CHICAGO | General Developments

[LouisVanDerWright]

^^^ Wow, jaw dropping set of photos Harry! I swear you keep getting better and better.

This one in particular is so vibrant. The green is so vivd:

https://lh3.googleusercontent.com/-FyzKm3CuDbM/Uz89hUskLTI/AAAAAAAB37c/_h0R4ZGoBSw/w958-h719-no/P1000200.JPG

So gritty. Such perfect contrast between the rough, worn, lime crane and the smooth, lake green, glass.

[spyguy]

Great West Loop update, J_M_Tungsten. So much activity and more to come.

A bit farther north on Milwaukee and Elston, a six story building is being proposed with 45 units and retail, designed by BKL.
http://i59.tinypic.com/vwzurd.jpg

[denizen467]

^ Nice, a more auspicious look to the spot where Elston commences. Is that the western side of Milwaukee?

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

Don't know if this is recent, but the lobby to 850 LSD (http://www.850lsd.com) looks finished and can be seen into from Chestnut now. Construction barricading still remains on the east frontage though.

[harryc]

a question from the High Rise section ...

Is this water tower actually functioning anymore or has it just been left/preserved to establish antiquity? It definitely adds to the character of the area.

does anyone know if this is currently in use ? would this building have superb water pressure ? Chicago/LaSalle

https://lh6.googleusercontent.com/-e7GGwzjdBfQ/UyZTGupz_oI/AAAAAAAB3Zc/OMWcHlloSuM/w958-h719-no/P1390563.JPG

https://lh3.googleusercontent.com/-6qBWZmcwGeg/U0ACabhfqQI/AAAAAAAB38E/qAFexOGiAyA/w637-h849-no/P1000127.JPG

https://lh4.googleusercontent.com/-FG4vBPpZmSk/U0ACa792GBI/AAAAAAAB38M/N4hew_A_-uU/w958-h719-no/P1000130.JPG

https://lh3.googleusercontent.com/-J2og7wXC9wc/U0ACbp4ux9I/AAAAAAAB38U/T7dgHjaqDPs/w958-h719-no/P1000131.JPG

https://lh4.googleusercontent.com/-OmWKI_0SmKA/U0ACcfukQOI/AAAAAAAB38c/eM8LbYySRws/w958-h719-no/P1000132.JPG

[Ch.G, Ch.G]

Great West Loop update, J_M_Tungsten. So much activity and more to come.

A bit farther north on Milwaukee and Elston, a six story building is being proposed with 45 units and retail, designed by BKL.
http://i59.tinypic.com/vwzurd.jpg

Terra cotta!

[marothisu]

1100 N State, the site of the former Hunt Club, has received a building permit to finally build. Foundation only for $10.6 million but still. It also mentions "restaurant" in the building permit so maybe we'll get one afterall.

[ardecila]

Great West Loop update, J_M_Tungsten. So much activity and more to come.

A bit farther north on Milwaukee and Elston, a six story building is being proposed with 45 units and retail, designed by BKL.
http://i59.tinypic.com/vwzurd.jpg

Cool! This building is also a TOD so it is being built with minimum parking (23 spaces for 45 units).

[J_M_Tungsten]

Another great find spy guy! Keep'm coming!
Today
Wells and Scott
http://i592.photobucket.com/albums/tt1/JMTUNGSTEN/New%20pics/c884e65c6bad3b1950212c9393797fd8.jpg

Project in between the Boston Market and parking lot on Wells near North Ave.
http://i592.photobucket.com/albums/tt1/JMTUNGSTEN/New%20pics/efba079f0815d515592be77dfc30e54a.jpg

http://i592.photobucket.com/albums/tt1/JMTUNGSTEN/New%20pics/5894ceedfefb181df09e9798499e41a7.jpg

[Ch.G, Ch.G]

Thanks for the photos, J_M_Tungsten. Does the Wells and Scott development extend back to cover that entire surface lot? Also, nice to see another lot developed, no matter how small.

Gotta say, I'm not a fan of parking lots, but I do appreciate when they provide architectural features that sort of continue the streetwall. (Referring to "Carriage Parking.")

[J_M_Tungsten]

Yep, it will cover the entire surface lot to the 3 story building to the west. I was really hoping they would have used that parking lot, the new site, and the Boston Market to make some development that would properly address North and Wells.

[streetline]

Cool! This building is also a TOD so it is being built with minimum parking (23 spaces for 45 units).

Excellent, that's just what that area needs.

The Chicago blue line stop is a bit cut off by the highway on the west and the trains and PMD on the east (not to mention the entrance itself being on a tiny island in the middle of a 7 way intersection). It needs pedestrian density to grow as industrial uses decline; and this kind of development takes appropriate advantage of it's transit and proximity to downtown.

[marothisu]

Project in between the Boston Market and parking lot on Wells near North Ave.
http://i592.photobucket.com/albums/tt1/JMTUNGSTEN/New%20pics/efba079f0815d515592be77dfc30e54a.jpg


I believe this will be a Potbelly, unfortunately. Luckily though, it's another building on once vacant land so that's good and it could be anything in the future of course.

[marothisu]

Excellent, that's just what that area needs.

The Chicago blue line stop is a bit cut off by the highway on the west and the trains and PMD on the east (not to mention the entrance itself being on a tiny island in the middle of a 7 way intersection). It needs pedestrian density to grow as industrial uses decline; and this kind of development takes appropriate advantage of it's transit and proximity to downtown.

There was also a new construction building permit issued on 1/23/2014 for 951 W Huron (which is about Milwaukee & Huron) for a new 12 unit building + small parking garage. This is also in the same area, just south of the Chicago stop. Architect is Space Architects (Jay Keller).

[prelude91]

I believe this will be a Potbelly, unfortunately. Luckily though, it's another building on once vacant land so that's good and it could be anything in the future of course.

Confirmed.

http://www.potbelly.com/Shops/ShopLocator.aspx?PotbellyShopId=326

[marothisu]

Confirmed.

http://www.potbelly.com/Shops/ShopLocator.aspx?PotbellyShopId=326

Yeah. Oh well - I wish they'd get rid of that Boston Market and build something denser. At least down the street there's some plans to do similar things with a few of the current 1 and 2 story buildings that aren't adding much to the area.



I'm also glad south of there that the new building where the Hunt Club was, was granted a building permit. That's been torn down since last summer and it's getting annoying seeing that in a prime area.

[Swicago Swi Sox]

I believe this will be a Potbelly, unfortunately. Luckily though, it's another building on once vacant land so that's good and it could be anything in the future of course.

What's wrong with Potbelly? Great Chicago Company...great sandwiches!

[marothisu]

What's wrong with Potbelly? Great Chicago Company...great sandwiches!

Well I am glad they're a Chicago company. I'm just not a fan of most chain food places..I will admit that the shakes at Potbelly are half decent though.

[pseudolus]

^^^ Colfax is the greatest street in America. Michigan Ave, Broadway, The Vegas Strip, Hollywood Bolevard, etc. all pale in comparison. There is no road more authentically American. If you are ever in Denver you must drive the section just west of downtown all the way out to Aurora.

I started google street view in Aurora. I slit my wrists about 20 blocks west. I slit my ankles at about 20 blocks more. I am 19 more blocks in and am holding the blade to my throat.

[Tom Servo]

^^^ well, clearly you hate freedom.

[Rizzo]

I'm tired of the attitude toward any business people don't like just because it's popular or common. I have some towns I came from that might interest you. Try Flint or Detroit. They'd love to have a potbelly.

Heck I wish I had one street level on oak instead of going up 8 floors in 900 n Michigan

[Tom Servo]

I honestly wish, and I'm not being sarcastic, there was a Potbelly every 3-4 blocks. I also wouldn't mind if most were 24/7.

Potbelly.

[marothisu]

I honestly wish, and I'm not being sarcastic, there was a Potbelly every 3-4 blocks. I also wouldn't mind if most were 24/7.

Potbelly.

Shoot me now. Though I do support businesses staying open later or 24/7.

[Notyrview]

Shoot me now. Though I do support businesses staying open later or 24/7.

Let's make it a double suicide.

[Busy Bee]

I always imagined Potbelly as the only place where to roast beef was tougher than Quiznos. Then I finally ate there and realized the toughness is pretty equal.

[HomrQT]

I honestly wish, and I'm not being sarcastic, there was a Potbelly every 3-4 blocks. I also wouldn't mind if most were 24/7.

Potbelly.

I think you misspelled Portillo's.

[Ch.G, Ch.G]

Ummmm all you all are crazy. Potbelly's is amazing. Those oatmeal chocolate chip cookies? AMAZING. Dream Bars? AMAZING. The spices in their chicken salad? AMAZING. The peppered bacon? AMAZING. Farmhouse salad? AMAZING.

[chicagogreg]

Yes. If you have not experienced the heavenly sensation that is a Potbelly oatmeal chocolate chip cookie, then you have been deprived of a life-force. What this has to do with urbanism I don't know, but you can't say Potbelly is a bad place to eat

[denizen467]

While all you all were drooling over toasted Wrecks, the downtown Sears store closed forever. Bout twenty minutes ago I reckon.


http://www.suntimes.com/news/26675326-418/final-day-for-sears-flagship-store-in-the-loop.html

[the urban politician]

While all you all were drooling over toasted Wrecks, the downtown Sears store closed forever. Bout twenty minutes ago I reckon.


http://www.suntimes.com/news/26675326-418/final-day-for-sears-flagship-store-in-the-loop.html

^ Well, it's time to turn over a new leaf.

But I have to say, the Sears story is a sad one. A slow, painfully sad death. I just don't see Sears turning around unless something drastic is done to refreshen the brand.

[toxteth o'grady]

It must be a Chicago thing. Every Potbelly I've ever encountered in any other part of the country has been pretty ordinary.

[wierdaaron]

I'll offer a bounty of 100 Jamaican dollars* (https://www.google.com/search?q=100%20JMD%20to%20USD) to anyone who can find out who's taking over that Sears location.

[Busy Bee]

^hopefully a bigass Potbelly's.

[Rizzo]

Sears offices are taking over most of vacated Sears store actually.

[Rizzo]

It must be a Chicago thing. Every Potbelly I've ever encountered in any other part of the country has been pretty ordinary.

It is. Actually my point was more that there's a lot of unnecessary complaints and critiques of anything that opens that's a chain. Well there's plenty of opportunities in this city and more than enough vacant storefronts to fill.

[wierdaaron]

It would be a pretty big waste of State St storefront to turn that into offices, wouldn't it? The store used, what, 5 floors? Surely they can at least save the street level and basement for something. Surely!

[emathias]

While all you all were drooling over toasted Wrecks, the downtown Sears store closed forever. Bout twenty minutes ago I reckon.


http://www.suntimes.com/news/26675326-418/final-day-for-sears-flagship-store-in-the-loop.html

We bought our civil union rings there - got a GREAT discount because it was their closing sale, barely more than the value of the metal. And while Sears isn't exactly romantic, for plain gold rings, who cares where you get them?

[montasauraus]

It would be a pretty big waste of State St storefront to turn that into offices, wouldn't it? The store used, what, 5 floors? Surely they can at least save the street level and basement for something. Surely!

The first floor along state will be leased to retail tenants. The first floor on Madison, lower level, second floor, and third floor has been leased to CPS for their headquarters. The fourth floor will remain Sears offices. I believe it is their website division but I might be wrong about that.

[harryc]

Sears offices are taking over most of vacated Sears store actually.

They still have a tower with their name on it.
https://lh3.googleusercontent.com/-BH_O0Pz3Bs4/TW06J-K4_wI/AAAAAAABj6E/2nui3MHhOwM/w958-h719-no/P1720907.JPG

A building waiting and ready ... with pretty low taxes ;-)
https://lh4.googleusercontent.com/-cM0uCWR9Y0w/TW06Lt2qulI/AAAAAAABj6U/PC6O35Irdro/w958-h719-no/P1720965.JPG

[emathias]

...
The fourth floor will remain Sears offices. I believe it is their website division but I might be wrong about that.

That's correct.

[sentinel]

Beautiful Sunday stroll through Hyde Park 04.06.2014, playing with my new 70D :D

Tower of the under renovation Becker/Friedman Institute, formerly the Chicago Theological Seminary (one of my favorite buildings ever):
https://farm8.staticflickr.com/7197/13681795713_1bef3941da_b.jpg

Eckhardt Research Center, combining numerous Physical Science divisions:
https://farm3.staticflickr.com/2927/13682136554_f41360c49b_b.jpg

Eckhardt and the Mansueto library:
https://farm3.staticflickr.com/2887/13682126634_0f66dfabd1_b.jpg

New U of C Lab School addition, recent recipient of a $25 million gift from Mellody Hobson and her new husband, obscure director Giorgio Lucas, or something ;)
https://farm3.staticflickr.com/2858/13681874733_f03f9d572a_b.jpg

[Link N. Parker]

Great West Loop update, J_M_Tungsten. So much activity and more to come.

A bit farther north on Milwaukee and Elston, a six story building is being proposed with 45 units and retail, designed by BKL.
http://i59.tinypic.com/vwzurd.jpg


This is pretty awesome; does anyone know the exact address where it will be built?

[Ch.G, Ch.G]

We bought our civil union rings there - got a GREAT discount because it was their closing sale, barely more than the value of the metal. And while Sears isn't exactly romantic, for plain gold rings, who cares where you get them?

Did you grandfather those rings into your marriage or get new ones?

[marothisu]

A building waiting and ready ... with pretty low taxes ;-)


In all seriousness, if you actually remember - they are supposed to be turned into apartments. There was that building permit issued to turn one building into almost 200 apartments over 6 months ago. I wonder what the status of that is...


And yes, the sandwiches at Potbelly are pretty mediocre. At least though, yes, they are a Chicago-based company so they have that going for them economically.

[denizen467]

But I have to say, the Sears story is a sad one. A slow, painfully sad death. I just don't see Sears turning around unless something drastic is done to refreshen the brand.
It looks destined to die a slow, rural death. But then maybe some years later it can be resurrected as a retro, hip niche brand. If an infamous poop-looking shoe polish (http://en.wiktionary.org/wiki/know_shit_from_Shinola) can come back a half century later as fashion watches (http://www.shinola.com/), maybe Sears-logo sneakers or something will be popular by the time we all are trudging around nursing homes.
I'll offer a bounty of 100 Jamaican dollars* (https://www.google.com/search?q=100%20JMD%20to%20USD) to anyone who can find out who's taking over that Sears location.
Conquer a kidney stone, celebrate in Kingston?
We bought our civil union rings there - got a GREAT discount because it was their closing sale, barely more than the value of the metal. And while Sears isn't exactly romantic, for plain gold rings, who cares where you get them?
I love liquidation sales. And indeed, especially for a one-off purchase, who cares where you shop, you just prevented another retailer from ripping you off for the price difference.

[SamInTheLoop]

It would be a pretty big waste of State St storefront to turn that into offices, wouldn't it? The store used, what, 5 floors? Surely they can at least save the street level and basement for something. Surely!



The retail space to still exist from the just-closed Sears store will total around 33,000 sq ft - 23,000 sq ft centered around State/Madison, and the other 10,000 sq ft centred around Dearborn/Madison:


http://www.mbres.com/pdfs/news/press-releases/2014/BECC.pdf

[marothisu]

So part of that South Side revitalization is a ton of land for sale for $1 in neighborhoods like Woodlawn, Grand Crossing, Englewood, Washington Park, etc. This site is great and shows you what's available. Tons of stuff

http://largelots.org

The only thing is that to buy one, you have to actually own property/land on that block already or be a non profit in the community. Not a bad thing, but what are your guys' thoughts about this? I kind of understand why they need to do it but at the same time I don't think that many lots will be sold. If they are, I'm really curious to see what residents will actually do with them. I think it'll be big for non-profits maybe..

[Link N. Parker]

So part of that South Side revitalization is a ton of land for sale for $1 in neighborhoods like Woodlawn, Grand Crossing, Englewood, Washington Park, etc. This site is great and shows you what's available. Tons of stuff

http://largelots.org

The only thing is that to buy one, you have to actually own property/land on that block already or be a non profit in the community. Not a bad thing, but what are your guys' thoughts about this? I kind of understand why they need to do it but at the same time I don't think that many lots will be sold. If they are, I'm really curious to see what residents will actually do with them. I think it'll be big for non-profits maybe..

Personally I would rather see entire blocks seized via eminent domain, and sold to big developers (like Toll Brothers) who can build entire neighborhoods (Chicago style) from scratch, and market the neighborhood to middle-class buyers. The developers can shred whatever dilapidated housing stock is there and start from scratch. The homes can be built up close to the sidewalk in such a way so that the entire developments are urban, walkable, and have access to major streets nearby. This is my vision for rebuilding the West and South Sides, and bringing the middle class back into Chicago...bring brand new homes to the market that are SFH, but at the same time, walkable, urban, accessible to public transit, etc. Sort of like a pre-WWII neighborhood, but built from the ground up.

[marothisu]

Personally I would rather see entire blocks seized via eminent domain, and sold to big developers (like Toll Brothers) who can build entire neighborhoods (Chicago style) from scratch, and market the neighborhood to middle-class buyers. The developers can shred whatever dilapidated housing stock is there and start from scratch. The homes can be built up close to the sidewalk in such a way so that the entire developments are urban, walkable, and have access to major streets nearby. This is my vision for rebuilding the West and South Sides, and bringing the middle class back into Chicago...bring brand new homes to the market that are SFH, but at the same time, walkable, urban, accessible to public transit, etc. Sort of like a pre-WWII neighborhood, but built from the ground up.

The more I read about it, the more I realize it's a cheap ass way to get tax revenue from people who might not be able to afford it. If you read the page, you will realize that you HAVE to use it for residential uses - no stores or offices of any kind.

You also have to hold onto the land for at least 5 years before you can sell. So basically if you own a home, then how many people in these areas can afford to build a $150K home on another lot and look for tenants to rent it out? If not then let's say you build a garden. What if you are taxes on the value of the land instead of $1? You're basically paying extra tax to have a garden for what use?

The more I read into it, the more stupidity I see with it all. I doubt many of these will be sold and the ones who will buy them, I'm guessing, will be majorly non-profits.

[sammyg]

Personally I would rather see entire blocks seized via eminent domain, and sold to big developers (like Toll Brothers) who can build entire neighborhoods (Chicago style) from scratch, and market the neighborhood to middle-class buyers. The developers can shred whatever dilapidated housing stock is there and start from scratch. The homes can be built up close to the sidewalk in such a way so that the entire developments are urban, walkable, and have access to major streets nearby. This is my vision for rebuilding the West and South Sides, and bringing the middle class back into Chicago...bring brand new homes to the market that are SFH, but at the same time, walkable, urban, accessible to public transit, etc. Sort of like a pre-WWII neighborhood, but built from the ground up.

I'd rather keep the street grid and varied architecture than some bland mega-project.

[marothisu]

I now see that the Large Lots site hooks up to the tax history. A lot of them have an assessed value of $0 and tax exempt. Does tax exempt status for tax carry through to a new owner if there's no change in zoning, ever? I mean obviously it would if you built property on there, but let's say if you just put a garden there or something..

[wierdaaron]

I thought the idea was that people would use it for gardens or playgrounds or something.

[marothisu]

I thought the idea was that people would use it for gardens or playgrounds or something.

I think that's part of the hope, but I'm really skeptical about how many of these are going to be bought and done that with. How many people in these areas can comfortably afford an extra $500/year in taxes for something they may make no money on? How many will want to do it?

I have seen cool community garden stuff which would be really great where neighbors can come in and plant their own fruits and vegetables for their own use and work on these things together but with 4000 lots - I don't think these areas of the south side are going to be transformed very well into much of that or many new buildings.

[Link N. Parker]

I think some people are having trouble picturing my vision of how to completely rebuild the South and West sides.

My vision is that we would keep the street grid, but rip out most of the garbage structures that are there, and build new row-homes up and down the streets, block after block...thousands of row homes that can be sold to middle-class buyers. The homes would not be "bland", they would be interesting architecturally, and would sit up close to the sidewalk, with alley-ways behind the homes, etc. Public trans (bus, BRT, EL) would be beefed up to support the area. There would also be local, centrally planned parks nearby. This project in Andersonville would be an example:

http://www.dnainfo.com/chicago/20140404/uptown/back-yard-andersonville-row-homes-sell-fast-booming-part-of-uptown

I think we need to build the city to appeal to families, while also of course building thousands more apartment units for singles and DINK's. My theory is that most families do not want to live in high-rises, but given the option, they do still want density, walk ability, safety, and public trans. They want to be able to walk to dinner as well as to/from school.

[Mister Uptempo]

Please, someone, correct me if I'm mistaken...but looking at the map at largelots.org, a number of the lots available are going to be taken up when Norfolk Southern expands their rail yards in Englewood, no?

[Buckman821]

Personally I would rather see entire blocks seized via eminent domain, and sold to big developers (like Toll Brothers) who can build entire neighborhoods (Chicago style) from scratch, and market the neighborhood to middle-class buyers. The developers can shred whatever dilapidated housing stock is there and start from scratch. The homes can be built up close to the sidewalk in such a way so that the entire developments are urban, walkable, and have access to major streets nearby. This is my vision for rebuilding the West and South Sides, and bringing the middle class back into Chicago...bring brand new homes to the market that are SFH, but at the same time, walkable, urban, accessible to public transit, etc. Sort of like a pre-WWII neighborhood, but built from the ground up.

This is repulsive. A good portion of the remaining structures are actually in somewhat ok condition. They are just generally not maintained to the same level as other neighborhoods. Furthermore, many of these neighborhoods have a ton of architectural and historic significance. You are talking about demolishing at least half of the greystone belt. :yuck:.

Plus, like others have stated, the ideal situation would be to develop a diverse, varied, and historically interesting streetscape.

[marothisu]

Plus, like others have stated, the ideal situation would be to develop a diverse, varied, and historically interesting streetscape.

Yep, and the regulations in place for this doesn't really allow for that. You can basically buy a property to build a garden, a yard, a shed, or a new home or garage or something there. It may beautify some of it, but I don't think long term this is going to do wonders for the areas.

They should really have something in place for the guy who wants to open up a new business in Washington Park and build a $150,000 new building to house it and offer incentive if he wants to hire neighborhood residents for his business. Or perhaps offer incentive for someone who wants to buy a vacant lot to build a food store in the middle of a food desert.

[Link N. Parker]

This is repulsive. A good portion of the remaining structures are actually in somewhat ok condition. They are just generally not maintained to the same level as other neighborhoods. Furthermore, many of these neighborhoods have a ton of architectural and historic significance. You are talking about demolishing at least half of the greystone belt. :yuck:.

Plus, like others have stated, the ideal situation would be to develop a diverse, varied, and historically interesting streetscape.

I agree that we want interesting, diverse streetscapes. This vision would keep in line with that. Certain types of existing housing stock (such as greystones) could be kept. But my understanding is that there are large blocks of places like Englewood that are not marketable. This is an under-use of the existing land. The way to save Chicago is to import the middle class (aka families) back into the city. There is plenty of land, a lot of the city is really under-used at this point. What I am talking about is rebuilding large sections of the city in a way that people who have to currently choose the suburbs to raise their families, would instead, be able to choose the city. Sort of like building new "bungalow belts" in the city, and co-existing with what is salvageable.

[emathias]

Did you grandfather those rings into your marriage or get new ones?

We got a civil union license the day before our kind of marriage was declared immediately legal in Cook County and while we could have converted it on the spot to a marriage when we went on Saturday to do the civil union ceremony at City Hall, for complicated reasons we intentionally kept it as a civil union and bought the rings the same day.

[UPChicago]

I think some people are having trouble picturing my vision of how to completely rebuild the South and West sides.

My vision is that we would keep the street grid, but rip out most of the garbage structures that are there, and build new row-homes up and down the streets, block after block...thousands of row homes that can be sold to middle-class buyers. The homes would not be "bland", they would be interesting architecturally, and would sit up close to the sidewalk, with alley-ways behind the homes, etc. Public trans (bus, BRT, EL) would be beefed up to support the area. There would also be local, centrally planned parks nearby. This project in Andersonville would be an example:

http://www.dnainfo.com/chicago/20140404/uptown/back-yard-andersonville-row-homes-sell-fast-booming-part-of-uptown

I think we need to build the city to appeal to families, while also of course building thousands more apartment units for singles and DINK's. My theory is that most families do not want to live in high-rises, but given the option, they do still want density, walk ability, safety, and public trans. They want to be able to walk to dinner as well as to/from school.

I actually like your idea for blocks that are 65% or more vacant and for more intact blocks target infilled. I think the area between 51st and Garfield from Calumet to Michigan is a good target area. As long as the grid isn't disturbed and no CHA type garbage like on Persing and Cottage Grove.

[LouisVanDerWright]

Ughhhh no. Terrible idea. Why the hell would we trash perfectly good structures that make our city historically significant and architecturally interesting? Seriously, name one good reason why we couldn't keep the existing "blighted" structures and force the poor developers to build on the 65% of the block that is already vacant? This idea is exactly what would destroy Chicago, it smacks of the terrible ideas of the urban renewal era.

In fact, the city should give homeowners a shot at these lots first, but then open it up to everyone. I have a proposal for the city to help them use up all these lots: Give me every single lot you own East of the Green Line and West of Washington Park and I'll build a goddamn brand new neighborhood in about 10 years time. If they just gave this land away to developers and promised to keep the taxes low for X years, then some of these areas would transform over night. If they give the land away for free it is already a built in subsidy for developers because land doesn't depreciate so you want it to be as low of a portion of your basis as possible. I would LOVE to control that much land zoned RM-5 and RM-6 in such a prime location (not currently, but as soon as I'm done with it and the Obama Library opens up as the centerpiece of my new neighborhood). Seriously, screw every other project proposed in the city right now, if Rahm really wanted to fix things, then he'd do something like that. The numbers would work if you gave ONE developer that much land in such a small area.

Of course the problem with that is then you'd have the locals freaking out about "gentrification". "Oh poor us, we completely trashed this place and are now being forced out of it" doesn't buy much sympathy from me.

[LouisVanDerWright]

DP (post, not penetration)

[LouisVanDerWright]

In other news:

The PD for the old Marshall Field/Macy/Olsen Rug building up at Diversey and Pulaski was filed this week. Plans have apparently improved from the rumors we heard here a while ago. They are planning on keeping much of it manufacturing (500,000 SF!! To be converted into an expansion of one of the local factories which I can't disclose yet, but it will employ up to 1,500-2,000 people!!!) and there will be 82 live-work units averaging 2,500 SF for artists and small businesses. There has been some conversation about the top floor becoming a high-tech hub potentially gravitating towards additive manufacturing (3D printing) and marketing the live-work spaces to start ups from the new technology institute downtown. They are also pursuing a major grocer and Vice-mayor/Alderman Suarez said they are talking to Marianos which I'd say is sorely needed given the complete lack of a big-name grocer anywhere west of the Freeway in Avondale and Logan Square.

All talk of a charter school or self storage has been (thankfully) removed from the conversation. Unfortunately plans call for a crap ton of parking despite the upcoming investment in the Healy Metra station. It is really a shame to see buildings like the Brachs factory bite the dust when it is quite clear that these industrial behemoths can again be restored to functioning assets for the city given the right political and economic will.

[Rizzo]

^ I really really like that building. Great news to hear that it's being put to good use

[UPChicago]

Ughhhh no. Terrible idea. Why the hell would we trash perfectly good structures that make our city historically significant and architecturally interesting? Seriously, name one good reason why we couldn't keep the existing "blighted" structures and force the poor developers to build on the 65% of the block that is already vacant? This idea is exactly what would destroy Chicago, it smacks of the terrible ideas of the urban renewal era.

In fact, the city should give homeowners a shot at these lots first, but then open it up to everyone. I have a proposal for the city to help them use up all these lots: Give me every single lot you own East of the Green Line and West of Washington Park and I'll build a goddamn brand new neighborhood in about 10 years time. If they just gave this land away to developers and promised to keep the taxes low for X years, then some of these areas would transform over night. If they give the land away for free it is already a built in subsidy for developers because land doesn't depreciate so you want it to be as low of a portion of your basis as possible. I would LOVE to control that much land zoned RM-5 and RM-6 in such a prime location (not currently, but as soon as I'm done with it and the Obama Library opens up as the centerpiece of my new neighborhood). Seriously, screw every other project proposed in the city right now, if Rahm really wanted to fix things, then he'd do something like that. The numbers would work if you gave ONE developer that much land in such a small area.

Of course the problem with that is then you'd have the locals freaking out about "gentrification". "Oh poor us, we completely trashed this place and are now being forced out of it" doesn't buy much sympathy from me.

If one developer had that much land I'm more than sure they would raze the current structures and not develop it piecemeal, especially on blocks that are largely vacant. Why would a developer logically keep 5-10 structures on a complete block instead of razing them and building something new, if they owned the entire block?

[LouisVanDerWright]

If one developer had that much land I'm more than sure they would raze the current structures and not develop it piecemeal, especially on blocks that are largely vacant. Why would a developer logically keep 5-10 structures on a complete block instead of razing them and building something new, if they owned the entire block?

Because they don't own them? I am saying the city should give them only the vacant land they already own, not that we should abuse eminent domain again like we did in the 1950's and 1960's. In terms of the macro economics of the idea, you'd see historic building stock preserved simply because it is fucking cool. Seriously, why haven't developers razed every historic building in the hottest neighborhoods in the city like Wicker Park and Lincoln Park? Because there is significant demand for original features, especially for the kinds of extravagant finishes you see in a lot of lakefront structures that were the ritziest buildings in the city in their time.

[Mr Downtown]

Who knew that the main reason middle class parents don't choose to raise children in Hamilton or Fuller Park is lack of new product?

[LouisVanDerWright]

Who knew that the main reason middle class parents don't choose to raise children in Hamilton or Fuller Park is lack of new product?

Build it and they will come. New Markets tax credits can actually make the proposition pretty attractive especially if the land is free. Money is cheap enough right now to make it almost easy to pull something like that off if you could raise the equity. The problem is most investors are too timid to try something high risk, high reward like that. It's not like there is nothing worth living near down there. Both IIT and U of C are adjacent and it is a short jaunt from the loop on the EL. The schools are obviously a problem, but I think it can be overcome if you can provide the product for cheap enough.

[Vlajos]

In other news:

The PD for the old Marshall Field/Macy/Olsen Rug building up at Diversey and Pulaski was filed this week. Plans have apparently improved from the rumors we heard here a while ago. They are planning on keeping much of it manufacturing (500,000 SF!! To be converted into an expansion of one of the local factories which I can't disclose yet, but it will employ up to 1,500-2,000 people!!!) and there will be 82 live-work units averaging 2,500 SF for artists and small businesses. There has been some conversation about the top floor becoming a high-tech hub potentially gravitating towards additive manufacturing (3D printing) and marketing the live-work spaces to start ups from the new technology institute downtown. They are also pursuing a major grocer and Vice-mayor/Alderman Suarez said they are talking to Marianos which I'd say is sorely needed given the complete lack of a big-name grocer anywhere west of the Freeway in Avondale and Logan Square.

All talk of a charter school or self storage has been (thankfully) removed from the conversation. Unfortunately plans call for a crap ton of parking despite the upcoming investment in the Healy Metra station. It is really a shame to see buildings like the Brachs factory bite the dust when it is quite clear that these industrial behemoths can again be restored to functioning assets for the city given the right political and economic will.

Wow, the bolded is amazing!

[Chi-Sky21]

Of course the problem with that is then you'd have the locals freaking out about "gentrification". "Oh poor us, we completely trashed this place and are now being forced out of it" doesn't buy much sympathy from me.

^^You had me until you went this route. The people still there are not always the ones who have trashed the neighborhood. They have stayed through the bad times either because that is THEIR neighborhood and or there are no better options for them. Belittling them does not help you make your point. Some old moms and pops that have stayed through it all have every right to grumble if they are forced out because the area later gentrifies and makes it unaffordable to them. The issue is not an easy one to deal with, yes we all want these areas to come back to life, but you can't just rip out what and who was there to put in YOUR vision of how it should be.

[UPChicago]

Because they don't own them? I am saying the city should give them only the vacant land they already own, not that we should abuse eminent domain again like we did in the 1950's and 1960's. In terms of the macro economics of the idea, you'd see historic building stock preserved simply because it is fucking cool. Seriously, why haven't developers razed every historic building in the hottest neighborhoods in the city like Wicker Park and Lincoln Park? Because there is significant demand for original features, especially for the kinds of extravagant finishes you see in a lot of lakefront structures that were the ritziest buildings in the city in their time.

Yea but I think gentrification in those kinds neighborhoods is easier being that the housing stock is more in tack than on the south side. I wouldn't say use eminent domain per se but let developers have the vacant lots and buy out the owners of the remaining lots.
http://i61.tinypic.com/2mpx6id.png
For example in the above case, if a developer owned all the vacant lots on this block why would they spare the remaining 4-5 buildings on the block?

[r18tdi]

if a developer owned all the vacant lots on this block why would they spare the remaining 4-5 buildings on the block? Because interesting, diverse streetscape? :shrug:

[LouisVanDerWright]

^^^ Why wouldn't they? There is value in that existing building. Why would they spend $120k demolishing it and another $1.2 million building the exact same thing in its place when they could renovate the existing structure for maybe $500k total? There is a reason people rehab buildings instead of tearing them down and that is that it is cheaper to rehab them. A good rehab costs $80-100/SF, new construction starts at $150/SF and goes up from there.

The issue is not an easy one to deal with, yes we all want these areas to come back to life, but you can't just rip out what and who was there to put in YOUR vision of how it should be.

Well actually you can do that and, in fact, developers regularly do that. This is a global city. Cities don't just sit around and wait for people and businesses just because of nostalgia (of course unless the nostalgia is big enough to support those businesses). This is a city of change and if there are people who can't or refuse to adapt to change then why would they expect anything else to happen but for them to be pushed out of a changing neighborhood?

[joeg1985]

In other news:

The PD for the old Marshall Field/Macy/Olsen Rug building up at Diversey and Pulaski was filed this week. Plans have apparently improved from the rumors we heard here a while ago. They are planning on keeping much of it manufacturing (500,000 SF!! To be converted into an expansion of one of the local factories which I can't disclose yet, but it will employ up to 1,500-2,000 people!!!) and there will be 82 live-work units averaging 2,500 SF for artists and small businesses. There has been some conversation about the top floor becoming a high-tech hub potentially gravitating towards additive manufacturing (3D printing) and marketing the live-work spaces to start ups from the new technology institute downtown. They are also pursuing a major grocer and Vice-mayor/Alderman Suarez said they are talking to Marianos which I'd say is sorely needed given the complete lack of a big-name grocer anywhere west of the Freeway in Avondale and Logan Square.

This is fantastic news! I was just wondering about these empty buildings while taking the Hiawatha north this past weekend. They would make some incredible loft spaces. Especially if they pulled in a major grocer.

Would these be 1,500 to 2,000 new jobs or jobs that are being moved in from elsewhere?

[Chi-Sky21]

Well actually you can do that and, in fact, developers regularly do that. This is a global city. Cities don't just sit around and wait for people and businesses just because of nostalgia (of course unless the nostalgia is big enough to support those businesses). This is a city of change and if there are people who can't or refuse to adapt to change then why would they expect anything else to happen but for them to be pushed out of a changing neighborhood?

Yes gentrification happens, I have NO problem with that. I have a VERY big issue with using eminent domain to come in gobble up blocks, forcing people out, and putting in whatever some politically connected developer wants to put in there.....most likely using TIF funds. Which is how I fear all these Utopian ideas of redeveloping the south side would turn into.

[Vlajos]

This is fantastic news! I was just wondering about these empty buildings while taking the Hiawatha north this past weekend. They would make some incredible loft spaces. Especially if they pulled in a major grocer.

Would these be 1,500 to 2,000 new jobs or jobs that are being moved in from elsewhere?

Good question. When will this news be announced?

[UPChicago]

^^^ Why wouldn't they? There is value in that existing building. Why would they spend $120k demolishing it and another $1.2 million building the exact same thing in its place when they could renovate the existing structure for maybe $500k total? There is a reason people rehab buildings instead of tearing them down and that is that it is cheaper to rehab them. A good rehab costs $80-100/SF, new construction starts at $150/SF and goes up from there.



Well actually you can do that and, in fact, developers regularly do that. This is a global city. Cities don't just sit around and wait for people and businesses just because of nostalgia (of course unless the nostalgia is big enough to support those businesses). This is a city of change and if there are people who can't or refuse to adapt to change then why would they expect anything else to happen but for them to be pushed out of a changing neighborhood?

Don't get me wrong, I'm not trying to being argumentative just debating a little of course I do not expect you to agree with me. I understand your point completely about targeting infill development. The problem with infill development is it seems to require many small developers and individual owners coming in an area and developing lots. These areas on the southside are so vacant that I personally can't really picture infill development taking hold for many many many decades. With so much vacant land, a large developer is more fitting to come in and redevelop large swaths than smaller developers and individuals attempting infill.

I kind of look at it like this, if you are missing a tooth you replace that one tooth, if you are missing teeth you get dentures. lol

There are people doing infill development down there on more intact blocks. My sister unfortunately purchased a condo on 58th and Calumet in 2008 and there are developers renovating and building on those blocks but the housing stock is also more intact.
http://i60.tinypic.com/106wkgm.png
All of the buildings on the right have been renovated.

[LouisVanDerWright]

^^^I'm not saying that a bunch of different developers should come in and piecemeal try to buy these lots off the city. I am saying ONE developer should get all the lots in a large area for FREE from the city so that they can make a proforma to build on all those lots work. If you got a massive developer or just someone really devoted to the idea, it would be a piece of cake.

Yes gentrification happens, I have NO problem with that. I have a VERY big issue with using eminent domain to come in gobble up blocks, forcing people out, and putting in whatever some politically connected developer wants to put in there.....most likely using TIF funds. Which is how I fear all these Utopian ideas of redeveloping the south side would turn into.

I very directly stated that I am AGAINST using eminent domain for anything along these lines. The city already owns all the lots featured in the website that spurred this conversation and therefore can give them freely to whomever they like without having to condemn anything.


Would these be 1,500 to 2,000 new jobs or jobs that are being moved in from elsewhere?

My understanding is that most would be new jobs as a result of a large expansion of a local business. I'm not sure whether the local business is going to keep their existing factory as well, or consolidate everything into the new space. Also, I am not sure when they will actually announce this, but it must be coming soon since they already applied for the PD zoning change.

[Vlajos]

Thanks LVDW, that is great news.

[marothisu]

I found a way around buying land on the south side and paying tons in property tax. These things are actually pretty nice....

http://www.canoebayescape.com/

[marothisu]

According to Curbed, the new South Loop campus for the British School has started construction:
http://chicago.curbed.com/archives/2014/04/08/construction-kicks-off-for-british-schools-south-loop-campus.php

[Busy Bee]

The premise you guys are talking about regarding saving the rare surviving structure versus starting from scratch reminds me of the example of the Dresden Frauenkirche in Germany. I think most would agree it means more and adds to the meaningfulness to incorporate history whenever possible. Story of the church here (http://en.wikipedia.org/wiki/Dresden_Frauenkirche).

The surviving stones are darker:
http://upload.wikimedia.org/wikipedia/commons/thumb/1/1f/Frauenkirche_in_Dresden%2C_3.jpg/533px-Frauenkirche_in_Dresden%2C_3.jpg
Wiki (http://upload.wikimedia.org/wikipedia/commons/thumb/1/1f/Frauenkirche_in_Dresden%2C_3.jpg/533px-Frauenkirche_in_Dresden%2C_3.jpg)

[marothisu]

Not sure if this is 100% in the realm of things for this thread but it's pretty cool. Ran across a website which aims to hook up people who want blank walls muralled or art on them with artists who will do it. Must be Brazilian as most of it is there, but it would be cool to see a bunch of these listed in Chicago and expand the color in the city (i.e. Little Village and Pilsen)

http://www.colorpluscity.com/#home

[BVictor1]

So part of that South Side revitalization is a ton of land for sale for $1 in neighborhoods like Woodlawn, Grand Crossing, Englewood, Washington Park, etc. This site is great and shows you what's available. Tons of stuff

http://largelots.org

The only thing is that to buy one, you have to actually own property/land on that block already or be a non profit in the community. Not a bad thing, but what are your guys' thoughts about this? I kind of understand why they need to do it but at the same time I don't think that many lots will be sold. If they are, I'm really curious to see what residents will actually do with them. I think it'll be big for non-profits maybe..


I hate this plan, it shows the shortsightedness of the city and local representation of actually trying to revitalize the community. I live in West Woodlawn in the 20th Ward and there are a few lots and several boarded up buildings on my block.

[Rizzo]

I hate this plan, it shows the shortsightedness of the city and local representation of actually trying to revitalize the community. I live in West Woodlawn in the 20th Ward and there are a few lots and several boarded up buildings on my block.

I respectfully disagree. This plan couldn't be better. The most prominent stipulation is that the buyer be a resident of that block. My oh my, if only Detroit had done that. The foreign investors come rushing in and buy up all the lots and never build anything on them.

Residents are now obligated to care for the lots per city ordinances. Because they are residents of that immediate area, they have incentives to improve the appearance and value of the property. When the neighborhood's time comes for revitalization in the form of new construction, they will sell.

If you want faster revitalization, and a better shot and densifying these neighborhoods, you need to transfer these lots to private owners that live in the neighborhood. Otherwise, it will be sold to landholding companies that will sit on the properties for eternity.

[the urban politician]

^. A great way as an investor to bypass this is:

Buy a cheap as shit house in Enlgewood and call it your new address. Then, snap up as many lots around you as possible.

[Skyguy_7]

At only 15 stories, this will surely be topped out by the end of the summer.
https://lh5.googleusercontent.com/-NufZwT2NjRw/U0RJ4SSVR6I/AAAAAAAAAok/rpr_X9oRn0Q/w574-h430-no/14+-+1

[Rizzo]

According to the timestamp on my camera, it hasn't been used in over 1 year. So I figured, I'd get back out. Here's some pics of the riverwalk construction and a random photo of the new Clark Canyon

http://www.umich.edu/~ifmuth/ssp/DSC_5805chicago_ssp.jpg

http://www.umich.edu/~ifmuth/ssp/DSC_5811chicago_ssp.jpg

http://www.umich.edu/~ifmuth/ssp/DSC_5815chicago_ssp.jpg

[marothisu]

Awesome photos, Hayward!


Also, is Cobra Lounge building a new addition? I saw a building permit that they are building a new 2239 sq ft addition, 2 stories, and renovating the existing venue space. I wonder if this means that they will take part of the vacant lot next to it, or if they'll just build on top of the existing building.

[Tom Servo]

TBK is the greatest restaurant in the history of the universe.

[emathias]

TBK is the greatest restaurant in the history of the universe.

TBK is ok, but you'd never apparently known the late, great Las Pinatas on Wells.

[Mr Downtown]

Crain's is reporting that Marc Realty is seeking a zoning change that would allow it to nearly triple the number of units at the city's only mobile-home park, Harbor Point Estates on E. 134th St., from the current 190 to 747 units. East Siders sometimes call this Hegewisch subneighborhood "Arizona" because decades ago it was nothing but sand dunes.

[wierdaaron]

Recently read an interesting article about owning and running trailer parks. The Cold, Hard Lessons of Mobile Home U. (http://www.nytimes.com/2014/03/16/magazine/the-cold-hard-lessons-of-mobile-home-u.html?_r=0)

Before I was born one of my uncles owned one for a while. He said it was a easy way to make some money, it's just kind of depressing.

[ardecila]

In a city full of great taco joints, TBK is revolting... even when I'm blitzed late night there are always better choices.

[SamInTheLoop]

^^ Dear Lord. Welcome to 'Meerca'. Kind of depressing doesn't begin to cover it (if you don't shake your head in disgusted disbelief in at least 4 or 5 places in that article - and do a '180' eye roll at least half a dozen times, something's not working upstairs). But by far, the important thing is that good 'ole-fashioned, prudent, responsible credit-worthy, hard-workin', small business-ownin', job-creatin', 'pick themselves up by their bootstraps' Meercans have this great avenue for additional investment wealth generation and to further improve and secure their futures....


^^^ From "Arizona" to "Raising Arizona", as it were....

[Link N. Parker]

Not sure if this is 100% in the realm of things for this thread but it's pretty cool. Ran across a website which aims to hook up people who want blank walls muralled or art on them with artists who will do it. Must be Brazilian as most of it is there, but it would be cool to see a bunch of these listed in Chicago and expand the color in the city (i.e. Little Village and Pilsen)

http://www.colorpluscity.com/#home

Great post, Marothisu, and it was something I have been thinking about. Blank walls (that do not have windows) that face the street, should be offered to artists. A good example here in Chicago is the wall on the side of the Wicker Park Athletic Club on Division Street, the wall that faces the Wendys. They took a blank brick wall, and allowed some form of art to be hung there. That needs to happen to every blank wall all around the city. Especially the metallic wall on the side of the Apple Store that faces Halsted!

[zolk]

I remember there being some inquires here a few months back regarding the faith of the empty lot just north of the Sheridan/Foster Mariano's (previously Dominick's) in Edgewater.

The nearby Saddle and Cycle Club purchased the land, but their exact plans were unknown until this week:


Saddle and Cycle Club Plans Expansion Into Empty Lot on Sheridan Road (http://www.dnainfo.com/chicago/20140409/edgewater/saddle-cycle-club-plans-expansion-into-empty-lot-on-sheridan-road)
Benjamin Woodard, DNAinfo

The members-only Saddle and Cycle Club, a century-plus-old North Side institution, plans to expand its lakeside campus, officials said Tuesday.

Inside its posh clubhouse on Foster Avenue, the club revealed plans to build a sports field and patio for its members on its newly purchased Sheridan Road lot.

The nonprofit club — which collected $2.4 million in membership dues in 2011, according to tax filings — also requested community approval for a new 8-foot wooden fence to surround the field.

[..]

Ald. Harry Osterman (48th), who organized and attended the meeting Tuesday, said there had been other proposals to build multistory, mixed-use developments at the site within the last three years.

"I just want to give that context as well, you know, as far as what could have gone here," he said.

Sheli Lulkin, president of a condo-owner coalition along Sheridan Road in Edgewater, thanked the club for buying the land and preventing a possible sky-high development.

[..]

The few residents who attended the meeting voted unanimously to support the zoning variance for the Sheridan Road fence.

Michael Parrie, a resident of the Park Tower building about a block away from the club, said he supported the "simple" fence and sports field because "they're making it into a green space rather than a high-rise."


http://assets.dnainfo.com/generated/chicago_photo/2014/04/saddleandcycle03-1397046031.JPG/extralarge.jpg
DNAinfo (http://www.dnainfo.com/chicago/20140409/edgewater/saddle-cycle-club-plans-expansion-into-empty-lot-on-sheridan-road)

[joeg1985]

^ The Mariano's is at Sheridan and Foster.

[Jibba]

I remember there being some inquires here a few months back regarding the faith of the empty lot just north of the Sheridan/Foster Mariano's (previously Dominick's) in Edgewater.

Infuriating. I already knew this, but now that's it's officially news, I'm seething again. The only purpose of buying this lot was to block any potential high-rise from being next to them; nice euphemism with "sports field". Enjoy those property taxes...

[Chi-Sky21]

Hope that is sarcasm (hard to tell in written form), otherwise you will be more angry because they are a nonprofit, pretty sure they do not pay property taxes

[woodrow]

It is a lovely club, however.