CHICAGO | General Developments

[Tom Servo]

To me, the really infuriating thing is that there's a great example of how to do it right little more than a mile and a half down Lawrence:

http://media.cdn-redfin.com/photo/68/bigphoto/434/08109434_0.jpg

There's your density upgrade, there's your filled corner, there's your dual entrances and your de-emphasized parking. And a not-bad contextual design.

Excellent example. Thank you.


I sure hope that wasn't your definitive list of places in town where people live without cars or while not using theirs very much, because if it is then you don't know this city as well as you think you do.
.

Lol, okay, guy. Learn how to read more carefully, and read my post again. In any event, I drive almost everyday and to most places... because I can. I hate the damn busses. I only reluctantly take the nasty train to Cubs games or to bars. And for the record, I also drive to my parents house, which is in the city, the same place I lived in high school. Most of my friends share the same car usage... as was my original point: it is absurd to claim that the majority of Chicagoans walk or take public transit.

[Vlajos]

To me, the really infuriating thing is that there's a great example of how to do it right little more than a mile and a half down Lawrence:

http://media.cdn-redfin.com/photo/68/bigphoto/434/08109434_0.jpg

There's your density upgrade, there's your filled corner, there's your dual entrances and your de-emphasized parking. And a not-bad contextual design.

Thank you.

[XIII]

it is absurd to claim that the majority of Chicagoans walk or take public transit.

Avg number of daily CTA rides: 1.7 million.

I think its safe to say around 1 million people in a city of 2.8 million are taking the CTA each day. That doesn't include those who walk or bike to work (i.e. most of river north/loop area).

I think it is safe to say a majority of those in the city use transit or walk on a daily basis.

[Chi-Sky21]

Avg number of daily CTA rides: 1.7 million.

I think its safe to say around 1 million people in a city of 2.8 million are taking the CTA each day. That doesn't include those who walk or bike to work (i.e. most of river north/loop area).

I think it is safe to say a majority of those in the city use transit or walk on a daily basis.


Probably less, you can divide that number in half at least to get the true amount of people due to multiple rides per person per day. However it does not account for Metra from the burbs, walking and biking like you already said. The point is, i think we all would like to see more TOD development, it just makes sense. HOWEVER, the car isn't going anywhere so businesses must make allowances for them. It's just a matter of them doing so in a way that fits with each particular location. I think BWChicago already provided a good example of what we would all like to see...now can we please stop the petty bickering about this stupid parking lot and get back to the business of thinking up a better chicago! That being said, i really think that plan for the old Childrens memorial hospital location is pretty good!

[marothisu]

Lol, okay, guy. Learn how to read more carefully, and read my post again. In any event, I drive almost everyday and to most places... because I can. I hate the damn busses. I only reluctantly take the nasty train to Cubs games or to bars. And for the record, I also drive to my parents house, which is in the city, the same place I lived in high school. Most of my friends share the same car usage... as was my original point: it is absurd to claim that the majority of Chicagoans walk or take public transit.

First, I never claimed that the vast majority of Chicagoans walk or take public transit. Even though, there is a semi large percentage of people who use public transit on a daily basis. The daily ridership of the CTA is about 1.7 million. If you halve that to get the number of unique people riding public transit everyday, that amounts to over 30% of the population of Chicago. Even if you say 200,000 of those people are tourists or suburbanites riding the system everyday, that's still about 25% of the population. Is it the MAJORITY of the population? No, but it's still a lot of people and a sizable chunk of the population. This is also not counting people whose lives revolve around small areas and have the ability to walk almost everywhere in their daily lives. There's also thousands of people who bike everywhere, which will only continue to rise in small amounts in some areas thanks to Divvy.

Secondly, everyone has a differing of opinion. Just because you don't like public transit doesn't mean that everyone else is in the same camp as you. I certainly understand people who don't enjoy it, and I understand people who do "enjoy" it. It comes in all shapes and sizes, and shitting on someone because they like to ride public transit is not the way to go. I have friends who are former VPs of large companies who moved to Chicago (no, not from Michigan) who are multi millionaires, who don't even own cars here. They ride public transit and walk everywhere.

Personally, I enjoy the ability to be able to walk to places, or take a 5 minute train or bus ride to some place. I enjoy the ability to be social by walking on the street or taking public transit and perhaps striking up a conversation with people using these modes of transportation. Being spontaneous, actually slowing down and being able to explore an area with all my senses. I can't do any of that through a car. For the record, I love driving, but I enjoy actually being outside and being social, exploring, and stopping to actually look at things more. Hell, I even enjoy seeing the vast amount of personalities on the bus or train. It lets my imagination go even more freely and has made for some funny stories.

I know it may come as a surprise to many people, but before the 1940s or 1950s, the use of the car was not that great. Shitting on people for wanting to be in a walkable community and public transit driven community is not only shitting on the millions upon millions of people who live that way around the world currently in a variety of different economies, but also shitting on the millions upon millions of people who lived that way once upon a time even in this country who had zero problems with it.

Again, I'm not saying the car is a terrible, terrible thing. I really enjoy driving. However, there's many people who live in this city, not to mention millions upon millions around the world, who enjoy not using a car to get everywhere. I could easily have a car - I live in a high rise downtown and go on international vacations every year. However, I actively choose not to because the advantages of not owning one outweigh the disadvantages to me.

[LouisVanDerWright]

This discussion is getting boring, but don't forget that not all citizens of Chicago work. 25% or more of the city probably take transit each day, but probably close to 50% of the population is not working because they are retired, children, a stay at home spouse, or unemployed. I am willing to bet mode share for the automobile is probably around or just under 50% with the rest using bikes, transit, or walking.

[Pilton]

Cars v. Transit Today's Tribune:

http://www.chicagotribune.com/news/opinion/editorials/ct-transit-parity-edit-1220-20131220,0,7409997.story

[Vlajos]

Probably less, you can divide that number in half at least to get the true amount of people due to multiple rides per person per day. However it does not account for Metra from the burbs, walking and biking like you already said. The point is, i think we all would like to see more TOD development, it just makes sense. HOWEVER, the car isn't going anywhere so businesses must make allowances for them. It's just a matter of them doing so in a way that fits with each particular location. I think BWChicago already provided a good example of what we would all like to see...now can we please stop the petty bickering about this stupid parking lot and get back to the business of thinking up a better chicago! That being said, i really think that plan for the old Childrens memorial hospital location is pretty good!

Does a Walgreens with a parking lot (replacing an existing mixed use building) next the Kimball Brown Line station make for a better Chicago?

[marothisu]

Cars v. Transit Today's Tribune:

http://www.chicagotribune.com/news/opinion/editorials/ct-transit-parity-edit-1220-20131220,0,7409997.story

It seems awkward to me that people in government would bitch about emissions, traffic, etc and then basically downgrade an incentive to help deal with it.

[emathias]

It seems awkward to me that people in government would bitch about emissions, traffic, etc and then basically downgrade an incentive to help deal with it.

I'm so used to the Tribune practically being a suburban paper that I'm a bit speechless to see this as their editorial.

[marothisu]

Restaurant build-out at 1219 N Wells (just north of Division) belonging to Edward Smolyansky, who's the CFO of Lifeway who is the largest producer of Kefir in the world. $800K and it's zoned for basement, first, and second floor for a restaurant. Work includes patron area and a bar (amongst restrooms, kitchen, etc). I wonder what's going in there? Hopefully not a sports bar..

Interestingly enough, the LoopNet listing says there's going to be a Trader Joe's and Movie Theater built adjacent to this. Is there anything to this or is it just old?

[pilsenarch]

just to add my two cents:

Mr. D is right, Walgreens thinks this design will maximize profit and it would be hard to argue that any other design would be as efficient in making money for them.

But do we want Walgreens, or for that matter Walmart, Target, any other international conglomerate, etc. in charge of urban planning in our city?

Of course not... I would argue that zoning at the terminal of the fastest growing rail line in the city should prohibit any parking. If that keeps Walgreens from building, so be it. Somehow, I think they will still find a way to build, though and conform to good city planning - there are too many examples of these corporations conforming to good planning when it is required.

And Servo, anyone who lives in a city in Chicago and argues that public transportation is disgusting does not have much ground to stand on when criticizing development across from a station...

[Vlajos]

just to add my two cents:

Mr. D is right, Walgreens thinks this design will maximize profit and it would be hard to argue that any other design would be as efficient in making money for them.

But do we want Walgreens, or for that matter Walmart, Target, any other international conglomerate, etc. in charge of urban planning in our city?

Of course not... I would argue that zoning at the terminal of the fastest growing rail line in the city should prohibit any parking. If that keeps Walgreens from building, so be it. Somehow, I think they will still find a way to build, though and conform to good city planning - there are too many examples of these corporations conforming to good planning when it is required.

And Servo, anyone who lives in a city in Chicago and argues that public transportation is disgusting does not have much ground to stand on when criticizing development across from a station...

That was worth much more than $0.02.

[Jibba]

The real issue with the Walgreen's, to me, is that it's an affront to the social contract that everyone is invariably subject to when they move to a municipality (or live in any civilization with even a primitive form of government, of course, but the point being that cities have more elaborate and numerous stipulations because of the closer proximity of every person residing within one and the inevitable increase in conflicts of interest that arise).

Anyway...of course Walgreen's has an incentive to pave half of the entire development site with asphalt, because, of the two main factors that shape development, economics (cost) and policy, cost is not an issue for them. The cost of providing the parking lot is probably so marginal for them that they figure, "Hey, why not? It's certainly not going to decrease sles." And if the policy underpinning the site allows for such a thing, then of course they're going to build it, because they will make every effort to ensure they grab as many potential customers as possible even if the additional amount of customers that use the parking lot is marginal. Since they cost to them is so marginal, too, then it's worth it to them.

Also, they will exploit the economics and policies in place if for nothing more than to ensure that each new store is consistent with the experience of the brand that Walgreen's wants everyone to have, and this is wholly for their benefit only. Are we willing to give up developable space for an entity's branding prerogatives?

And the costs of the parking lot, mind you, are not marginal to everyone else, as the externalities are many: increased traffic, loss of population density, increasingly hazardous pedestrian environment, loss of historic building stock, etc. It is complete self-interest and disregard for the urban environment under the pretense of convenience for their customers, and I'm calling bullshit. There is no way that this store wouldn't be 99% as successful without the parking lot than with it, and yet it decimates more than 80% (or more) of the functionality of the parcel (when accounting for the 50% taken up by the asphalt plane and the loss of the upper stories of the existing building et cetera).

[Chi-Sky21]

Does a Walgreens with a parking lot (replacing an existing mixed use building) next the Kimball Brown Line station make for a better Chicago?

Depends, is your only definition of a better Chicago more TOD. Maybe a better Chicago is a Walgreens generating far more taxes than the current structure probably does. Or maybe a better Chicago would be to turn it all into a public plaza since its near public transportation. Maybe the owner can't secure financing for a bigger building. There is a relatively new condo building right next to this, maybe the units are not selling/renting. I for one would not want to live right across the street from a noisy L station/tracks.

[r18tdi]

So why did Lincoln Elementary School need to be expanded in order for CMH to move forward when 75% of the proposed units are single bedroom? I'm confused by this one.

[k1052]

So why did Lincoln Elementary School need to be expanded in order for CMH to move forward when 75% of the proposed units are single bedroom? I'm confused by this one.

To buy off the neighborhood who shit a brick at the density and went into full "think of the children mode" when the initial proposal came out. I assume the mayor and Ald Smith made a deal to try and smooth this over. Given the batshit insane NIMBYism over where a couple trucks might unload down at that Webster project I make no predictions as to the success of this strategy.

[denizen467]

As the saying goes, pics or it didn't happen.
I wasn't sure the Ferragamo store was fully complete yet, but in any event night shots of lighted things can be a little difficult and I await the eventual brilliant efforts of our crack team of expert photogs.
These particular examples make me happy though. The design of 645 North Michigan is much more palatable than the mutilated Realtor Building.
I'm very satisfied with them too.
A small tower crane has popped up / is rising alongside the W Lakeshore hotel building. I wonder if they are refurbing the facade, or hopefully doing something drastic and productive with the lower parking levels - those could serve as a nice overlook onto the lake.
Looks like it might be a facade refurb. The almost-tower-crane thing ended up not rising any further and seems to be just for hoisting material up to the roof of the parking podium. From there, there are further tracks/rails going up the entire tower facade. With HVAC punchouts for every room currently, the W Lakeshore has a drab '70s facade and it must look especially ugly on their website, amongst all the other W hotels. Plus, this prominent but overlooked stretch of LSD would be a great location for a signature re-do, or even just an understated, elegant one. (Anyway, all this is just speculation, and hoping that it's not just fixing leaks or something.)

[Mr Downtown]

The more I study the Walgreens rendering, the more puzzling it is. I don't see how zoning would permit a parking lot on the corner rather than to the west, where the current parking lot is. And of course the new condo building to the south isn't shown in the rendering. Are we sure we're looking at an actual rendering for the site in question?

If so, only one of the three corners at Lawrence & Kimball would be held by a building (the CTA terminal). Well, I guess that would make it easier to install a roundabout . . .

[ardecila]

Yes. Full documentation, including site plans, can be found at the 33rd Ward website.

http://www.33rdward.org/our-community/zoning-and-development

[marothisu]

Came across the renovation for 6134 N Kenmore, which is a 5 story, 40 unit apartment building near the Granville Red Line stop. I saw there was a big fire there last May with 12 fire engines (http://chicago.cbslocal.com/2012/05/27/extra-alarm-fire-burning-at-rogers-park-apartment-building). Recently sold -does anyone know if it's been out of commission since? If it has been then it's even better news that someone is going to renovate and put it back for people to rent.

[killaviews]

Came across the renovation for 6134 N Kenmore, which is a 5 story, 40 unit apartment building near the Granville Red Line stop. I saw there was a big fire there last May with 12 fire engines (http://chicago.cbslocal.com/2012/05/27/extra-alarm-fire-burning-at-rogers-park-apartment-building). Recently sold -does anyone know if it's been out of commission since? If it has been then it's even better news that someone is going to renovate and put it back for people to rent.

That is one of the Flats properties:
http://www.flatschicago.com/edgewater-apartments-chicago/6134-kenmore/

[jc5680]

It what seems like a good sign for that clark/belmont development, The Alley stores is sending out "Moving Sale" promotional emails. Looks like The Alley, Blue Havana, and Taboo Tabou are all exiting their current retail locations.

http://www.j-carlson.com/ancilary/the-alley.jpg

[J_M_Tungsten]

Pretty sure I saw steel above the first floor when I went by today.

Just drove by. Still only one stuctural steel level.

[BWChicago]

It says moving and consolidating sale, so they're probably just shuffling spaces around internally to make way.

[spyguy]

The Ferragamo flagship store (Erie & Michigan) facade was fully unveiled/uncovered the other night. It follows the momentum of Burberry, on the same block, of having lots of illuminated elements embedded into a facade that extends at least a couple floors up. It's interesting that retailers (and landlords) have finally gotten ambitious enough that they'll completely reclad the bottom couple floors of a skyscraper if the existing streetside look would be just too generic..

The Zegna store was also upgraded:
http://farm3.staticflickr.com/2837/11079091975_f120b4aa3e_c.jpg (http://www.flickr.com/photos/zol87/11079091975)
zol/flickr


Some interesting stuff going on in that general area. Hey SpyGuy, what happened to that 30+ story tower proposed by Fifield at the SW corner of Orleans & Chestnut?

Still exists. They're aiming to start construction in May. I'm sure we'll hear/see more in the not-too-distant future.


It's time. I'm really hoping that Sears decides to completely throw in the towel on its sad State Street towel (as opposed to downsize it) with the CPS lease.

I forget the original terms of the deal, but didn't Sears get incentives for opening that store and the office space they also took in that building?

[marothisu]

Still exists. They're aiming to start construction in May. I'm sure we'll hear/see more in the not-too-distant future.


Wow, amazing... Yeah there's nothing in the news about this I don't think. I'd love to see a rendering for this or a site/name or something. Ahh!

[J_M_Tungsten]

Other Michigan ave renovation
http://i592.photobucket.com/albums/tt1/JMTUNGSTEN/New%20pics/FA2CA68F-24B1-43B5-994B-B2BEDD7C4F11.jpg (http://s592.photobucket.com/user/JMTUNGSTEN/media/New%20pics/FA2CA68F-24B1-43B5-994B-B2BEDD7C4F11.jpg.html)

http://i592.photobucket.com/albums/tt1/JMTUNGSTEN/New%20pics/2B04CAD9-2CE3-4C6D-AB16-94C8EF70D19B.jpg (http://s592.photobucket.com/user/JMTUNGSTEN/media/New%20pics/2B04CAD9-2CE3-4C6D-AB16-94C8EF70D19B.jpg.html)

[wierdaaron]

The British School South Loop site is now covered in black tarp (which is itself covered in snow and ice). I don't know nuffin about site prep work so I can't say what that means.

[marothisu]

The British School South Loop site is now covered in black tarp (which is itself covered in snow and ice). I don't know nuffin about site prep work so I can't say what that means.

I posted an article last week. I think the groundbreaking is slated for February now.

[wierdaaron]

Yeah I knew it was back on, but I don't know what the tarps/liners are for. Maybe to keep the dirt warm so it's easier to excavate come February.

[denizen467]

Still exists. They're aiming to start construction in May. I'm sure we'll hear/see more in the not-too-distant future.
30 stories at Orleans and Chestnut?? That's total frontier stuff, way west (and somewhat north) of how far density has expanded from the lake and downtown so far. They should name it The Lewis & Clark. Great news. (Will residents want to see the Cabrini 3-story apartments torn down before they move in? The shopkeeper of Munchies was murdered a couple years ago, just three blocks up from there.)

[marothisu]

30 stories at Orleans and Chestnut?? That's total frontier stuff, way west (and somewhat north) of how far density has expanded from the lake and downtown so far. They should name it The Lewis & Clark. Great news. (Will residents want to see the Cabrini 3-story apartments torn down before they move in? The shopkeeper of Munchies was murdered a couple years ago, just three blocks up from there.)

Kind of, but not 100%. Chestnut Tower is on Chestnut & LaSalle and that's 36 stories. Around the Brown Line stop but south of Chicago are some high rises too over 20 stories and continuing to the river. However, you're right in saying that north of Chicago and west of about Wells is new frontier for big high rises.

Can't wait to see this one - hope it's good! Hopefully all the good food in that immediate area can stay around for awhile too. This area is kind of slowly sprouting up between the place that MK is building (looks almost topped out?), the new townhomes where the Cabrini school was, and now this 30+ story high rise. Some new nightlife in the area again like Parliament lounge (used to be Crimson lounge) and even a night club (Bodi - Orleans & Locust). Some places on Chicago too.

[harryc]

https://lh3.googleusercontent.com/-TuyyugIufVw/Uqc397YC6eI/AAAAAAAB1ag/OETYqLpLABY/w958-h719-no/P1370660.JPG
Dec 6

https://lh5.googleusercontent.com/-quHOcEObgHM/UrdZ5CL7lUI/AAAAAAAB1rQ/0T9O_35tZHo/w958-h719-no/P1380171.JPG
Dec 12

https://lh6.googleusercontent.com/-uBoK6W7JhkA/UrdZ6YUDWlI/AAAAAAAB1rU/lOle-NuSV70/w958-h719-no/P1380174.JPG
Dec 12

[harryc]

Dec 12
https://lh4.googleusercontent.com/-i8ipgK0b878/Urdf1UGvDxI/AAAAAAAB1sM/H2Nle0AN4k8/w958-h599-no/IMG_0287.JPG

https://lh5.googleusercontent.com/-NU4CBKENOLc/Urdfh6FvAwI/AAAAAAAB1r4/J3LlJWkgfYA/w957-h597-no/IMG_0304.JPG

https://lh6.googleusercontent.com/-P_ISGHO9hhE/UrdfhNScvxI/AAAAAAAB1rw/j079sPWy4dc/w958-h719-no/IMG_0297.JPG

Dec 17
https://lh6.googleusercontent.com/-hNYVsOmjWlo/Urdfi_sXRbI/AAAAAAAB1sA/kEgHZHAPqzw/w957-h602-no/P1380691.JPG

Dec 18
https://lh3.googleusercontent.com/-t9g8WmXSZBo/UrdfjnFaYtI/AAAAAAAB1sE/ImIdYO96Nqw/w958-h598-no/P1380767.JPG

[Mr Downtown]

A soil testing truck was working on the D2 Curve site (between South Loop Target and Amli South Loop) on Friday. I've heard nothing, though.

[wierdaaron]

A soil testing truck was working on the D2 Curve site (between South Loop Target and Amli South Loop) on Friday. I've heard nothing, though.
I saw people taking measurements of that site a few months ago. If something is moving in there I hope it fills in the curb.

[PerryPendleton]

other michigan ave renovation
http://i592.photobucket.com/albums/tt1/jmtungsten/new%20pics/fa2ca68f-24b1-43b5-994b-b2bedd7c4f11.jpg (http://s592.photobucket.com/user/jmtungsten/media/new%20pics/fa2ca68f-24b1-43b5-994b-b2bedd7c4f11.jpg.html)

http://i592.photobucket.com/albums/tt1/jmtungsten/new%20pics/2b04cad9-2ce3-4c6d-ab16-94c8ef70d19b.jpg (http://s592.photobucket.com/user/jmtungsten/media/new%20pics/2b04cad9-2ce3-4c6d-ab16-94c8ef70d19b.jpg.html)

more than anything else on mich ave that needs renovation is the old, gross, white walgreens at the north end by the water tower.

[LouisVanDerWright]

more than anything else on mich ave that needs renovation is the old, gross, white walgreens at the north end by the water tower.

That was already renovated a while ago...

[SamInTheLoop]

Just a small random collection of current/recent demoltions I've noticed in different parts of the Southwest side, wondering if anyone has any additional info about these:

- on Ashland, south of 35th. I believe this is part of the old Wrigley complex. At least part of it beling demolished. At first, I saw the large crane from the north and thought it was for the Ashland Ave overpass that is currently being taken down (similar to the one on Ashland further north near Archer that was taken down several years ago)...but no, separately, they are actually taking down at least part of this large industrial complex. Incidentally, this is just a couple blocks or so north of where that massive fire leveled a warehouse building a couple years back (incredible photo of the surreal ice world aftermath, by the way, in a very recent National Geographic)

- just south of the Stevenson, and West of the McKinley park Target (so just west of Damen), demolition of an industrial building/buildings

- Kedzie and 55th - larger old LaSalle Bank building recently demolished (not sure if this was still in use at all in the time since Bank of America bought LaSalle)....

[AlexanderRek]

Drove by 955 W. Grand Yesterday and recognized a public notice was posted. The notice reads as follow, Change residential planned development No. 1082 to RM 5.5 Residential Multi Unit District to allow for a private school (Pre – Kindergarten – 8th Grade) in existing building. 955 Grand Ave Adventures, LLC is the applicant named.

[PerryPendleton]

That was already renovated a while ago...

The exterior?

[LouisVanDerWright]

The exterior?

Yes? The one on the SE corner of Michigan and Chicago? The entrance was completely rebuilt and now sports a chrome Walgreens logo and butt-glazed glass. Very nice a modern touch on the base of a classically modern 1960's highrise. The entire interior was renovated too and is no longer a dark hole that hasn't been updated in decades.

http://goo.gl/maps/OF8LV

[PerryPendleton]

Yes? The one on the SE corner of Michigan and Chicago? The entrance was completely rebuilt and now sports a chrome Walgreens logo and butt-glazed glass. Very nice a modern touch on the base of a classically modern 1960's highrise. The entire interior was renovated too and is no longer a dark hole that hasn't been updated in decades.

http://goo.gl/maps/OF8LV

I think for "Michigan Ave" and a Chicago based company as big as Walgreens this is absolutely garbage.

[Mikemak27]

Alderman Mell and community groups support plan for a Walgreens across from The Brown Line stop at Kimball, just not one with a parking lot and curb cuts.

http://www.dnainfo.com/chicago/20131223/albany-park/walgreens-plan-for-new-albany-park-store-opposed-by-ald-mell-neighbors

[LouisVanDerWright]

^^^ Thank god! Kudos to Ald Mell for standing up for her neighborhood and basic, common sense, urban planning!

I think for "Michigan Ave" and a Chicago based company as big as Walgreens this is absolutely garbage.

What else would you have them do? Completely demolish and redo the first few floors of the building? Personally I like it's retrained, modern, appearance. Anything more and they would have ruined the aesthetic of the building they are in as multiple other Michigan Ave retailers have done.

[Justin_Chicago]

Double post

[Justin_Chicago]

I hope they do not make the same mistake as the Sheridan redline stop.

[SamInTheLoop]

Alderman Mell and community groups support plan for a Walgreens across from The Brown Line stop at Kimball, just not one with a parking lot and curb cuts.

http://www.dnainfo.com/chicago/20131223/albany-park/walgreens-plan-for-new-albany-park-store-opposed-by-ald-mell-neighbors


Fantastic news!

[the urban politician]

I like that Ald Mell pushed for them to consider reusing the existing building. That would always be ideal

[kemachs]

I like that Ald Mell pushed for them to consider reusing the existing building. That would always be ideal

So at Madison and Oak Park Ave, Walgreens re-used part of a historic building and added onto it with a pretty cool (IMO) simple yet modern addition. It may not be the ideal choice for them, and the footprint of the payless store may be smaller than the re-used structure in Oak Park, but I wonder if enough pressure would force them to use the same creativity here.

Edit: Pretty comparable, actually

http://i39.tinypic.com/2qjxbx1.jpg

and arguably more worthy of saving, although the loss would be more tolerable with added density

http://i40.tinypic.com/2uethmb.jpg

[harryc]

Thank you for the side/by/side kemachs - the OP one does look very nice - if you are looking for a Walgreens/CVS it is pretty obvious, but it is otherwise unobtrusive.

[untitledreality]

So at Madison and Oak Park Ave, Walgreens re-used part of a historic building and added onto it with a pretty cool (IMO) simple yet modern addition. It may not be the ideal choice for them, and the footprint of the payless store may be smaller than the re-used structure in Oak Park, but I wonder if enough pressure would force them to use the same creativity here.

Edit: Pretty comparable, actually

This quick side by side needs to be sent to the Alderman. Direct comparables have a way of making a strong case.

[BWChicago]

New plan drops the additional story from the Eagle building on Broadway, but the new building design is even more of a turd now. http://james46.org/wp-content/uploads/2011/10/BROADWAY.pdf

[Chicago Shawn]

Alderman Mell and community groups support plan for a Walgreens across from The Brown Line stop at Kimball, just not one with a parking lot and curb cuts.

http://www.dnainfo.com/chicago/20131223/albany-park/walgreens-plan-for-new-albany-park-store-opposed-by-ald-mell-neighbors

This news just made my week.

My favorite quotes made by the Alderman, from the article:
"For some people, it's hard to visualize that not everyone drives a car,"

"Close your eyes and it looks like you're in Schaumburg or Bolingbrook," she said. "We think our neighborhood warrants a little more thought. We would love to have them show this building and our community the same thoughtful eye they've shown Bucktown."

That is so refreshing to hear. Thank you Alderman Mell.

[Chicago Shawn]

Just a small random collection of current/recent demoltions I've noticed in different parts of the Southwest side, wondering if anyone has any additional info about these:

- on Ashland, south of 35th. I believe this is part of the old Wrigley complex. At least part of it beling demolished. At first, I saw the large crane from the north and thought it was for the Ashland Ave overpass that is currently being taken down (similar to the one on Ashland further north near Archer that was taken down several years ago)...but no, separately, they are actually taking down at least part of this large industrial complex. Incidentally, this is just a couple blocks or so north of where that massive fire leveled a warehouse building a couple years back (incredible photo of the surreal ice world aftermath, by the way, in a very recent National Geographic)

- just south of the Stevenson, and West of the McKinley park Target (so just west of Damen), demolition of an industrial building/buildings

- Kedzie and 55th - larger old LaSalle Bank building recently demolished (not sure if this was still in use at all in the time since Bank of America bought LaSalle)....

The building at 32nd/Damen had a demo permit pulled on the 19th. The building is half gone now, they wasted no time on it. It was a 1 story warehouse/cross dock facility most recently used for recycling wood pallets. No replacement has permits yet.

[the urban politician]

New plan drops the additional story from the Eagle building on Broadway, but the new building design is even more of a turd now. http://james46.org/wp-content/uploads/2011/10/BROADWAY.pdf

^ This project doesn't ring a bell, had we discussed this before?

[BWChicago]

Yeah, about a month ago: http://forum.skyscraperpage.com/showthread.php?p=6353626

[Kenmore]

New plan drops the additional story from the Eagle building on Broadway, but the new building design is even more of a turd now. http://james46.org/wp-content/uploads/2011/10/BROADWAY.pdf

takes depressing and institutional to a new level. :yuck:

[the urban politician]

^ Ahh, I got it. I don't know, while there are some old buildings being demo'd it adds a good amount of vertical density to the block, in addition to some office space. I don't understand why the first 2 levels look so crummy, but all in all I don't think it's too bad

[Buckman821]

^ Ahh, I got it. I don't know, while there are some old buildings being demo'd it adds a good amount of vertical density to the block, in addition to some office space. I don't understand why the first 2 levels look so crummy, but all in all I don't think it's too bad

Agreed. The design of the new building is truly pathetic, but even so, this version is way way better than the last.

Kudos to Kemachs on the walgreens comparison, there is no reason the same effect cannot be achieved at the Albany Park location. When I have a little more time after Christmas I'll write the Alderman, I think others should as well.

[markh9]

Renovations on the Milwaukee Ave storefronts

http://i.imgur.com/CJza44W.jpg

http://i.imgur.com/iKMqCIy.jpg

Previously....

http://i.imgur.com/W78waUE.png

http://i.imgur.com/X5eFt9X.png

[VivaLFuego]

Reilly's recent newsletter proudly boasts of the ordinance he introduced to downzone the Village Theater/Elly's site at Clark & North from B3-5 to B3-3. I can't tell if that already passed, or if it will be on the next meeting agenda - can any one confirm?
Is it legal to downzone a property while it is under-contract to a developer?

Downzoning can sometimes be considered a 'taking' requiring just compensation, but my understanding is that such compensation is generally only due when an owner/developer can demonstrate that major costs and contractual obligations have been incurred on the assumption of the former zoning. Maybe one of the zoning/lawyerly gurus on the forum can clarify.

That said, can any one confirm whether Reilly's down zoning already took effect, or if it is on agenda for an upcoming meeting?

[the urban politician]

Has anyone beet to Eataly?

I was there last weekend and we enjoyed it. Definitely want to go again.

[ardecila]

New plan drops the additional story from the Eagle building on Broadway, but the new building design is even more of a turd now. http://james46.org/wp-content/uploads/2011/10/BROADWAY.pdf

I wouldn't worry about it just yet. This is not even a building design, it's just a conceptual rendering where existing building photos were cut and pasted over a really rough sketchup model.

The "rendering" you see does not indicate the final arrangement/size of windows, color of brick, or anything else beyond the rough massing of the building.

What I see is a sensitive strategy that puts parking underground, leaves the Eagle building alone, and gives a nice scale to Broadway.

[BWChicago]

I wouldn't worry about it just yet. This is not even a building design, it's just a conceptual rendering where existing building photos were cut and pasted over a really rough sketchup model.

The "rendering" you see does not indicate the final arrangement/size of windows, color of brick, or anything else beyond the rough massing of the building.

What I see is a sensitive strategy that puts parking underground, leaves the Eagle building alone, and gives a nice scale to Broadway.

Notably, the base treatment suggested here mimicks the eagle building where the previous rendering did not. That's what I found troubling.

[supertallchaser]

i need......new supertall

[BWChicago]

i need......new supertall

Well, you're in the <12 floors thread, so this isn't the place to fill your needs.

[marothisu]

I just realized Domus Group, the ones behind that nice 6 story 23 unit building from MK near the Chicago Brown Line stop, has been pretty busy in Ukrainian Village. They were trying to build about 41 total new units around Erie/Ohio & Damen. A few were withdrawn and others not.

1952 and 1956 for both Erie and Ohio = 3 story, 6 units each (24 total units). 17 other units next to these look like were withdrawn.

[the urban politician]

I was just reading about Chinese immigration to the US, and read that in 1983, many areas of Brooklyn were in horrible shape with large amounts of storefront vacancies. But around that time a large amount of Chinese immigration began. A major chunk of that immigration headed for New York, and now New York has not only the largest Chinese population in the nation, but has several "Chinatowns" which have revitalized whole areas in the outer boroughs.

Now I realize Chicago can never see New York's numbers, but even if our city got a proportion of such numbers (East Asians are relatively underrepresented among Chicago's migrants) that could do wonders for many of our declining areas on the south and west sides. I especially think Chicago is well positioned for this because our main Chinatown is already on the south side, so that could be the "starting point" if you will for further inroads into south side neighborhoods.

Our most recent 2 mayors have made trips to China encouraging investment in Chicago, but I kind of wonder if a more concerted effort could be made to actually market the region to migrants? The way I see it, immigration is probably the only thing that will really wake up these desperate areas of the south and west sides, and I think we are pretty much maxed out with how much we will benefit from Mexican/South American immigration.

Anybody have any knowledge or insight about this? If this should be launched into its own thread that's okay by me as well.

[ardecila]

It's already happening to some extent although not to the scale of Brooklyn. Chinatown has already expanded south to take over Armour Square (between the Dan Ryan and the NS railroad viaduct down to 4300S). Bridgeport was once the home of elderly Irish and Italian ethnics, but now those groups are just vestigial and the Chinese are growing fast southward.

It's not inconceivable that one day 63rd/Halsted in Englewood might become a Flushing-like Chinese hub if trends continue. I doubt Chinese will jump the Dan Ryan into Bronzeville or Washington Park, but those areas may eventually gentrify instead.

As others have pointed out on this forum, both Daley and Emanuel spent huge amounts of time and effort building ties with China, and we arguably have the strongest Chinese community between the coasts. If more paths open up for legal immigration, we may see a Brooklyn-like surge.

[UPChicago]

I was just reading about Chinese immigration to the US, and read that in 1983, many areas of Brooklyn were in horrible shape with large amounts of storefront vacancies. But around that time a large amount of Chinese immigration began. A major chunk of that immigration headed for New York, and now New York has not only the largest Chinese population in the nation, but has several "Chinatowns" which have revitalized whole areas in the outer boroughs.

Now I realize Chicago can never see New York's numbers, but even if our city got a proportion of such numbers (East Asians are relatively underrepresented among Chicago's migrants) that could do wonders for many of our declining areas on the south and west sides. I especially think Chicago is well positioned for this because our main Chinatown is already on the south side, so that could be the "starting point" if you will for further inroads into south side neighborhoods.

Our most recent 2 mayors have made trips to China encouraging investment in Chicago, but I kind of wonder if a more concerted effort could be made to actually market the region to migrants? The way I see it, immigration is probably the only thing that will really wake up these desperate areas of the south and west sides, and I think we are pretty much maxed out with how much we will benefit from Mexican/South American immigration.

Anybody have any knowledge or insight about this? If this should be launched into its own thread that's okay by me as well.

Chicago being in the middle of the Country is less likely to draw any huge number of Asian immigrants. There is a critical mass things happening with this type of migration as well. Meaning as more Asians migrate to the East and West Coasts that's where they are likely to continue to migrate being that their families are likely to be there as well. Either way I don't think any city should hang their hopes on migrants, and I don't think they would boost declining areas.

[harryc]

It's already happening to some extent although not to the scale of Brooklyn. Chinatown has already expanded south to take over Armour Square (between the Dan Ryan and the NS railroad viaduct down to 4300S). Bridgeport was once the home of elderly Irish and Italian ethnics, but now those groups are just vestigial and the Chinese are growing fast southward.

It's not inconceivable that one day 63rd/Halsted in Englewood might become a Flushing-like Chinese hub if trends continue. I doubt Chinese will jump the Dan Ryan into Bronzeville or Washington Park, but those areas may eventually gentrify instead.

As others have pointed out on this forum, both Daley and Emanuel spent huge amounts of time and effort building ties with China, and we arguably have the strongest Chinese community between the coasts. If more paths open up for legal immigration, we may see a Brooklyn-like surge.

Been happening - my old boss had problems with her English, not because she emigrated at 3 with parents that still to this day speak Cantonese, but because she learned English in Bridgeport.

[marothisu]

Well, the Asian population in Chicago is the fastest growing out of any group. Last census, the population increased by almost 20%. I don't know about immigration in this, but at least areas in Near North Side are becoming a lot more Asian. Some areas in Streeterville/Lakeshore East are basically around or over 20%. In the last year or so, I've noticed a lot more around including ones moving into my building. It's also true, Bridgeport is now 35% Asian and near Chinatown in Bridgeport is more like 65% Asian now. Even parts of McKinley Park are around 35% Asian now.



Part of the other problem is also companies and sponsorship. My last girlfriend was from SE Asia and came here on some special type of VISA. Once that expired, nobody wanted to hire her because "sponsorship costs money." When she offered to pay for it herself (her family is wealthy), many said "well, we don't know what to do because we've never done it, so no." Then there's many others who go to schools in surrounding areas who come to Chicago while in college and party/shop all the time and love the city. They want to live here, which they can on another special type of VISA for 12-18 months. After that, I imagine many in town get turned away because of the above whereas it seems NYC and LA are more eager to do it.

It sucks because my now ex girlfriend's dad was actually thinking of starting a business in Chicago just because his daughter was there, and another one of her friends' parents were going to start a restaurant (yes we know about the $500K investment and green card thing). When both of them couldn't get sponsored after their VISAs expired, that was off the table. I can't imagine how many others there are like this. I have a friend here now originally from SE Asia and a wealthy family whose parents are thinking about buying a house here just because their son is here. I wouldn't be surprised if they wanted to start a business too.

If you are an international undergrad student too, chances are your parents have money. Tuition is way higher for international students even versus out of state. The local government should be doing more to encourage companies to sponsor the good ones because it can impact our economy in many positive ways - I know first hand.

[urbanpln]

The way I see it, immigration is probably the only thing that will really wake up these desperate areas of the south and west sides, and I think we are pretty much maxed out with how much we will benefit from Mexican/South American immigration.

Anybody have any knowledge or insight about this? If this should be launched into its own thread that's okay by me as well.

BINGO! IMO it is the fastest way to revitalize these areas but, there are some major local structural problems. I have touched on this so many times and have discussed this with many community leaders. I know you are sick of me saying this but here are the major problems as I see it (one who works on the inside).

1.) Most political leaders will run away from this approach or will not address it. On the ward level it is a threat because the elected official will feel threaten by the newcomers. They fear losing their job and power in the long run. Political opponents will use this to their advantage by rallying existing residents around the fear of being displaced and rendered powerless. This attitude is more prevalent in neighborhoods that house the poor (it's real in the racially charged world of Chicago). However silly that may sound to you it is the truth. It's really human nature. White ethic enclaves in Chicago used terror tactics to prevent change. African Americans use political impediments. Politicians thrive on manipulating human nature. It works on the national and local stage.

2.) Newcomers usually move to communities that have a solid, older and fairly affordable housing stock. Most of the neighborhoods that you are speaking of have tons of vacant lots and plenty of deteriorated buildings. The housing stock has been greatly diminished. One would think with all the vacant land, there are opportunities to build lots of new apartments. That's where fact number one comes into play. No local politician, in those affected communities, is going to support new housing construction for newcomers. It will be seen as political suicide. Also, many of the few homeowners will bitch about too much rental housing being built. It's been my experience that politicians are cowards for not addressing this issue and residents (homeowners) are not living in reality. Most would rather see the community with an abundance of vacant lots rather than build apartments, especially affordable units.

3.) Crime and it's connection to Blacks. Need I say more. As a black man I find this offensive but, perception is reality. I don't believe education is a bigger problem than this fact.

There are many other issues that would also get in the way but I can't cover them all. Although the mayor knows immigration is important to the healthy of the city he will not aggressively promote the neighborhoods that would benefit from it the most because, it's a fight that he does not need.

[ardecila]

It's also true, Bridgeport is now 35% Asian and near Chinatown in Bridgeport is more like 65% Asian now. Even parts of McKinley Park are around 35% Asian now.

Southward expansion is made difficult by the weird white-Irish enclave of Canaryville, which somehow managed to remain white and working-class through decades of white flight and racial tension that virtually eliminated all other such neighborhoods. To the west are some pretty strongly Latino neighborhoods, to the north is gentrified, and to the east is IIT and Bronzeville. The Asian community actually seems pretty boxed in, although it does look like Asians are winning ground to the east in Prairie Shores, Lake Meadows, and The Gap (anecdotally, a Chinese friend of mine visited Chicago and stayed with a cousin in Prairie Shores).

A visual aid:

http://img594.imageshack.us/img594/8260/05vm.jpg

[LouisVanDerWright]

^^^ Jesus, look how badly segregated the cook county jail up in Little Village is on this map. Our society is truly disgusting at times. We all tend to think that Chicago's neighborhoods tend to be pretty segregated, but look how Englewood gently fades into Marquette Park and then compare that to how sharply and purely black the jail is. And we wonder why African Americans are so systematically impoverished... We put them all in jail so how can we expect them to build stable lives for themselves.

[the urban politician]

Chicago being in the middle of the Country is less likely to draw any huge number of Asian immigrants.

^ But this is not true. The story has been completely opposite for Indian/Pakistanis, of which the Chicago region has the 2nd or 3rd largest population (depending on how you define the San Francisco metropolitan area) in the US

Chicago also has one of the highest populations of Arabs (below NY, LA, and interestingly Detroit which is also in the middle of the country) in the US. In fact, if you add up Chicago and Detroit's number of Arab Americans, it is greater than NYC's. So more Arabs (which is kind of in Asia) have migrated to Chicago/Detroit than to America's premier immigrant hub, NYC.

So I see no reason why Asians cannot make their way to Chicago in very large numbers.

[the urban politician]

BINGO! IMO it is the fastest way to revitalize these areas but, there are some major local structural problems. I have touched on this so many times and have discussed this with many community leaders. I know you are sick of me saying this but here are the major problems as I see it (one who works on the inside).

1.) Most political leaders will run away from this approach or will not address it. On the ward level it is a threat because the elected official will feel threaten by the newcomers. They fear losing their job and power in the long run. Political opponents will use this to their advantage by rallying existing residents around the fear of being displaced and rendered powerless. This attitude is more prevalent in neighborhoods that house the poor (it's real in the racially charged world of Chicago). However silly that may sound to you it is the truth. It's really human nature. White ethic enclaves in Chicago used terror tactics to prevent change. African Americans use political impediments. Politicians thrive on manipulating human nature. It works on the national and local stage.

2.) Newcomers usually move to communities that have a solid, older and fairly affordable housing stock. Most of the neighborhoods that you are speaking of have tons of vacant lots and plenty of deteriorated buildings. The housing stock has been greatly diminished. One would think with all the vacant land, there are opportunities to build lots of new apartments. That's where fact number one comes into play. No local politician, in those affected communities, is going to support new housing construction for newcomers. It will be seen as political suicide. Also, many of the few homeowners will bitch about too much rental housing being built. It's been my experience that politicians are cowards for not addressing this issue and residents (homeowners) are not living in reality. Most would rather see the community with an abundance of vacant lots rather than build apartments, especially affordable units.

3.) Crime and it's connection to Blacks. Need I say more. As a black man I find this offensive but, perception is reality. I don't believe education is a bigger problem than this fact.

There are many other issues that would also get in the way but I can't cover them all. Although the mayor knows immigration is important to the healthy of the city he will not aggressively promote the neighborhoods that would benefit from it the most because, it's a fight that he does not need.

^ Good points, but as Ardecila has pointed out some of these barriers can still be broken, as evidenced by the increasing Asian presence in Bronzeville which is a historically black area and which still suffers from crime.

[UPChicago]

Maybe I'm off base but what matters in revitalization is the income and education level of the area's new residents. If Asians move in and build up the South and West sides but their income isn't much more than Latinos or African Americans or they aren't creating high paying jobs, whats the real point or benefit? Would courting Asian migrants expand the tax based enough to be beneficial to the City or would it only boost population? I would rather see the City try to court the educated youth of the Midwest than a particular minority group. Plus the South Side east of the Dan Ryan and near the lake will naturally gentrify and develop on its own.

[spyguy]

Centrum is proposing a new midrise building next to the Paulina stop. They've presented various versions of building based off of different zoning, but they all more or less look like this +/- a few floors:

http://i43.tinypic.com/o5sz1t.jpg
This is the biggest version at 7 floors, 54 units, ground floor retail space, and 8 parking spaces.

[UPChicago]

3.) Crime and it's connection to Blacks. Need I say more. As a black man I find this offensive but, perception is reality. I don't believe education is a bigger problem than this fact.

There are many other issues that would also get in the way but I can't cover them all. Although the mayor knows immigration is important to the healthy of the city he will not aggressively promote the neighborhoods that would benefit from it the most because, it's a fight that he does not need.

As a black man myself, I have to admit the sad truth is that crime is connected to blacks, especially in Chicago. Our people are the biggest offenders, that's just facts, but unfortunately the facts miss the bigger picture of why there is so much crime and violence in our communities.

[urbanpln]

^ Good points, but as Ardecila has pointed out some of these barriers can still be broken, as evidenced by the increasing Asian presence in Bronzeville which is a historically black area and which still suffers from crime.

Where Asians have really made increases in Bronzeville is in Prairie Courts and Lake Meadows (Douglas). Most of that is being fueled by IIT. You may have the same in and around Hyde Park but, deep in Bronzeville like Kenwood,Oakland, and Grand Boulevard not so much. As a matter of fact many Black professionals have left since 2000.

[emathias]

I was just reading about Chinese immigration to the US, and read that in 1983, many areas of Brooklyn were in horrible shape with large amounts of storefront vacancies. But around that time a large amount of Chinese immigration began. A major chunk of that immigration headed for New York, and now New York has not only the largest Chinese population in the nation, but has several "Chinatowns" which have revitalized whole areas in the outer boroughs.

Now I realize Chicago can never see New York's numbers, but even if our city got a proportion of such numbers (East Asians are relatively underrepresented among Chicago's migrants) that could do wonders for many of our declining areas on the south and west sides. I especially think Chicago is well positioned for this because our main Chinatown is already on the south side, so that could be the "starting point" if you will for further inroads into south side neighborhoods.

Our most recent 2 mayors have made trips to China encouraging investment in Chicago, but I kind of wonder if a more concerted effort could be made to actually market the region to migrants? The way I see it, immigration is probably the only thing that will really wake up these desperate areas of the south and west sides, and I think we are pretty much maxed out with how much we will benefit from Mexican/South American immigration.

Anybody have any knowledge or insight about this? If this should be launched into its own thread that's okay by me as well.

It's instructive, I think, that several of the recent additions to Bridgeport Chinese restaurants are Northern Chinese cuisine.

Beijing has a climate very comparable to Chicago's, and places like Harbin and the cities in Inner Mongolia would even find Chicago's climate an improvement. It'd be good to target those areas for moves to Chicago, because people from the Southern provinces might avoid Chicago just due to the climate, but the Northern provinces wouldn't have that objection.

Also, I think a few RomCom Chinese-language movies set in Chicago would help get people here, too. Seriously.

[marothisu]

^^^ Jesus, look how badly segregated the cook county jail up in Little Village is on this map. Our society is truly disgusting at times. We all tend to think that Chicago's neighborhoods tend to be pretty segregated, but look how Englewood gently fades into Marquette Park and then compare that to how sharply and purely black the jail is. And we wonder why African Americans are so systematically impoverished... We put them all in jail so how can we expect them to build stable lives for themselves.

There are some really, really segregated parts of town, mainly on the south side, but there's also some great areas of town as well. Pretty messed up if you ask me, but unfortunately a lot of old northern, industrial US cities are kind of like this in a way.

I made a map here based on 2010 census data by Census Tract. I made an index which is the average percentage for each major racial group away from 20%, which would be 5 groups (Black, White, Asian, Hispanic, and Other) split evenly. On the map, the greener something is, the lower the percentage it is, and hence more mixed. The redder, the more homogeneous it is (higher percentage difference). Green usually means more than 2 groups have a good share of things. Red means only 1 group does, and brown-ish is usually about 2 groups but not much else

https://www.google.com/fusiontables/DataSource?docid=1WyYt7ijJVBQrX6FzJE2HbAKFmaxwNGn3VUl-8QQ#map:id=4

[marothisu]

Where Asians have really made increases in Bronzeville is in Prairie Courts and Lake Meadows (Douglas). Most of that is being fueled by IIT. You may have the same in and around Hyde Park but, deep in Bronzeville like Kenwood,Oakland, and Grand Boulevard not so much. As a matter of fact many Black professionals have left since 2000.

If you look at the map I made above in Google, you'll see some other stuff too like in Woodlawn just south of Hyde Park/U of C is like 10% Asian. Even New City, like Canaryville, is almost 10% Asian according to the data. Streeterville, River North, Loop, Gold Coast south of Division, West Loop is almost at least 10% asian in every tract and some like Streeterville is over 20% now.

[marothisu]

This is the biggest version at 7 floors, 54 units, ground floor retail space, and 8 parking spaces.

Cool. TOD is good and that's a vacant lot currently, right? Design isn't bad

[emathias]

Where Asians have really made increases in Bronzeville is in Prairie Courts and Lake Meadows (Douglas). Most of that is being fueled by IIT. You may have the same in and around Hyde Park but, deep in Bronzeville like Kenwood,Oakland, and Grand Boulevard not so much. As a matter of fact many Black professionals have left since 2000.

If you look at the map I made above in Google, you'll see some other stuff too like in Woodlawn just south of Hyde Park/U of C is like 10% Asian. Even New City, like Canaryville, is almost 10% Asian according to the data. Streeterville, River North, Loop, Gold Coast south of Division, West Loop is almost at least 10% asian in every tract and some like Streeterville is over 20% now.

My ex, who is Chinese, just bought a renovated rowhouse in Bronzeville (at my recommendation, actually). It's really nicely renovated and only a 10 minute walk from the Green Line and he lives across the street from a police commander, so I'm guessing it's plenty safe. He looked at three houses on the same street, and the other two were owned by white sellers - the one he ended up with was owned by a developer who I think had bought it out of foreclosure. While Bronzeville is still sketchy in parts, the feel on 35th Street is safer than it was ten years ago, in my opinion.

[Jibba]

Centrum is proposing a new midrise building next to the Paulina stop. They've presented various versions of building based off of different zoning, but they all more or less look like this +/- a few floors:

http://i43.tinypic.com/o5sz1t.jpg
This is the biggest version at 7 floors, 54 units, ground floor retail space, and 8 parking spaces.

The stats on this are great, and the design isn't half-bad, either. It appears as though the architects are trying to diminish the vertical feeling of it to make it more palatable to the neighborhood, but the result still looks decent. There's presence of the virtual-building-within-a-building trick with the dark brick portions, but those sections are proportioned well and simply detailed (and a nod, if inadvertent, to Chicago School)--it worked well enough on 1225 Old Town. My only big gripe is the presence, yet again for a new Chicago multi-unit, of the heavy-feeling imitation stone base. It's a half-assed attempt at "context", and it always makes for unappealing retail space; though, at least in this iteration, the storefronts aren't recessed into some dumb arcade like in other versions of the type which make for really unappealing, low-visibility retail space.

Those are just picky things, though; on the whole, this is a great possibility for the site. Much better than the Clark/Belmont proposal, IMO.

[the urban politician]

Maybe I'm off base but what matters in revitalization is the income and education level of the area's new residents. If Asians move in and build up the South and West sides but their income isn't much more than Latinos or African Americans or they aren't creating high paying jobs, whats the real point or benefit? Would courting Asian migrants expand the tax based enough to be beneficial to the City or would it only boost population? I would rather see the City try to court the educated youth of the Midwest than a particular minority group. Plus the South Side east of the Dan Ryan and near the lake will naturally gentrify and develop on its own.

I guess that is where we differ. I would rather see Chicago continue to be, and expand on its role in being, a city of immigrants than merely a city of relocated midwesterners.

[marothisu]

I guess that is where we differ. I would rather see Chicago continue to be, and expand on its role in being, a city of immigrants than merely a city of relocated midwesterners.

Amen, and luckily at least in my world, I've met a lot of people who've moved here from the coasts in the last few years. International is something different - more white collar type of companies need to expand their shit to international students who just got their undergrad degrees. Some do, many don't. NYC and LA kills us on this.

[ardecila]

Paulina TOD is great. I'm glad WLVN's push for TOD paid off. This is another instance, like the East Village Association at Division/Ashland, where enlightened community groups have actually pushed for substantial development as a community gateway element.

Now we are looking at substantial TOD proposals at Belmont, Logan Square, Paulina, Clark/Division, etc. This trend is starting to catch on! :tup:

If you look at the map I made above in Google, you'll see some other stuff too like in Woodlawn just south of Hyde Park/U of C is like 10% Asian. Even New City, like Canaryville, is almost 10% Asian according to the data. Streeterville, River North, Loop, Gold Coast south of Division, West Loop is almost at least 10% asian in every tract and some like Streeterville is over 20% now.

Well, the wealthier areas around the core do have sizable Asian populations, but I'm guessing these are mostly second or third-generation, college-educated Asians who grew up in the US, and not the recent immigrants who are willing to take a chance on a struggling neighborhood in exchange for cheap housing.

[marothisu]

Well, the wealthier areas around the core do have sizable Asian populations, but I'm guessing these are mostly second or third-generation Asians who grew up in the US, and not the recent immigrants who are willing to take a chance on a struggling neighborhood in exchange for cheap housing.

From "language at home" data, I know there's a few thousand people in this area that speak east asian languages at home instead of English. Not a huge percentage but it's still not really, really small in numbers.

I've met a number of people in my area who are the only in their family in America. I love it. If 2010 was at these percentages, I have no doubts that some areas may be closer to 30% now which is cool. Speaking from experience in my own building, I hear Chinese and Japanese in the elevators a lot.

Also from experience with my ex's friends - any of them foreign and from Asia were first generation and their families wealthy which is why they were in America. Their english was really good and my ex really had no accent. Just every once in awhile she'd use this slang common amongst English speaking people in her country that doesn't exist in the US. People at her workplace legitimately thought she grew up in America and most of her friends were in the same boat because they grew up paying for english classes.

[J_M_Tungsten]

Progress at Wells and Scott today (sorry for fly-by shots. Was the best I could get).
http://i592.photobucket.com/albums/tt1/JMTUNGSTEN/New%20pics/74F2A9E9-A09C-4BB5-9671-BBF60E8B19FF.jpg (http://s592.photobucket.com/user/JMTUNGSTEN/media/New%20pics/74F2A9E9-A09C-4BB5-9671-BBF60E8B19FF.jpg.html)

http://i592.photobucket.com/albums/tt1/JMTUNGSTEN/New%20pics/37C89D4A-2418-48A3-AC81-B58DE8EA6FC0.jpg (http://s592.photobucket.com/user/JMTUNGSTEN/media/New%20pics/37C89D4A-2418-48A3-AC81-B58DE8EA6FC0.jpg.html)

[UPChicago]

I guess that is where we differ. I would rather see Chicago continue to be, and expand on its role in being, a city of immigrants than merely a city of relocated midwesterners.

I'm certainly not saying I am against that, I'm only saying the city should place its efforts into luring educated professionals, Midwestern or otherwise, not one particular minority group.

[Mr Downtown]

I see no reason why Asians cannot make their way to Chicago in very large numbers.

Schools. The South Asians who would immigrate are from a class that values education highly. They will make large sacrifices to put their kids into the best school districts, not be pioneers in tired Chicago neighborhoods.

[the urban politician]

^. The people who migrated to dying Brooklyn communities did so because of the schools? I think you are stereotyping Asians. They aren't all geniuses with 4.0 GPA's

[untitledreality]

Paulina TOD is great. I'm glad WLVN's push for TOD paid off. This is another instance, like the East Village Association at Division/Ashland, where enlightened community groups have actually pushed for substantial development as a community gateway element.
I hope that these locations continue to push for additional dense, transit adjacent development instead of going one-and-done. Looking around Paulina, there seem to be 5-6 other sites that could work for similar developments, but I imagine the neighborhood would start to push back pretty strong if additional, similar buildings, were proposed.

Either way, this could be a promising start :tup:

[Rizzo]

What a welcome sight to see Wells in Oldtown reach full enclosure of that business district. I can walk from Division to north without looking at parking lots. Just imagine how that immediate area around this construction site will look when Atrium Village gets upgraded and possibly a new brown line station.

I know Cabrini Green area still has a lot to be desired but it's these scarred fringes in Gold Coast and Oldtown that have had me more concerned with a handful of surface lots and some unfortunate 1970's highrises.

[kemachs]

I'm wondering how far Old Town is from Lincoln/Wicker Park-like status.. given that the market in River North is on fire now, and the Gold Coast won't be building up much more because of strong NIMBYism. All of these new apartments on Wells could be a sign of more street/night life to come.

I really like the feel of the neighborhood now, but it's a 24 hr. neighborhood in some ways and sleepy in others. For better or worse, I can see it becoming much more of a destination nabe in the near future, which seems to have a domino effect.