CHICAGO | General Developments

[LouisVanDerWright]

^^^ I am torn between agreeing with Ardcelia that IF McCaffery actually gets these tenants into RC then he will have done his job and also remaining a skeptic until I actually see something open in that building. Developers keep announcing new tenants for the retail white elephants like B37 and RC and yet no construction actually commences on the properties.

So until RC is a bustling retail environment I say "I'll believe it when I see it"...

[LouisVanDerWright]

I defiantly favor Justins plan and do everything we can to advance that idea. Thanks for attending and contributing.

Yeah, I didn't realize until just now that he was talking about the tracks NORTH of Roosevelt, not the skinny little section by OMP. For some reason I thought that's what he was proposing at first and thought "yeah, good idea, but kinda way too skinny". Now that I got my head out of my ass I agree that this is the best site. I just hope they don't try to do any neo-traditional garbage should we actually steal the museum from SF. Hopefully they can commission someone like Ronan or K+S to create a kickass addition to our museum campus!

[wierdaaron]

The Polk pedestrian experience could certainly be improved. I'm hoping it gets a little better with the AMLI Lofts project, but that won't move the barriers from in front of Folio.

I think the south loop, which I tend to defend just because I live there (Stockholm syndrome maybe), could be an example of how things can go wrong when development is left up to a few megaprojects of huge parcels being traded at once. Compare that to the other neighborhoods which are made mostly of subdivisions of blocks where multiple stakeholders vie for the same streetfront. Those are the neighborhoods that feel like they have character.

[sloop.chi]

Appears they might be doing soil testing at State/Harrison large parking lot? Anyone know of anything?

[jcchii]

Tribune

New Chicago high school to be named for President Obama
A new selective enrollment high school named after President Barack Obama will be built near the former site of the Cabrini-Green public housing complex, Mayor Rahm Emanuel announced today

[Baronvonellis]

I wonder if they would still put in that skate park if they build the museum over the metra tracks? Would it need to use the land next to the tracks, or just cover the tracks? I was looking forward to the skate park, but a new museum would be a fair trade off.

[Justin_Chicago]

After reviewing both maps, I think you can fit a museum the size of the Field in the North/South direction (versus East/West) over the metra tracks and still have the skatepark nicely positioned on the left. Or you can move the skatepark to the East of Columbus Drive.


https://www.google.com/maps/place/Museum+Campus%2F11th+St./@41.8681464,-87.6197756,668m/data=!3m1!1e3!4m2!3m1!1s0x880e2c9c4f0c1cc7:0xb9c18af1cebbdf3e

http://www.chicagoarchitecture.org/2013/07/02/chicago-skateboarders-may-go-underground-or-at-least-below-grade/image-33/

[LouisVanDerWright]

Per Curbed, a super dense SRO is planned for Logan square just north of Milwaukee on California. It is to have 66 units and NO parking. This reminds me of the development proposed on that weird triangular lot on Haddon down by Polish Triangle. Don't know how I feel about the mint, but oh well:

http://cdn.cstatic.net/images/gridfs/53595dbff92ea1375102ddd9/california-studios-1.png

http://chicago.curbed.com/archives/2014/04/24/-dataaslist-stylefontsize-9px.php

[marothisu]

^ I like the location of the one in Logan Square. That area seems to be booming with new business. Now some housing is coming. It does say it would be an SRO, but operate as a normal apartment complex. The building currently there is a carwash and this building would only get 10 parking spaces. Nice density right there. The color in that render is a little weird, I agree.

Here's the building in context. Nice fit for the area it seems - better than a fucking carwash.

http://cdn.cstatic.net/images/gridfs/53595dbbf92ea1375102ddcc/california-studios-2.png

[HomrQT]

Tribune

New Chicago high school to be named for President Obama
A new selective enrollment high school named after President Barack Obama will be built near the former site of the Cabrini-Green public housing complex, Mayor Rahm Emanuel announced today

Yeesh. This along with an undeserved library.

[wierdaaron]

Not to get into politics, but every president gets a library. It's not a "Gosh Aint Obama Great" Library, it's a "Well He's A President And Presidents Get Libraries So Here's The Obama Library" Library.

[daperpkazoo]

Appears they might be doing soil testing at State/Harrison large parking lot? Anyone know of anything?

I noticed this today as well. Definitely a core sample rig.

I shall noticed yesterday that they had a couple excavators working at 1345 Wabash, which has long been a partially-dug hole. Does anyone know what's going on here?

[wierdaaron]

^That lot used to be owned by the YMCA, who intended to build a new world HQ there many years ago but never got around to it. A couple years ago it was bought by its current owners, a holding company that's known to buy up promising lots and hold on to them until their values increase. There's been "lot for sale" signs up since then.

I haven't heard anything about who might be interested in it, but it's quite an opportunity.

[ardecila]

That teal color is a placeholder I think, unless they plan to do the roof in the same color!

I don't mind the color actually but the architect needs to choose a UV-resistant coating that won't fade and give us the Thompson Center Junior.

[Notyrview]

Yeesh. This along with an undeserved library.

Don't worry. Hillary's will be here too.

[LouisVanDerWright]

I noticed this today as well. Definitely a core sample rig.

I shall noticed yesterday that they had a couple excavators working at 1345 Wabash, which has long been a partially-dug hole. Does anyone know what's going on here?

The first major condo project in Chicago since the crash is breaking ground. They are adding a few pilings, but the majority of the foundation work was already completed before the crash brought this project to a halt:

http://www.1345wabash.com/sites/www.1345wabash.com/files/styles/homepage_image/public/homepage_images/1345%20-%20Exterior%20Cropped-small.jpg?itok=aOvU2VTx

http://www.1345wabash.com/

[guesswho]

^ I like the location of the one in Logan Square. That area seems to be booming with new business. Now some housing is coming. It does say it would be an SRO, but operate as a normal apartment complex. The building currently there is a carwash and this building would only get 10 parking spaces. Nice density right there. The color in that render is a little weird, I agree.

Here's the building in context. Nice fit for the area it seems - better than a fucking carwash.

http://cdn.cstatic.net/images/gridfs/53595dbbf92ea1375102ddcc/california-studios-2.png
What does "SRO" entail? Only allowing one person per studio? Single residency occupancy right? Is that a zoning/planning acronym - or something developers throw around? And why would curbed say it would be "operated like a normal apartment building"......as opposed to what_______?

[harryc]

What does "SRO" entail? Only allowing one person per studio? Single residency occupancy right? Is that a zoning/planning acronym - or something developers throw around? And why would curbed say it would be "operated like a normal apartment building"......as opposed to what_______?

In my experience - SRO is like a dorm with a common bathroom for the floor. Often catering to disability and indigent, offering weekly rates.

https://lh3.googleusercontent.com/-ZQQEyMe0CgE/T_3W_uhTRMI/AAAAAAABqXk/zFqZDEt0SAI/w926-h695-no/P1240479.JPG

No kitchen I lived on microwave burritos from the gas station and canned food heated by running hot water over the can for 5 min (each room has a sink).

[guesswho]

In my experience - SRO is like a dorm with a common bathroom for the floor. Often catering to disability and indigent, offering weekly rates.

Thanks Harry. That's exactly what I was thinking. Something like the YMCA in the Gold Coast/River North right? Interesting that in the rendering they would put a $50k Volvo XC90 and a $80k BMW 6 Series parked out front, by the residents presumably! Not quite the dormitory/bathroom sharing type of demographic I would think......?

[the urban politician]

The 1345 S Wabash condo owners are screwed, no? I mean, their entire north facing view will be obliterated. What gets me is that CMK clearly knows this, but designed north facing balconies as such. This potentially says a lot about them as developers, and it doesn't send a good message

[Rizzo]

The 1345 S Wabash condo owners are screwed, no? I mean, their entire north facing view will be obliterated. What gets me is that CMK clearly knows this, but designed north facing balconies as such. This potentially says a lot about them as developers, and it doesn't send a good message

They may have legally been required to guarantee daylight and airflow for a deep building. You can't just punch two small window openings common-side and make it a residential loft. Even without balconies, large fenestration may have been necessary...........so you build balconies anyway because it's generally a smart thing to do when you have a door to the exterior high up.

[wierdaaron]

1345 has some kinda weird floorplans, too. Corner units (the only ones that would have long term views) have ridiculous serpentine hallways between the front doors and the actual living areas, and the rest of the units are weirdly narrow. It all really feels like an afterthought to the apartment tower, which if memory serves it basically is. I'm happy for south loop to get some more condos, but if it fails to fill up it could be because of the quality of the product rather than the strength of the market.

[Mr Downtown]

Modern SROs look like motel rooms with a kitchenette in the corner. Each room has its own bath.

Most new SROs are run by social service agencies and often provide job training, drug treatment referrals, and similar things onsite. I guess "run like an apartment building" means the residents will essentially be on their own—and probably screened in advance to ensure they won't need any of those services.

[LouisVanDerWright]

The 1345 S Wabash condo owners are screwed, no? I mean, their entire north facing view will be obliterated. What gets me is that CMK clearly knows this, but designed north facing balconies as such. This potentially says a lot about them as developers, and it doesn't send a good message

They won't see all that much to the north now anyhow, but they will have very good views to the NW which means loop skyline views even once the new tower is built. I have a friend who lives in the building to the north and he doesn't have any north views, but fantastic west/northwest views.

[ardecila]

Modern SROs look like motel rooms with a kitchenette in the corner. Each room has its own bath.

Most new SROs are run by social service agencies and often provide job training, drug treatment referrals, and similar things onsite. I guess "run like an apartment building" means the residents will essentially be on their own—and probably screened in advance to ensure they won't need any of those services.

My take is that the building is classified as an SRO to get around Minimum Lot Area requirements and pack more efficiency units in, in keeping with the "micro-apartment" trend. The units will likely lease at market rates with long-term leases. The developer has no track record with any kind of supportive housing, either... it's unusual for developers to switch like that.

[Mr Downtown]

^Interesting theory. Do we know anything about the interior design or finishes?

[SamInTheLoop]

The 1345 S Wabash condo owners are screwed, no? I mean, their entire north facing view will be obliterated. What gets me is that CMK clearly knows this, but designed north facing balconies as such. This potentially says a lot about them as developers, and it doesn't send a good message


I've been thinking about this as well. I wonder though what CMK sales folks are disclosing to buyers? They're no fly-by-night developer, and I'm sure they get (and certainly seek to land) some amount of repeat business through time with buyers (not too mention just broader reputational issues), so you'd think it's not in their med-longer term interest to not be transparent with potential buyers about what they themselves will be (according to their own business plans - not some potential future use of the land) building immediately to the north of this building.

Legally, I do not know that there is any requirement for this specific disclosure (I know there's got to be some case history somewhere - mabye even some in Chicago - on situations like this for sure), nor that there necessarily should be any legal disclosure requirements.

Really wondering about CMK's plans for timing of 1333 tower - I'm assuming they're thinking about it as a larger 'phase II' to this overall project, and that yes it will be condo, and timing will depend on sales performance at 1345. Also, would love to know any and all financing details on 1345. My guess is that they likely don't have a traditional bank loan on it - at least not yet - and they could very well be going/looking for - if financing isn't wrapped-up - something at least a little bit less traditional....

[marothisu]

Was it Lakeside Bank that's supposed to build a bank at 1350 S Michigan? Building permit was issued for the foundation of a bank at that address the other day. :\

[ardecila]

^Interesting theory. Do we know anything about the interior design or finishes?

Yeah. All these built-ins don't look cheap. A real "affordable housing" developer would just do open shelving or builder-grade closet doors, not high-end plywood.

I could be wrong, though... if the developer is receiving some kind of subsidy then he might definitely make pricey design choices.

http://i.imgur.com/hX1Hp5M.jpg

[Baronvonellis]

That looks cool, I would consider living there if you get a good deal on the rent. Since I eat out most of the time anyway, I would just need a microwave, and an electric burner. It looks like a modern take on the 4+1 to add density and keep rents down in the area. They should build lots of those around the north side. Plenty of young single people that don't need a ton of space, and are looking for a cheap place to stay.

What's the deal with all those vacant lots on Milwaukee near that building? Why aren't they being developed?

[SamInTheLoop]

Was it Lakeside Bank that's supposed to build a bank at 1350 S Michigan? Building permit was issued for the foundation of a bank at that address the other day. :\


Yes, that's the one. What a great addition the the south loop. Such a highest and best use....thanks City/McPier for choosing such a prime parcel that far north for a bank branch!

[SamInTheLoop]

My take is that the building is classified as an SRO to get around Minimum Lot Area requirements and pack more efficiency units in, in keeping with the "micro-apartment" trend. The units will likely lease at market rates with long-term leases. The developer has no track record with any kind of supportive housing, either... it's unusual for developers to switch like that.


Very interesting. Actually, hopefully a bunch of developers will go this route, and maybe that might begin to prompt the repeal of the completely unnecessary MLA requirements?? One can hope anyway.

I wasn't familiar with the MLA nonsense really at all until the situation with 200 N Michigan (432 units on that parcel is just too many!! what silliness)....

[SamInTheLoop]

^^^ I am torn between agreeing with Ardcelia that IF McCaffery actually gets these tenants into RC then he will have done his job and also remaining a skeptic until I actually see something open in that building. Developers keep announcing new tenants for the retail white elephants like B37 and RC and yet no construction actually commences on the properties.

So until RC is a bustling retail environment I say "I'll believe it when I see it"...


In other positive news for RC, they've (in addition to those 3 retailers mentioned the other day) also signed up a couple restaurants - a sushi place and a pork shop - well actually PorkChop (yes, finally and really, but again need to wait to see this one to believe it!) and a couple smaller gyms/fitness type tenants.

In particular, the inability to have a few restaurants open for the past year or so is maybe the single most inexcusable of 'McHackeffery's' many demonstrable incompetencies with RC. With the large traffic that the all signs point to very successful theater generates, you had the obvious synergies to get a few open down at the north end of the center. Deal with Blackfinn - fell apart. Deal with Chica Loca - fell apart. To-date, fail. Here's hoping for a better tomorrow.....

[Link N. Parker]

It would be great if more wards did this - I don't care whether the information is favorable or not. It's good to know what's going on. I think Daniel Solis for the 25th ward is pretty good about this too.




On another note, I don't know if you guys saw this but the Chicago Loop Alliance has a new plan to make some use of some alleys in the Loop with art, music (dj), food, drink, etc. Looks like there will be 5, the first one on May 1:
http://loopchicago.com/cla/projects-and-programs/activate


I think we need more of this - I wish more things were done with alleys

Thanks for posting this! I was actually thinking of this the other day (great minds think alike) - the fact that European streets are very narrow, and create really amazing spaces for dining, socializing etc. There are only a few streets in Chicago that are narrow in that way, that can be used like that. One that comes to mind is the narrow street that is off Division right by where Moonshine is. The other is the really clean alley behind the museum that is at Randolph and Michigan. Another one is the alley next to the Chicago Theater on State Street. But yeah, if they are able to clean up the alley ways and make really interesting (but temporary) spaces, then that is a fantastic idea.

[Link N. Parker]

Tribune

New Chicago high school to be named for President Obama
A new selective enrollment high school named after President Barack Obama will be built near the former site of the Cabrini-Green public housing complex, Mayor Rahm Emanuel announced today

LOL, kinda funny. I was wondering if when that was going to happen, have a high school named after him or even an entire street, or park:

Obama Park
Obama Avenue
etc

[ardecila]

What's the deal with all those vacant lots on Milwaukee near that building? Why aren't they being developed?

Lack of political support, mainly. Maybe some news on that front soon, though.

[Vlajos]

Lack of political support, mainly. Maybe some news on that front soon, though.

Do you mean the alderman wants them vacant?

[LouisVanDerWright]

Lack of political support, mainly. Maybe some news on that front soon, though.

John Burns tried to redevelop that stretch of Milwaukee in the last boom and was driven to foreclosure when Manny Flores the previous alderman stonewalled him on zoning for over two years. Almost all of that stretch is M and C zoning so it's impossible to do anything as of right.

[Jibba]

That's odd considering Manny's Milwaukee Ave. Corridor Plan that called for upzoning of that whole stretch and provisions for TOD around Western and California (in whatever capacity he'd be able to do so).

[LouisVanDerWright]

That's odd considering Manny's Milwaukee Ave. Corridor Plan that called for upzoning of that whole stretch and provisions for TOD around Western and California (in whatever capacity he'd be able to do so).

Since when do City plans mean anything in this town? The city can "plan" all they want, but none of it happens unless the alderman signs off on it.

[LouisVanDerWright]

49 Single Family Homes Planned for the Former Riddell Site on Milwaukee:

http://www.dnainfo.com/chicago/20140425/irving-park/former-riddell-manufacturing-site-okd-for-switch-from-helmets-housing

Between this and the 6 six flats under construction just to the south, the entire character of that stretch of Milwaukee is going to change overnight. The two biggest eyesore lots will have bit the dust almost at the exact same time.

[ChiHi]

1345 has some kinda weird floorplans, too. Corner units (the only ones that would have long term views) have ridiculous serpentine hallways between the front doors and the actual living areas, and the rest of the units are weirdly narrow. It all really feels like an afterthought to the apartment tower, which if memory serves it basically is. I'm happy for south loop to get some more condos, but if it fails to fill up it could be because of the quality of the product rather than the strength of the market.

It seems that CMK is becoming synonymous for awkward and small floor plans. They did it with 235 Van Buren, 630 Franklin, 1620 &1720 S Michigan and VUE20. Hard to believe these guys built the Contemporaine. Their building look decent but function pretty horribly.

[BWChicago]

49 Single Family Homes Planned for the Former Riddell Site on Milwaukee:

http://www.dnainfo.com/chicago/20140425/irving-park/former-riddell-manufacturing-site-okd-for-switch-from-helmets-housing

Between this and the 6 six flats under construction just to the south, the entire character of that stretch of Milwaukee is going to change overnight. The two biggest eyesore lots will have bit the dust almost at the exact same time.

It's good, but that stretch of Milwaukee really kills the energy, with the high school to one side and SFH on the other and to the north. Where else on Milwaukee are there SFH? I think that these are detrimental to Six Corners. Avondale is going to be the next Logan Square (which was the next Wicker Park), but it's going to hit a wall once it gets to Addison. The whole of Milwaukee between Addison and Irving is really terribly planned.

[ardecila]

I guess, but there's no transit there to fuel a bustling commercial district along Milwaukee. The Blue Line is a good 3/4 mile away. The Grayland Metra station doesn't count.

[Chi-Sky21]

Anyone know the story of the building on the northeast corner of Ashland and 21st? It looked like it was being rehabbed for a long time, then i drove by today and it is almost completely demolished. Is something new going up there?

[streetline]

It's good, but that stretch of Milwaukee really kills the energy, with the high school to one side and SFH on the other and to the north. Where else on Milwaukee are there SFH? I think that these are detrimental to Six Corners. Avondale is going to be the next Logan Square (which was the next Wicker Park), but it's going to hit a wall once it gets to Addison. The whole of Milwaukee between Addison and Irving is really terribly planned.

The sad part is that a "proposal for 250 apartments was rejected as too dense for the neighborhood (http://www.dnainfo.com/chicago/20140425/irving-park/former-riddell-manufacturing-site-okd-for-switch-from-helmets-housing)", despite the fact that this site is right up against a metra station.

[Mr Downtown]

LOL, kinda funny. I was wondering if when that was going to happen, have a high school named after him or even an entire street, or park

It used to be thought unseemly to name things for living persons.

[Chi-Sky21]

Former chief of staff making a play for the more valuable Obama library. If it's going to be built anyways...what's in a name?

[wierdaaron]

Appears they might be doing soil testing at State/Harrison large parking lot? Anyone know of anything?
http://i.imgur.com/rUZ2PLfl.jpg (http://imgur.com/rUZ2PLf)

Believe me, I'm all in favor of killing the parking lots.. but it occurs to me that if every block is filled in, the only way to see a skyline will be from the lake.

[denizen467]

I believe it is next door to that McDonalds. So we're now going to have not one but two drive thrus within spitting distance of the upcoming $200+ Million new Wilson station.
You were right, the Sonic is not replacing the McDonalds, it is next door to it so there will be 2 drive-thrus right freaking next to each other. Sonics don't have interior space, so you have to eat on a bench or in your car. What should be only a delight of hungry truckers crossing the Nebraska plains - an asphalt oasis with endless lanes of running engines dribbling exhaust and ground beef grease - is now taking shape right in a densifying urban neighborhood. And it all gets celebrated in about a week.

http://voices.suntimes.com/business-2/chicagos-first-sonic-drive-in-ready-to-roll
Chicago’s first Sonic drive-in ready to roll
April 24, 2014

The first Sonic drive-in restaurant in Chicago will open May 6 in Uptown. The drive-in at 1022 W. Wilson Ave. announced the opening date on its Facebook page.

“It can be a matter of pride in a lot of small towns when you get your first Sonic, so we still have a lot of towns around the state to grow,” Sonic’s chief development and strategy officer John Budd said recently. ...

[Busy Bee]

Some of the worst food I've ever had was from Sonic. So, yippee.

[untitledreality]

I'm not sure if this has been posted, but aside from the gross scale, and inept architecture of the new 3030 N Broadway proposal, the site plan is what really makes this proposal a potential neighborhood killer.

http://assets.dnainfo.com/generated/chicago_photo/2014/04/marianos-broadway-6-1397533633.png/extralarge.jpgsource: DNAinfo (http://www.dnainfo.com/chicago/20140415/lakeview/lakeview-marianos-site-would-include-park-health-club-developers-say)

Thats right, not only an interior "retail alley", but a 30 space surface lot fronting a residential street, sitting above the main parking garage ramp.

Instead of Valerio Dewalt Train, we get Antunovich. Instead of 2 floors of retail and 4 floors of apartments along a sleek, glass filled Broadway elevation, we get 6 floors of retail behind an atrocious, mostly precast elevation. Instead of 5 floors of residential fronting Waterloo Court, we get a 30 space surface lot. Instead of 53 condos/apartments, we get Zero.

What an absolute disaster, this is Halsted/Clark all over again... only 20+ years later. I really hope that the local interest groups look around at Halsted/Clark, the Broadway at Surf, and the dying Century Shopping Centre, and say enough is enough to these abominations.

[Rizzo]

I don't mind a sonic opening in Chicago, but it certainly shows a lack of focus and planning in the city. I could understand if this was miles west, but near the CTA? Sheesh. It's such a low intensity use of the site.

The irony of this is the foolishness of NIMBYS that complain about automobile traffic from a quiet residential building.....yet somehow a business like this pulls it off with grace and the wind at their back.

[ardecila]

Thats right, not only an interior "retail alley", but a 30 space surface lot fronting a residential street, sitting above the main parking garage ramp.

It's not a "surface lot", it's parking tucked under a ramp. The Waterloo side of the development is the least of the problems with this development... it's actually kinda nice.

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

[Buckman821]

The irony of this is the foolishness of NIMBYS that complain about automobile traffic from a quiet residential building.....yet somehow a business like this pulls it off with grace and the wind at their back.

So incredibly true. It really boggles the mind. I remember making a somewhat negative comment about the Sonic on Uptown Update and it was not so warmly received.

The only good thing I can say about a Sonic is that it hardly seems like they sunk much money into the building. If development pressures increase, maybe we can hope for better things sooner rather than later? :shrug:

[Kenmore]

buried in a recent article on the CTA redline north work

The CTA also plans to acquire the block-long strip mall south of Ainslie Street, at 4837-87 N. Broadway, just north of the Uptown Theatre, for an additional staging area.

this strip mall is a major blight and anything that facilities its demise is great

http://www.dnainfo.com/chicago/20140428/edgewater/bryn-mawr-station-rebuild-cta-would-raze-toyota-dealership-public-storage

[tjp]

^that would be incredible. Replacing that strip mall with anything else would do wonders for the area around the Lawrence stop.

[ardecila]

I'm glad to see that the CTA is now being strategic about encouraging TOD in conjunction with its capital investments.

Ultimately those investments need to translate to higher ridership, which means more intense development, but the lack of support from aldermen on this issue has forced CTA to get proactive. Osterman pays lip service to urban density and TOD but doesn't back it up and continues to approve strip malls right by L stations.

At the same time, something makes me uncomfortable about the CTA becoming a redevelopment authority. It's not their mission and that power has been abused so many times in the past to eviscerate dense neighborhoods and replace them with sterile towers in a park. If the CTA needs room for staging, that's fine, and to the extent they can choose staging sites to encourage positive redevelopment, that's fine... But the laundry list of properties for seizure around the Clark flyover seems super excessive.

[marothisu]

A few decisions from the Zoning Commission meeting on Friday:

* 46 room hotel at 312 W Chestnut. Approved
* 914 W Monroe (6 stories, 8 units), 924 W Monroe (7 stories, 10 units), and 23 S Sangamon (7 stories, 10 units) == 28 units. Approved.
* 11 parking spaces approved for future renovation of vacant storage building at 3141 N Sheffield into 80 loft apartments + retail (just south of Vic and near Belmont red/brown/purple line stop).

[emathias]

A few decisions from the Zoning Commission meeting on Friday:

* 46 room hotel at 312 W Chestnut. Approved
...

Kind of an unusual place for a hotel ... on the other hand, that area is exploding and changing really fast these days.

...
At the same time, something makes me uncomfortable about the CTA becoming a redevelopment authority. It's not their mission and that power has been abused so many times in the past to eviscerate dense neighborhoods and replace them with sterile towers in a park.
...
But the laundry list of properties for seizure around the Clark flyover seems super excessive.

With the Brown Line they showed restraint and didn't always knock down buildings, but just carved out what they needed. Hopefully they continue with that.

[marothisu]

Kind of an unusual place for a hotel ... on the other hand, that area is exploding and changing really fast these days.


3rd time I'm writing about this in the last week or so, but it's a rehab of an old building. The owners already own a hostel loft in Wicker Park. I think this one will be much the same - boutique hostel. It won't cater to business travelers but maybe international travelers or younger more cash strapped travelers. This is right around the corner from that new 23 unit MK building, plus it's right near that new 33 story building that's going into the parking lot of Le Cordon Bleu and other stuff going on and near the Brown Line.

Here's the story Curbed had from April 15:
http://chicago.curbed.com/archives/2014/04/15/old-bordens-dairy-building-getting-hip-hotel-makeover.php

[Kenmore]

I'm glad to see that the CTA is now being strategic about encouraging TOD in conjunction with its capital investments.

Ultimately those investments need to translate to higher ridership, which means more intense development, but the lack of support from aldermen on this issue has forced CTA to get proactive. Osterman pays lip service to urban density and TOD but doesn't back it up and continues to approve strip malls right by L stations.

At the same time, something makes me uncomfortable about the CTA becoming a redevelopment authority. It's not their mission and that power has been abused so many times in the past to eviscerate dense neighborhoods and replace them with sterile towers in a park. If the CTA needs room for staging, that's fine, and to the extent they can choose staging sites to encourage positive redevelopment, that's fine... But the laundry list of properties for seizure around the Clark flyover seems super excessive.

totally agree with both concerns. Osterman has been a letdown.

[The North One]

Some of the worst food I've ever had was from Sonic. So, yippee.

It's fast food, what do you expect? Their slushies, shakes, and malts are really good though. It's certainly a step above McDonalds.

[Vlajos]

It's fast food, what do you expect? Their slushies, shakes, and malts are really good though. It's certainly a step above McDonalds.

Who cares, it's an awful site for a drive thru. I can't believe that was allowed to be built at this location.

[ardecila]

With the Brown Line they showed restraint and didn't always knock down buildings, but just carved out what they needed. Hopefully they continue with that.

I know, I've made that point several times and I hope CTA continues this kind of sensitive demolition. But CTA has little reason to be restrained if they're also pursuing a TOD agenda.

[the urban politician]

^. I say fuck it all and let the CTA become a development authority if they will push a TOD agenda. They stand a much better chance of success creating density, their being a quasi-government authority, than do private landowners when dealing with pandering Aldermen.

[Mr Downtown]

^I dunno. It got pretty messy when they sold off Limits barn.

[denizen467]

buried in a recent article on the CTA redline north work
...
http://www.dnainfo.com/chicago/20140428/edgewater/bryn-mawr-station-rebuild-cta-would-raze-toyota-dealership-public-storage
Also in that article, something that will surely end up a really great improvement: A car lot and a windowless concrete hulk will go away, a quarter-block from the Bryn Mawr station, and can be redeveloped as one unified large parcel. Great candidate for a TOD highrise; when the time comes 5 or 10 years from now hopefully the CTA/alderman will understand this.
The CTA plans to demolish two buildings on North Broadway in Edgewater - which are now home to Chicago Northside Toyota and a Public Storage facility - before completely rebuilding Red Line stations between Lawrence and Bryn Mawr avenues.

The property next to the tracks would be used as a staging area for construction crews and equipment, CTA spokeswoman Lambrini Lukidis said.

[Rizzo]

Also in that article, something that will surely end up a really great improvement: A car lot and a windowless concrete hulk will go away, a quarter-block from the Bryn Mawr station, and can be redeveloped as one unified large parcel. Great candidate for a TOD highrise; when the time comes 5 or 10 years from now hopefully the CTA/alderman will understand this.

I don't share your optimism. The storage building isn't terrible if it was improved. Now it's just going to be a vacant parcel post cta construction that could become two auto dealerships or the city's second Sonic. Guess I'm not letting that subject die so easily. But I really hope I'm wrong.

[Chi-Sky21]

Nordstrom's at Northbridge getting a face lift...About time! Such an ugly facade.

http://www.chicagotribune.com/business/ct-nordstrom-remodel-0429-biz-20140429,0,3967753.story

[marothisu]

New Loyola business building at State & Pearson officially given a building permit yesterday

[BWChicago]

I don't share your optimism. The storage building isn't terrible if it was improved. Now it's just going to be a vacant parcel post cta construction that could become two auto dealerships or the city's second Sonic.

But it likely would not have. And by setting out TOD goals at the outset, the CTA is obligating itself to exhaust TOD options first.

"Obviously, we think of our properties like our children. When we buy a facility, and when we build a facility, we typically own them forever," he said, adding that one of the only ways the company would sell a property is if it's forced through eminent domain.

[MayorOfChicago]

Nordstrom's at Northbridge getting a face lift...About time! Such an ugly facade.

http://www.chicagotribune.com/business/ct-nordstrom-remodel-0429-biz-20140429,0,3967753.story

They need to rip out and redo the Shops of Northbridge corner at Grand and Rush. You can't read anything on those signs and the lighting is all weird. Its like someone took black paint and slapped it all over the corner there. Impossible to read.

[Via Chicago]

My take is that the building is classified as an SRO to get around Minimum Lot Area requirements and pack more efficiency units in, in keeping with the "micro-apartment" trend. The units will likely lease at market rates with long-term leases. The developer has no track record with any kind of supportive housing, either... it's unusual for developers to switch like that.

They're saying these are going to lease for a minimum of 1k. How are they arriving at this math? You can afford a very nice full 1-bedroom vintage apt in any number of desirable neighborhoods (that one included) for the same rent or less. Which is still a nice chunk of change for someone with a decent job. And this is supposed to be marketed towards students (presumably on a much smaller income)? Why would anyone choose this over any number of roomier/cheaper options?

[marothisu]

They're saying these are going to lease for a minimum of 1k. How are they arriving at this math? You can afford a very nice full 1-bedroom vintage apt in any number of desirable neighborhoods (that one included) for the same rent or less. Which is still a nice chunk of change for someone with a decent job. And this is supposed to be marketed towards students (presumably on a much smaller income)? Why would anyone choose this over any number of roomier/cheaper options?

SROs are kind of month to month right? It might be marketed towards short term interns, students, people separated from a spouse, etc who can afford it. If so then it's not a bad idea - otherwise it's rather strange.

EDIT: Just read more about it. I don't get it. Leases signed for a year. You can find studios in Chicago for under $1000/month in safe areas. Are they luxury? Not usually but they're adequate and in safe areas.

[Via Chicago]

SROs are kind of month to month right? It might be marketed towards short term interns, students, people separated from a spouse, etc who can afford it. If so then it's not a bad idea - otherwise it's rather strange.

My understanding is theyre simply calling them SROs because they city dosent have a "micro-apartment" designation.

[Vlajos]

My understanding is theyre simply calling them SROs because they city dosent have a "micro-apartment" designation.

I think you're right. I doubt these are true SRO type week to week rentals.

[Via Chicago]

Just read more about it. I don't get it. Leases signed for a year. You can find studios in Chicago for under $1000/month in safe areas. Are they luxury? Not usually but they're adequate and in safe areas.

1k for a studio is insane. Thats full 1-bedroom price just about anywhere other than a couple neighborhoods.

Tool around Padmapper and look at whats out there. Yes, rents are up from a few years ago but still....
http://www.padmapper.com

[marothisu]

1k for a studio is insane. Thats full 1-bedroom price just about anywhere other than a couple neighborhoods.

Tool around Padmapper and look at whats out there. Yes, rents are up from a few years ago but still....
http://www.padmapper.com

Yeah, well I'd say a handful of neighborhoods (anywhere downtown, Lincoln Park, Lakeview, Andersonville, Wicker Park, Bucktown, etc). You can actually find 2 and 3 bedroom apartments in Bridgeport and McKinley Park for under or around $1000/month. I know people who have 1 bedroom + den set up in Pilsen for under $700/month. I know a few people around Pilsen or Heart of Chicago who pay under $800/month for 2 bedroom places.

[Via Chicago]

Yeah, well I'd say a handful of neighborhoods (anywhere downtown, Lincoln Park, Lakeview, Andersonville, Wicker Park, Bucktown, etc). You can actually find 2 and 3 bedroom apartments in Bridgeport and McKinley Park for under or around $1000/month. I know people who have 1 bedroom + den set up in Pilsen for under $700/month. I know a few people around Pilsen or Heart of Chicago who pay under $800/month for 2 bedroom places.

Im in Andersonville and pay 1k for 1 bed, utilities and balcony included. It can be done with an open eye and a little persistence. But anyway yes I agree, very strange. Im not sure if this is just one developer being optimistic or something indicative of a larger bubble in LS. Either way, I think its only a matter of time before people start saying "forget it" and start eyeing other areas if this keeps up. Once you get to that level you're pricing out a whole lot of people, especially the kind that Logan has attracted up til now.

[marothisu]

Im in Andersonville and pay 1k for 1 bed, utilities and balcony included. It can be done with an open eye and a little persistence. But anyway yes I agree, very strange. Im not sure if this is just one developer being optimistic or something indicative of a larger bubble in LS. Either way, I think its only a matter of time before people start saying "forget it" and start eyeing other areas if this keeps up. Once you get to that level you're pricing out a whole lot of people, especially the kind that Logan has attracted up til now.


Yeah, I meant $1K for a 1 bedroom in Andersonville. I know studios are less there. I agree though - I think the only way this would make sense is if they offered shorter term leases. If you're an intern for example, you could afford $1K/month at many companies and sometimes finding summer housing isn't exactly easy.

[Link N. Parker]

Im in Andersonville and pay 1k for 1 bed, utilities and balcony included. It can be done with an open eye and a little persistence. But anyway yes I agree, very strange. Im not sure if this is just one developer being optimistic or something indicative of a larger bubble in LS. Either way, I think its only a matter of time before people start saying "forget it" and start eyeing other areas if this keeps up. Once you get to that level you're pricing out a whole lot of people, especially the kind that Logan has attracted up til now.

EXACTLY. One of the reasons LS has started seeing revitalization/gentrification, was because it was supposed to be a cheaper alternative to Wicker Park. Obviously, as a place does get more popular, prices will rise, but $1000 for a studio here is really ridiculous. There is no incentive to live here at that price, when there are other neighborhoods that are more popular that are priced at that level.

Also - the micro-apartment "trend" is also BS. No one really wants to live in a small cramped space. Most people who go for small apartments, do so because they are looking for a cheap price or to save money. But when you take a small place and price it like a luxury unit, there is no incentive to live there anymore. Do developers not get this??

[Jibba]

Ardecila's presumption is correct: They are wanting to designate this as SRO to be able to adhere to a lower MLA requirement. They would need to up the site to C1-3 given the lot area and the unit count. Revolution adjoins the property in question and received C1-5 for their brewery but obviously not towards the same purpose.

[Baronvonellis]

It seems like studios rent for around about $850 now in logan square. So $1000 isn't that much higher. They seem to be optimistic that rents are going up in logan square, and I think they are right to assume that. Logan square is a very trendy area. I wouldn't be quick to discount that. This place will be within stumbling distance of Revolution Brewery too, which would have some bragging rights. Plus you will get new trendy finishes at this place compared to older studios. By the time this building is ready for occupany rents in Logan Square should be higher than now. Perhaps, they figure they can start rents at $1000 and if they don't get alot of bites lower it to $900 for a year or two and then jack it up.

[Via Chicago]

It seems like studios rent for around about $850 now in logan square. So $1000 isn't that much higher. They seem to be optimistic that rents are going up in logan square, and I think they are right to assume that. Logan square is a very trendy area. I wouldn't be quick to discount that. This place will be within stumbling distance of Revolution Brewery too, which would have some bragging rights. Plus you will get new trendy finishes at this place compared to older studios. By the time this building is ready for occupany rents in Logan Square should be higher than now. Perhaps, they figure they can start rents at $1000 and if they don't get alot of bites lower it to $900 for a year or two and then jack it up.

Where are you getting $850 for a studio? Currently you can find a 2 bedroom near Logan/Humboldt neighborhoods for $900.

Examples:
http://chicago.craigslist.org/chc/apa/4439074708.html
http://chicago.craigslist.org/chc/apa/4444723814.html
http://chicago.craigslist.org/chc/apa/4438637571.html
http://chicago.craigslist.org/chc/apa/4436677768.html

[the urban politician]

I for one don't understand the need for whining. Development and rehab costs are expensive, not to mention being an endeavor not without risk. When you include rising insurance, tax, and utility costs, you damn well better believe rents should go up! And yes, even in a cramped studio. God bless people who raise rents. They should raise them more. Not enough apartments are priced high enough right now. People should suffer if they want to live in good areas of the city. Property owners are already paying their fair share, trust me.

[Baronvonellis]

I was using that padmapper link that you provided. I just did a search for studio apartments in logan and thats what came up. Two of those links are in hermosa way west of Logan.

[Via Chicago]

God bless people who raise rents. They should raise them more. Not enough apartments are priced high enough right now.

Says who, precisely? You? I guess we now know at least one person who dosent rent.

"Yeah man, I love having my rents jacked! Whats that, you want to double it this year? Hell, lets go triple! Cant wait! High five?"

People should suffer if they want to live in good areas of the city.

Im really on the verge of saying some choice words but Im just gonna bite my tongue. But it really takes an audacious level of ignorance to get me riled up, so congrats. To circumvent what I was going to say I will simply leave it at: no, "suffering" should not be part and parcel of living in a good area of the city and the best neighborhoods (and cities for that matter) are those that accommodate all types of people, income levels, and walks of life without being openly hostile about it.

Sorry, but your post left a really bad taste in my mouth. Times like this when I almost yearn for another bust. And if $1k economy apartments in LS arent indicative we're on the cusp Im not sure what is.

[LouisVanDerWright]

I don't know who to respond to in this discussion, so I'll just make a general comment: I happen to manage a very large, old, building full of studios not far from there and, after I took over a few years ago, the first thing I did was jack rents up from $550-$650 to no less than $850 a unit. The thing is, the units I manage are garbage compared to a state of the art, new construction building like the one proposed. Why was I such a mean baddie to the tenants? Because I could be. I could put an ad up on Craiglist for $850/mo and get literally dozens of inquiries in a couple of hours. There is massive demand for housing in Logan Square right now and it is totally outstripping the supply.

This development should easily be able to achieve $1,000/month for brand new studios that are less than a block from the L. Yes there are parts of Logan where you can get something for less, but whoever said they could get a 2 BR in Logan for $1,000 is mad. You can't even get a 2 BR in West Avondale for less than $1,100 right now. I have friends trying to move to this area and they can't find anything within 4 blocks of Milwaukee Ave for less than $1400/month and that's for half assed rehabs in old buildings, not brand new units.

The thing is the demand is not to "live near Humboldt Park or Logan Square", the demand is for apartments that are right on top of the night life and right on top of the L stations. Anything further than two blocks from the L is not a legitimate comp for a building like this. Anything within two blocks of the L is going for about $1.50-2.00/SF/Mo for older buildings and $2.50-3.00/SF for newer construction. That's just the market, believe it or not. I've leased out dozens of units at the aforementioned prices and certainly will not change my pricing for any "moral" reasoning.

Says who, precisely? You? I guess we now know at least one person who dosent rent.

"Yeah man, I love having my rents jacked! Whats that, you want to double it this year? Hell, lets go triple! Cant wait! High five?"

Then move to a new, cooler, cheaper, neighborhood on the "frontier". Rents in Logan Square are going to equal or exceed those in Wicker Park within 5 years, mark my words. This is ultimately VERY good for the city because it means huge amounts of capital pouring into the neighborhoods that can support these rents and therefore more pioneers moving into other areas that need a lot more help than Logan Square does at this point. I don't think people should "suffer", but I think people should not expect to get sweet deals in one of the hottest neighborhoods in the country.

[emathias]

...
Then move to a new, cooler, cheaper, neighborhood on the "frontier". Rents in Logan Square are going to equal or exceed those in Wicker Park within 5 years, mark my words. This is ultimately VERY good for the city because it means huge amounts of capital pouring into the neighborhoods that can support these rents and therefore more pioneers moving into other areas that need a lot more help than Logan Square does at this point. I don't think people should "suffer", but I think people should not expect to get sweet deals in one of the hottest neighborhoods in the country.

Where are you getting $850 for a studio? Currently you can find a 2 bedroom near Logan/Humboldt neighborhoods for $900.
...

"near" and "within 2 blocks of an 'L' station are not the same thing. Not even remotely.

EXACTLY. One of the reasons LS has started seeing revitalization/gentrification, was because it was supposed to be a cheaper alternative to Wicker Park. Obviously, as a place does get more popular, prices will rise, but $1000 for a studio here is really ridiculous. There is no incentive to live here at that price, when there are other neighborhoods that are more popular that are priced at that level.

Also - the micro-apartment "trend" is also BS. No one really wants to live in a small cramped space. Most people who go for small apartments, do so because they are looking for a cheap price or to save money. But when you take a small place and price it like a luxury unit, there is no incentive to live there anymore. Do developers not get this??

A) Logan Square is popular as much because of what it's not as because of what it is. And it both IS a really nice neighborhood and IS NOT filled with business types (yet).

B) Many city people genuinely either don't care that much about unit size or even prefer smaller units because they cost less to furnish, are easier to keep clean, and, all things being equal, are less expensive than larger units when comparing apples to apples.

When I bought my place, I didn't pick the biggest place, I picked the best location even though it was smaller than several other places I looked at. Now, granted, at 1200 square feet in a well-planned layout it's still plenty more space than any SRO unit would be, but part of the reason I went with a condo in River North instead of a SFH in Logan Square was that I didn't want to have to furnish and keep up twice as much space even though I could afford it. Bigger isn't always better.

Yeah, well I'd say a handful of neighborhoods (anywhere downtown, Lincoln Park, Lakeview, Andersonville, Wicker Park, Bucktown, etc). You can actually find 2 and 3 bedroom apartments in Bridgeport and McKinley Park for under or around $1000/month. I know people who have 1 bedroom + den set up in Pilsen for under $700/month. I know a few people around Pilsen or Heart of Chicago who pay under $800/month for 2 bedroom places.

Logan Square is a lot different from Pilsen or Heart of Chicago, and the parts of Pilsen that are most similar to Logan Square (East Pilsen) are nowhere near an 'L' station.

Im in Andersonville and pay 1k for 1 bed, utilities and balcony included. It can be done with an open eye and a little persistence. But anyway yes I agree, very strange. Im not sure if this is just one developer being optimistic or something indicative of a larger bubble in LS. Either way, I think its only a matter of time before people start saying "forget it" and start eyeing other areas if this keeps up. Once you get to that level you're pricing out a whole lot of people, especially the kind that Logan has attracted up til now.

I like Logan Square a lot and seriously considered buying a SFH there before deciding on my vintage condo in River North. What I like about it has mostly remained and there have been some niceties added. Although when I visit the area I do miss some of the "super mercados" and taco places that have disappeared. I can totally see rents coming close to Wicker Park prices - Logan Square is totally the Lakeview to Wicker Park's Lincoln Park, and Lakeview prices are very similar to Lincoln Park prices. What Logan Square misses in relation to proximity to downtown it gains in proximity to O'Hare, and the boulevard system really does add something special to the neighborhood.

[ardecila]

^ Distance is psychological... The SRO site does indeed feel very close to the California Blue Line from the POV of a pedestrian, probably because that block of California is lined with bars and restaurants with a good street presence, and because the crossing signals at that intersection are short so it's not a huge barrier.

One stop down the Blue Line, Margie's is at a similar distance away from the Blue Line but feels further away because that intersection sucks so hard with long signals, wide streets and a massive cancerous McDonalds, abandoned Checkers, blank facades on the bank/Margie's, etc.

[Rizzo]

This building should be renting $750 / apartment. There's simply too many cheap apartments in the area. Quite a few of them rehabbed. But you never know. Some people rent apartments without looking.

[LouisVanDerWright]

This building should be renting $750 / apartment. There's simply too many cheap apartments in the area. Quite a few of them rehabbed. But you never know. Some people rent apartments without looking.

Except for the fact that you are wrong and there are not any cheap apartments anywhere near there. Like I said, you are not going to find a new construction apartment anywhere even remotely close to the L in Logan Square anywhere near $1000. It doesn't exist. Find a listing a craiglist, just try, I guarantee you won't find anything unless it is a complete sty. Also, why would they ask $2.00/SF? That's rehab prices and this is not a rehab, this is new construction. $3.00/SF is not at all unreasonable. I get almost $2.00/SF on junky studio apartments that have barely been updated in any capacity and are in a dilapidated building more than twice as far as this from the L.

[Rizzo]

Okay fine you are right. I'll just tell my realtor and friends in the neighborhood they are liars. If you are confident new construction will pull more than a gut rehab that's great. But in that neighborhood people are looking for space. I'm not going to argue over whether someone wants to charge a ton for an apartment the size of a dorm ...good for them. The rest of the renters in the area will make much more wise selections.

[Kenmore]

Like every neighborhood, Logan has super desirable blocks and those that still harbor relatively cheap units on the fringes of gangland. It's the most rapidly gentrifying neighborhood in chicago and apartments that are currently affordable will probably be seeing rent increases once old timer landlords get a clue. They'll have no problem renting these micro studios for 1k, it's 2014.

This development should easily be able to achieve $1,000/month for brand new studios that are less than a block from the L. Yes there are parts of Logan where you can get something for less, but whoever said they could get a 2 BR in Logan for $1,000 is mad. You can't even get a 2 BR in West Avondale for less than $1,100 right now. I have friends trying to move to this area and they can't find anything within 4 blocks of Milwaukee Ave for less than $1400/month and that's for half assed rehabs in old buildings, not brand new units.

The thing is the demand is not to "live near Humboldt Park or Logan Square", the demand is for apartments that are right on top of the night life and right on top of the L stations. Anything further than two blocks from the L is not a legitimate comp for a building like this.

+1

[LouisVanDerWright]

Okay fine you are right. I'll just tell my realtor and friends in the neighborhood they are liars. If you are confident new construction will pull more than a gut rehab that's great. But in that neighborhood people are looking for space. I'm not going to argue over whether someone wants to charge a ton for an apartment the size of a dorm ...good for them. The rest of the renters in the area will make much more wise selections.

Show me one listing for something bigger than a studio, even on Craigslist, that is for less than $1,000 and within two blocks of the L in Logan. Show me one listing, for a studio, that is less than $800 and I'll concede. No roommate ads and no sublets. Even M Fischman's junky studios up by Diversey are fetching $800+ right now.

[Rizzo]

Ok

[wierdaaron]

Alright we're done talking about apartment prices, now let's tackle the issue of public parks vs plazas.

[Chi-Sky21]

Alright we're done talking about apartment prices, now let's tackle the issue of public parks vs plazas.

Screw em both...we need more parking lots!

[Vlajos]

Screw em both...we need more parking lots!

And retail strip centers.