern appearance and probably precast cladding. A cheap imitation.

[wierdaaron]

AMLI Clark/Polk

http://i.imgur.com/xlQv09rl.jpg (http://i.imgur.com/xlQv09r.jpg)
(Click to enlarge)

Hasn't topped out, but brickwork has started on lower floors.

[the urban politician]

^ Definitely going to be a good filler for that corner.

But damn, Clark St is just a goner south of that...

[Tom Servo]

AMLI Clark/Polk

http://i.imgur.com/xlQv09rl.jpg (http://i.imgur.com/xlQv09r.jpg)
(Click to enlarge)

Hasn't topped out, but brickwork has started on lower floors.

wow. such an awful few blocks... :yuck:

[wierdaaron]

At least the new one will block views of the old one.

[Pilton]

I don't know if anyone else caught it in Kamin's article, there was a real howler......he essentially contended that the 'latest' trend in urban planning is from the bottom-up neighborhood type stuff, not the top-down of yesteryear. This struck me as Blair being just slightly behind the times. ... Actually, imo that bottom-up stuff is quite 90s era-ish, I think we're (fortunately, and hopefully), beginning to move past that faddish phase...

Top-down is behind the times. Bottom-up is quite 90s. Yet we are beginning to move past the faddish 90s.

Serious questions. What type of plan origination are we moving to? If not top-down or bottom-up, how do you see the plans evolving or being coordinated? Or do you perceive us moving to an "ad hoc" or a no planning system for Chicago involving bargaining or communication to bring concensus?

[harryc]

Almost there - Nov 1 pouring the deck on the S bank.
https://lh3.googleusercontent.com/-l0QtPEdNmhY/UnZ8Gk1AbYI/AAAAAAABz94/Vob_7uxn9OY/w958-h719-no/P1340727.JPG

[harryc]

Oct 25
Gallery Opening
https://lh3.googleusercontent.com/-OGwU4sG2U_s/UnaxVbiBwhI/AAAAAAAB0A0/8agBJrHXppU/w958-h715-no/P1340226_7_8_tonemapped.jpg

https://lh4.googleusercontent.com/-aMQpuEG8pzM/UnaxV6NDT0I/AAAAAAAB0BI/pU_wovluQHo/w958-h695-no/P1340233_4_5_tonemapped.jpg

Nov 1
https://lh3.googleusercontent.com/-yjJzRa5ta2M/UnaxWu3k5uI/AAAAAAAB0BA/KPNREduQNBQ/w958-h719-no/IMG_8217.JPG

https://lh5.googleusercontent.com/-ZU8QU1voWtc/UnaxXLroFnI/AAAAAAAB0BE/r4vagUfLwr0/w1278-h366-no/20131101T.jpg

[Rizzo]

If that thing was closer to downtown, it would be a magnificent office / small business development. Lots of cool spaces, open floorplans, green roof areas, etc.

[wierdaaron]

^Agree. It's destruction seems a waste, but it's too far from downtown to enjoy the urban revitalization that other old structures are enjoying.

Imagine the poetic irony of the Brachs being turned into offices and coworking spaces to be used by artisans to make bespoke hand-crafted gourmet candies.

[Justin_Chicago]

I would like to see more conversions like the Lacuna Artist Lofts in the outer neighborhoods (http://lacuna2150.com), but Brachs is too massive of a complex. I can see more artist loft conversions in East Garfield Park. I choose to live near the lakefront since I am an avid runner, but Garfield Park is perfect size for fitness activity and has better rail access than Humboldt Park. It is only a matter of time until some enterprising restauranteurs move in like the team behind Nightwood and Dusek's Board & Beer in Pilsen. The green line is one of the most efficient CTA lines for those working in the CBD. I expect growth in Bronzeville and East Garfield Park as people look for cheaper rent, but the lack of restaurants and nightlife are holding the areas back.

Douglas Park is also due for some gentrification now that Cinespace is growing (crossing fingers that our film industry continues to grow) and Lagunitas Brewery moved in.

The graffiti covering the walls of Brachs reminds me of 5 Pointz in Long Island City, Queens. I recently went there the last time I visited family in NYC. Now the place is getting torn down for luxury high rises. The area does have a prime view of Manhattan.
http://5ptz.com/graffiti-mecca/

[Rizzo]

There's a massive warehouse in Detroit that is home to over a hundred commercial businesses. They also rent out space for events. It's remote from downtown, but always figured if Detroit can make it work, than anyone in Chicago can. The building is probably equal in size to Brach's

http://farm7.staticflickr.com/6020/5935622128_3b8c1a2f24_z.jpg
http://www.flickr.com/photos/mike_cala/5935622128/

A little rough on the outside, but the inside is pretty nice.

http://blog.2snapsup.com/wp-content/uploads/2011/08/tsu07-100-6547_std.jpg
http://blog.2snapsup.com/
http://www.2snapsup.com/index.htm

[Justin_Chicago]

I agree. It is disappointing to see a place of that magnitude work in Detroit. The world-class BMX facility, The Bakery (http://insidethebakery.com), use to be located in an old bread factory in Englewood before the move to Lacuna Lofts. I never expected such a facility to open up in an impoverished area, let alone draw international professionals from Europe to a neighborhood that is traditionally avoided by people traveling to our city.

Portage Park is starting to get more activity too. I recently visited an art event space called Space Club HQ. The area is drawing more young professionals and is seeing a pick up in restaurants and micro-breweries. I would not be surprised if hot restaurants like Honey Butter Fried Chicken starting moving northwest from Avondale and Logan Square. I want to see the "six corners" blow up.

[wierdaaron]

Then here's a question for the social studies majors: is it in the economic interest of a city like Chicago to support or to subvert a movement by close suburbs to try to attract valuable jobs and residents? Would you worry they might pull taxpayers out of your population, or would you hope that they'd be jobs and residents coming from outside the city?

[Rizzo]

Well there's always competition. If you are referring to some of those campaigns I've seen on billboards to try and get the younger residents to move to the older close ring burbs I don't think they are making much of an impact.

Chicago can fix this problem with better schools and lower crime. They can attract all jobs they want, but at the end of the day, those workers make big lifestyle decisions on where they want to live, what they can afford and where they want their kids to go to school. Wanting to provide a good quality of life for its residents is something the city should always be pursuing. Fortunately as a global business center with vibrant neighborhoods, the city is successful in attracting new out of state residents.

As for jobs, it might help that companies aren't taxed out from leaving this state. Fortunately we got a lot of smart people that want to stay close to the central city. As long as that continues, the companies will remain.

[harryc]

https://lh5.googleusercontent.com/-Yb4EF7I1ivo/Unce6H7zD5I/AAAAAAAB0C8/Kx_b_j2Y5x4/w958-h719-no/P1340768.JPG

Serious Joists
https://lh5.googleusercontent.com/-HniJDT9ex7w/Unce6zqrgvI/AAAAAAAB0DA/tpXZ40pEMUI/w958-h598-no/P1340775.JPG

https://lh6.googleusercontent.com/-oGVjR9SDGCk/Unce7b3iTeI/AAAAAAAB0DI/NN_oInPM6bg/w958-h598-no/P1340778.JPG

https://lh4.googleusercontent.com/-59GCpuImDvQ/Unce7-tDrvI/AAAAAAAB0DQ/rF0rnd7-H9U/w605-h806-no/P1340783.JPG

E foundation wall - old limestone block.
https://lh4.googleusercontent.com/-PP2WtthxQQ4/Unce8nhgZaI/AAAAAAAB0DU/DTUzhVjE5CE/w958-h719-no/P1340786.JPG

[Rizzo]

Demolition work at Navy Pier (from 10/26)

http://farm4.staticflickr.com/3709/10663439715_d9e79390a4_b.jpg

http://farm8.staticflickr.com/7452/10663495116_1d81b7830d_b.jpg

[wierdaaron]

Oh, wow. I didn't know anything was happening at Navy Pier. Is the whole shopping center vacant know?

[Rizzo]

No, things appeared to be open and business as usual. Looks like the summer only attractions have been shut down and others shifted around. I'm guessing everything is being phased to keep things running.

Roughly the same view....

http://navypiervision.com/images/visionimages/8.jpg
http://navypiervision.com/vision_images.html

[marothisu]

Navy Pier received building permits a few months ago I think mainly for landscaping and renovation of a building or two. The sum was $30 million.

[Ch.G, Ch.G]

^ You are most decidedly not a naive person, so I'm chewing over how to process the basic sentiment expressed in your comments......you're at least implying that the core result of modern Chicago's embarrassing lack of anything resembling real planning is essentially wholesale approval of fundamentally inappropriate development proposals that would otherwise be rejected in the context of a real at least semi-independent planning department with enforcement powers and a plan commission that is not a 'front' body entirely comprised of political operatives.

Let's put it this way - in your view here, it sounds as if, if you were going to come up with a 'success' percentage for development proposals (from the perspective of developers) in obtaining desired zoning changes, you would apply the number of official filings as the denominator in the equation. This is the 'legal' number that is presumably easy to obtain, yet in Chicago it's meaningless. The accurate number to use as a denominator would be the number of times developers have approached the alderman for an initial meeting/read on their proposal that would involve some sort of zoning change - which of course is much more difficult to take even a guess at, if not in fact unknowable. Because in Chicago, developers often - maybe close to always - don't even file for a zoning change if the alderman hasn't in effect 'pre-approved' their project. So missing from your city view are all the wished-for zoning changes (many of which are very worthy in urban design and planning priciple, just lacking in nimby pandering potential) that are serripticiously - or otherwise - denied prior to any official paper work being filed.....

The other piece of the puzzle that your contention comes up deficient in is the whole issue of ridiculous and widespread downzonings and otherwise woefully, inadequately low underlying zoning the city suffers from (as others have recently pointed out, it's so extremely perverse that entire already built-out sections of the city don't come close to conforming to their present underlying zoning!) in addition to the inappropriately low 'triggers' for PD for proposals in areas that realistically could and should be 'as of right' situations. The net/net result of all this is that what one can currently legally build - at least in many cases - on any given piece of land in Chicago falls so far short of what is reasonable in a truly urban context (let alone truly pushing the boundaries of 'capacity' of any given site), that it's highly - highly - unusual for developers to propose through a zoning chane a project that is legitimately too dense - or even 'on the border'.....a system not just custom made to maximize aldermanic prerogative, local fiefdom power and nimby pandering, but also corruption.....

But back to my first point - you're failing to account for all the very worthy development proposals that are unilaterally, aldermanically nixed before they even get to a filing for zoning change....

Also, for those that don't read the Kamin article, he does reveal that the city is bringing back (at least in name, and nobody could be thought too cynical for fully expecting it to be in name only!) the Department of Planning and Development next year....

http://25.media.tumblr.com/tumblr_m3rtyerfHZ1qir45xo1_500.gif

http://img.pandawhale.com/28643-Citizen-Kane-Orson-Welles-appl-xIlv.gif

[ardecila]

I'm not sure what you're trying to say...

I agree that a staff of planners entrusted to help maintain good urban design would not be enough to overcome aldermanic prerogative. But they'd be a push in the right direction.

Ideally, planners would work directly with citizens in a master planning process to identify appropriate density levels and design standards. Planning staff would appear at community meetings to explain how a given proposal does or does not conform to the community-sourced master plan.

This may seem naive in a city of NIMBYs but (to the surprise of many planners) communities will often support higher density levels when the benefits are explained, the increases are applied in a thoughtful, sensible way, and the increases are planned with significant public input. Urbanites often complain about how their neighborhood does not have the amenities they want, so planners can be there to educate them about the tradeoffs between high density-high amenity and low density-low amenity. Other cities that have a more progressive land use procedure, like DC, have fully embraced the TOD concept around rail stations and are moving towards further intensification like rear dwelling units and corner stores in residential areas - despite generally high levels of NIMBYism.

[Pilton]

"Ideally, planners would work directly with citizens in a master planning process to identify appropriate density levels and design standards. Planning staff would appear at community meetings to explain how a given proposal does or does not conform to the community-sourced master plan."

Makes sense. But it's not where we are now. Or, it seems, where we are going in the future.

Sam had indicated that the bottom-up model was one that we were moving away from. He believes the City's Planning Department will be resurrected in name only. Yet, Sam believes aldermanic prerogative is not the answer because too many aldermen kill worthwhile projects. The City says it can ignore its existing master area plans willy-nilly.

So, if top-down is ancient news (and only mentioned to say there will be a new, improved Planning Department) and bottom-up is yesterday's news, what model are we moving toward to create or maintain procedures and standards for planning and executing generally agreed concepts like TOD? Or, will the City just paper over that there are very loose, and often contradictory or unrecognizable, standards for development? Or, is ad hoc development with murky procedures and no standards a good or bad thing for Chicago?

[jc5680]

From the Chicago Architecture Blog (http://blog.chicagoarchitecture.info/2013/11/04/lakeshore-easts-gems-world-academy-inside-and-out/), a nice flythrough video of Gems:

mBHTDBqwyv4

[SamInTheLoop]

"Ideally, planners would work directly with citizens in a master planning process to identify appropriate density levels and design standards. Planning staff would appear at community meetings to explain how a given proposal does or does not conform to the community-sourced master plan."

Makes sense. But it's not where we are now. Or, it seems, where we are going in the future.

Sam had indicated that the bottom-up model was one that we were moving away from. He believes the City's Planning Department will be resurrected in name only. Yet, Sam believes aldermanic prerogative is not the answer because too many aldermen kill worthwhile projects. The City says it can ignore its existing master area plans willy-nilly.

So, if top-down is ancient news (and only mentioned to say there will be a new, improved Planning Department) and bottom-up is yesterday's news, what model are we moving toward to create or maintain procedures and standards for planning and executing generally agreed concepts like TOD? Or, will the City just paper over that there are very loose, and often contradictory or unrecognizable, standards for development? Or, is ad hoc development with murky procedures and no standards a good or bad thing for Chicago?


So, the comments regarding planning models and trends (in reaction to Kamin's article) were more about the overall field, not Chicago-specific. Top-down was always the correct answer, however it has to be done with more community involvement, and most importantly education for the public (to combat the plague of rabid nimby infestation), as ardecila suggests. Bottom-up is no way to plan a city (it's the equivalent of rolling over to the states' rights fanatics at the national public policy level).......in the specific case of Chicago, the extreme aldermanic prerogative is nothing short of an insidious cancer on how 'planning' occurs here.....I outlined how Mr. Downtown's assertion that this results in developers getting pretty much everything and anything they want is quite nonsensical......clearly in some cases, their projects (or details of therein, see TIF handouts for unworthy downtown developments and corporate giveaways) - due to all manner and means of clout - are approved to the detriment of the public....but just as often - if not imo more likely more often - highly worthy projects are denied at the whim of the local alderman because he/she feels politically threatened by an angry loud minority mob of nimbies if approval were granted. What we need is a real department of planning and development - staffed by true experts that have policy power, and is on balance stronger than the local alderman. This would imply the demise of Chicago's silly unwritten and extralegal tradition of aldermanic prerogative. But, to not repeat the excesses and errors of the past, this planning department would need to be involved in outreach to, and education of, the ill-informed, quite frankly prejudiced (reaction to density based on own biases without any data/analysis/or quite frankly thinking intelligently through the issue) nimby public, else the angry mob rises up again...

[Via Chicago]

Well there's always competition. If you are referring to some of those campaigns I've seen on billboards to try and get the younger residents to move to the older close ring burbs I don't think they are making much of an impact.


I think the Berwyn ad campaign has been pretty effective. It cost them very little overall and has at least put the city on people's radars. Is it going to entice young single people? No. But once those people are married and looking for their first house, it becomes a pretty compelling option.

I only want to see those inner suburbs prosper though. Their housing stock is very strong and very much a part of the Chicago grid.

[i_am_hydrogen]

From SOAR's newsletter:

Models and explanatory materials for the Prentice replacement building will be on display beginning on Thursday, November 7, through Tuesday, November 12, at Lurie Center, 350 E. Superior. The building is open from 7am to 7pm Monday through Friday. On Saturday, November 9, from 10am to 5pm, and Sunday, November 10, from 10am to 4pm, the displays will be available for viewing during SOAR's Artisan Market Streeterville. The three finalists are Chicago-based architectural firms Perkins+Will, Goettsch Partners and Adrian Smith + Gordon Gill Architecture. Northwestern University expects to make a decision before the end of the year.

[BorisMolotov]

Well I suppose if it has to be replaced, a new building from Adrian Smith wouldn't be the worst thing in the world.

[Pilton]

Thanks, Sam, for your opinion. Agree with top-down being the better way with a strong, competent planning department. However, there is a well-entrenched reliance on alderman prerogative rather than compliance with comprehensive neighborhood plans.

[wierdaaron]

I was talking with some people about the Riverwalk project and the Navy Pier remodels, and it came up that if it's done right, the Riverwalk could be the place in the city that fills the role that people thought Navy Pier would, but didn't.

If Riverwalk happens, and the retail fills up and then the Trump Plaza riverfront retail fills up, that could turn the riverfront into a kind of public square, a civic and commercial space that feels more ingrained into the city. As we got into the subject, I started getting more and more hopeful about the riverwalk and the place it could have in the city.

What do you lot think?

I think, done right, it could be a great place to head to during a lunch break to sit and read (like any park), but its location right at the center of downtown means it could have a significant draw. And if there's no giant tent pole attraction like the Bean, it might feel a little more authentic and less tourist-swarmed than Millennium Park.

Navy Pier's biggest flaws in my eyes are its relative inaccessibility (people don't decide to wander over there, it's a destination) and the lack of a cohesive "Chicagoey" feel. A built-out riverfront with adequate retail and food options and maybe good integration with the CTA could solve both those problems. In my mind, there's not much more Chicagoey than looking at the city architecture from the river.

[Baronvonellis]

Where exactly is the Brachs factory?

[Mr Downtown]

What we need is a real department of planning and development - staffed by true experts that have policy power, and is on balance stronger than the local alderman. This would imply the demise of Chicago's silly unwritten and extralegal tradition of aldermanic prerogative. But, to not repeat the excesses and errors of the past, this planning department would need to be involved in outreach to, and education of, the ill-informed, quite frankly prejudiced (reaction to density based on own biases without any data/analysis/or quite frankly thinking intelligently through the issue) nimby public, else the angry mob rises up again...

You may be surprised to learn that I completely agree with you.

I spent most of the day today with Chinese planning officials, trying to explain our "process" in Chicago. I finally gave up and said "well, we don't bring you to Chicago to learn about our exemplary planning process."

The balance between good planning for the future of the city and involvement of people who currently live in the neighborhoods affected is a really tough thing to achieve. At its heart, it's the age-old dilemma that led the Framers to make the US a federal republic with all sorts of complex checks and balances rather than a democracy. I don't know what city to look to for best practices. I'd love to learn more about Manhattan's Community Planning Boards.

[ardecila]

As far as urban planning best practices go, it's tough to beat Denver.

[harryc]

Where exactly is the Brachs factory?

Cicero and Lake st.

Chicago skyline as seen from the Cicero Station on the Green line.
https://lh3.googleusercontent.com/-gE5HRJlIMok/R8dkSSkRFcI/AAAAAAAAb8w/6pC_4nXOGg4/w1278-h325-no/pano.jpg

And the same view from a bit lower.
https://lh4.googleusercontent.com/-FTyqqWSF3hY/SekeVWuh7MI/AAAAAAABKQQ/7_wzbhNR73c/w768-h563-no/P1330331_29_30.jpg

[the urban politician]

Looks like the old Malcolm X College won't be the new home of that Arts School after all. If so, my guess is that it gets demo'd. I hope not, as the last thing this area needs is to simply replace one building with another without a net gain in developed land

[Mr Downtown]

As far as urban planning best practices go, it's tough to beat Denver.

How do they handle public participation?

[r18tdi]

Navy Pier's biggest flaws in my eyes are its relative inaccessibility (people don't decide to wander over there, it's a destination) and the lack of a cohesive "Chicagoey" feel.
Navy Pier has so many flaws. I'd say the biggest was the decision to only make one side of the pier pedestrian accessible, not to mention the fact that the best views of the skyline are usually blocked by docked ships. It will always be an isolated tourist trap but I just wish they would get the basic fundamentals correct.

[Justin_Chicago]

Bronzeville may get its boost from ‘FarmVille’ technology

Shoppers can use points to buy virtual goods, much like players do in “FarmVille” and “CityVille,” and to build up a “virtual” hoped-for vision of Bronzeville with sought-after retailers such as Whole Foods and Trader Joe’s, says Ronnie Matthew Harris. He’s a community organizer and third-generation Bronzeville resident who proposed the idea for the app to help fight what he calls retail “leakage.”

The leakage — Bronzeville residents going outside of the neighborhood to spend their money — amounts to $151 million a year, according to a report by the Chicago Metropolitan Agency for Planning.

A cruel twist to Bronzeville’s dilemma is that its neighborhood appears to have lost 14,000 people in the 10 years between 2000 and 2010, primarily because of Chicago Housing Authority project teardowns.

Yet the neighborhood is attracting an increasing number of upwardly mobile, young professionals, says Harris, who is one of what he calls the “returners” who moved away from Bronzeville only to return to help rebuild it.

“Ultimately, the mobile app game seeks to extract data that will be a source to articulate spending power in Bronzeville,” he says.

Engel, who moved to Chicago from Atlanta in August, is considering morphing Build It! Bronzeville with another app from the hackathon called Pivot, which lets people “virtually” explore vacant lots and buildings on Chicago’s South and Southwest sides and propose viable developments on those properties.



http://www.chicagogrid.com/reviews/tech/bronzeville-boost-farmville-technology/

[DonMendigo]

They've completed the new surface lot across the street from St Joseph's existing surface lot (SE corner of Sheridan and Surf). Now it appears that they've begun site prep for their new expansion project.


That's this: http://3.bp.blogspot.com/-1NzwkKXyDRY/UdILNaRuQMI/AAAAAAAAPw8/JfzzH3ojnoA/s960/St+Joseph+new+planned+building+2013.jpg

[Rizzo]

Navy Pier has so many flaws. I'd say the biggest was the decision to only make one side of the pier pedestrian accessible, not to mention the fact that the best views of the skyline are usually blocked by docked ships. It will always be an isolated tourist trap but I just wish they would get the basic fundamentals correct.

I think access is most critical. Possibly even more important than a total overhaul. I could have settled for some basic upgrades but the experience of arriving and departing is not in tune with the "Chicago spectacle" that is very successful along Michigan Ave, the river, and Millennium Park. I wish more could be done to make Illinois and Grand great streets and as others have pointed the Riverwalk is important

[MayorOfChicago]

What's the status of the Navy Pier lakefront path flyover?

[ardecila]

What's the status of the Navy Pier lakefront path flyover?

Currently out for bid, according to Gabe Klein's twitter feed (https://twitter.com/gabe_klein/status/394928221466001409).

How do they handle public participation?

http://www.denvergov.org/cpd/CPDHome/PlanningandDesign/HowWePlan/tabid/431857/Default.aspx

[the urban politician]

Anyone else hear the news about the sudden death of chef Charlie Trotter? Quite a shocker today..

[Mr Downtown]

As for public participation, I don’t see anything very innovative on the Denver website:

Public Engagement
Key to every plan is a thoughtful public involvement strategy that is integrated into the planning process. A successful public involvement strategy includes a wide range of mechanisms for city planners to share information with the people, and for the people to share their ideas, questions and concerns. The goal is to engage as many citizens as possible in an efficient, effective and timely manner. Outreach may include:

Public meetings in the community
Meetings of a public stakeholder group or steering committee
A web page on DenverGov.org with plan updates, meeting reminders and contact information
Email updates
Public hearings at Denver Planning Board and Denver City Council

Well, that's pretty much what any planning department would say and do, including Chicago's. It's exactly what Chicago has done with its community plans. Yet only yesterday in the highrise thread the very same SamintheLoop who called for strong planning involvement excoriated PDNA for expecting X/O to comply with the explicit numeric limits set out in an adopted neighborhood plan.

So as I understand this line of thinking: If a plan recommends more skyscrapers, good for planning! If a plan limits skyscrapers in any way . . . well, it must be a flawed plan and should be ignored.

[ardecila]

I've spoken with some consultants who worked in Denver on various local area plans. The overall strategy sorts the city into "areas of stability" and "areas of change", reassuring most NIMBYs in existing residential areas.

It helps to some extent that Denver's new LRT lines run through industrial corridors, so the goals of TOD and neighborhood preservation don't usually conflict. Therefore, when communities are consulted for input on TOD schemes, they don't show the same fierce opposition to density.

I'm unclear how Denver's planners handle NIMBYism in areas around downtown, where midrise and lowrise multifamily is common, but the DenverInfill blog shows extensive development in these existing neighborhoods as well.

[ardecila]

Also, while I agree with the sentiment that SSPers are excessively pro-density, I think the pro-X/O sentiments are based on the (valid) ideal that lakefront areas near transit should allow high densities.

I've also seen the low quality of a lot of the low-rise townhouses in the Prairie District, so I understand how a bold modern highrise is a compelling alternative.

[wierdaaron]

Also, while I agree with the sentiment that SSPers are excessively pro-density...

Well... it's SSP, not SFHP.

[marothisu]

Bronzeville may get its boost from ‘FarmVille’ technology


I was at CNT's 35th anniversary event a few weeks ago and this was presented as the winner of that hackathon. Interesting concept.

[SamInTheLoop]

As for public participation, I don’t see anything very innovative on the Denver website:

Public Engagement
Key to every plan is a thoughtful public involvement strategy that is integrated into the planning process. A successful public involvement strategy includes a wide range of mechanisms for city planners to share information with the people, and for the people to share their ideas, questions and concerns. The goal is to engage as many citizens as possible in an efficient, effective and timely manner. Outreach may include:

Public meetings in the community
Meetings of a public stakeholder group or steering committee
A web page on DenverGov.org with plan updates, meeting reminders and contact information
Email updates
Public hearings at Denver Planning Board and Denver City Council

Well, that's pretty much what any planning department would say and do, including Chicago's. It's exactly what Chicago has done with its community plans. Yet only yesterday in the highrise thread the very same SamintheLoop who called for strong planning involvement excoriated PDNA for expecting X/O to comply with the explicit numeric limits set out in an adopted neighborhood plan.

So as I understand this line of thinking: If a plan recommends more skyscrapers, good for planning! If a plan limits skyscrapers in any way . . . well, it must be a flawed plan and should be ignored.


Oh, the Near South Community Plan......shall we cover this ground again? Alright, let's do it.

Those absurdly low 400-450' or thereabouts height 'limits' for the South Loop, blocks from lake are nothing short of preposterous (I can see nothing short of 30-40% or so higher, with the exception of park 'wall' towers, which could be twice that height (up to 900-950' perhaps). Does anyone really think such upper height guidelines as in the NSCP are reasonable? They were clearly a mistake...it was foolish for the 'planning' dept to put them in there.....I'd assume that at least some in the dept surely realized this, and probably thought that it really doesn't matter in any case because of 1) aldermanic prerogative, ie if an alderman happens to support taller projects they'll of course happen (and it just so happens that that is consistent with good urban planning, despite contradicting NSCP guidelines), and 2) well, after they're just guidelines anyway, and despite any assertions to the contrary, do not in any remote way have any legal significance......

It's not that only plans that call for much denser and taller are the 'good' ones, but let's be honest - in 2013 Chicago, we don't have any plans (well, as DeVries and Hunt point out, we really don't have that many plans, period) that call for too much density and height, and very few if any that call for enough of both....

[ardecila]

^ As far as I see it, the city can either enforce plans to its overall benefit or succumb to the rule-of-the-mob money-talks NIMBY corrupt bargain that is the current system.

If planners don't have the ability to advocate for density, the citizens certainly won't.

[Pilton]

"rule-of-the-mob money-talks NIMBY corrupt bargain"

An overstatement? NIMBYs generally have more votes than developers. In a democracy, the voice of the people matters and must be taken into consideration in decision-making. We do not live in an autocratic system of elites (although sometimes I wonder). Unless the "rule-of-the-mob" relates to 1st Ward tactics, I'm not sure what you mean by "rule-of-the-mob." lol!

But, the "money talks" and "corrupt bargain" of NIMBYs doesn't match the facts. Developers generally have much more money to spread around than NIMBYs and the corruption indictments of aldermen seem to mention developers much more often than neighborhood opposition groups.

The real problem seems to be insufficient communication to convince the NIMBYs that the benefits of a specific development outweigh the detriments. It might help if the City had a team of planners from an existing City department specifically discuss how developments fit in (or not) with the existing City master plans.

Wrong or right, the public's suspicion is that if you have the money, the right to build the development is for sale. The City needs to work on changing that. Re-creating a competent, responsible City Planning Department is a way to start. "Planning Chicago" was written to focus attention on the paradox that Chicago (of all cities!) has no existing planning department and the Kamin article merely highlighted this surprising situation.

And, I agree with Sam. High density zoning areas need automatic taller heights so that every developer does not have to go "hat in hand" (lol!) to the alderman to get PD approval to build something other than a midget building.

[SamInTheLoop]

^ Doesn't sound like all that much of an overstatement to me.

So the single largest problem (to play the broken record) is in fact aldermanic prerogative. It's the perfect system for both pandering to the public and corruption. It needs to go (just because this is an extralegal tradition in Chicago, doesn't in any way make it right, or mean it should be respected and maintained. It's nonsense, and the worst possible system - no system is perfect that's out there, but Chicago's is pretty much the bottom of the barrel in many respects. Yes, this is a democracy, but the city itself writes the zoning laws, and puts the systems in place, and determines which are ‘sham’ and which are real, etc, and who really makes the decisions (certainly professional planners in Chicago have next to zero real say)….

It would take some time no doubt I assume to actually rebuild - or build actually - a planning department that has world class expertise and is respected, and has enforcement powers (not to mention a Plan Commission as well)....once that were to happen, then they could put together quality plans with power to enforce (ie without the major blunders such as the far too low height guidelines in the near south community plan)...

[r18tdi]

So the single largest problem (to play the broken record) is in fact aldermanic prerogative. It's the perfect system for pandering to the public and corruption. It needs to go (just because this is an extralegal tradition in Chicago, doesn't in any way make it right, or mean it should be respected and maintained. It's nonsense, and the worst possible system - no system is perfect that's out there, but Chicago's is pretty much the bottom of the barrel in many respects.

And it's not just planning/construction.

Liquor licenses, live music licenses, business hours of operation, signage, public right of way infringement, loading zones, etc. all go through this backwards, backroom process.

[SamInTheLoop]

^ absolutely preposterous, not practices of a 'city that works', not in the least....

[marothisu]

Anyone have any details on this? $15 million building permit for an interior buildout of a restaurant at 2331 W Madison (around Madison & Western). Says it's owner occupied under "Justin Ford."

Is there even a building at this location anymore? Pretty sure this is where the old Imperial Theater was

[Skyguy_7]

There has been a new Pete's Freshmarket grocery store under construction there for the last year and a half. $15 Million seems a lot for a single restaurant buildout, so my guess is it's Pete's.

[the urban politician]

^. The project was slowed down by gangbangers intimidating the construction workers.

[marothisu]

^ That's probably it then. Sometimes these things use very general terms. Was construction really delayed due to intimidation? If so that sucks, but it's good they're continuing again. The area needs a grocery store and this will probably give other developers reason to put some new residential in the area perhaps with all of those vacant lots.

[Skyguy_7]

That's a fact, TUP. They barricaded workers from entering the job site on the basis of minority hiring and essentially demanded to be paid off to leave. Funny that the community purposely disrupted a development that will undoubtedly do nothing but improve the neighborhood.

[LA21st]

That's a fact, TUP. They barricaded workers from entering the job site on the basis of minority hiring and essentially demanded to be paid off to leave. Funny that the community purposely disrupted a development that will undoubtedly do nothing but improve the neighborhood.

Yea, they've done the same with CHA streets development around Western to contractors. I heard a story one guy threatened the owner of a contractor firm, and that owner hired some goons to retaliate on the young gang members.

I don't know all the details but a few of gangsters were put in the hospital.

Live by the sword.

[Notyrview]

That's a fact, TUP. They barricaded workers from entering the job site on the basis of minority hiring and essentially demanded to be paid off to leave. Funny that the community purposely disrupted a development that will undoubtedly do nothing but improve the neighborhood.

Even funnier that a job site in a minority neighborhood didn't hire minorities. Edit: all of this is so racially charged, and it's status quo this site to watch people betray their prejudice with a cavalier attitude and racist code like "gang bangers".

[ardecila]

Why is it their business who a contractor hires? He's a private business and he can hire whom he likes - if the contractor is based in Franklin Park (a common location) he will probably hire people who live nearby (mostly whites and Latinos).

I don't care whether the neighborhood thugs are gang-affiliated or not, they don't have a right to shut down a construction site. Bring on the Pinkertons (or their 21st century equivalent). Free speech and picketing are legal ways to call attention to this "problem" - and the jobs crisis in the black community is a problem - but violence and intimidation cannot be tolerated.

[LA21st]

Why is it their business who a contractor hires? He's a private business and he can hire whom he likes - if the contractor is based in Franklin Park (a common location) he will probably hire people who live nearby (mostly whites and Latinos).

I don't care whether the neighborhood thugs are gang-affiliated or not, they don't have a right to shut down a construction site. Bring on the Pinkertons (or their 21st century equivalent). Free speech and picketing are legal ways to call attention to this "problem" - and the jobs crisis in the black community is a problem - but violence and intimidation cannot be tolerated.

Why would other developers come into the area if word is out construction crews are being threatened with violence? It doesn't do anything good for the neighborhood. There's no excuse for that.

[Vlajos]

Even funnier that a job site in a minority neighborhood didn't hire minorities. Edit: all of this is so racially charged, and it's status quo this site to watch people betray their prejudice with a cavalier attitude and racist code like "gang bangers".

Do neighborhood residents have the skills required for the job?

[SamInTheLoop]

Even funnier that a job site in a minority neighborhood didn't hire minorities. Edit: all of this is so racially charged, and it's status quo this site to watch people betray their prejudice with a cavalier attitude and racist code like "gang bangers".


Not to pile on excessively, but this is fairly deserving:

This is just sheer unalderated goofiness. The type of stuff that in some respects gave liberals a bad name. Why I now need to call myself a "progressive".....not that it's a bad thing in and of itself, as I rather prefer it, because I certainly like progress.....and its the opposite of "regressive"........but anyway, just sayin' -

[sentinel]

From SOAR's newsletter:
Prentice Replacement
From SOAR's newsletter:

Quote:
Models and explanatory materials for the Prentice replacement building will be on display beginning on Thursday, November 7, through Tuesday, November 12, at Lurie Center, 350 E. Superior. The building is open from 7am to 7pm Monday through Friday. On Saturday, November 9, from 10am to 5pm, and Sunday, November 10, from 10am to 4pm, the displays will be available for viewing during SOAR's Artisan Market Streeterville. The three finalists are Chicago-based architectural firms Perkins+Will, Goettsch Partners and Adrian Smith + Gordon Gill Architecture. Northwestern University expects to make a decision before the end of the year.


I can't go today because of work, sadly..hope one or more of you fine guys and gals will be able to check it out and snap some pics for us :D

[Skyguy_7]

Even funnier that a job site in a minority neighborhood didn't hire minorities. Edit: all of this is so racially charged, and it's status quo this site to watch people betray their prejudice with a cavalier attitude and racist code like "gang bangers".

"gang bangers" is not racist code. They are allowed to be of any ethnicity.

Should contractors working on a development in Vernon Hills be required to hire... Forget it, let's move on.

[SamInTheLoop]

I can't go today because of work, sadly..hope one or more of you fine guys and gals will be able to check it out and snap some pics for us :D

One of us will no doubt make it over today with a camera.......also, I have this sneaking suspicion that we just might all be guys :(

[SamInTheLoop]

^^ ^ We're late to the game, over in the high-rise thread already...who else but Spyguy....

[sentinel]

^^ ^ We're late to the game, over in the high-rise thread already...who else but Spyguy....

oh btw, congrats on your self-fulfilling prophecy about the three final designs being shitty as hell...because you were right ;) oh wait :(

[harperpollock]

http://www.dnainfo.com/chicago/20130725/logan-square/congress-theater-closed-until-october-unless-new-operator-steps

"Meanwhile, a scheduled hearing last week to appeal the revocation of the Congress Theater's liquor license was postponed until September, meaning the theater would be allowed to serve liquor if it reopens before then."

Just realized we never heard anything about the September court date. DeRo would have posted about it if it had happened. Anyone know what's going on with Congress and why we didn't atleast hear that the Sept. date had been postponed again?

[untitledreality]

7 floor, 45 unit apartment building planned for Polish Triangle...

The conversation about density comes just before a East Village Association board meeting next Monday, where the group will review another developer's plan to construct a 7-story, 45-unit apartment building at 1515-1517 N. Haddon Ave.

That proposed development would require a vintage two-flat building at 1517 W. Haddon St. built in 1915, as well as an adjacent property at 1515 W. Haddon St., to be demolished.

Because the buildings are within 600-feet of public transit, the developers would not be required to provide parking to the residents of the 45 apartments.

http://www.dnainfo.com/chicago/20131106/east-village/east-village-development-boom-threatens-soul-of-neighborhood-critics-say

[untitledreality]

Property owner moving forward with plans for upsizing the 3800 block of North Broadway...

The local businessman who owns Spin nightclub and several Lakeview buildings wants to increase the size of his properties across from the Chateau Hotel on Broadway to six stories.

...

Gassman asked East Lake View Neighbors to change zoning so that all his buildings could be built to six stories, a potential $10 million project, he said. The buildings now range from one to three stories. The Chateau Hotel is six stories.

The first floors would stay commercial, the second floors would host offices and the rest would be residential, he said. Mostly "condo-quality" three-bedroom, two-bathroom rental apartments will fill the residential area.

...

Though he did not have images of the entire project, the buildings would retain the classic red brick look now seen there, he said. The corner building with Starbucks, a two-story building with birds lining the roof, would keep its historic facade, and Gassman would build above it, he said.

http://www.dnainfo.com/chicago/20131107/lakeview/owner-of-spin-wants-raise-buildings-across-from-chateau-six-stories

[LouisVanDerWright]

7 floor, 45 unit apartment building planned for Polish Triangle...

This building is being designed by Brinstool and Lynch and will have a astoundingly small street presence (it is on an incredibly awkward lot that is currently some kind of industrial use). I like the parking ratio as well. I've heard some creative pre-fab construction techniques are in the works as well.

http://www.dnainfo.com/chicago/20130725/logan-square/congress-theater-closed-until-october-unless-new-operator-steps

"Meanwhile, a scheduled hearing last week to appeal the revocation of the Congress Theater's liquor license was postponed until September, meaning the theater would be allowed to serve liquor if it reopens before then."

Just realized we never heard anything about the September court date. DeRo would have posted about it if it had happened. Anyone know what's going on with Congress and why we didn't atleast hear that the Sept. date had been postponed again?

From what I understand, the same announcement I hinted at earlier this year is still in the works, just taking a while to untangle the mess around the property. Keep your ears peeled, knowing how political the music industry can be, you can bet there is a reason Dero hasn't said anything in a while.

[the urban politician]

The news about upzoning those properties on N Broadway in Lakeview is really exciting. I think this has been bound to happen for a really long time

[denizen467]

Here's another infill to be glad about, although maybe it has been mentioned here before -- there's an eye-poppingly nice Chipotle at Clinton & Grenshaw (a few steps north of Roosevelt) that replaced a homely one-story 1960s industrial building. Surely it was by one of the new guard of local architects?

It does adopt the tiny-structure-surrounded-by-a-surface-lot style suburban layout, but it fortunately is situated to hold the corner, with the parking tucked back somewhat. It's highly unlikely it'll survive even a decade, given the boom around Roosevelt, but it sets great precedent. Why can't this happen to all infill in the city? Sorry no pics, but if someone with a camera is in the area, please do post.

[Mr Downtown]

If you mean parking behind, that's been required by the zoning code since 2004.

If you mean the architecture, that's the choice of the chain, for branding purposes. You wouldn't be so happy if the tenant were Sonic or Taco Bell.

[george]

7 floor, 45 unit apartment building planned for Polish Triangle...

Contrary to some local opinion, this project is a good fit for this site. Surrounded by roughly 85% alleys, the added height only adds to the value of this residential development. A concern is it will attract transient residents due to the sub standard views it provides. The upper floor units will be prime views and price points. It's currently surrounded by a few 4-7 story residential structures. Not to mention nearby Noble Square Coop. The public transit oriented concept and low parking ratios are also a plus. Bring it on.

View of the existing structure to be demolished

http://imageshack.us/a/img5/709/99gw.jpg



Rear window view of neighboring units

http://imageshack.us/a/img585/3526/2v0t.jpg


http://imageshack.us/a/img824/2239/jg38.png

[marothisu]

Is work starting on the New City development near North & Clybourn? I noticed a building permit issued the other day for $2 million at 1457 N Halsted for foundation and caisson work. The owner is listed as "1515 N Halsted LLC"

[Skyguy_7]

^ I noticed they had some fresh signage while I was at the Apple Store on Tuesday. Though, there was no equipment on site to speak of.

[ardecila]

Contrary to some local opinion, this project is a good fit for this site. Surrounded by roughly 85% alleys, the added height only adds to the value of this residential development. A concern is it will attract transient residents due to the sub standard views it provides. The upper floor units will be prime views and price points. It's currently surrounded by a few 4-7 story residential structures. Not to mention nearby Noble Square Coop. The public transit oriented concept and low parking ratios are also a plus. Bring it on.

I haven't seen the design, but it looks like it could be built with a nice interior courtyard to address the view issues.

[the urban politician]

If you mean parking behind, that's been required by the zoning code since 2004.

Wrong.

The strip mall ordinance unfortunately uses the word "should" instead of "must" when advising to put parking in the rear and have storefronts meet the sidewalk.

My biggest gripe about it...

[wierdaaron]

Has work on Tower of Jewel already started? Went by Clark/Division last night in a bus and part of Division was blocked off with caution signs and fencing was put up. Could have just been road work.

[emathias]

Has work on Tower of Jewel already started? Went by Clark/Division last night in a bus and part of Division was blocked off with caution signs and fencing was put up. Could have just been road work.

Division is blocked off while they completely reconstruct the Clark/Division Red Line subway station. Been underway for around a year already I think. They should be opening the new Lasalle entrance and temporarily closing the Clark entrance soon.

[marothisu]

Has work on Tower of Jewel already started? Went by Clark/Division last night in a bus and part of Division was blocked off with caution signs and fencing was put up. Could have just been road work.

Where was the fencing around? There's been fencing there for over a year for the remodel (or whatever it is) of the Clark/Division Red Line stop. Perhaps it was that...?

[wierdaaron]

^&^^ Ah, yeah, sorry. I don't get north of Chicago Ave very often. I forgot about the subway work.

[Rizzo]

Speaking of which...half the subway platform has been redone so far.

[ChiPsy]

Speaking of which...half the subway platform has been redone so far.

Do you know if they'll have to cut through (and block) the road surface to complete the other half -- or will it be completely underground work?

Fifield is supposedly presenting a revised Tower of Jewel proposal to Sandburg neighborhood groups very soon, btw. We'll see what happens...

[ardecila]

^ I'm not sure... I know the current mezzanine will be closed entirely while it is renovated, and the only access will be via the new LaSalle entrances. I'm not sure how they will handle road closures, but I assume some portion of Division will remain closed for construction staging.

A side note... I really hope this can be achieved on budget. CDOT is doing the work for 44% less than the Grand/State project cost, largely because they were able to close off the street for staging and they don't need to do the renovation with CTA riders constantly streaming through the site. This is a good model for any future subway renovations.

[Rizzo]

I can't imagine them needing to. I believe the road closure was for the new Lasalle and Division mezzanine and that will have ADA access. Don't know if the Clark entrance is getting elevators, but it will probably get escalators.

[ardecila]

Ah, you're right. The existing mezzanine will not be expanded so they won't need to rip up the road, but it sounds like they might widen the stairways to allow for escalators.

Bonus: floorplan of the original mezzanine. Note the connection to the Mark Twain Hotel at the SW corner.

CTA Clark/Division Floorplan
http://img706.imageshack.us/img706/7462/ljz0.jpg

[ChiPsy]

^^

Whoa -- what a great find!

[george]

I haven't seen the design, but it looks like it could be built with a nice interior courtyard to address the view issues.

http://imageshack.us/a/img266/2376/o76p.png

[Rizzo]

Ah, you're right. The existing mezzanine will not be expanded so they won't need to rip up the road, but it sounds like they might widen the stairways to allow for escalators.

Bonus: floorplan of the original mezzanine. Note the connection to the Mark Twain Hotel at the SW corner.

http://img706.imageshack.us/img706/7462/ljz0.jpg

Also note the washrooms. I'd rather have those get dirty and disgusting than the platforms.

[untitledreality]

http://imageshack.us/a/img266/2376/o76p.png

That looks fantastic, much better than I was expecting, even after hearing it was B+L. Hopefully this makes it through all the oncoming bullshit clean.