CHICAGO | General Developments

[the urban politician]

I agree that something like it in program needs to be built, but its form as rendered in the last design we've seen will end up having it look like a 'monster' as Mark Thomas of the Alley protests. I really hope a more granular-scaled design emerges before the construction papers are drawn up; otherwise, we will be saddled with one overwhelming pile of PoMo at that corner.

^ Clearly you realize that your motives and Mark Thomas' motives are very different. You care about design, he just wants to squash the project due to traffic, density ( :rolleyes: ), and most likely because it is his businesses that are being relocated for this project. Please don't align yourself with such a self-interested piece of shit.

I'm fine with making some adjustments to the Clark/Belmont proposal, but here is no reason that level of density isn't appropriate for that site. In addition, I really like the 'flatiron' design there. The city needs more of these.

[LouisVanDerWright]

Gee, I sure hope the city doesn't try to plow through that Walgreens, if they did that they've have to slash through two solid blocks of very nice classic Uptown Six Flats. One of the best preserved sections of the Uptown area in terms of the original lowrise density.

Anyhow, this proposal is dank:

http://james46.org/wp-content/uploads/2014/02/Page-1.jpg

http://james46.org/wp-content/uploads/2014/02/Page-2.jpg

[Jibba]

^ Clearly you realize that your motives and Mark Thomas' motives are very different. You care about design, he just wants to squash the project due to traffic, density ( :rolleyes: ), and most likely because it is his businesses that are being relocated for this project. Please don't align yourself with such a self-interested piece of shit.

I'm fine with making some adjustments to the Clark/Belmont proposal, but here is no reason that level of density isn't appropriate for that site. In addition, I really like the 'flatiron' design there. The city needs more of these.

Oh, I know. I don't endorse his motives (and didn't mean to sound like I was combating your sentiments). I just took one of his arguments and removed the context from it to make a point. I'm not aligning with him, nor would I use such means to achieve a design-minded end (even though I respect his approach should it be backing his genuine feelings about the neighborhood, but I can't speak to whether his actions are in earnest or are the pretense of a political motive).


---------------------------------------------------

That Loukus proposal is great, but the demo of that older building badly hurts. Buildings with such a full set of rounded brick bays aren't really that common. The only work it needs is an extra baluster here and there for the balustrades at the parapet and it's good as new. So Walgreen's takes the corner that the Loukus building would have occupied, and we lose a gorgeous old masonry building--1 step forward, 2 steps back...

Edit: Looks like Loukus was the developer behind that Walgreen's. Makes me wonder why they nixed building an apartment building on that site and are now deciding to do so around the corner.

[joeg1985]

Man, that Loukas building is totally sick. My heart is torn between watching them construct that building and having to tear down the old one. If the CTA really plans to realign the red line tracks at Sheridan, maybe this building should stay.

This is the first I've heard serious talk of track realignment. Can anyone point me towards more information on this or is it completely talk at this point? I really don't like the idea of Irving Park being torn to shreds just to shave five minutes off the Red Line commute and I ride south from Argyle every day.

Why can't this new building be build on the empty lot at Sheridan and Irving? Seems like a natural place to put this building. It would really be showcased in that location.

[Jibba]

Really good to see, that lot and the lot north of it need to be developed in this fashion. I'd prefer multilevel, but storefronts along the sidewalk will do..

The very large lot at ~3500 N Ashland has a senior housing building proposed for it:

[*PDF] http://www.44thward.org/site/files/1026/147288/487370/676825/Artis_Senior_Living-_3535_N._Ashland.pdf

[Justin_Chicago]

Man, that Loukas building is totally sick. My heart is torn between watching them construct that building and having to tear down the old one. If the CTA really plans to realign the red line tracks at Sheridan, maybe this building should stay.

This is the first I've heard serious talk of track realignment. Can anyone point me towards more information on this or is it completely talk at this point? I really don't like the idea of Irving Park being torn to shreds just to shave five minutes off the Red Line commute and I ride south from Argyle every day.

Why can't this new building be build on the empty lot at Sheridan and Irving? Seems like a natural place to put this building. It would really be showcased in that location.

You can read all the project documents at the following link:

http://www.transitchicago.com/news_initiatives/planning/rpmproject/documents.aspx

All of the alternatives essential show a new "Irving Park" redline stop. The CTA cannot achieve the travel time increases without eliminating the existing curves and realigning the track at the Sheridan redline stop. It is a shame that people at the public meetings were vocally against the subway option. Very shortsighted in my opinion.

I personally view this project as a gamble without knowing further details on the modernization plans. I emailed my alderman, James Cappleman (46th Ward), to make sure the realignment is taken into consideration when evaluating this project. I also threw my support behind the design and ended the email by calling out the Walgreens a "monstrosity to the area's urban fabric". I like to reiterate the last point every once in a while when I send emails about ward developments.

By the way, the hospital owns the empty lot across the street. Land grab for future expansion. I want to see the underutilized parking lot across the street (south of Irving Park near the gas station) turned into a development. What a waste of space.

[Via Chicago]

man i dunno. i like that design but sure dont like the location. the existing building is really attractive and it does such a nice job of seguing into the (also very attractive) residential block.

would be a real shame to lose a well maintained piece of housing stock like that one considering all the existing windswept lots around town.

[Mr Downtown]

The other thing, which I don't know why people aren't listening to me, is that his map is not accurate. It's missing hundreds of permits

I went back and checked, and you are right. I still don't know why the city data portal only exported part of the dataset before. Here's another try:

http://i.imgur.com/y9rewKX.jpg

[Tom Servo]

Gee, I sure hope the city doesn't try to plow through that Walgreens, if they did that they've have to slash through two solid blocks of very nice classic Uptown Six Flats. One of the best preserved sections of the Uptown area in terms of the original lowrise density.

Anyhow, this proposal is dank:

http://james46.org/wp-content/uploads/2014/02/Page-1.jpg

http://james46.org/wp-content/uploads/2014/02/Page-2.jpg

Is this real? If so, it's fucking cool.

[sammyg]

The very large lot at ~3500 N Ashland has a senior housing building proposed for it:

[*PDF] http://www.44thward.org/site/files/1026/147288/487370/676825/Artis_Senior_Living-_3535_N._Ashland.pdf

118 units of seniors who don't mind density sounds like a great thing for the neighborhood!

[SamInTheLoop]

The very large lot at ~3500 N Ashland has a senior housing building proposed for it:

[*PDF] http://www.44thward.org/site/files/1026/147288/487370/676825/Artis_Senior_Living-_3535_N._Ashland.pdf


It's kind of 'whatever' infill. Yes, much better than an empty lot obviously, but why is it that senior housing is one of those property types that just doesn't get decent architecture.......are there any exeptions, apart from the current project in boystown?



Elsewhere in Lakeview, that Loukas proposal is just awesome. Anyone know the architect behind the design? I see that on the alderman's website, he actually links to the developer's 'application' - to him - most info is currently missing, including architect....

[Justin_Chicago]

The Ashland project is much better than the Senior Housing complex on the corner of Irving/Western. I hate how there is a giant parking lot lined up against Irving Park Road.

In regards to the new map showing building permits from 2006 - 2013, can you increase the estimated cost to $50,000+? $5,000+ seems too low.

I predict we will see Uptown fill up nicely in the second half of the decade due to Flats and the Wilson Ave reconstruction. Maybe even Douglas Park with the economic growth of Lagunitas and Cinespace. I can see that neighborhood turning into a destination.

[untitledreality]

RE: 3936 Sheridan

Sure, the new design is fun, a spark of investment, and a net positive... but it sure would be a shame to lose the existing building with so many single floor storefronts in the area.

Maybe I would feel differently about it if it wasn't a lone crusader, if Lakeview Station II* had been built instead of the disastrous Walgreens.






*for those who don't remember:

http://www.pappageorgehaymes.com/images/properties/high-rise/LakeviewStationII/image-1.jpg

[untitledreality]

It's kind of 'whatever' infill. Yes, much better than an empty lot obviously, but why is it that senior housing is one of those property types that just doesn't get decent architecture.
You can't expect much when the Architect is a firm out of Wichita whose most notable work is a stream of Wal-Marts.

I had always hoped that vacant stretch would fill with a continuation of 3505 North Ashland. The building is nothing remarkable, but it is very nice infill.

[kemachs]

*for those who don't remember:

http://www.pappageorgehaymes.com/images/properties/high-rise/LakeviewStationII/image-1.jpg

Assuming this was a casualty of the recession? Don't tell me this was a community/Alderman opposition situation...

[sentinel]

I went back and checked, and you are right. I still don't know why the city data portal only exported part of the dataset before. Here's another try:

http://i.imgur.com/y9rewKX.jpg

This is nevertheless awesome - thank you for doing this!!! Excellent stuff :)

[denizen467]

Here's some interesting recent news on the urban retail front -- nothing concrete and no dates, but if it goes forward I bet Chicago will figure prominently in any future rollout in 2015 or whenever it might happen.

The render in the press release suggests their concept is decidedly urban -- e.g. no overt accessory parking; compatible with existing residential structures; etc. -- so this could be great for Chicago and all the ground floor retail spaces that new residential buildings are hoping to fill.

https://corporate.target.com/discover/article/Target-Tests-New-Quick-Trip-Store-Format-TargetExp
Target tests new quick-trip store format, TargetExpress
January 17, 2014

This July, Target is testing a new store format, TargetExpress, in Minneapolis near the University of Minnesota campus. Our smallest location ever, the store will serve students and urban guests living in nearby neighborhoods, and cover approximately 15 percent the size of a general merchandise Target store.

...

Target’s research indicates that when consumers head out for quick shopping trips, there are often many pain points, such as long lines, navigation challenges and uninspiring offerings. John says the TargetExpress experience will be grounded in this research as well as learnings from the company’s CityTarget stores. For example, the checkout lane configuration will be catered to high traffic and smaller basket size, as compared to a general merchandise store. ...

[marothisu]

Two small things.

1) Looks like a church from the 1880s designed by Louis Sullivan is going to be torn down in UK Village to make way for a few condo buildings. Apparently they can do this because the church doesn't exist in a landmark district. This is a shame I think...

http://www.dnainfo.com/chicago/20140220/ukrainian-village/condos-replace-church-near-landmarked-louis-sullivan-designed-cathedral

2) The city is going to try and get $1.5 million more in TIF funding for the Grant Park Skate Park

http://www.dnainfo.com/chicago/20140220/south-loop/grant-park-skate-park-gets-15m-boost-from-rahm-after-plea-from-advocates

[Steely Dan]

Two small things.

1) Looks like a church from the 1880s designed by Louis Sullivan is going to be torn down in UK Village to make way for a few condo buildings. Apparently they can do this because the church doesn't exist in a landmark district. This is a shame I think...

http://www.dnainfo.com/chicago/20140220/ukrainian-village/condos-replace-church-near-landmarked-louis-sullivan-designed-cathedral


no, reread the article, there are two churches in the equation. the sullivan church itself is landmarked and will not be torn down. it's a different unlandmarked church across the street from sullivan's that would come down for this project. it's the proximity of the new condo development to sullivan's landmarked church that some in the neighborhood are objecting to, along with the demolition of the unlandmarked church too.

[joeg1985]

You can read all the project documents at the following link:

http://www.transitchicago.com/news_initiatives/planning/rpmproject/documents.aspx

All of the alternatives essential show a new "Irving Park" redline stop. The CTA cannot achieve the travel time increases without eliminating the existing curves and realigning the track at the Sheridan redline stop. It is a shame that people at the public meetings were vocally against the subway option. Very shortsighted in my opinion.





Thank you for the link Justin_Chicago!

How did the subway option work? Did it the line go under ground after Addison and pop back up before Wilson? Like the Blue line does several times? (Maybe it's in the link you provided?)

The more I look at the Loukas design the more it excites me. I just really don't want that old building torn down. There are so many other lots/ugly buildings in a one block radius that should be replaced instead.

[Jibba]

RE: 3936 Sheridan

Sure, the new design is fun, a spark of investment, and a net positive... but it sure would be a shame to lose the existing building with so many single floor storefronts in the area.

Maybe I would feel differently about it if it wasn't a lone crusader, if Lakeview Station II* had been built instead of the disastrous Walgreens.


Loukas is the developer of the Walgreen's that came to be, so I would have to think that they needed something on the land generating money quickly in order to hold the property. Lakeview Station II likely would have needed a zoning change as that site is B3-5 (and I count 13/14 stories in that rendering)--I have no doubt that there would have been opposition to a building that size, but credit availability is likely what killed it.

[marothisu]

no, reread the article, there are two churches in the equation. the sullivan church itself is landmarked and will not be torn down. it's a different unlandmarked church across the street from sullivan's that would come down for this project. it's the proximity of the new condo development to sullivan's landmarked church that some in the neighborhood are objecting to, along with the demolition of the unlandmarked church too.

I seem to have this problem of reading articles sometimes when I'm tired :) I'm glad then it's not as bad.

[marothisu]

I went back and checked, and you are right. I still don't know why the city data portal only exported part of the dataset before. Here's another try:

http://i.imgur.com/y9rewKX.jpg

Nice. That looks more like it. Great work..

[Justin_Chicago]

I remember the subway extension covering most of the northside and elevating up at Loyola instead of North Avenue. It obviously had the highest reduced speeds out of all the options. The original presentation in 2011 showed the 4-track aerial structure costing ~$3-4 Billion and the Subway Option was estimated around the same cost. People at the town hall meetings complained that the subway proposal had the highest risk of cost overruns, which I agree, but I also think it was shortsighted to remove it from the final list. I am sure other factors like eminent domain, new development opportunities, higher property values and service interruption with a new aerial track can mitigate some of the cost risks.

I love the new Loukas Development proposal, but I prefer to live at least 2 blocks away from an aerial track. I looked at a condo unit in one of the 3/4 story flat buildings near Sheridan back in 2005 and the track noise was too much for me.

[marothisu]

In other small but positive news, 2 new buildings (8 total units) were issued building permits in Bronzeville near the 43rd St Green Line stop at 4332 S Prairie and 4335 S Michigan. Both appear to be on vacant lots and from the same owner, Legenda C-3 LLC. It will be interesting to see if there are more permits coming this week for the same area. That would be great to see..

Yep. Another permit issued yesterday for another 3 story building on a vacant lot. 2 units and 1 commercial space at 119 E 43rd St (43rd and Indiana). Same company again - Legenda C-3 LLC. I wonder how many more they're going to do. Would be great to see a bunch of vacant lots in this area get filled in.

I believe this is an extension of Legends South (http://www.legendssouth.com)

[the urban politician]

^. Better than nothing I guess, but I would prefer more density near a transit stop

[marothisu]

^. Better than nothing I guess, but I would prefer more density near a transit stop

Are you talking about the Bronzeville stuff or Uptown?

[Vlajos]

Nice. That looks more like it. Great work..

Yes, this makes more sense than the previous map. It also does show a significant amount of development along train lines.

[Jibba]

http://farm8.staticflickr.com/7427/12659554843_ca8982fd14_c.jpg

[Mr Downtown]

^But I don't see that there's any pattern, that there's more development near train stations than in other residential areas.

can you increase the estimated cost to $50,000+? $5,000+ seems too low.

Only 15 percent of the dots represent projects under $50,000.

It's pretty easy to query the city's building permit data at https://data.cityofchicago.org/browse?category=Buildings&utf8=%E2%9C%93
You can even visualize it right there as different types of charts, graphs, or supposedly, maps. But I was unsuccessful in getting that to produce individual dots rather than aggregate totals, so I finally moved the data to ArcView. You could also, of course, do a fusion table in Google Maps, or drop the spreadsheet on ArcGIS Online.

[Justin_Chicago]

^But I don't see that there's any pattern, that there's more development near train stations than in other residential areas.

Uptown is interesting because you have a closed down school across the street from a future (southern) entrance to the Wilson Avenue red line stop. In addition, the whole eastern portion of Broadway Avenue from Montrose to Lawrence is prime for redevelopment. All of the properties are either tear downs or drive-in fast food joints.

In regards to Bronzeville, I hope the new Cermak green line station pushes development south. The neighborhood has many attractive assets, such as 31st Street Beach, close proximity to the CBD, and a growing list of dining options in Bridgeport, Hyde Park, Pilsen and the South Loop. As offices expand to the West Loop, living near a green line station provides easier access to job growth than the red or blue line.

[Kenmore]

Uptown is interesting because you have a closed down school across the street from a future (southern) entrance to the Wilson Avenue red line stop. In addition, the whole eastern portion of Broadway Avenue from Montrose to Lawrence is prime for redevelopment. All of the properties are either tear downs or drive-in fast food joints.


Minus the whole demand part. It sure seems like a lot of the proposed residential developments in Uptown have lost steam. That and the prevailing NIMBY attitude in the neighborhood gives me little confidence in future upzoning and density around the new Wilson.

[the urban politician]

^. I really think that the CTA should have a policy of refusing to upgrade a rail station without substantial upzoning around it.

[Justin_Chicago]

Minus the whole demand part. It sure seems like a lot of the proposed residential developments in Uptown have lost steam. That and the prevailing NIMBY attitude in the neighborhood gives me little confidence in future upzoning and density around the new Wilson.

That is due to the heavy presence of affordable housing tenants and old Helen Shiller supporters attending the development meetings. This vocal minority cry foul on every new market rate development. I love Cappleman, but he gives in too much to these instigators. The density levels of Halsted Flats and Maryville were cut in half from the original proposals. I do see changes in Uptown over the last 10 years. The crowd visiting the Target at Montrose and Broadway is a perfect example. Unfortunately, the Maryville development was one of the last prime lots on the northside with zoning for a 40+ story high rise. What a waste of space. I am not sure if anyone here remembers, but the original Sedgwick proposal in 2011 had two 40+ story high rises on a large base. The new ~20 story proposal will hardly make a dent in the skyline. I regress. This topic drives me crazy.

[Kenmore]

That is due to the heavy presence of affordable housing tenants and old Helen Shiller supporters attending the development meetings. This vocal minority cry foul on every new market rate development. I love Cappleman, but he gives in too much to these instigators. The density levels of Halsted Flats and Maryville were cut in half from the original proposals. I do see changes in Uptown over the last 10 years. The crowd visiting the Target at Montrose and Broadway is a perfect example. Unfortunately, the Maryville development was one of the last prime lots on the northside with zoning for a 40+ story high rise. What a waste of space. I am not sure if anyone here remembers, but the original Sedgwick proposal in 2011 had two 40+ story high rises on a large base. The new ~20 story proposal will hardly make a dent in the skyline. I regress. This topic drives me crazy.

Skyscrapers aside, I think even asking for 6-10 story midrises in place of all the strip malls and fast food joints is asking too much. The demand just isn't there. And you're too kind of Cappleman, the dude has gone out of his way to prop up a friggin Sonic (within spitting distance of transit) as his major development accomplishment. And I don't think it's just Shiller holdovers, the disgruntled pre-crash condo owners are just as bad on the anti-density NIMBY front.

[the urban politician]

The Aldermanic system is failing Chicago. Since they won't give up their fiefdom, the only other way to wrest control is to have a very powerful entity use some sort of leverage to FORCE neighborhoods to accept density. I'm thinking the transit agencies can achieve this by refusing to upgrade stations without substantial upzoning around them. Hell, threaten to stop serving a station while you're at it. Even better, team up with the CDOT and some other departments and 1) offer free street cleaning and maintenance for neighborhoods that approve proposed upzoning but implement a new fee for neighborhoods that don't, and 2) charge higher water bills (or leave it the same) with similar conditions.

If the CTA thing is too harsh, how about this: offer to keep fares the same for L stops whose surrounding neighorhood approves a substantial upzoning, otherwise the fare for that stop doubles. At any time if the neighborhood approves upzoning, the fare drops back down to the original rate.

I can think of so many dirty ways we can force NIMBY scum & their Alderpuppets to start acting like responsible adults so that the city can once again get back to the business of densifying appropriately.

[Justin_Chicago]

Skyscrapers aside, I think even asking for 6-10 story midrises in place of all the strip malls and fast food joints is asking too much. The demand just isn't there. And you're too kind of Cappleman, the dude has gone out of his way to prop up a friggin Sonic (within spitting distance of transit) as his major development accomplishment. And I don't think it's just Shiller holdovers, the disgruntled pre-crash condo owners are just as bad on the anti-density NIMBY front.

My problem with the northside is that I love the diversity (Argyle, Devon, Koreatown, etc.), but the high rise building stock is too old for my taste. Many do not have central air and require significant investment to upgrade the interior units. Maybe I am too lazy, but I enjoy the fact that I can buy a new construction condo in the South Loop or West Loop and not worry about updating the interior. I thought the Maryville site was a perfect location for a new high rise. Easy access to express buses downtown, close proximity to the Wilson red line station, a massive park across the street, and great schools within walking distance (Disney Magnet). In the Maryville case, I agree that disgruntled pre-crash condo owners were heavily involved in the earlier meetings. Even if the increased supply would lower their condo values, which is a bad argument, I would not even consider buying into any of the surrounding building stock. Do not even get me started with the "shadow" argument ruining the park. I am in the market for a new construction building. Now after lingering in the area for over 10 years, I am looking to head South or West.

[MayorOfChicago]

Assuming this was a casualty of the recession? Don't tell me this was a community/Alderman opposition situation...

It was a victim of the recession. If anything, at least the old run down gas/service station at the corner was torn down and we at least get something to use - Walgreens - although I would have MUCH rather have the service station for another 5 years if we could have gotten the 12 story building back.

I'm also torn, as I really love the older building on that spot. Why can't they take down the 1-story row of buildings on the southeast corner instead!!

Also on the Sheridan CTA curve work - it wouldn't shave anywhere near 5 minutes off. At most maybe 20 seconds. The issue is there's a station right there, and trains are either slowing into the curve/station or speeding up away from the station and directly into the curve. Honestly I don't really see how the straightening here is going to result in much, as the trains are already going at a very very slow speed just entering or leaving the station. I don't know why they want to go decimate all that great older architecture to speed things up a few seconds. Between the cemetery, Thorek Hospital's destruction the whole way down Irving and onto Sheridan and the straightening - that strech from Broadway all the way to Clark will basically be void of any life. It's very sad.

If they could build this new proposal on the southeast corner of Dakin, the 12 story building had been built at Irving and Sheridan a few years ago and Thorek hadn't ripped down the entire northeast corner of Irving and Sheridan you would have had a GREAT little urban pocket right there along Sheridan.

[Justin_Chicago]

Also on the Sheridan CTA curve work - it wouldn't shave anywhere near 5 minutes off. At most maybe 20 seconds. The issue is there's a station right there, and trains are either slowing into the curve/station or speeding up away from the station and directly into the curve. Honestly I don't really see how the straightening here is going to result in much, as the trains are already going at a very very slow speed just entering or leaving the station. I don't know why they want to go decimate all that great older architecture to speed things up a few seconds. Between the cemetery, Thorek Hospital's destruction the whole way down Irving and onto Sheridan and the straightening - that strech from Broadway all the way to Clark will basically be void of any life. It's very sad.


The Sheridan red line stop currently limits the length of the train. They cannot add 2 more cars due to the curvature of the track. The project is about expansion and speed.

[thewaterman11]

Rahm has given his approval of the proposed skate park on the southwest portion of Grant Park in the form of another $1.5 million in TIF requests. May the oligarchy continue to prosper.

http://www.dnainfo.com/chicago/20140220/south-loop/grant-park-skate-park-gets-15m-boost-from-rahm-after-plea-from-advocates
The city plans to ask for an additional $1.5 million in Tax Increment Financing to round out the funding for a dazzling new skate park planned for Grant Park.

Shannon Breymaier, a spokeswoman for Mayor Rahm Emanuel, said Wednesday that officials would ask the City Council to approve the money at a meeting in March. One million dollars in TIF funds are already committed to the project.

Emanuel "look[s] forward to the completion of the project," Breymaier said, adding that the mayor supported the idea of turning the 3-acre space in the southwest corner of Grant Park into a wheel-friendly plaza, further "ensuring that every Chicago child is within a 10-minute walk to a park or playground."

Also turns out that this is the last year for the skate park project to use TIF funds if the project is to start this year.

If the funding is approved, the entire project will go to bid immediately, said Bob O'Neill, president of the Grant Park Conservancy, which has been lobbying on behalf of the project since 2006, when it was introduced in conjunction with Maggie Daley Park renovations.

The clock has been ticking for eight years on the skate park, and O'Neill said time's almost up. To qualify for TIF money this year, projects need to be completed by the end of 2014.

[ardecila]

Don't forget that Purple Line trains do not typically stop at Sheridan, so they lose a lot of time on those curves. I don't think the reconstruction will include express platforms, but Cub fans will be able to transfer to Red at Wilson.

I also wouldn't be too worried about the older buildings around Sheridan. CTA has done a lot of really neat selective demolition in the past to wedge expanded facilities into the urban fabric. On several occasions, buildings were acquired, shaved in size, and then re-sold into private hands.

Ultimately CTA will study the land acquisition costs and the residential/business displacements of several alignment options, and choose on that basis. Maybe Loukas feels they are stacking the deck in their favor by building so many units, forcing CTA to run the tracks around their property.

[Justin_Chicago]

I was waiting for you (Arcdelia) to respond as the resident expert of all things CTA related. I am perfectly fine if Loukas stacks the deck in their favor if it means we can rid ourselves of that horrid Walgreens in 5 years.

In other news, I thought this Philly Curbed Article was interesting:

http://philly.curbed.com/archives/2014/02/20/can-the-eastern-tower-in-chinatown-raise-33m.php

"Chinatown's Eastern Tower, a community center and residential development can become a reality if developers can raise $33M. Their new plan for getting the funds together is to offer US visas to Chinese investors willing to lend $500K to help finance the project.

The program that allows for this exchange of financing for visas is called EB-5. It allows foreign investors to get visas for themselves and their families in exchange for creating ten jobs for at least two years.

Though raising $33M would require 66 investors to loan $500K each, the Philadelphia Chinatown Community Development Corporation's president says that it's a very realistic goal."

Has any Chicago developer tried this strategy?

[Justin_Chicago]

Children's Memorial Redevelopment OK'd by Plan Commission

Article: http://www.dnainfo.com/chicago/20140220/lincoln-park/childrens-memorial-redevelopment-okd-by-plan-commission

[BVictor1]

Children's Memorial Redevelopment OK'd by Plan Commission

Article: http://www.dnainfo.com/chicago/20140220/lincoln-park/childrens-memorial-redevelopment-okd-by-plan-commission

Yeah, I just got back from that meeting. Damn NIMBY crybabies.

[Rizzo]

Don't forget that Purple Line trains do not typically stop at Sheridan, so they lose a lot of time on those curves. I don't think the reconstruction will include express platforms, but Cub fans will be able to transfer to Red at Wilson.

I also wouldn't be too worried about the older buildings around Sheridan. CTA has done a lot of really neat selective demolition in the past to wedge expanded facilities into the urban fabric. On several occasions, buildings were acquired, shaved in size, and then re-sold into private hands.

Ultimately CTA will study the land acquisition costs and the residential/business displacements of several alignment options, and choose on that basis. Maybe Loukas feels they are stacking the deck in their favor by building so many units, forcing CTA to run the tracks around their property.

Very true, and ultimately I think the CTA saves more buildings than it takes away....making neighborhoods accessible and therefore desirable places to live. So as long as they don't hit that area with a heavy hand like some freeway traffic engineer would, I'm okay with losing a couple good buildings for the improvement of service to northside neighborhoods overall.

[Skyguy_7]

I was waiting for you (Arcdelia) to respond as the resident expert of all things CTA related. I am perfectly fine if Loukas stacks the deck in their favor if it means we can rid ourselves of that horrid Walgreens in 5 years.

In other news, I thought this Philly Curbed Article was interesting:

http://philly.curbed.com/archives/2014/02/20/can-the-eastern-tower-in-chinatown-raise-33m.php

"Chinatown's Eastern Tower, a community center and residential development can become a reality if developers can raise $33M. Their new plan for getting the funds together is to offer US visas to Chinese investors willing to lend $500K to help finance the project.

The program that allows for this exchange of financing for visas is called EB-5. It allows foreign investors to get visas for themselves and their families in exchange for creating ten jobs for at least two years.

Though raising $33M would require 66 investors to loan $500K each, the Philadelphia Chinatown Community Development Corporation's president says that it's a very realistic goal."

Has any Chicago developer tried this strategy?

See post #69 of this NY thread- http://www.skyscraperpage.com/forum/showthread.php?p=6459713

While there are no visas involved, which is one hell of an incentive to bring in foreign money, the crowdfunding tactic seems to be taking off as of late.

[r18tdi]

Yeah, I just got back from that meeting. Damn NIMBY crybabies.
Kudos, I can only listen to that nonsense for so long. I am looking forward to that two-bit ambulance-chaser Ed Burnes to finally bring forward the frivolous lawsuit that he's been threatening (and bill the neighborhood for his expensive time).

Looks like that guy will literally talk to anyone who will listen; including the 43rd Ward Republicans: http://chicago.everyblock.com/neighbor-events/feb22-ed-burnes-still-opposing-childrens-plan-trying-ruin-5999166/

[brian_b]

Rahm has given his approval of the proposed skate park on the southwest portion of Grant Park in the form of another $1.5 million in TIF requests. May the oligarchy continue to prosper.

What, this is a skate park for investment bankers only? Does the Latin School get exclusive use for their skateboarding team 5 nights a week?

If TIF zones are allowed to exists at all, what should the money be used for? Public recreational development is off limits?

[harryc]

It was a victim of the recession. If anything, at least the old run down gas/service station at the corner was torn down and we at least get something to use - Walgreens - although I would have MUCH rather have the service station for another 5 years if we could have gotten the 12 story building back.

I'm also torn, as I really love the older building on that spot. Why can't they take down the 1-story row of buildings on the southeast corner instead!!

Also on the Sheridan CTA curve work - it wouldn't shave anywhere near 5 minutes off. At most maybe 20 seconds. The issue is there's a station right there, and trains are either slowing into the curve/station or speeding up away from the station and directly into the curve. Honestly I don't really see how the straightening here is going to result in much, as the trains are already going at a very very slow speed just entering or leaving the station. I don't know why they want to go decimate all that great older architecture to speed things up a few seconds. Between the cemetery, Thorek Hospital's destruction the whole way down Irving and onto Sheridan and the straightening - that strech from Broadway all the way to Clark will basically be void of any life. It's very sad.

If they could build this new proposal on the southeast corner of Dakin, the 12 story building had been built at Irving and Sheridan a few years ago and Thorek hadn't ripped down the entire northeast corner of Irving and Sheridan you would have had a GREAT little urban pocket right there along Sheridan.

Wow - lived for over a decade on Dakin, many years so close to the curve that my friends and I would just stop talking when the trains went by. From 1050 Dakin the 3rd floor vista was wild - just above track level the view down the long straight hall would show the southbound trains coming at you getting closer and closer - just before impact they would veer to the side.

1050 Dakin was pretty cool with old brass wall phones and skinny valet/ice doors next to each kitchentte, gorgeous oak cabinets and woodwork. 1000/12(?) Dakin was also very nice with crazy back porches and nice builtins. 917 Dakin was a dump.

The view from 1004 Dakin (1991)
https://lh5.googleusercontent.com/-E9oEFuLELT4/Tv9XTRiy5BI/AAAAAAABpUM/rkUeHWguc6I/w1044-h439-no/199x-D.jpg

[Mr Downtown]

It's hard to see how the Grant Park skateboarding facility will promote redevelopment of the surrounding area. Unfortunately, that's true of a lot of other TIF expenditures, too.

[entreprelawyer]

Yeah, I just got back from that meeting. Damn NIMBY crybabies. :cheers:

Curbed Chicago has a nice post on this one: http://chicago.curbed.com/archives/2014/02/21/childrens-memorial-plan-receives-nod-from-plan-commish-nimbys-vow-political-retribution-against-alde.php

[sentinel]

^^Well, I was one of those skateboarders and growing up in the near west burbs in the mid 90s we DIDN'T have a skate-park, which led a lot of us constantly having to travel into the City, along the lakefront, in neighborhoods that were (then) barely gentrified and possibly dangerous for energetic, suburban white kids (both male and female), with the constant threat of City police trying to assert their power by threatening to arrest you for loitering when you're doing nothing other than trying to break your nose on a thin, wooden board on wheels.

You're possibly focused too much on short-term ROI for this type of place-making, but even ignoring the potential for something like this to attract upper and even middle-income families (or even adults who still skate, and I know PLENTY), if this proposed skate-park has the ability to attract both suburban and even urban kids/teenagers/hipsters with Peter-Pan complexes and give them a relatively safe environment to just have fun, while potentially opening them up to wanting to eventually move into the City, then it's worth the money.

[SamInTheLoop]

^^ Let's just hope that whatever lawsuit(s) inevitably get filed here, it happens quickly, and the courts reject in short order as well....

^^^ Without a doubt. It's very difficult to defend the city's TIF program in its current form (or what it's been for at least the past 15 years) in the context of the actual legislation that allows TIF...

[SamInTheLoop]

^But I don't see that there's any pattern, that there's more development near train stations than in other residential areas.




You really don't see it? It's definitely there (and not quite 'finding waldo'-level difficulty). Spatial stats would undoubtedly reveal a lower avg distance from permit location to transit station than than with a random dispersion (within either entire city or just residential areas)...

Again, an average distance as low (relative to what it would be under 'random') as it should be? No. As strong a pattern as what you would find in other major cities that actually have real Planning, real, effective TOD policy, and that don't leave it all up to aldermanic decisions? No.

Hopefully moving in the right direction though...

[wierdaaron]

I don't have any experience to draw from about the community benefits of skate parks, but I like how it seems aimed at mixed-use applications like movies in the park or other performances. It's got lots of green, while most skate parks I've seen are big, flat cement lots.

[Baronvonellis]

I think the skate park will be awesome! I always love watching the skaters in Venice beach in LA, it's a cool tourist attraction even if you don't skate yourself. It shows off the urban youth culture. Tie it in with Lolla somehow. It would help enliven the south end of grant park. Since, it's currently just a grass field. I would go walk down to that end of the park now to see the skateboarders. It's fun to see them do tricks!

[marothisu]

Tie it in with Lolla somehow. It would help enliven the south end of grant park.

They probably will. I'm pretty sure Lollapalooza actually donated $5 million last year to get this thing done. Would be cool, and since there's a number of people who do Parkour and Free Running in Grant and Millennium Parks when it's nice out, they should build something for them too :) :) Okay, I'll admit that I do Parkour/Free Running, though usually on my own time. Tourists actually would stop to watch me.

[thewaterman11]

^^Well, I was one of those skateboarders and growing up in the near west burbs in the mid 90s we DIDN'T have a skate-park, which led a lot of us constantly having to travel into the City, along the lakefront, in neighborhoods that were (then) barely gentrified and possibly dangerous for energetic, suburban white kids (both male and female), with the constant threat of City police trying to assert their power by threatening to arrest you for loitering when you're doing nothing other than trying to break your nose on a thin, wooden board on wheels.

You're possibly focused too much on short-term ROI for this type of place-making, but even ignoring the potential for something like this to attract upper and even middle-income families (or even adults who still skate, and I know PLENTY), if this proposed skate-park has the ability to attract both suburban and even urban kids/teenagers/hipsters with Peter-Pan complexes and give them a relatively safe environment to just have fun, while potentially opening them up to wanting to eventually move into the City, then it's worth the money.

I'm not at all opposed to the idea of building the Grant Park skating facility; it'll put people in a very underused portion of the park. With any hope, maybe that cool design exercise from last year (The Chicago, I think it was called?) could become reality... wishful thinking, I know...
It's just the constant use of the TIF to fund any kind of project (and the seemingly boundless power of the high and mighty Rahm) that kind of frustrates me. It might be the way Chicago operates, but jeez, it would be nice if the city used TIF money in its intended form, not in the way that the City Council has perverted it.

[SamInTheLoop]

^ Spot on.

Plenty of TIF-supported projects are worthy in their own right and are 'good' works, it's just that how many really should be funded with TIF money, according to the lawful and - beyond that - the actual intended use of this financing mechanism, as set forth under state legislation???

That is a very real and important question, that absolute should - and I would say must - be addressed....

[SamInTheLoop]

The Sun-Times coverage of this over the last several weeks was some of the absolute worst local coverage I've ever seen of a local 'controversial' development entitlement process. Not by any means that I was expecting the Sun-Times to do a good job, but the quality here was truly appalling. Complete political horse race slant, the all-powerful city over the poor neighbors whose lives will be upended, etc....I read very little to nothing recently about the actual policy issues and respective merits (or potential lack thereof for that matter), or anything remotely trying to put the proposal into any sort of actual perspective - for example - how dense (or 'lacking in density') is the plan, really? All politics, no policy rigour......kinda like Chicago in a nutshell....

[ardecila]

^^ I'm surprised, Sam. As the most "realpolitik" of Chicago forumers, I think you of all people would appreciate the value of TIF. Without it, teachers/cops/city workers would just consume an ever-growing piece of the financial pie. There would be no money left over to do the quality-of-life investments we need to make the city desirable. The occasional blatant handout is IMO a small price to pay if it keeps public sector unions from gobbling everything in sight as they have done in Detroit.

It's not like CPS, CPD, etc haven't benefited... Last time I checked, TIF dollars have paid for hundreds of replacement schools, police/fire stations, and so forth.

[the urban politician]

The Sun-Times coverage of this over the last several weeks was some of the absolute worst local coverage I've ever seen of a local 'controversial' development entitlement process. Not by any means that I was expecting the Sun-Times to do a good job, but the quality here was truly appalling. Complete political horse race slant, the all-powerful city over the poor neighbors whose lives will be upended, etc....I read very little to nothing recently about the actual policy issues and respective merits (or potential lack thereof for that matter), or anything remotely trying to put the proposal into any sort of actual perspective - for example - how dense (or 'lacking in density') is the plan, really? All politics, no policy rigour......kinda like Chicago in a nutshell....

I agree, Chicago's local journals are really horrible at this, with perhaps Crains being the only exception. But even the people at Crains never say a peep about why density would be good for the city. More tax base, etc.

[SamInTheLoop]

^^ I get what you're saying. I'm not arguing against the value of public investment in certain projects (it's case by case of course, as some are just plain sketchy), it's just that TIF was created for economically depressed (or at least challenged) neighborhoods and for projects that would not occur in the absense ("but for") of the TIF funding, no? Maybe the overall program needs reform, maybe another official funding mechanism is needed for projects that don't meet the goals/requirements of TIF in present form....I don't know - but I really think it needs to be looked at closely and debated for certain.

While I'm not exactly (alright, not at all!) a charter member of the public union fan club, I can't help but roll my eyes just a little at the 'Chicago would be/will be/is turning into, etc Detroit' business - for any reason, really - but particularly the 'public unions killed that city' take........I'd venture to say they weren't the driving force at all.........I think a super concentration in one industry (that locally tanked), may have had a little to do with that city's fortunes ;) (which by the way, will surprise some people several years down the road when they fully reverse with some good momentum....I wonder what the new urban 'whipping boy' in the US will then be??....in full digression mode, apologies)....

[ardecila]

My goal was not to do another Chicago-Detroit comparison but to point out that American cities in general are shitty at funding parks, streetscaping, public buildings, transit improvements, and other things that build social value. The strongest interest groups take all the funding, and there's no constituency for urbanism (at present). TIF is a poor substitute but it is a substitute nonetheless, since it often goes toward the interests of the real estate lobby which is fundamentally interested in preserving/boosting land value. The problem occurs when neighborhood investments that lift all boats get replaced by direct subsidies or faux public amenities like the River Point plaza.

I hope things will start to change now that "placemaking" has entered the vocabulary but the scale/resources of that movement are laughably small right now.

[Ch.G, Ch.G]

^^Well, I was one of those skateboarders and growing up in the near west burbs in the mid 90s we DIDN'T have a skate-park, which led a lot of us constantly having to travel into the City, along the lakefront, in neighborhoods that were (then) barely gentrified and possibly dangerous for energetic, suburban white kids (both male and female), with the constant threat of City police trying to assert their power by threatening to arrest you for loitering when you're doing nothing other than trying to break your nose on a thin, wooden board on wheels.

You're possibly focused too much on short-term ROI for this type of place-making, but even ignoring the potential for something like this to attract upper and even middle-income families (or even adults who still skate, and I know PLENTY), if this proposed skate-park has the ability to attract both suburban and even urban kids/teenagers/hipsters with Peter-Pan complexes and give them a relatively safe environment to just have fun, while potentially opening them up to wanting to eventually move into the City, then it's worth the money.

I think the skate park will be awesome! I always love watching the skaters in Venice beach in LA, it's a cool tourist attraction even if you don't skate yourself. It shows off the urban youth culture. Tie it in with Lolla somehow. It would help enliven the south end of grant park. Since, it's currently just a grass field. I would go walk down to that end of the park now to see the skateboarders. It's fun to see them do tricks!

These responses are spot-on. A centrally located skatepark put so prominently on display? I think it could do a lot for the portion of the park.

[r18tdi]

I hope things will start to change now that "placemaking" has entered the vocabulary but the scale/resources of that movement are laughably small right now.
"Placemaking" seems to be popping up the most when it comes to environmental sustainability plans. Aside from perhaps planting pretty flowers in bioswale, I fail to understand why placemaking is inseparably linked to greenness. It's a bit of a red herring if you ask me.

[k1052]

Given the number of college age kids now inhabiting the loop and south loop to attend schools I think a skate park is a very reasonable community amenity for an underused section of the park. This isn't even close to the worst thing TIF money has been spent on.

As far as Rahm's power goes...the alternative is to let the city council make all the decisions. I am not overcome with enthusiasm for that plan. He can at least cut through the shit and make a deal to get something accomplished. CMH is a pretty good recent example. It never would have gotten the approvals for redevelopment if he hadn't shoved it through by bribing the locals with an expanded school and throwing his political weight behind it.

[nature's calling]

Rendering of an apartment development at the corner of Irving Park and Dakin near Wringley Field.

Not sure if this has been posted, but here ya go.

http://chicago.curbed.com/uploads/loukas-1.png

Love this.

[oshkeoto]

TUP, keep your eyes on Crain's in the next week or two on that subject.

[wierdaaron]

Speaking of Rahmbo, I just saw an ad for CNN's new "Chicagoland" series. I don't even know what "CNN series" means, but apparently they'll have a whole weekly show about Chicago and from previews it looks largely to be about Rahm and the people who hate him.

http://www.cnn.com/SPECIALS/us/chicagoland

I don't know what to make of a news series about Chicago politics popping up on national news. Will it raise the profile of the city? Or is it a hit piece? Having just blown through House of Cards I assume it's some kind of political maneuver by some bigshot who either loves or hates the mayor.

Edit: looks like it's using footage from a film crew given access to Rahm for a few months last year, and it's EP'd by Robert Redford, so it might be pretty gentle. Could have all been orchestrated by Rahm's brother.

[marothisu]

Speaking of Rahmbo, I just saw an ad for CNN's new "Chicagoland" series. I don't even know what "CNN series" means, but apparently they'll have a whole weekly show about Chicago and from previews it looks largely to be about Rahm and the people who hate him.


It's all about how Jeffrey Zucker took control of CNN. They're kind of trying to re-invent themselves in little ways. They already have this stuff, like Parts Unknown - the Anthony Bourdain show about travel + food.

[thewaterman11]

Esquire did a profile of Rahm in their March issue:
http://www.esquire.com/features/rahm-emanuel-interview-0314
Maybe the mayor is going on a little publicity tour...

[denizen467]

http://www.chicagotribune.com/business/breaking/chi-digital-manufacturing-institute-goose-island-20140222,0,6817571.story
Chicago wins bid for $320 million manufacturing hub
February 22, 2014

Chicago will be the site of a digital manufacturing institute backed by $70 million in government money and another $250 million of private finding, giving the city, once a factory town, a better chance to re-establish its credentials as a maker of things.
...
The $70 million grant will come from the Department of Defense. But far more was at stake, as city officials and business leaders quietly raised private commitments in excess of $5 million each from General Electric, Rolls-Royce, Procter & Gamble, Siemens, Lockheed Martin and The Dow Chemical Co.

The new institute, which is proposed for a leased building on the northern end of Goose Island, would fall under the oversight of UI Labs, a nascent University of Illinois-affiliated effort focused on turning academic research into moneymaking, job-creating products. UI Labs stands for “Universities and Industries.”
...
President Barack Obama will officially announce the Chicago hub on Tuesday. ... In addition to Chicago’s “Digital Manufacturing and Design Institute,” Obama will announce that Detroit has won an institute of its own focused on lightweight and modern metals manufacturing. The administration set up a pilot site in Youngstown, Ohio, in 2012, and a few weeks ago announced a new institute in Raleigh, N.C. ...

[the urban politician]

http://www.chicagotribune.com/business/breaking/chi-digital-manufacturing-institute-goose-island-20140222,0,6817571.story
Chicago wins bid for $320 million manufacturing hub
February 22, 2014

Chicago will be the site of a digital manufacturing institute backed by $70 million in government money and another $250 million of private finding, giving the city, once a factory town, a better chance to re-establish its credentials as a maker of things.
...
The $70 million grant will come from the Department of Defense. But far more was at stake, as city officials and business leaders quietly raised private commitments in excess of $5 million each from General Electric, Rolls-Royce, Procter & Gamble, Siemens, Lockheed Martin and The Dow Chemical Co.

The new institute, which is proposed for a leased building on the northern end of Goose Island, would fall under the oversight of UI Labs, a nascent University of Illinois-affiliated effort focused on turning academic research into moneymaking, job-creating products. UI Labs stands for “Universities and Industries.”
...
President Barack Obama will officially announce the Chicago hub on Tuesday. ... In addition to Chicago’s “Digital Manufacturing and Design Institute,” Obama will announce that Detroit has won an institute of its own focused on lightweight and modern metals manufacturing. The administration set up a pilot site in Youngstown, Ohio, in 2012, and a few weeks ago announced a new institute in Raleigh, N.C. ...

^ Awwwwww.......... HELL YEAH!

http://i959.photobucket.com/albums/ae73/stephanietregear/Animated%20GIFS/GIF_003.gif

[ardecila]

haha... I'm assuming the "leased building" is actually the Wrigley Innovation Center. That tells me the much-vaunted Innovation Center, up until now, has been a whole lot of empty square footage.

I wonder if this will push the city to invest in infrastructure on Goose Island. The streets are atrocious, they can't even rebuild that damn rail crossing on Division which is currently a pothole the size of a bus. There's also the bridges on Division, which are awesome and industrial but hopelessly outdated.

[J_M_Tungsten]

I always thought Goose Island would be pretty sweet if it was improved. A good mix of business and residential would be nice. The southern tip of the island would have some of the most amazing city and river views from a 20-30 story tower.

[Mr Downtown]

The building where Kendall College ended up had been approved in the 1990s for residential conversion when the Daley Administration had second thoughts and decided Goose Island needed to stay a PMD. And after hundreds of millions in public investment, the island is today home to warehouse operations employing literally dozens of workers.

Ardecila, nearly all the streets on the island have been completely rebuilt over the last 15 years. There was a time that I considered several of them completely impassable to a regular automobile and removed them from my city maps.

[Justin_Chicago]

Arena is pushing for this parcel in Portage Park to be redeveloped into a four-to-five-story building with residential units on top.

Six Corners Bank of America Building Under Contract

http://www.dnainfo.com/chicago/20140222/portage-park/six-corners-bank-of-america-building-under-contract

[Rizzo]

Yeah the roads on goose island are bad. If the city had anticipated the island remain industrial, every road would have been ripped up and replaced with concrete to support truck traffic. The bridges are bad, but still serve their purpose for industrial use, but not the type of commercial traffic crossing now.

The Division Street bridges will be demolished any day now, so get your pictures.

[Randomguy34]

Esquire did a profile of Rahm in their March issue:
http://www.esquire.com/features/rahm-emanuel-interview-0314
Maybe the mayor is going on a little publicity tour...

Rahm is probably trying to lobby as many votes as possible for his 2015 re-election campaign.

[wierdaaron]

Re-election? I thought Mayor of Chicago was like a Supreme Court seat. You resign or you die.

Jokes aside, it could just be part of building national awareness of the city. Or Rahm could be trying to raise his own profile to lay groundwork for a far future presidential run. It's hard to picture him in the oval, but remember he quit his job as Obama's kingmaker and chief of staff to take this job. I always wondered if that brush with presidency made him want it, and he saw Daley stepping down as a way to it.

[denizen467]

haha... I'm assuming the "leased building" is actually the Wrigley Innovation Center. That tells me the much-vaunted Innovation Center, up until now, has been a whole lot of empty square footage.
It's not just a Wrigley innovation center, it is the HQ of Wrigley. Remember Mars acquired them recently. The last time I drove by there, a year or so ago, the signage suggested the building was Wrigley's, so I assumed this article was referring to a nearby building. It is possible with changes after the Mars merger that a sizeable block of space has become available; this building could be very suited to a manufacturing r&d center.
I wonder if this will push the city to invest in infrastructure on Goose Island. The streets are atrocious, they can't even rebuild that damn rail crossing on Division which is currently a pothole the size of a bus. There's also the bridges on Division, which are awesome and industrial but hopelessly outdated.
The only significantly objectionable streets there are Division (from bridge to bridge) and the Halsted viaduct at Chicago. Halsted Street itself was redone very recently when the new bridge was built, and North Branch Street (the only other route for traversing the island) is excellent. I wonder about Division too, but I always assumed CDOT was waiting until the bridge replacement project.
after hundreds of millions in public investment, the island is today home to warehouse operations employing literally dozens of workers.
FedEx has their main downtown distribution center there; there is a huge institutional restaurant warehouse (Jetro); Mercedes of Chicago has a giant service facility there, and Perillo or some other luxury dealer has some kind of a facility there; Calumet Photographic has a big store there; etcetera, etcetera. Maybe it failed to hit quadruple digits, but calling it dozens sounds a little too sarcastic even for you.


By the way, is that Greyhound facility being fully utilized? Have there been any redevelopment plans for it? I feel like it was in the news once before the crash. It looks like a crumbling waste of real estate.

[ardecila]

The city should rebuild the grade crossing at Division immediately, new bridge or not, before any more cars break their axles. It's been a problem for years and I don't know why it wasn't handled through the Arterial Resurfacing program long ago.

[denizen467]

^ Honestly I think something is really wrong over at CDOT. Just really weird omissions and decisions. Larrabee was resurfaced north of Chicago Ave last fall and it was full of bumps and dips from day one. Grand Ave between Wells and Orleans has been waiting for post-resurface striping for a half year, with near head-on driver confrontations all the time. And massive bridge-is-out portable electric signs were left in position in various places for months after the Wells bridge was reopened. Did they fire everyone who knew anything about maintaining roads?

[the urban politician]

The Chinatown hotel seems to be stuck on the second floor with no activity for a while. Are they just waiting out the winter?

[spyguy]

Seems like there's some life to the Lake + Forest development - let's see if it finally happens.

Meanwhile, the Oak Park is seeking out proposals for the site at Harlem and South Blvd.

http://www.oakpark.com/News/Articles/1-27-2014/Four-developers-vie-for-Harlem-and-South-project/

Four developers vie for Harlem and South project
Monday, January 27th, 2014

The village of Oak Park is considering five proposals from four developers for the village-owned property at the intersection of Harlem Avenue and South Boulevard.

All five proposals for the mixed-use development would include ground-floor retail space. The developers and development teams submitting proposals are: Urban R2; Lincoln Properties and LPC Contractors; Argent Group, Harlem Irving Group, Urban Innovations and Strategic Development Partners; and North American Properties and Urban Street.
http://i58.tinypic.com/fz3q12.jpg
http://i58.tinypic.com/23i8aop.jpg
http://i57.tinypic.com/wb49zl.jpg

[Busy Bee]

Every time I see a Jahn design I always wonder why he doesn't recieve more commissions locally. Does he or his office have a reputation for being difficult to work with or something?

[ardecila]

Jahn is personally quite imposing but I haven't heard the same about his staff. He is not terribly budget-conscious, though, so developers concerned with their bottom line may hesitate to approach him. Most of his local projects are in the public/institutional sectors, because those clients aren't spending their own money. (Those new canopies at O'Hare cost over $300M)

His most famous local project (Thompson Center) may have something to do with it too... the building was plagued by one prominent issue after another, from inadequate cooling to excessive heat gain to falling panels. The interior space is spatially stunning and unrivaled in the Midwest but the color scheme is unattractive to many people.

[ardecila]

27-unit, 4-story flatiron building w/retail is planned for the corner of Larrabee and Crosby. Architect is Studio Dwell so the quality should be high. Sadly the food&liquor store on the block will remain.

[wierdaaron]

Sadly the food&liquor store on the block will remain.

Ouch. As the area picks up, though, seems like they'd be foolish not to sell. Granted, the previous sentence was basically "yay gentrification!", but that is one of the sketchiest liquor stores I've seen that close to downtown and seems silly being a few steps away from Groupon, Dyson, and Wrigley offices.

[Rizzo]

I'm kind of glad that it's sticking around because it forces "complicated architecture." I get so tired of the blank slate approach to development where they need whole blocks or perfect rectangles to make the development work out right. Hopefully someday that liquor store will adapt to a changing neighborhood and improve its image.

[Notyrview]

27-unit, 4-story flatiron building w/retail is planned for the corner of Larrabee and Crosby. Architect is Studio Dwell so the quality should be high. Sadly the food&liquor store on the block will remain.

oh god get over yourself

[wierdaaron]

Maybe they could get a loan based on the increased land value to finance a renovation of the store to cater to the building and neighborhood. There's a residential building on Grand and Wells I think that has a little tiny convenience store on the ground floor seemingly intended to be an amenity for residents, but at its specific location it's the only place that offers convenience store stuff (drinks, snacks, deli sandwiches, lotto) in that area so they get tons of business. That approach could have the same luck on Larabee.

[Rizzo]

Maybe they could get a loan based on the increased land value to finance a renovation of the store to cater to the building and neighborhood. There's a residential building on Grand and Wells I think that has a little tiny convenience store on the ground floor seemingly intended to be an amenity for residents, but at its specific location it's the only place that offers convenience store stuff (drinks, snacks, deli sandwiches, lotto) in that area so they get tons of business. That approach could have the same luck on Larabee.

That's what I'm thinking. The store serves its purpose well and will be around in the neighborhood, poor or wealthy. But it might help if the vinyl siding with the jail door on the front are removed as the neighborhood gets safer and less susceptible to vandalism. Wouldn't be surprised if there's a fine brick commercial building under all that cheap cladding. If improving the store's image will help the business and the neighborhood I'm all for it. We need these small buildings in an area full of coarse grain development. I also love that stone commercial building on Division because it disrupts the rigidity and uniformity of those new townhomes

[Ch.G, Ch.G]

oh god get over yourself

Is anyone else perplexed by this comment?

[Rizzo]

Is anyone else perplexed by this comment?

Yeah we all saw it, now move on to development discussion....

[the urban politician]

Looks like flatiron buildings are in vogue again. A good thing, as I've always been a big fan of them

[marothisu]

27-unit, 4-story flatiron building w/retail is planned for the corner of Larrabee and Crosby. Architect is Studio Dwell so the quality should be high. Sadly the food&liquor store on the block will remain.

Cool, on a vacant lot too. Any renderings?

[ardecila]

I don't have a problem with neighborhood corner stores. :shrug: The loitering isn't great, though.

[DCCliff]

Jahn is personally quite imposing but I haven't heard the same about his staff. He is not terribly budget-conscious, though, so developers concerned with their bottom line may hesitate to approach him. Most of his local projects are in the public/institutional sectors, because those clients aren't spending their own money. (Those new canopies at O'Hare cost over $300M)

His most famous local project (Thompson Center) may have something to do with it too... the building was plagued by one prominent issue after another, from inadequate cooling to excessive heat gain to falling panels. The interior space is spatially stunning and unrivaled in the Midwest but the color scheme is unattractive to many people.

He also spec'd much better, but more expensive detailing throughout Thompson (rotunda & stair panels and rails, etc., which the state ve'd out - - and it shows. A lot of the detailing is crappy, but some $ were saved. Supports your comment precisely.