CHICAGO | General Developments

[OrdoSeclorum]

Im not sure If all theses have been posted, but a bunch of renders (renderings?) for sterling bay buildings in west loop

http://www.sterlingbay.com/portfolio/property/fulton-market-developments


Man, is that 1100 W. Grand (http://www.sterlingbay.com/portfolio/property/1100-west-grand) an active project? That would do so much for connectivity and vitality in a sleepy cornet of the neighborhood.

[Ryanrule]

Unfortunately, a lot of people, even young people, in Chicago still drive. I'm not saying that having parking is some sort of selling point, I'm just saying that being a bit far from transit is not a nonstarter for this project because it will be more accommodating to drivers, and it's still pretty near the Kennedy.

young people dont want to live in the burbs.

[Busy Bee]

young people dont want to live in the burbs.

[A much larger percentage of young people today compared to young people a generation ago] dont want to live in the burbs.


Corrected that for you.

[jcchii]

From chicago reddit page...

ummmm

http://imgur.com/Vgo9c4S

[Via Chicago]

and its going up just in time for the neighborhood to cease being a functioning market

i can just see the meeting now

"yeah, it'll be edgy! half the letters are vertical.

"SOLD"

[intrepidDesign]

From chicago reddit page...

ummmm

http://imgur.com/Vgo9c4S

$500,000 well spent! What would we do without WLCO? I mean, this just proves that neighborhood groups have stellar ideas and impeccable taste in design. :irked:

[Via Chicago]

$500,000 well spent! What would we do without WLCO? I mean, this just proves that neighborhood groups have stellar ideas and impeccable taste in design. :irked:

at least its not

http://www.chicagonow.com/cta-tattler/files/2013/01/Asia-on-Argyle-624x371.jpg
http://www.chicagonow.com/cta-tattler/files/2013/01/Asia-on-Argyle-624x371.jpg

if we're gonna spend obscene money on dumb sh*t like this, can we at least hire a professional and accomplished designer in the process?

i really hate these things. they just look cheesy and desperate.

[intrepidDesign]

at least its not

http://www.chicagonow.com/cta-tattler/files/2013/01/Asia-on-Argyle-624x371.jpg
http://www.chicagonow.com/cta-tattler/files/2013/01/Asia-on-Argyle-624x371.jpg

if we're gonna spend obscene money on dumb sh*t like this, can we at least hire a professional and accomplished designer in the process?

i really hate these things. they just look cheesy and desperate.

I'm a professional designer and I'd do it for free, gladly. Both of these signs are grotesquely amateur.

[wierdaaron]

Speaking of Sterling Bay, Chicago Creative Spaces just posted a video tour of SB's office space: http://chicagocreativespace.com/sterling-bay/

They usually do tech companies, so it was funny seeing SB on there.

[joeg1985]

So is the new Versace boutique shown in this rendering next to Dior (second from left)?

No, Versace would be around the corner from that shot.

[marothisu]

No, Versace would be around the corner from that shot.

Le Colonial better not be going away because if so I will be very, very unhappy.. My suspicion is that existing UO space be broken up into multiple spaces of course. I've also heard from a half inside source that the building will be torn down and replaced with a new one, but we'll see...

[marothisu]

Call center planned for Englewood.
Would love to see more projects around here.

http://www.dnainfo.com/chicago/20150211/englewood/call-center-more-retail-could-be-game-changer-for-englewood

I'm not an Englewood resident, but I think it sounds great. I also like that they want to get into the schools and offer incentive/jobs to some youth who're willing to put in a little work. An influx of 750-1200 jobs in that area could be really good. Good news is that it's fairly close to the 69th street Red Line stop. Not sure how the area would be at night, but..yeah.

This is awesome news for that community IMO. They really need a pick me up and this could spur other new development in the same area I would think. In that article too, the president of the development company also says something about doing this on the West Side...

[UPChicago]

So here's what I think is going on here:

Sterling Bay - was very successful in 'pre-spotting' a trend that was to become much more important during and in the aftermath of the great recession. Made some quite savvy moves. The rest of the office market (the traditional players and buildings, eg financial, professional and business services, legal, etc etc - in Loop, and border-of Loop towers was abnormally slow for several years given the massive hit to employment and the pyschological damage of the financial crisis and deep, long recession - focus on survival, padding profits, efficiencies, productivity, squeezing more and more blood from the stone, reduce physical footprint of occupied space, cramming more and more employees into the same or less sq ftge, etc etc) suffered and was quite stagnant, while one bright spot emerged - tech in 'creative space' (barf). Sterling Bay made this big bet and appears genius. However, the skies did not stay grey forever - the mainstream (85%+) of the office market has now fully emerged in a clear expansion phase, with traditional office tenants now entering growth mode. Meanwhile, tech is surely growing, yet it's once again quite clear that it is only a small part of the overall office market - and in Chicago, will continue to be a relatively small part (although again, with some room for further growth over time). The Sterling Bay story attracted big time institutional money (wasn't it JP Morgan that licked its chops and jumped in head-first?), and now Sterling Bay is flush and it has to come through and place this capital - new constrution, more and more adaptive re-use projects, etc etc. Runs the great risk that some of these projects are not going to make sense, as the vast bulk of the office market (and believe or not, increasingly tech firms as well), is still going to be most interested in Class A towers within reasonable winter walking distance to the train stations, metra and the major CTA lines, the courts, etc. I call it this nichey techey stuff because it's true - there are only so many of these buildings that are going to make sense, and there are only so many tenants that are going to seek to fill them, thus it is and will remain more-or-less a niche..........
They aren't overdoing it, maybe it is a sort of niche market but they don't seem like the type of company to start projects unless they show themselves worthy investments. Clearly their target area has incredible demand, which doesn't seem to be letting up and not every business will desire to be in a sterile office tower.

[SamInTheLoop]

^ Well, there you have it - I stand corrected. No reason to think more critically about this one beyond: Sterling Bay knows what it's doing, man, just trust them and let's move on. Because developers - and more broadly investors in any asset class who've had a run of success making prescient calls and great execution have never run into trouble by quintupling down on said trend that's led to their success (in fact trend that they in large part helped to create) ever, across the grand sweep of history........er,.......

Next topic

[SamInTheLoop]

Just saw another headline in the Trib re this move across the street. I have a strong feeling that Novak is not doing mixed use here and just wants to cash in on a much lower risk build to suit standalone for Whole Foods. They don't strike me as any sort of sophisticated developer, mostly just a general contractor. This - single-use, standalone, B(T)S - would seem to be much more in their wheelhouse.

Which, of course, is a real shame. Something along the lines of what Centrum had originally proposed (was it the Lakeview Collection?....or some ' ' ' Collection) would now work quite well again (with the residential component being all rental, part rental/part condo.....or who knows - maybe even all condo?) - in better hands.....

[george]

2/11

459 W Division

http://imagizer.imageshack.us/v2/xq90/911/aAPLXg.jpg (https://imageshack.com/i/pbaAPLXgj)

[george]

2/11

West Marine, Division & Halsted

http://imagizer.imageshack.us/v2/xq90/538/uiCqKZ.jpg (https://imageshack.com/i/eyuiCqKZj)

http://imagizer.imageshack.us/v2/xq90/661/yhXw8N.jpg (https://imageshack.com/i/idyhXw8Nj)

[BrinChi]

[A much larger percentage of young {upper-middle class white} people today compared to young people a generation ago] don't want to live in the burbs.


Corrected that for you.


And one more correction was needed ;)

[gallo]

Whole Foods at Lincoln/Belmont/Ashland. Nothing special, and a missed opportunity for residential above. Will more than double the size of the current store across the street.

http://3.bp.blogspot.com/-ZbWBq1YG5Dw/VNwuSCPWCPI/AAAAAAAGO90/pJ6ospacXWU/s1600/Whole%2BFoods%2BLakeview.jpg

[BrinChi]

It is still pretty close to L stops and Ashland...so not very difficult to get to. I am sure they will have plenty of interested tenants that want to be close but not RIGHT downtown.

Agreed. Frankly, as long as 1330 W Fulton gets BUILT, it can sit empty for all I care, haha. I was completely stoked to hear about this. That concrete shell is an embarrassment inhibiting any growth farther west. I hate seeing it on my commute downtown every morning and every time I drive down Ogden.

Of course, hopefully the economy allows for success in all of Sterling Bay's upcoming projects.

[sentinel]

Desertpunk at SSC posted this image/link to the commercial property that Sterling Bay took over at Fulton Mkrt. The article is dated last year, so the design might have changed a little, since SB's little tease of rendering on their website doesn't show any brick - hopefully, I'm wrong because I think this looks outstanding.

Sterling Bay Finishing Half-Built West loop Office Building (http://chicago.curbed.com/archives/2015/02/11/sterling-bay-says-no-tenents-no-problem-in-west-loop.php)


http://www.rejournals.com/wp-content/uploads/2014/03/Fulton-West.jpg
http://www.rejournals.com/2014/03/18/sterling-bay-companies-completes-fulton-west-portfolio-acquisition/

[Randomguy34]

Wow, that brick road though :slob:

[SamInTheLoop]

^^ That's not bad at all.....will be interesting to see how much it's changed over the past year....


Last Page: Thanks for photo updates George.

Man, that West Marine thing though is a real shitshow........

[ChiTownWonder]

Wow that looks great! For the west loop at least

[the urban politician]

Desertpunk at SSC posted this image/link to the commercial property that Sterling Bay took over at Fulton Mkrt. The article is dated last year, so the design might have changed a little, since SB's little tease of rendering on their website doesn't show any brick - hopefully, I'm wrong because I think this looks outstanding.

^ The current project is actually also supposed to be 9 stories tall, while this one is only 7

[rlw777]

Great render but I don't think it's what SB is planning.

From Crain's
Sterling Bay plans to transform the former MarchFirst project into a nine-story building with about 290,000 square feet of office space and 790 parking spaces by late 2016. Fulton West, as Sterling Bay now brands the site, will include a fitness center, a rooftop deck and a small park.

[the urban politician]

^ Also, there is no way they are going to have 790 parking spots unless they plan to build a parking garage across the street or something. 790 spots is a ton of parking

[Ch.G, Ch.G]

Whole Foods at Lincoln/Belmont/Ashland. Nothing special, and a missed opportunity for residential above. Will more than double the size of the current store across the street.

http://3.bp.blogspot.com/-ZbWBq1YG5Dw/VNwuSCPWCPI/AAAAAAAGO90/pJ6ospacXWU/s1600/Whole%2BFoods%2BLakeview.jpg

A real shame. That intersection should be much more built up.

[Vlajos]

A real shame. That intersection should be much more built up.

Yeah, this is terrible.

[the urban politician]

A real shame. That intersection should be much more built up.

Lets not focus entirely on verticality. A major grocer is a much, much bigger traffic driver than an apartment building, and certainly much more than the bank that was sitting there before.

[the urban politician]

2/11

459 W Division

http://imagizer.imageshack.us/v2/xq90/911/aAPLXg.jpg (https://imageshack.com/i/pbaAPLXgj)

I really can't wait to see how this one turns out. The renderings are RAD

:slob:

[Rizzo]

Just saw another headline in the Trib re this move across the street. I have a strong feeling that Novak is not doing mixed use here and just wants to cash in on a much lower risk build to suit standalone for Whole Foods. They don't strike me as any sort of sophisticated developer, mostly just a general contractor. This - single-use, standalone, B(T)S - would seem to be much more in their wheelhouse.

Which, of course, is a real shame. Something along the lines of what Centrum had originally proposed (was it the Lakeview Collection?....or some ' ' ' Collection) would now work quite well again (with the residential component being all rental, part rental/part condo.....or who knows - maybe even all condo?) - in better hands.....

What they showed at the neighborhood meeting looked a lot like the Target on division. Big glass entrance, store over parking which occupied pretty much the whole ground level with some landscaping and "veil" screening to hide the cars when you are walking past. I guess they are supposed to incorporate the facades of the old medic building which is sitting in storage at the moment.

[UPChicago]

^ Well, there you have it - I stand corrected. No reason to think more critically about this one beyond: Sterling Bay knows what it's doing, man, just trust them and let's move on. Because developers - and more broadly investors in any asset class who've had a run of success making prescient calls and great execution have never run into trouble by quintupling down on said trend that's led to their success (in fact trend that they in large part helped to create) ever, across the grand sweep of history........er,.......

Next topic

Well if I were being honest it didn't seem like you were thinking very critically either, your post was clearly derived from a bias towards traditional office towers and a dislike or repurposed projects. Your post is basically now that the traditional office market is back or coming back do we need more reuse projects(barf)....seriously...

[marothisu]

New parks district field house at 35th & Cottage Grove in Douglas/Bronzeville got a building permit last week. 2 stories with fitness room, gym, and pool. Anyone have any renders of this? Architects are NIA Architects.

EDIT: I see Curbed had an article on it today. Cool:
http://chicago.curbed.com/archives/2015/02/12/new-ellis-park-field-house.php

[ardecila]

New parks district field house at 35th & Cottage Grove in Douglas/Bronzeville got a building permit last week. 2 stories with fitness room, gym, and pool. Anyone have any renders of this? Architects are NIA Architects.

EDIT: I see Curbed had an article on it today. Cool:
http://chicago.curbed.com/archives/2015/02/12/new-ellis-park-field-house.php

Ugh, what is this, 1989? Looks like Michael Graves is back, you guys!

[Vlajos]

I really can't wait to see how this one turns out. The renderings are RAD

:slob:

What is this?

[SamInTheLoop]

^ If not mistaken, I think it's the newest addition to Parkside of Old Town (Mixed Income CHA Replacement).....I'll be easily corrected by others if wrong here.......much different (read: superior) to all the previous designs in the project........

[SamInTheLoop]

Ugh, what is this, 1989? Looks like Michael Graves is back, you guys!


And this is really what Booth Hansen came up with? (Ardecila, being that this is a public project and it's in Bronzeville, do you think maybe this is really Johnson and Lee?? ;) )

[marothisu]

And this is really what Booth Hansen came up with? (Ardecila, being that this is a public project and it's in Bronzeville, do you think maybe this is really Johnson and Lee?? ;) )

Actually, I'm 99.9% sure Curbed has outdated or partially incorrect information. The architect who's listed on the building permit is Anthony Akindele who's the principal architect at NIA.

[sentinel]

What is this?

http://cdn.cstatic.net/images/gridfs/5408b1d6f92ea10bdc00459b/parkside-1.jpg

http://cdn.cstatic.net/gridnailer/485x/http://cdn.cstatic.net/images/gridfs/5408b1d6f92ea10bdc00459e/parkside-2.jpg

http://chicago.curbed.com/archives/2014/09/04/next-up-for-cabrinigreen-this-new-residential-development.php

[LouisVanDerWright]

459 is looking sick. I had no idea they were doing precast, that just makes this design even danker!

Ugh, what is this, 1989? Looks like Michael Graves is back, you guys!

Lol, I'd take Graves over RAMSA or LaGrange. The design reminds me of that one hardcore Pomo suburban office tower out West on 88 in Oakbrook or something with the teal cutaway top. Anyone else know what I'm talking about? Love that design.

[Randomguy34]

http://cdn.cstatic.net/images/gridfs/5408b1d6f92ea10bdc00459b/parkside-1.jpg

http://chicago.curbed.com/archives/2014/09/04/next-up-for-cabrinigreen-this-new-residential-development.php

It's 459 W Division, the construction site two pages back.

2/11

459 W Division

http://imagizer.imageshack.us/v2/xq90/911/aAPLXg.jpg (https://imageshack.com/i/pbaAPLXgj)

[SamInTheLoop]

Well if I were being honest it didn't seem like you were thinking very critically either, your post was clearly derived from a bias towards traditional office towers and a dislike or repurposed projects. Your post is basically now that the traditional office market is back or coming back do we need more reuse projects(barf)....seriously...


So, just to clarify a few things: My vomit was directed not at adaptive reuse projects (which in general principle I love and there are so many specific great examples of very design sensitive adaptations that are worthy of high praise indeed), rather it was directed at the largely BS buzzword of the moment/cliche/salesy-hype/somewhat 'faddiness' of 'creative office space' nomenclature.....

My comments in general were not a sign of bias against repurposed buildings. Some people, when confronted with well-reasoned analysis, for some reason assume an underlying bias when none exists if they don't like the conclusions that are pointed to........mine was just an assessment of what's happening in the real demand and supply conditions, and likely future conditions of downtown (and near-downtown) office space, and the increasing likelihood that Sterling Bay may be overestimating the future demand for such space further and further from the core and nexus of transit lines in Chicago (the Loop-true W Loop....not the near west side)...........this is not some sort of underlying bias - and I certainly have no dogs in the fight, so to speak (no book-talking here - as nothing makes me puke with more gusto than that - not salmonella-laced chicken - not anything).....

One other thing, and more of a detail of a quibble, but still: Calling this Fulton West project adaptive re-use is arguably a bit of a stretch.....I mean, this was never 'used' for anything in actuality in the first place. It's really a new development (that they have a bit of a head start on), and isn't a different use (still office space, although now multi-tenant) from what was originally planned there in the MarchFirst hq.............I mean, this is much different from taking an existing, completed and now obsolete old warehouse building and converting it into residential or office space (real, common adaptive reuse projects)........

I lied - there were two other things - Finally, re my earlier comment about the 'back to the future' aspect - obviously something went wrong with the Marchfirst thing......thinking about it a little more, that was of course part of a bubble bursting - a very large and macro (internet/tech) bubble 15 years ago............that's really the only reason a medium size-to-largish office building ever 'made sense' originally at that location (although Marchfirst could have planned their HQ to be anywhere, to want to place it at such an off-beat location for office surely only worked in a state 'mania' (eg: not thinking clearly)......now that we're revisiting that future in a way (with respect to a situation where at least to some players in the cre market, this location seems to make sense to them for significant new office space), even though the fundamentals of the location for significant office arent that much different, isn't it possible that some of these folks (Sterling Bay, some others perhaps) are getting a little carried away in their head, ie some mania forming again with respect to this narrative of 'creative office space' in the 'meatpacking district' - further and further west........perhaps the nascent stages of a different type of bubble of sorts - smaller and more niche, to be certain.............it's a possibility, at the least.....

[SamInTheLoop]

Actually, I'm 99.9% sure Curbed has outdated or partially incorrect information. The architect who's listed on the building permit is Anthony Akindele who's the principal architect at NIA.



Oh, ok - and that would certainly make a lot of sense, because I sure didn't get a Booth Hansen vibe from the renderings! :)

[sentinel]

Curious, I wonder if Akindele is a protege or admirer of Tigerman? That's the initial vibe I got from this design..

[UPChicago]

So, just to clarify a few things: My vomit was directed not at adaptive reuse projects (which in general principle I love and there are so many specific great examples of very design sensitive adaptations that are worthy of high praise indeed), rather it was directed at the largely BS buzzword of the moment/cliche/salesy-hype/somewhat 'faddiness' of 'creative office space' nomenclature.....

My comments in general were not a sign of bias against repurposed buildings. Some people, when confronted with well-reasoned analysis, for some reason assume an underlying bias when none exists if they don't like the conclusions that are pointed to........mine was just an assessment of what's happening in the real demand and supply conditions, and likely future conditions of downtown (and near-downtown) office space, and the increasing likelihood that Sterling Bay may be overestimating the future demand for such space further and further from the core and nexus of transit lines in Chicago (the Loop-true W Loop....not the near west side)...........this is not some sort of underlying bias - and I certainly have no dogs in the fight, so to speak (no book-talking here - as nothing makes me puke with more gusto than that - not salmonella-laced chicken - not anything).....

One other thing, and more of a detail of a quibble, but still: Calling this Fulton West project adaptive re-use is arguably a bit of a stretch.....I mean, this was never 'used' for anything in actuality in the first place. It's really a new development (that they have a bit of a head start on), and isn't a different use (still office space, although now multi-tenant) from what was originally planned there in the MarchFirst hq.............I mean, this is much different from taking an existing, completed and now obsolete old warehouse building and converting it into residential or office space (real, common adaptive reuse projects)........

I lied - there were two other things - Finally, re my earlier comment about the 'back to the future' aspect - obviously something went wrong with the Marchfirst thing......thinking about it a little more, that was of course part of a bubble bursting - a very large and macro (internet/tech) bubble 15 years ago............that's really the only reason a medium size-to-largish office building ever 'made sense' originally at that location (although Marchfirst could have planned their HQ to be anywhere, to want to place it at such an off-beat location for office surely only worked in a state 'mania' (eg: not thinking clearly)......now that we're revisiting that future in a way (with respect to a situation where at least to some players in the cre market, this location seems to make sense to them for significant new office space), even though the fundamentals of the location for significant office arent that much different, isn't it possible that some of these folks (Sterling Bay, some others perhaps) are getting a little carried away in their head, ie some mania forming again with respect to this narrative of 'creative office space' in the 'meatpacking district' - further and further west........perhaps the nascent stages of a different type of bubble of sorts - smaller and more niche, to be certain.............it's a possibility, at the least.....

Well I apologize for the assumption, I don't have a dog in the fight either. I only assumed bias because of your disdain towards "creative office space" and yes I can understand your assessment and maybe you will turn out to be correct but lets not act like your assessment is based in fact, these are solely your opinions at this point. I just don't see why there wouldn't also be demand for these types of unique office projects (I will refrain from calling them reuse/adaptive,etc...maybe office loft?) just because traditional office projects are reemerging. They do have a lot of Fulton Market projects in the pipeline but all of the projects together aren't adding much square footage other than 1K Fulton and maybe Fulton West(maybe 1 million together). It is clear that they are trying to capitalize on Google, but I don't know if I would say they are overdoing it. Also Fulton Market is serviced by the Green Line, maybe it is a trek for suburbanites using Metra but it is transit.

[ChiTownWonder]

459 is looking sick. I had no idea they were doing precast, that just makes this design even danker!



Lol, I'd take Graves over RAMSA or LaGrange. The design reminds me of that one hardcore Pomo suburban office tower out West on 88 in Oakbrook or something with the teal cutaway top. Anyone else know what I'm talking about? Love that design.

Are you talking about the Oakbrook Terrice Tower?
http://www.emporis.com/building/oakbrookterracetower-oakbrookterrace-il-usa

[aaron38]

459 is looking sick. I had no idea they were doing precast, that just makes this design even danker!

Is 'danker' good or bad? Now I sound like my father, but urban dictionary is no help, that word swings both ways.

[ardecila]

I think he meant this one:

http://bloximages.chicago2.vip.townnews.com/journalstar.com/content/tncms/assets/v3/editorial/e/3f/e3fe5866-e76d-5e01-8a9d-c34d2401598b/532399b54f008.preview-620.png

[Jibba]

61 W Erie is on the ZBA agenda next Friday. Perhaps we'll see some movement on it this year once its special use is granted (it needs approval for residential use of the first floor).

http://www.hudsoncontractors.com/en/wp-content/uploads/sites/2/2014/07/2016_View_01_1st_Review-248x300.jpg
source (http://www.hudsoncontractors.com/en/project/61-w-erie-chicago/)

[Cyprose]

^ that looks nice save the first story

I think he meant this one:


Wasn't this building planned to have garden terraces on the sloping sides?

[Ryanrule]

Is 'danker' good or bad? Now I sound like my father, but urban dictionary is no help, that word swings both ways.

Dank is a weed term. It means good.

[Tom Servo]

http://imagizer.imageshack.us/v2/xq90/911/aAPLXg.jpg

Too bad they're going to paint this. Would be sick if they kept it all raw. :yes:

[Jibba]

1801 W Grand has a five-story, 17-unit building planned for it. Mostly a vacant lot now (a nondescript vinyl-sided res. building would be razed). Arch. is Nicholas Design Collaborative.

Also: Did anyone else see that the streets a few blocks out from Broadway/Lawrence were designated Pedestrian? That will help constrain any redevelopment of that large strip mall on the E side of Broadway to something less automobile-oriented (supposedly, the CTA plans on buying that property and razing what's there to use as a staging area for the RPM project).

[marothisu]

Here's some home sale data from Trulia for January 2015. This list are the top 20-ish selling community areas by number of homes/condos sold.

1. Near North Side | 105 sales | $54,723,500 total | $521,176 avg
2. Lakeview | 81 sales | $36,225,500 total | $447,228 avg
3. Lincoln Park | 68 sales | $53,363,500 total | $784,757 avg
4. West Town | 66 sales | $34,582,000 total | $523,969 avg
5. Logan Square | 43 sales | $15,239,655 total | $354,410 avg
6. Dunning | 38 sales | $9,836,500 total | $258,855 avg
7. Edgewater | 35 sales | $9,507,500 total | $271,642 avg
8. Lincoln Square | 34 sales | $15,228,000 total | $447,882 avg
9T. Loop | 33 sales | $8,611,000 total | $260,939 avg
9T. Portage Park | 33 sales | $9,841,000 total | $298,212 avg
11. Austin | 31 sales | $4,067,500 total | $131,209 avg
12. North Center | 30 sales | $20,633,000 total | $687,766 avg
13. West Rogers Park | 29 sales | $4,864,500 total | $167,741 avg
14T. Chicago Lawn | 27 sales | $2,364,500 total | $87,574 avg
14T. Ashburn | 27 sales | $3,642,000 total | $134,888 avg
14T. West Lawn | 27 sales | $4,112,500 total | $152,314 avg
17. Uptown | 26 sales | $5,755,000 total | $221,346 avg
18. Albany Park | 25 sales | $5,712,000 total | $228,480 avg
19. Garfield Ridge | 24 sales | $4,177,500 total | $174,062 avg
19T. Norwood Park | 24 sales | $7,312,050 total | $304,668 avg
19T. Irving Park | 24 sales | $7,690,000 total | $320,416 avg

Total sales = 1321
Total sales value = $407,428,462
Average Price = $308,424

[LouisVanDerWright]

I think he meant this one:

http://bloximages.chicago2.vip.townnews.com/journalstar.com/content/tncms/assets/v3/editorial/e/3f/e3fe5866-e76d-5e01-8a9d-c34d2401598b/532399b54f008.preview-620.png

Bingo, Ardecila's got my vibe...

Dank is a weed term. It means good.

I think we can all agree that the above design is some heady ass shit.

[Rizzo]

459 at least plays to the strength of the material with precast having different texture, geometry and repeating patterm. It doesn't try to pretend it's something it's not in the design.

However harsh Chicago weather has proven that painted things never last.

[Chicagoguy]

I heard today that Northeastern Illinois University will begin discussing more details of their upcoming residence halls in the coming weeks. They are still on schedule to have the first phase completed for the Fall 2016 semester. There has been much debate lately due to their plans to use eminent domain to acquire some of the land near Bryn Mawr and Kimball that is needed for the development. I came across these renderings today on JGMA's website. JGMA recently did Northeastern's El Centro campus, so I am hoping there is some validity to these designs.

http://i61.tinypic.com/mkga2o.jpg

http://i61.tinypic.com/2605ris.jpg

http://i60.tinypic.com/evark4.jpg

http://jgma.co/projects/neiu-student-housing-01/01.html

[the urban politician]

I heard today that Northeastern Illinois University will begin discussing more details of their upcoming residence halls in the coming weeks. They are still on schedule to have the first phase completed for the Fall 2016 semester. There has been much debate lately due to their plans to use eminent domain to acquire some of the land near Bryn Mawr and Kimball that is needed for the development. I came across these renderings today on JGMA's website. JGMA recently did Northeastern's El Centro campus, so I am hoping there is some validity to these designs.

http://i61.tinypic.com/mkga2o.jpg

http://i61.tinypic.com/2605ris.jpg

http://i60.tinypic.com/evark4.jpg

http://jgma.co/projects/neiu-student-housing-01/01.html

^ Wow, these are rad. I really hope they knock down that foolish 7-11 nearby. This is a great development, I own property near there as well!

[marothisu]

Just saw something potentially cool. Building permit for this warehouse at 2105 S Jefferson (Jefferson & Cermak-ish) to turn part of it into a new market. It says first floor retail and restaurant with escalators up to the 2nd floor for a supermarket. I don't know why but it sounds cool because it's in an old warehouse and reminds me of some stuff they've done a lot in NYC. Could be really cool. It says the owner is "New Market Inc"

[the urban politician]

^ That is Chinatown, right? Probably a Chinese developer?

[marothisu]

^ That is Chinatown, right? Probably a Chinese developer?

It's technically Lower West Side/East Pilsen - it's right across the river from Chinatown.

[nomarandlee]

Just saw something potentially cool. Building permit for this warehouse at 2105 S Jefferson (Jefferson & Cermak-ish) to turn part of it into a new market. It says first floor retail and restaurant with escalators up to the 2nd floor for a supermarket. I don't know why but it sounds cool because it's in an old warehouse and reminds me of some stuff they've done a lot in NYC. Could be really cool. It says the owner is "New Market Inc"

That is cool! I have always thought that area would make a great retail/dining/residential/tourist district as long as the integrity of the buildings is kept and any new development around there would be respectful of those buildings. With near river access and the Cermak bridge there it has the potential to be a real interesting area.

[Rizzo]

Wow, sounds kind of like a public market concept. I was thinking about this a few months ago how many cities have these huge public market buildings or town square market areas. I realize Fulton Market was one of those places historically and now we have the French Market which is nice. But I was thinking something bigger. On a visit home over the past holidays I went to the farmers market in Flint, Michigan and the building was huge. Two stories of retail, restaurants, food stands, office space, an atrium for large performances, and rooftop dining. I figured Chicago could pull something off similar easily.

[Rizzo]

^ Wow, these are rad. I really hope they knock down that foolish 7-11 nearby. This is a great development, I own property near there as well!

This is nice and I bet that base could hold a lot of retail. Seems like the existing building stock on that corner is pretty meh or downright awful (such as the 7-11...wow UGH!!!)

[marothisu]

Wow, sounds kind of like a public market concept. I was thinking about this a few months ago how many cities have these huge public market buildings or town square market areas. I realize Fulton Market was one of those places historically and now we have the French Market which is nice. But I was thinking something bigger. On a visit home over the past holidays I went to the farmers market in Flint, Michigan and the building was huge. Two stories of retail, restaurants, food stands, office space, an atrium for large performances, and rooftop dining. I figu of tred Chicago could pull something off similar easily.

Exactly. That's the type of thing Chicago needs more of which is why I thought "Hell yeah!" when I read the permit. I don't know how big it is or if more permits are on the way but its estimate cost is $1.2M. i think this is in the same big warehouse as U-Haul recently moved into (at least work was being done to make it into a U-Haul).

[Via Chicago]

Wow, sounds kind of like a public market concept. I was thinking about this a few months ago how many cities have these huge public market buildings or town square market areas. I realize Fulton Market was one of those places historically and now we have the French Market which is nice. But I was thinking something bigger. On a visit home over the past holidays I went to the farmers market in Flint, Michigan and the building was huge. Two stories of retail, restaurants, food stands, office space, an atrium for large performances, and rooftop dining. I figured Chicago could pull something off similar easily.

Theres really zero in common with Fulton Mkt and French Mkt. What you're describing sounds nice, but if its going to be am actual farmers market I dont see how it would work given our region's climate. Eventually it just becomes a fancy grocery store ala Eataly or French Market. Although that model has worked, ala St Lawrence Mkt in Toronto.

Speaking of Toronto, that city seems to have such a vibrant outdoor market scene as well. I wish Chicago would loosen its regulations a bit and allow that sort of thing. Adds such a vibrancy and enhanced street life to certain neighborhoods.

http://www.blogto.com/upload/2011/07/2011727-nassau-wiley-70s-80s-f0124_fl0007_id0008.jpg
http://www.blogto.com/upload/2011/07/2011727-nassau-wiley-70s-80s-f0124_fl0007_id0008.jpg
https://tayloronhistory.files.wordpress.com/2012/10/dscn84141.jpg
https://tayloronhistory.files.wordpress.com/2012/10/dscn84141.jpg

[Mr Downtown]

With that name and location, I think it's likely to be a big Chinese supermarket—not a public market like the ones found in other cities.

For various reasons (mostly that Chicago immigrants preferred local shops where their own language was spoken), Chicago never developed any big public markets—though there were several attempts in the 19th century. The conditions that produced the early 20th century farmers markets found in some cities weren't present in Chicago.

Today's public markets are heavily subsidized, at least the buildings, and are largely kept afloat by selling coffee and lunches to office workers nearby. That seems pretty unlikely in a PMD between the Dan Ryan and the river.

[Via Chicago]

I think Fulton Market is actually a huge missed opportunity in a lot of ways. I understand the value of real estate that close to downtown. On the other hand, it could have been such a cool diversion within walking distance to the loop had it been preserved and marketed right...instead its just gonna become another bland, faceless neighborhood with yuppie lofts and offices. In under 5 years there wont be a functioning "market" at all.

[ardecila]

For various reasons (mostly that Chicago immigrants preferred local shops where their own language was spoken), Chicago never developed any big public markets—though there were several attempts in the 19th century. The conditions that produced the early 20th century farmers markets found in some cities weren't present in Chicago.

Interesting, I have always wondered.

Was the South Water Market not the same thing?

[Mr Downtown]

Fulton Market, South Water Market, and 77th & State* were wholesale markets, selling large quantities to restaurants, hotels, and small grocers. Later in the morning, if they weren't busy, maybe they'd sell ordinary people a slab of ribs or a flat of eggs, but housewives weren't invited to come in and pick out individual pork chops or tomatoes.

*I wish I knew more about this one. I don't know if the district had a name or to whom it catered—perhaps South Side corner groceries. I assume that half the buildings were lost to the Dan Ryan.

[Ryanrule]

make the big ass plot of land south of Roosevelt into a big bazaar.
encourage "maker" type activities.

[marothisu]

make the big ass plot of land south of Roosevelt into a big bazaar.
encourage "maker" type activities.

LOL, that would be cool. I love my time in the middle east at various bazaars and markets. I think Chicago should consider having it - something more year round than the Maxwell Street Market and Christkindlemarket. The Green City Market is year round but it's not really a tourist thing at all. Would be cool to have a market like you'd see in Seattle or something.

[XIII]

LOL, that would be cool. I love my time in the middle east at various bazaars and markets. I think Chicago should consider having it - something more year round than the Maxwell Street Market and Christkindlemarket. The Green City Market is year round but it's not really a tourist thing at all. Would be cool to have a market like you'd see in Seattle or something.

Check out old spitalfields in London, for example. Its in an area sort of like wicker park and caters to a yuppie/tourist/maker crowd. Lots of vintage, screen prints, art and other stuff under a covered roof and encircled by hip bars and permanent retail space and topped off with "cool" offices (design, fashion, architecture, etc). It becomes its own destination.

http://www.oldspitalfieldsmarket.com/the-market

This would work better in Chicago than any other US city and I can't believe someone hasn't appropriated the idea yet.

[ardecila]

So basically the Brooklyn Flea. It's not that American cities don't have similar markets, it's that they don't have the enclosed structures to enable year-round operation, and can't afford to build them new. It works in London because the city owns the market shed and has nothing better to do with it but rent it to a flock of Etsy types. Historical happenstance.

If, somehow, Chicago had saved the Coliseum on South Wabash, it would be a great spot for such a market... But nobody had the foresight to keep it around, and now it's a Buddhist temple with ginormous parking lots that blights the streetscape.

[XIII]

So basically the Brooklyn Flea. It's not that American cities don't have similar markets, it's that they don't have the enclosed structures to enable year-round operation, and can't afford to build them new. It works in London because the city owns the market shed and has nothing better to do with it but rent it to a flock of Etsy types. Historical happenstance.

If, somehow, Chicago had saved the Coliseum on South Wabash, it would be a great spot for such a market... But nobody had the foresight to keep it around, and now it's a Buddhist temple with ginormous parking lots that blights the streetscape.

Well, like Brooklyn flea if it grew up, showered, moved out of its parents house and got a white collar job...
The market "vintage" is Barbour and Burberry and the quality of the goods is there - not all lavender soap and owl jewelry. The food is all mid-high end casual and fast casual. The permanent non-booth stores are things that could be on oak street, damen or Michigan ave (Hacket, top shop, camper, jigsaw, benefit, doc martins, all saints, etc). The whole thing operates like more of a retail incubator; do well on a stall and you can graduate to a storefront.

As for ownership, it is private, not public owned.
http://www.bloomberg.com/news/articles/2013-05-31/ashkenany-pays-160-million-for-old-spitalfields-market

This would work well somewhere like wicker park or west loop and the strategy is upmarket and diversified enough so that its not just etsy run off.

[ardecila]

^ Yeah, I figured it was high-end after I dropped $100 on a pair of pants at AllSaints. :haha:

The history is actually a bit more complicated, seemingly (http://www.building.co.uk/19-years-17-architects-and-a-rich-roman-lady/3056136.article)... the City of London sold the market and surrounds in 1986 into private hands, under the condition that the original wholesale produce market be relocated to a site in a more suburban area - this relocation happened in 1991. It then went through several planning schemes and corporate owners before the market finally re-opened in 2009 after London had already gentrified around it.

But between 1991 and 2009, as best I can tell, it was very much like Brooklyn Flea - a boho/hipster market that was very much rough around the edges, operating under the loose oversight of a developer with grand plans for the future.

[LouisVanDerWright]

So basically the Brooklyn Flea. It's not that American cities don't have similar markets, it's that they don't have the enclosed structures to enable year-round operation, and can't afford to build them new. It works in London because the city owns the market shed and has nothing better to do with it but rent it to a flock of Etsy types. Historical happenstance.

If, somehow, Chicago had saved the Coliseum on South Wabash, it would be a great spot for such a market... But nobody had the foresight to keep it around, and now it's a Buddhist temple with ginormous parking lots that blights the streetscape.

Chicago has nomadic fairs like that such as Renagade art fair, but as you say, there's no permanent home for a year round incarnation. It's very popular on the few weekends a year they do it.

Another cool market-esque concept in London is BoxPark which is made of shipping containers and houses an armada of small retailers, mainly fashion related. They are about to knock boxpark down for skyscrapers, oh well...

[Ch.G, Ch.G]

^ Yeah, I figured it was high-end after I dropped $100 on a pair of pants at AllSaints. :haha:

Eh, that seems like it would be a deal at AllSaints.

I pretty much stopped shelling out major dough on denim years ago when I found myself constantly wearing the H&M jeans I got on sale for $25 while the $225 pair from A.P.C. just sat in my closet, barely ever even touched.

[wierdaaron]

The Chicago Athletic Association building on South Michigan Ave, currently being rehabbed into some kind of boutique hotel, just got itself a new entry canopy installed.

http://i.imgur.com/TrkyC30h.jpg (http://imgur.com/TrkyC30)

http://i.imgur.com/JxMHylrh.jpg (http://imgur.com/JxMHylr)

http://i.imgur.com/iAWTgT3h.jpg (http://imgur.com/iAWTgT3)

http://i.imgur.com/wZl6aRoh.jpg (http://imgur.com/wZl6aRo)

http://i.imgur.com/wBbDKSAh.jpg (http://imgur.com/wBbDKSA)

I'm assuming the building is Landmarked to hell which would cover this, so I wonder what the process for getting this designed, approved, and installed was. Wasn't the Langham hotel able to get an exemption to build one of these?

[ardecila]

^ Thanks for the photos! It looks amazing.

You'd be surprised what Landmarks will allow. Usually the key with this type of structure is that it clearly looks like an add-on, and it can be removed at any time in the future to restore the building to its original appearance. The applicant can probably argue legitimately that the hotel needs a canopy for doormen and valets to stand outside protected from the elements.

It doesn't hurt that the architects are Roman and Williams, who have OCD-like attention to detail. Look at all those little curlicues and fleur-de-lis on the metalwork - someone drew all those by hand and sent it for fabrication. The canopy looks like an add-on, but is extremely "sympathetic" to the original architecture. No PoMo mockery or imitation here, this is the real deal.

[wierdaaron]

Yeah I think it's spot-on. I had to check Google Streetview's history and some old photos to make sure there wasn't always a canopy there that I was just forgetting.

I'm still really curious how they're going to have a Shake Shack restaurant inside that building, when there's only one entrance and it leads straight into the big open lobby. I suppose it could just be up inside the hotel somewhere like many restaurants are, but I've never seen that done with fast food.

[Mr Downtown]

^There isn't just one entrance. There's an entry on Madison, to the annex building that just barely connects where the corners of the two buildings meet. That would be the logical place to put a Shake Shack.

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

[msu2001la]

Wow, sounds kind of like a public market concept. I was thinking about this a few months ago how many cities have these huge public market buildings or town square market areas. I realize Fulton Market was one of those places historically and now we have the French Market which is nice. But I was thinking something bigger. On a visit home over the past holidays I went to the farmers market in Flint, Michigan and the building was huge. Two stories of retail, restaurants, food stands, office space, an atrium for large performances, and rooftop dining. I figured Chicago could pull something off similar easily.

Fulton Market has never really been a public market. As others mentioned, Fulton Market has always been a wholesale/commercial market area that distributes directly to restaurants and stores. There are a few places that sell to the public (like Issacson $ Stein Fish Co) as well as wholesale, but for the most part the operations on Fulton are closed to the public.

That is changing, however, as more people, restaurants and offices move into the area. The city has been pushing to have more farmers market activities there, and Green City Market now has a saturday public market on Fulton during the summer.

Part of CDOT's efforts with the Fulton Streetscape project are to create a curb-less "flex street" zone between Green and Morgan that will allow the street to easily be closed to traffic at certain times to host more events like this on a regular basis.

The Flint farmers market is great, by the way. I've been to it a few times and am amazed, even in the winter, the crowds that they are drawing.

[msu2001la]

I think Fulton Market is actually a huge missed opportunity in a lot of ways. I understand the value of real estate that close to downtown. On the other hand, it could have been such a cool diversion within walking distance to the loop had it been preserved and marketed right...instead its just gonna become another bland, faceless neighborhood with yuppie lofts and offices. In under 5 years there wont be a functioning "market" at all.

Agreed. Very few of the meat packers along Fulton own the buildings they are operating in, and therefore will get priced out of the area soon. It's been happening over the last 10 years already and will rapidly increase over the next few as several more move out. It's beneficial for these businesses to all be near each other to streamline distribution, so they will likely follow each other as they move.

Department of Planning and Development is proposing a historic landmark district for Fulton/Randolph that aims to preserve what is left of the current architecture and street configuration. While the uses will likely change from meat packing to more office/residential/retail, the loading docks, curbless and raised deck streetscape and historic buildings will remain and get rehabbed into new uses.

The Brooklyn Bowl development that is going in at 850 W Fulton is part of that landmark district.

http://www.cityofchicago.org/content/dam/city/depts/zlup/Historic_Preservation/Publications/fulton_randolph_market_district_052114.pdf

http://www.chicagoarchitecture.org/2014/10/15/brooklyn-bowl-rolls-a-strike-with-the-ordinarily-cranky-west-loop-crowd/

[wierdaaron]

^There isn't just one entrance. There's an entry on Madison, to the annex building that just barely connects where the corners of the two buildings meet. That would be the logical place to put a Shake Shack.

Oh dang, I didn't know that was the same building. I suppose that might not be a bad spot for it, I just pictured it as part of the changing face of Michigan Ave.

In other news, that Hyatt being built in 100 W Monroe (http://chicago.curbed.com/archives/2015/02/16/clark-and-monroes-hyatt-centric-hotel-opening-in-april.php) will be open in April and it's going to use Hyatt's new "Hyatt Centric" flag. Some cheap renders here (http://chicago.curbed.com/archives/2015/02/16/clark-and-monroes-hyatt-centric-hotel-opening-in-april.php). It'll have a rooftop bar and a French cuisine restaurant, which I think will be an interesting change for a stretch of Clark that's been pretty boring for quite some time.

From its description, Hyatt Centric sounds a lot like Marriott Signature: high on style, low on amenities, in a central location. Seems to be the hot concept right now.

No word on how they're treating the cow path.

[the urban politician]

^ it would be a cool homage to history to place some of those 'cows on parade' cows at sequential intervals along the cow path, eternally preserving it for their passage

[caldor120la]

Thanks, wierdaaron for the fine images of the of new canopy on the CAA building first I've seen of it, think it fits perfect with the building. I try to follow hotel conversions this will be one of the best, among the many in your city.

[Ned.B]

^ Thanks for the photos! It looks amazing.

You'd be surprised what Landmarks will allow. Usually the key with this type of structure is that it clearly looks like an add-on, and it can be removed at any time in the future to restore the building to its original appearance. The applicant can probably argue legitimately that the hotel needs a canopy for doormen and valets to stand outside protected from the elements.

It doesn't hurt that the architects are Roman and Williams, who have OCD-like attention to detail. Look at all those little curlicues and fleur-de-lis on the metalwork - someone drew all those by hand and sent it for fabrication. The canopy looks like an add-on, but is extremely "sympathetic" to the original architecture. No PoMo mockery or imitation here, this is the real deal.

Plus if you do a search of historic photos of the CAC, at some point in its history it did have a canopy over the entrance.

Like so: http://www.artadvisoryservice.com/wp-content/uploads/2014/10/CAA_Historical.jpg

[HomrQT]

Plus if you do a search of historic photos of the CAC, at some point in its history it did have a canopy over the entrance.

Like so: http://www.artadvisoryservice.com/wp-content/uploads/2014/10/CAA_Historical.jpg

Old Chicago photos are just too great. Thanks for sharing!

[ardecila]

Oh, that makes sense. No need to debate the authenticity if the original design featured a canopy.

I wonder if they will bring back those awesome light posts flanking the door too.

[wierdaaron]

Like so: http://www.artadvisoryservice.com/wp-content/uploads/2014/10/CAA_Historical.jpg

http://www.artadvisoryservice.com/wp-content/uploads/2014/10/CAA_Historical.jpg

"These damn newfangled horseless carriages are clogging up my streets!"

[ardecila]

Pity they shaved those stone balconies off at the third floor, too. I wonder if those will make a comeback as well?

[wierdaaron]

Pity they shaved those stone balconies off at the third floor, too. I wonder if those will make a comeback as well?

We've been doing a lot of tours/interviews for these adaptive reuse projects at Curbed, but we haven't gotten in contact with anybody from this project. Maybe I can track down the PR person for the project.

Unless someone here happens to have a source they could connect me with.

[ardecila]

The owner of Urban Remains has done photo tours of the building during construction, not to record the progress so much as to document the original conditions. Still, the photos reveal the painstaking work that the development team has undertaken.

http://www.urbanremainschicago.com/news-and-events/2015/01/13/after-nearly-two-years-of-later-im-beginning/

http://www.urbanremainschicago.com/wordpress/wp-content/uploads/2015/01/14.jpg

[SamInTheLoop]

We've been doing a lot of tours/interviews for these adaptive reuse projects at Curbed, but we haven't gotten in contact with anybody from this project. Maybe I can track down the PR person for the project.

Unless someone here happens to have a source they could connect me with.


Hey, 'weirdo':

So, first of all - kudos on all the great work tracking these project folks down and getting an inside look into these awesome adaptive reuse projects underway. Here are some additional ones, just to make sure they are on your radar for similar later this year and/or 2016:

- Hotel Indigo, 168 N. Michigan
- Canopy by Hilton, 208 S LaSalle (joining Reschke's early conversion in the same building - JW Mariott
- Yet Unnamed Kimpton Hotel, 39 S LaSalle (possibly the one I'm most looking forward to of all these
- Residence Inn by Marriott, 11 S LaSalle (yet another Reschke project)

In my book, the most exciting 'node' of all of the hotel projects in the Loop this cycle is in the very heart of the Loop - on and right around LaSalle.......the power and scale of this transformation into a mixed-use area is going to be immensely positive, and I think is going to surprise a lot of people......

[wrab]

The owner of Urban Remains has done photo tours of the building during construction, not to record the progress so much as to document the original conditions. Still, the photos reveal the painstaking work that the development team has undertaken.

http://www.urbanremainschicago.com/news-and-events/2015/01/13/after-nearly-two-years-of-later-im-beginning/

Wow - remarkable stuff.

[the urban politician]

Looks like the Dunkin Donuts at Clark and Belmont will close its doors (https://www.facebook.com/events/1544035685846243/?notif_t=plan_user_invited) after 8pm tommorrow.

Really looking forward here to the Belmont/Clark TOD project

[wierdaaron]

What? We don't get to argue about the number of floors or the design of the glass anymore?

[marothisu]

Just noticed a building permit from Tuesday with some good news. 5 story former storage building at 3141 N Sheffield next to the Vic, which is right near the Belmont Red/Brown/Purple line stop got a permit to convert to 80 units - loft style. I think there's supposed to be a retail component to this too.

This whole thing has been going on for a few years but it's awesome to see it moving along. Good conversion for TOD:
http://patch.com/illinois/lakeview/lake-view-s-oldest-business-being-developed-into-lofts-retail
http://www.chicagobusiness.com/realestate/20130513/CRED03/130519960?template=printart

http://cdn.patch.com/users/814266/2013/05/T800x600/1d2b54d2f6e006c3a247eb80d82498bf.jpg

It currently looks something like this:
http://3.bp.blogspot.com/-4NZzRocwKh4/UwJnyalCT_I/AAAAAAAAOpg/7oizMscBP_A/s1600/3141+Sheffield.jpg