CHICAGO | General Developments

[prelude91]

Nothing too exciting, but a new 4 story with retail going up on Webster just west of Racine. I believe they guy who owns @ properties is behind this one.

https://www.dnainfo.com/chicago/20161115/lincoln-park/new-webster-avenue-lofts-ground-floor-retail-okd-for-zoning-change

[Near North Resident]

In case anybody is curious, I put together an interactive map of all community areas in Chicago and their population change 2014 versus 2010. The 2015 data by census tract will be coming out on Dec 8th so you better believe I'll be crunching the data around then to see what's changed.

https://chicagodata.carto.com/viz/2926107a-a9ee-11e6-bbf2-0e233c30368f/public_map


We all know about downtown and some other north side areas gaining population, but I think what is interesting here is that all community areas from south loop down to Hyde Park between the lake
and I-90 gained population except Washington Park. Washington Park lost only 70 people which isn't as bad as some other areas on the south side. Also interesting to note is that Greater Grand Crossing and Chatham were estimated to have gained people. It shows that Bridgeport lost 38 people - my guess is that the data that comes out in 3 weeks will have it in the positive. My guess is also that areas like Englewood will see continued losses and places like Logan Square will see larger gains. I'm hoping a few of the light red spots here will turn into at least light blue in a few weeks.

Now, with that being said, there is a caveat. I had contacted the US Census many months ago because one census tract in the Loop was only estimated to have grown by 5 people even though there were new apartment complexes built there. If you compared against the 2010 ACS, it said the tract grew very well, but if you compared against the 2010 census, it was only 5 people. What they had told me is that you actually should NOT be comparing the decennial census to the American Community Survey. You should only compare ACS to ACS. They said they do not recalibrate their results to what the census says. I did anyway since it's the only data and I didn't want to use 2010 ACS, but they actually said you should not be doing it. So all of the publicans that are saying X city gained/lost Y people since 2010 - the Census actually does not agree with them even comparing, but they're pretty quiet about it.

Anyway, interesting nonetheless and I can't wait for the data to come out 3 weeks from now.

This is awesome, great work! :tup:

[marothisu]

I can't wait for December 10th - when you'll have all the data inputted into your maps :)

Haha, could be on December 8th if they have everything. I bet i'll have it on the 9th unless I'm very very busy :)



I actually have a lot more maps that are more interesting - education, income, etc. Just can't share them with anyone, but it shows some really awesome things like the education and income levels really expanding (increasing) on the south side in many areas since 1990. There's been a huge explosion of this stuff in the city since 1990.

[Jibba]

Nothing too exciting, but a new 4 story with retail going up on Webster just west of Racine. I believe they guy who owns @ properties is behind this one.

https://www.dnainfo.com/chicago/20161115/lincoln-park/new-webster-avenue-lofts-ground-floor-retail-okd-for-zoning-change

I will be shocked and elated if they actually use laid brick and make that quoining and cornice.

[King of Chicago]

Nothing too exciting, but a new 4 story with retail going up on Webster just west of Racine. I believe they guy who owns @ properties is behind this one.

https://www.dnainfo.com/chicago/20161115/lincoln-park/new-webster-avenue-lofts-ground-floor-retail-okd-for-zoning-change

Looks good! Hopefully this actually happens!

[marothisu]

1) El Cubano Meats building at 914 W Fulton Market sold on 10/21 for $14.55M. Crains reported in mid to late April they were looking to sell. Not terrible since they bought the building in 2000 for $1.55M

2) Art Deco church in East Village on Ashland (1056 N Ashland - Ashland and Thomas) got a building permit to make a 5 story addition to the existing church for 34 units and only 8 parking spaces.

Source from January: https://www.dnainfo.com/chicago/20160126/east-village/east-village-loft-project-keep-ashland-avenue-church-facade
http://assets.dnainfo.com/chicago_photo/2016/01/1100-n-ashland-ave-rendering--1453823543.png

[the urban politician]

^ Interesting and creative

[LouisVanDerWright]

^^^ Fun fact:

The developer, architect, and contractor as well as all the neighbors assumed that the church in question was, well, a solid brick church. Once they started demolition it became apparent that the walls are actually super thick 2X8 frame with only a veneer of brick. This resulted in a total change of plans from a Steel frame supported facadectomy to a systematic rebuild of the wall from the inside replacing the old framing with CMU block.

[Jibba]

Fulton West

Quick shot from the pink line:
http://i.imgur.com/mcfo5HV.jpg?1

[emathias]

^ Interesting and creative

No doubt - that is wicked cool, to borrow some Boston phrasing.

[Suburban Shadow]

Foundation work at 847 N. Larrabbee 10/31
http://i.imgur.com/FXkyjy7.jpg

[SolarWind]

November 17, 2016

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

[SolarWind]

November 17, 2016

http://i.imgur.com/n0FVCFO.jpg

http://i.imgur.com/s5Btng3.jpg

http://i.imgur.com/0LgWnn5.jpg

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

[sentinel]

Chanel is leaving its first floor space on Michigan Ave at the Drake to a new, 2 story space on Oak st, across the street from Del Friscos.

[marothisu]

So I'm a bit confused, but also happy, about this one. There's a building permit issued today for an 8 story hotel's foundatiion at 530 N LaSalle. That is the vacant lot just to the east of the Midas on the NW corner of LaSalle & Grand. I have no idea what this is (couldn't find it either). This is not the hotel at Hubbard & LaSalle (which is also taller). Current site

https://www.google.com/maps/place/lasalle+and+grand+chicago/@41.8916095,-87.6326813,3a,75y,338.14h,86.82t/data=!3m6!1e1!3m4!1sOvT7fIzuIBnXHknJfuLVNw!2e0!7i13312!8i6656!4m2!3m1!1s0x0:0xccb548e2f5fe85ae!6m1!1e1

Anyone remember anything about this one?

[the urban politician]

^ Nice catch. I don't remember anything, but that's a huge improvement over a vacant lot. 8 stories is a bit short but some humanly scaled buildings downtown are not a bad thing

[marothisu]

^ Nice catch. I don't remember anything, but that's a huge improvement over a vacant lot. 8 stories is a bit short but some humanly scaled buildings downtown are not a bad thing

Yeah. I can't find anything about it. The owner listed is some LLC from Merrillville, IN with no results online and I can't find anything on the architect's website (I think it's DLR). 8 stories is not huge, but I think the city needs more buildings in that height in some areas. It's about the same or 1 story higher than the building right to the north of it so at least it might fit in with the scale.

[BuildThemTaller]

Yeah. I can't find anything about it. The owner listed is some LLC from Merrillville, IN with no results online and I can't find anything on the architect's website (I think it's DLR). 8 stories is not huge, but I think the city needs more buildings in that height in some areas. It's about the same or 1 story higher than the building right to the north of it so at least it might fit in with the scale.

Interesting. White Lodging, a hotel development and management firm, is based in Merrillville, Indiana. I wonder if it is related.

[emathias]

So I'm a bit confused, but also happy, about this one. There's a building permit issued today for an 8 story hotel's foundatiion at 530 N LaSalle. That is the vacant lot just to the east of the Midas on the NW corner of LaSalle & Grand. I have no idea what this is (couldn't find it either). This is not the hotel at Hubbard & LaSalle (which is also taller). Current site
...
Anyone remember anything about this one?

At one time the owner of Cafe Iberico had proposed a hotel at that site. I don't know if it's still that or something new. Given the small scale, it wouldn't surprise me if it was him resurrecting his hotel idea.

[marothisu]

Interesting. White Lodging, a hotel development and management firm, is based in Merrillville, Indiana. I wonder if it is related.

It's them. Nice catch. Just looked at the address and it matches up. They are the ones who run Aloft River North, Courtyard Mag Mile, Fairfield River North, etc. The company name on the permit is Choxy LLC - wonder if that has anything to do with the name of the hotel.

At one time the owner of Cafe Iberico had proposed a hotel at that site. I don't know if it's still that or something new. Given the small scale, it wouldn't surprise me if it was him resurrecting his hotel idea.

That's pretty interesting. Anywhere online with that? Had never heard it before.

[ardecila]

It's them. Nice catch. Just looked at the address and it matches up. They are the ones who run Aloft River North, Courtyard Mag Mile, Fairfield River North, etc. The company name on the permit is Choxy LLC - wonder if that has anything to do with the name of the hotel.

https://hotel-development.marriott.com/brands/moxy/

Maybe?

[emathias]

It's them. Nice catch. Just looked at the address and it matches up. They are the ones who run Aloft River North, Courtyard Mag Mile, Fairfield River North, etc. The company name on the permit is Choxy LLC - wonder if that has anything to do with the name of the hotel.
...
That's pretty interesting. Anywhere online with that? Had never heard it before.

I don't think it was ever online, but it used to be mentioned in scrolling text across the bottom of the TV screens in the restaurant.

Jose Lagoa is the name of Cafe Iberico's owner. I think Choxy is Spanglish slang for "foxy chica."

[marothisu]

I don't think it was ever online, but it used to be mentioned in scrolling text across the bottom of the TV screens in the restaurant.

Jose Lagoa is the name of Cafe Iberico's owner. I think Choxy is Spanglish slang for "foxy chica."

That's hilarious - How long ago were those there anyway?

https://hotel-development.marriott.com/brands/moxy/

Maybe?

You might be onto something. This site mentions a Moxy opening in Chicago in 2017. Leaning towards this being a Moxy hotel.

http://news.marriott.com/p/moxy-hotels/

[r18tdi]

I would not be surprised if Choxy = Chicago Moxy. Nice work folks! :cheers:

[the urban politician]

^ Yeah if the LLC is called Choxy then that would be too much of a coincidence. Looks like we have our answer

[prelude91]

^ Yeah if the LLC is called Choxy then that would be too much of a coincidence. Looks like we have our answer

Love the detective work, might need to commission the forumers here to help find the car keys my wife mysteriously lost yesterday.:help:

[killaviews]

Chanel is leaving its first floor space on Michigan Ave at the Drake to a new, 2 story space on Oak st, across the street from Del Friscos.

That could be a tough space to fill. It's not exactly in the heart of it. I bet it will go restaurant.

Oak St. keeps gaining. Michigan Ave. keeps losing.

[marothisu]

That could be a tough space to fill. It's not exactly in the heart of it. I bet it will go restaurant.

Oak St. keeps gaining. Michigan Ave. keeps losing.

Michigan Avenue needs more restaurants, but I have a hard time seeing it go that way, but you never know. To be honest, I kind of enjoy seeing some of the retail come in - there's a nice retail built up on Rush Street now for a little bit.

[the urban politician]

^ I disagree. Prime retail boulevards like Mag Mile should remain shopping promenades. I don't think restaurants make sense, except on side streets.

[marothisu]

^ I disagree. Prime retail boulevards like Mag Mile should remain shopping promenades. I don't think restaurants make sense, except on side streets.

I wasn't advocating for a ton of restaurants, and don't necessarily disagree with you. I am saying there should be some more (i.e. going from say 10 restaurants to 15, not making a ton of them there).

[emathias]

^ I disagree. Prime retail boulevards like Mag Mile should remain shopping promenades. I don't think restaurants make sense, except on side streets.

Even the Champs-Élysées and Fifth Avenue and Avinguda Diagonal have some restaurants on them, and they're every bit as prime (if not moreso) as Michigan Avenue.

I wasn't advocating for a ton of restaurants, and don't necessarily disagree with you. I am saying there should be some more (i.e. going from say 10 restaurants to 15, not making a ton of them there).

I think the way Michigan Ave has several on the second floor is a good way to do it. First, it keeps the first floor for retail and, second, the window seats for these restaurants have nice views of the Boulevard.

[marothisu]

I think the way Michigan Ave has several on the second floor is a good way to do it. First, it keeps the first floor for retail and, second, the window seats for these restaurants have nice views of the Boulevard.

Yeah, true. I've always thought Chicago needed more 2nd floor eateries/bars in some areas but Michigan Avenue does have some up there that are also good.

In any case, I can't see the Chanel space going restaurant. It'll probably be taken up by another fashion brand or a jeweler, or something like a salon.

[spyguy]

46 E Oak - from this (https://goo.gl/maps/5ZCRKQN5HKk) to this:(:
https://s22.postimg.org/fvt8pbfxd/Cskc_TBMW8_AAOu_SP.jpg

[IrishIllini]

46 E Oak - from this (https://goo.gl/maps/5ZCRKQN5HKk) to this:(:
https://s22.postimg.org/fvt8pbfxd/Cskc_TBMW8_AAOu_SP.jpg

...why?

[marothisu]

There's cool buildings on Oak Street but the one that's there now, I don't find it anything special. I kind of like the building in that rendering - it's not amazing but I like it.

[sentinel]

46 E Oak - from this (https://goo.gl/maps/5ZCRKQN5HKk) to this:(:
https://s22.postimg.org/fvt8pbfxd/Cskc_TBMW8_AAOu_SP.jpg

I like this, although I do wish the old one could be re-purposed. Still, this appeals to me.

[Rizzo]

When I lived at 40 East I had known for years the neighbor was doomed. All the retailers want high ceilings, elevators and barrier free entry. Sucks they couldn't save the facade

[spyguy]

4540 N Ravenswood - 9 units
https://s14.postimg.org/s2nnggsld/Screen_Shot_2016_11_13_at_10_11_58_AM.jpg
https://s14.postimg.org/406tllby9/Screen_Shot_2016_11_13_at_10_12_14_AM.jpg

Norweta Row - 32 units
https://s22.postimg.org/tiewmpwe9/gallery1.jpg
https://s22.postimg.org/4dnw9awxt/gallery7.jpg
https://s22.postimg.org/6w9l9zio1/gallery8.jpg
https://s22.postimg.org/ve1oxvl8h/gallery9.jpg

Other:
1542 W. Chicago - will be torn down for a 24 unit development
1701 W. Division - parking lot behind will be turned into a 4-5 story building

[the urban politician]

^ Where will Norweto Row be located?

[ardecila]

^ Wrightwood and Hermitage. Replacing a pretty handsome old factory building. Not sure why the developers didn't just do a loft conversion...

[LouisVanDerWright]

Probable because the city makes you build new construction inside of an existing shell anyhow if you are trying to do a rehab so if you can even get 1SF more by building new you might as well.

[Via Chicago]

demo permit issued: 1839 W Iowa

https://c2.staticflickr.com/6/5458/30343132464_6dd1ff629b_b.jpg
credit: bruce laker
https://www.flickr.com/photos/brulelaker/30343132464/in/pool-38909821@N00

[marothisu]

1542 W. Chicago - will be torn down for a 24 unit development


This is a nice building. Why do they need to tear it down? :(

https://www.google.com/maps/@41.9033984,-87.6665892,3a,75y,28.61h,99.75t/data=!3m6!1e1!3m4!1sn89QQC2cnTUho5N8KYX9EA!2e0!7i13312!8i6656!6m1!1e1


1701 W. Division - parking lot behind will be turned into a 4-5 story building


Great!

[PKDickman]

This is a nice building. Why do they need to tear it down? :(

https://www.google.com/maps/@41.9033984,-87.6665892,3a,75y,28.61h,99.75t/data=!3m6!1e1!3m4!1sn89QQC2cnTUho5N8KYX9EA!2e0!7i13312!8i6656!6m1!1e1

That's the wrong building. That's on division.
The Chicago Ave address is a one story bow truss building.

[BWChicago]

^ Wrightwood and Hermitage. Replacing a pretty handsome old factory building. Not sure why the developers didn't just do a loft conversion...

Norweta? Was the old factory part of Northwestern Terra Cotta?

[Skyguy_7]

In minor development news, and for any Hazelnut enthusiasts out there, a Nutella shop is coming to 151 N Michigan Ave.

[ChiHi]

...why?

Because it's Chicago. If it's old it has to go! We'd knock down the Wrigley Building and put up an SCB apartment building if it was allowed.

[harryc]

Pardon the large post - catching up.

Oct 18
Phase II - Pretty at night
https://farm6.staticflickr.com/5799/30357031404_a5b6c98072_b.jpg

https://farm6.staticflickr.com/5649/30371161213_722145da1a_b.jpg

Oct 24
Opening
https://farm6.staticflickr.com/5536/30371168223_ee98d294df_h.jpg


Dancing Fountains !
https://farm6.staticflickr.com/5559/30371166893_2a1a1f46af_h.jpg

https://farm6.staticflickr.com/5450/31142424496_abe574c52e_h.jpg

https://farm6.staticflickr.com/5717/30371163553_46ecb71406_h.jpg

https://farm6.staticflickr.com/5591/31142419886_488e20374e_h.jpg


Floating Planters - very efficient at trapping floating trash.
https://farm6.staticflickr.com/5614/30357033404_b3f8ebe321_h.jpg

https://farm6.staticflickr.com/5707/31142416546_b894a7e8f5_h.jpg


The dispossessed are still dispossessed.
https://farm6.staticflickr.com/5628/31142417016_d0679658f3_h.jpg

https://farm6.staticflickr.com/5644/31142421986_8ad3e546c1_h.jpg



To sit on the grass in the sun - where you can watch the boats go by and the buildings go up.
https://farm6.staticflickr.com/5788/30371164823_c3292ebd60_h.jpg

https://farm6.staticflickr.com/5512/31142421006_ec2738c7e9_h.jpg


Oct 27
https://farm6.staticflickr.com/5342/31178217485_673cf15c44_h.jpg

https://farm6.staticflickr.com/5770/31142426036_65500d83b3_h.jpg

Nov 4
After the Cubs victory parade - a heavily used thoroughfare for the suburban commuters.
https://farm6.staticflickr.com/5795/31142427446_314393688e_h.jpg

Nov 7
Wolf Point waiting
https://farm6.staticflickr.com/5773/31178217715_bdd57510c4_h.jpg

[ardecila]

Norweta? Was the old factory part of Northwestern Terra Cotta?

I believe so, yes. That whole area around Wrightwood/Clybourn was where they had their plant...

[Suburban Shadow]

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

[tjp]

I just saw a Public Notice at 2739 North Clark Street (retail building on SE side of Clark / Diversey) “to change B1-2 Neighborhood Shopping District to C2-2 motor-vehicle related commercial district to allow for an approximately 30,000 SF building for retail uses.” Any idea what this is about? I hope they’re not tearing down the existing structure for something including more parking..

http://acadia.propertycapsule.com/property/output/image/feature/id:1620/blank:1/border:1/width:335/height:335/key:079764c327473e64ece3f3f57f71ec3a

[PKDickman]

I just saw a Public Notice at 2739 North Clark Street (retail building on SE side of Clark / Diversey) “to change B1-2 Neighborhood Shopping District to C2-2 motor-vehicle related commercial district to allow for an approximately 30,000 SF building for retail uses.” Any idea what this is about? I hope they’re not tearing down the existing structure for something including more parking..

Acadia is seeking this temporary zoning amendment at 613-629 West Diversey Parkway;
2739-2747 North Clark Street from a Bl-2 Neighborhood Shopping District to C2-2 Commercial
District to allow the existing building to be redeveloped and to preserve existing signage rights.
The site is currently improved with one- and two-story retail buildings, containing approximately
19,000 square feet and configured into 7 tenant spaces. The existing buildings have signs
totaling 1,392 square feet which includes an existing Apple billboard of 672 square feet.
The proposed new building will be a two-story retail development of 30,000 square feet with 6
tenant spaces. The existing 81-2 zoning allows only 600 square feet of signage. Our proposal
would still comply with a maximum of 600 square feet of signage on the building, but the
existing Apple billboard, increases the signage to a total of 1,272 square feet. The temporary
zoning amendment to C2-2, would allow for an area of signage up to 1,333 square feet. Again,
the proposed new development will have a total of 1,272 square feet of signage.
Additional amenities forthe proposed new building include:
• Increase of 453 square feet in ground floor setbacks incorporated into the sidewalk
surfaces at the Clark/Diversey corner and at the entrances to the individual tenants. At
the corner, the current building is set back 3 feet at the center of the curve; in the new
proposal, the building is set back 10 feet.
• An on-site loading space at the alley of 10 feet by 36 feet that will allow for 30 foot trucks
to park in the space, leaving the alley open for other traffic.
• A proposed Divvy station off the alley adjacent to the Diversey sidewalk.
• A concealed trash room, containing the compactor and dumpster.
• Building mounted lighting and security cameras along the alley so that the alley between
the project and the upcoming Hampton Inn is well-lit and monitored.
Alderman Michele Smith will require the property to be downzoned back to Bl-2 Neighborhood
Shopping District after all necessary permits for signage are approved.
If you have any questions or concerns, please contact Amy Degnan

[the urban politician]

In other words,

Zzzzzzzz....

[harryc]

Nov 4
They have been eating away at the rubble pile for a month or so now - the old brick and concrete was crushed and piled 8ft high, over an entire city block, and then flattened. been there for several years now. Signs of new things to come ?
https://farm6.staticflickr.com/5567/30818515590_3ca7e5f2e6_c.jpg

[harryc]

Nov 11
https://farm6.staticflickr.com/5485/31071785781_b7e46d62ce_b.jpg

Shot from 321 N Clark - 720 N LaSalle makes the left border.

[TimeAgain]

Acadia is seeking this temporary zoning amendment at 613-629 West Diversey Parkway;
2739-2747 North Clark Street from a Bl-2 Neighborhood Shopping District to C2-2 Commercial
District to allow the existing building to be redeveloped and to preserve existing signage rights.
The site is currently improved with one- and two-story retail buildings, containing approximately
19,000 square feet and configured into 7 tenant spaces. The existing buildings have signs
totaling 1,392 square feet which includes an existing Apple billboard of 672 square feet.
The proposed new building will be a two-story retail development of 30,000 square feet with 6
tenant spaces. The existing 81-2 zoning allows only 600 square feet of signage. Our proposal
would still comply with a maximum of 600 square feet of signage on the building, but the
existing Apple billboard, increases the signage to a total of 1,272 square feet. The temporary
zoning amendment to C2-2, would allow for an area of signage up to 1,333 square feet. Again,
the proposed new development will have a total of 1,272 square feet of signage.
Additional amenities forthe proposed new building include:
• Increase of 453 square feet in ground floor setbacks incorporated into the sidewalk
surfaces at the Clark/Diversey corner and at the entrances to the individual tenants. At
the corner, the current building is set back 3 feet at the center of the curve; in the new
proposal, the building is set back 10 feet.
• An on-site loading space at the alley of 10 feet by 36 feet that will allow for 30 foot trucks
to park in the space, leaving the alley open for other traffic.
• A proposed Divvy station off the alley adjacent to the Diversey sidewalk.
• A concealed trash room, containing the compactor and dumpster.
• Building mounted lighting and security cameras along the alley so that the alley between
the project and the upcoming Hampton Inn is well-lit and monitored.
Alderman Michele Smith will require the property to be downzoned back to Bl-2 Neighborhood
Shopping District after all necessary permits for signage are approved.
If you have any questions or concerns, please contact Amy Degnan
They're going to tear that building down? I still remember when it was a Coconuts, lol.

[LouisVanDerWright]

Nov 4
They have been eating away at the rubble pile for a month or so now - the old brick and concrete was crushed and piled 8ft high, over an entire city block, and then flattened. been there for several years now. Signs of new things to come ?
https://farm6.staticflickr.com/5567/30818515590_3ca7e5f2e6_c.jpg

They are supposed to be building a massive 1,000,000 SF high cube industrial building there. It sucks we lost Brachs, but at the same time it's being replaced by a very productive use.

In other industrial development news, someone is building a huge 50' clear high cube building along Archer just West of Ashland in Pilsen. Also, there is big ass industrial development breaking ground on like 4 square blocks in North Lawndale. Interesting to see new industrial development in the central city.

[the urban politician]

^ But is it for manufacturing or some other purposes?

[marothisu]

In other news, the Carling Hotel SRO in Old Town at 1512 N LaSalle (https://www.google.com/maps/place/1512+n+lasalle+chicago/@41.9096934,-87.633151,3a,75y,270.71h,97.07t/data=!3m6!1e1!3m4!1sr05QMWm_MuzVh7PajArPyg!2e0!7i13312!8i6656!4m2!3m1!1s0x0:0x1b51600d8a2380de!6m1!1e1) got its first permit to renovate and convert from 155 units to 80 units.

From July:
https://www.dnainfo.com/chicago/20160623/old-town/27-million-renovation-slated-for-carling-hotel-sro-on-near-north-side

The new hotel will offer 80 units. Eight will be reserved for CHA residents, 31 will be affordable for tenants earning up to 50 percent of the area median income, and 36 will be affordable for tenants earning up to 60 percent of the area median income. Five will be affordable for tenants earning incomes up to 80 percent of the area median income, the city said Wednesday.

In addition to rehabbing the rooms, the plans include giving the vintage lobby and facade a facelift.

[Mr Downtown]

^ But is it for manufacturing or some other purposes?

High cube typically means warehousing and distribution. Big footprints, few jobs.

[the urban politician]

^ That was my concern

[ardecila]

In other industrial development news, someone is building a huge 50' clear high cube building along Archer just West of Ashland in Pilsen.

It's off Blue Island, not Archer. But yeah, good to see construction there.

[tjp]

Acadia is seeking this temporary zoning amendment at 613-629 West Diversey Parkway;
2739-2747 North Clark Street from a Bl-2 Neighborhood Shopping District to C2-2 Commercial
District to allow the existing building to be redeveloped and to preserve existing signage rights.
The site is currently improved with one- and two-story retail buildings, containing approximately
19,000 square feet and configured into 7 tenant spaces. The existing buildings have signs
totaling 1,392 square feet which includes an existing Apple billboard of 672 square feet.
The proposed new building will be a two-story retail development of 30,000 square feet with 6
tenant spaces. The existing 81-2 zoning allows only 600 square feet of signage. Our proposal
would still comply with a maximum of 600 square feet of signage on the building, but the
existing Apple billboard, increases the signage to a total of 1,272 square feet. The temporary
zoning amendment to C2-2, would allow for an area of signage up to 1,333 square feet. Again,
the proposed new development will have a total of 1,272 square feet of signage.
Additional amenities forthe proposed new building include:
• Increase of 453 square feet in ground floor setbacks incorporated into the sidewalk
surfaces at the Clark/Diversey corner and at the entrances to the individual tenants. At
the corner, the current building is set back 3 feet at the center of the curve; in the new
proposal, the building is set back 10 feet.
• An on-site loading space at the alley of 10 feet by 36 feet that will allow for 30 foot trucks
to park in the space, leaving the alley open for other traffic.
• A proposed Divvy station off the alley adjacent to the Diversey sidewalk.
• A concealed trash room, containing the compactor and dumpster.
• Building mounted lighting and security cameras along the alley so that the alley between
the project and the upcoming Hampton Inn is well-lit and monitored.
Alderman Michele Smith will require the property to be downzoned back to Bl-2 Neighborhood
Shopping District after all necessary permits for signage are approved.
If you have any questions or concerns, please contact Amy Degnan

Thanks! Where'd you find this? I poked around some of the city's websites but couldn't find anything.

Obviously nothing major, but I'm happy something's going on here. Sucks to have a bunch of vacant storefronts at such a prominent intersection.

[TimeAgain]

Thanks! Where'd you find this? I poked around some of the city's websites but couldn't find anything.

Obviously nothing major, but I'm happy something's going on here. Sucks to have a bunch of vacant storefronts at such a prominent intersection.
I wonder if anything will be done with the former Walgreens? It's been empty for so long now.

[marothisu]

New 8 story mixed use building issued permits (foundation) at 3817-45 N Broadway (Broadway and ~Grace). 134 units, underground parking, and first floor mercantile use.

Article from April 2015 for a refresher:
https://www.dnainfo.com/chicago/20150428/uptown/mixed-use-development-on-broadway-gets-zoning-approval

[the urban politician]

I wonder if anything will be done with the former Walgreens? It's been empty for so long now.

A midrise was proposed there but I have no idea what ever happened with that

[PKDickman]

Thanks! Where'd you find this? I poked around some of the city's websites but couldn't find anything.

Obviously nothing major, but I'm happy something's going on here. Sucks to have a bunch of vacant storefronts at such a prominent intersection.

The city clerks website. Did a legislation search for 2747 in the title and looked at the ordinance PDF.

It's not a sexy project, but I have give them kudos for their forthright explanation of why they wanted a rezone.

They said "We got this giant nonconforming billboard that brings in a very large percentage of the property's income. We don't want to lose it and this is what we are willing to do to keep it."

[Rizzo]

They are supposed to be building a massive 1,000,000 SF high cube industrial building there. It sucks we lost Brachs, but at the same time it's being replaced by a very productive use.

In other industrial development news, someone is building a huge 50' clear high cube building along Archer just West of Ashland in Pilsen. Also, there is big ass industrial development breaking ground on like 4 square blocks in North Lawndale. Interesting to see new industrial development in the central city.

I miss brachs. It was a good industrial building...aesthetically I mean. It's ultimate doom to demolition being location. Otherwise I'm sure there would be some creative reuses to the property.

[harryc]

I miss brachs. It was a good industrial building...aesthetically I mean. It's ultimate doom to demolition being location. Otherwise I'm sure there would be some creative reuses to the property.

Massing ? - it had such nice proportions.

2009
https://farm6.staticflickr.com/5568/30384541714_251369d2dd_c.jpg

https://farm6.staticflickr.com/5781/31205772255_947a56313d_c.jpg

[Rizzo]

^ mostly massing yes. There's a few shots around the interwebs of some cool alleys also. I wanted to check out the place myself but before I knew it, it was gone.

[emathias]

In other news, the Carling Hotel SRO in Old Town at 1512 N LaSalle (https://www.google.com/maps/place/1512+n+lasalle+chicago/@41.9096934,-87.633151,3a,75y,270.71h,97.07t/data=!3m6!1e1!3m4!1sr05QMWm_MuzVh7PajArPyg!2e0!7i13312!8i6656!4m2!3m1!1s0x0:0x1b51600d8a2380de!6m1!1e1) got its first permit to renovate and convert from 155 units to 80 units.

From July:
https://www.dnainfo.com/chicago/20160623/old-town/27-million-renovation-slated-for-carling-hotel-sro-on-near-north-side

As someone who spent most of the spring working get a homeless friend housing all I have to say is that SROs are a joke. They come with all sorts of rules and are often not actually cheaper than unrenovated studios. If the City is trying to address a housing crisis, the way they're handling SROs is just going to make it worse, not better.

[ardecila]

As someone who spent most of the spring working get a homeless friend housing all I have to say is that SROs are a joke. They come with all sorts of rules and are often not actually cheaper than unrenovated studios. If the City is trying to address a housing crisis, the way they're handling SROs is just going to make it worse, not better.

I don't think this is a true solution to the hypothetical "housing crisis" at all, nor is it intended to be.

It's a way to pay lip service to housing advocates and "preserve" SROs while reducing their density and potentially opening the gates for more affluent tenants. Basically transitioning them to micro-apartments.

Note that the Carling is deconverting from 155 to 60 apartments, meaning that each apartment will be roughly twice the size it was before. I'm assuming some of that extra space will be used for en-suite bathrooms and kitchenettes, which means there's functionally no difference between the new Carling and a micro-apartment building. Plus, the Carling is in exactly the location where micro-apartments would be appealing to single people. Close to several bus lines and the Red Line, lots of essentials within walking distance, and plenty of entertainment options and "third spaces" nearby. I know plenty of single, middle-class people who live in Gold Coast studios; these would just be a slightly cheaper option for the same demographic.

[the urban politician]

Why not just allow property owners to split up their existing buildings into multiple dwellings without requiring them to go through hoops?

Right now you can easily deconvert from a 3 flat to a 2 flat, for example. But not the opposite. I just doesn't make sense--the city is losing population. Plus by creating more inventory you can create more affordable housing, without spending the taxpayer's dime. I'm baffled at how the city goes out of its way to undermine its own efforts here.

[LouisVanDerWright]

The city could also not be so harsh on non conforming attic and basement apartments. I've had to remove multiple apartments with two exits and decent general conditions simply because the ceiling heights are 1" too low or some other bullshit reason. You can't complain there's a lack of affordable housing while simultaneously outlawing thousands o the most affordable units around.

[IrishIllini]

I really don't understand how people can say Chicago has an affordable housing issue.

[emathias]

I really don't understand how people can say Chicago has an affordable housing issue.

No? Have you tried to find housing for a disabled person receiving less than $1,000 per month in assistance? If so, how did that work out for you?

[BrandonJXN]

I really don't understand how people can say Chicago has an affordable housing issue.

I live in a hotel in Portage Park because I can't afford Chicago's very high rents/bills. Sooo....

[IrishIllini]

No? Have you tried to find housing for a disabled person receiving less than $1,000 per month in assistance? If so, how did that work out for you?

Less than $1,000 a month for a one bedroom anywhere in the U.S. that isn't a small metro is going to be a hard find in trendy neighborhoods. I'm sure there are more options outside of the Emerald City. I'd be willing to bet there are more options for someone in that situation in Chicago than NY, Boston, DC, Denver, Portland, Seattle, SF, or LA. When it costs upwards of $2,700 for a studio in Chicago, we can talk about an affordable housing issue. I know people paying $700 ($1400 total) for a two bed, two bath in Edgewater, Uptown, and Rogers Park. I know people paying not much more for the same deal in Lakeview, Lincoln Park, Bucktown...

[IrishIllini]

I live in a hotel in Portage Park because I can't afford Chicago's very high rents/bills. Sooo....

I'm not saying it's cheap to live here, but it's definitely affordable.

[Kenmore]

I really don't understand how people can say Chicago has an affordable housing issue.

ugh^

just move to the ghetto, right?

:yuck:

[Arm&Kedzie]

Demo of the MegaMall in Logan Square to start in December to make way for Logan Crossing. I'm really excited about this project - it will tie together the two thriving Logan Square nodes along Milwaukee Ave at California and Kedzie. With this moving forward I assume it means that the Logan Twins and the 'L' apartments must be filling up decently.

https://cms.dnainfo.com/files/photo/2015/09/mainuse-1443584649.png

https://www.dnainfo.com/chicago/20161125/logan-square/megamall-demolition-logan-square-logans-crossing-teardown

[emathias]

The definition of affordable should not be a person living on disability. Your cherry-picked example is someone making $12,000 per year. The rule of thumb of using 25-30% of income dedicated to housing leaves this person $3,000 - $3,600 per year for housing.

That's $250 - $300 per month for rent. Your example is absurd.

You think it's absurd because you believe it is a rare instance, an example that doesn't impact more than a few people. But you're wrong. The *median* income for the first quintile of households is $12,000 per year, with the max at about $21,000. In a city with approximately 1 million households, that means that at least 100,000 households are in exactly the circumstances you consider "absurd" and "cherry-picked."

The unfortunate reality is that the vast majority of Americans are completely unaware of just how bad things are for the lowest-income individuals and households in this country. You're obviously not alone in your misconception that the situation I described is somehow unusual or so rare that you can casually dismiss it as an outlier but the unfortunate reality is that it's *not* particularly rare. It's just that because of the economic stratification and economic segregation that far surpasses any racial segregation that ever existed in this country, most Americans who *aren't* in the lowest quintile of income don't know people who are. And even when they do know people in the lowest quintile, often they don't know just how poor they are because American culture puts such a burden of shame on being impoverished that people who are that poor often would rather suffer in silence than risk being humiliated further.

[marothisu]

Demo of the MegaMall in Logan Square to start in December to make way for Logan Crossing. I'm really excited about this project - it will tie together the two thriving Logan Square nodes along Milwaukee Ave at California and Kedzie. With this moving forward I assume it means that the Logan Twins and the 'L' apartments must be filling up decently.


Good to hear. They should keep some of the awesome art that's popped up on the side of the Mega Mall though. Would hate to see it all lost.


In other Logan Square news, the parcel of land at 2345 W Armitage (Armitage & just east of Western), former home of the greatly suburban style Sam's Red Hots, sold last month. Anyone have any ideas of what might come? Hoping for something good that's TOD. The lot is a little over 3000 sq ft so they could probably fit something moderately sized on it of at least 10 units.

https://www.google.com/maps/@41.9175698,-87.6865559,3a,75y,188.35h,80.18t/data=!3m6!1e1!3m4!1sIMwQdIBos6MUSEi2ivdAVg!2e0!7i13312!8i6656

[ardecila]

^ The DNAInfo article said the land would continue to be operated as a hot dog stand. But then the existing hot dog stand closed, so I'm thinking the information was wrong.

It's a nonconforming business on a residential zoned parcel, so if the business stays closed for (I believe) six months, they would have to get a zoning change to re-open.

Unfortunately the residential zoning also means the parcel would need a zoning change to B or C categories to put up a TOD. The triangular site is hard to squeeze parking in, so a TOD is a good fit... Maybe not a mid-rise or mixed-use, but certainly 4 residential stories with no parking and a partial basement (https://goo.gl/maps/WzCEHr8DG7y).

[IrishIllini]

ugh^

just move to the ghetto, right?

:yuck:

You could likely find something in Albany Park, Ravenswood, Rogers Park, Jeff Park, Edison Park, Avondale, and many more. Will it be updated and pristine? No, but $1,000 isn't nearly as much as it used to be.

[marothisu]

^ The DNAInfo article said the land would continue to be operated as a hot dog stand. But then the existing hot dog stand closed, so I'm thinking the information was wrong.

It's a nonconforming business on a residential zoned parcel, so if the business stays closed for (I believe) six months, they would have to get a zoning change to re-open.

Unfortunately the residential zoning also means the parcel would need a zoning change to B or C categories to put up a TOD. The triangular site is hard to squeeze parking in, so a TOD is a good fit... Maybe not a mid-rise or mixed-use, but certainly 4 residential stories with no parking and a partial basement (https://goo.gl/maps/WzCEHr8DG7y).

Turns out there's a "thread" about it on the Facebook group Forgotten Chicago. That's funny - weird coincidence. Some guy on there said his friend or something owns a business near there and said it's being remodeled for a Hot Dog stand.

Does that even make economic sense to keep it as such? I guess maybe if they only plan on staying in business for 3-5 years before selling the land again while hoping prices keep increasing in that area... kind of weird to me though.

[marothisu]

Ran some of the "Recently Sold" real estate data on Realtor.com for Chicago by community area for October. Here are some of the top community areas for various types. I tried to filter out parking spots being sold (downtown mostly).

Overall
1. Near North Side: 170 sales
2. Lakeview: 144
3. West Town: 139
4. Lincoln Park: 103
5. Logan Square: 81
6. Near West Side: 72
7. Uptown: 71
8. Edgewater: 67
9. The Loop: 65
10. Near South Side 61

Single Family Homes
1. Dunning: 42
2. Ashburn: 41
3. Garfield Ridge: 39
4. Portage Park: 34
5. Austin: 30
6. Washington Heights: 29
7. Norwood Park: 25
8. Roseland: 24
9T. Belmont Cragin: 23
9T. Auburn Gresham: 23

Condo Units
1. Near North Side: 168
2. Lakeview: 122
3. West Town: 107
4. Lincoln Park: 87
5. Near West Side: 69
6T. Uptown: 65
6T. The Loop: 65
8. Near South Side: 61
9T. Edgewater: 52
9T. Logan Square: 52

Multi Unit Buildings
1. New City: 21
2. Austin: 15
3. North Lawndale: 14
4T. Irving Park: 13
4T. South Shore: 13
4T. Belmont Cragin: 13
4T. Brighton Park: 13
4T. Humboldt Park: 13
9T. West Town: 12
9T. Logan Square: 12
9T. Chicago Lawn: 12

Land
1. Grand Boulevard: 6
2. Logan Square: 5
3. Lakeview: 4
4T. New City: 3
4T. Humboldt Park: 3
6T. Austin: 2
6T. North Lawndale: 2
6T. Edgewater: 2
6T. Garfield Ridge: 2
East Garfield Park, West Ridge, Avondale, Dunning, Douglas, and Armour Square each with 1

[TimeAgain]

I can never tell if there's actual positive movement going on in Austin, or if that many homes sold simply because the neighborhood is so large.

[marothisu]

So I passed by the Sam's Red Hots place in Logan Square tonight. The window had plywood up with big spray painted "CLOSED FOR GOOD" on it and the sign was down. Not convinced yet it's coming back as a hot dog stand.

I can never tell if there's actual positive movement going on in Austin, or if that many homes sold simply because the neighborhood is so large.

Yeah. I'm guessing it's because the neighborhood is so large, but then again there's other large neighborhoods like South Lawndale with barely any movement (13 total sales versus 50 for Austin). This might correspond a little bit to the US Census estimates which have South Lawndale as losing people but Austin as having gained people since 2010.

[the urban politician]

^ Not only that, but Austin has seen a dramatic rise in home values.

I'm curious what forces are at work here?

[PKDickman]

^ Not only that, but Austin has seen a dramatic rise in home values.

I'm curious what forces are at work here?

I haven't dug directly into it, but the numbers are usually quoted for the submarket, which for Austin, includes Montclare and Belmont Cragin.

It isn't unreasonable that the overall increases are being driven entirely by the parts north of North Ave.

[harryc]

Nov 11
https://farm6.staticflickr.com/5713/31134824392_af040812c4_b.jpg

https://farm6.staticflickr.com/5469/30911407070_ee4d84fb33_b.jpg

Nov 17
https://farm6.staticflickr.com/5579/31164469451_7b9159834a_b.jpg


Nov21
https://farm6.staticflickr.com/5599/30911400490_5289a96fb6_b.jpg

https://farm6.staticflickr.com/5791/31279241685_884f901f57_b.jpg

[harryc]

Across from the old Fulton Mkt cold Storage - new hotel
Nov 4
https://farm6.staticflickr.com/5528/31279848165_442f659bb9_c.jpg

Nov 21
a nice brick veneer
https://farm6.staticflickr.com/5573/31279850955_65d70ca98b_b.jpg

[jpIllInoIs]

^ The DNAInfo article said the land would continue to be operated as a hot dog stand. But then the existing hot dog stand closed, so I'm thinking the information was wrong.

It's a nonconforming business on a residential zoned parcel, so if the business stays closed for (I believe) six months, they would have to get a zoning change to re-open.

Unfortunately the residential zoning also means the parcel would need a zoning change to B or C categories to put up a TOD. The triangular site is hard to squeeze parking in, so a TOD is a good fit... Maybe not a mid-rise or mixed-use, but certainly 4 residential stories with no parking and a partial basement (https://goo.gl/maps/WzCEHr8DG7y).



If you go around the corner on Google Street view on Wilmot Ave, (https://www.google.com/maps/@41.9174559,-87.6867927,3a,75y,90.18h,69t/data=!3m6!1e1!3m4!1seSRGpTvxtV-LXGsHSLb0TA!2e0!7i13312!8i6656) A more recent image date of Sept 2016 shows 'closed for good" signage.

[PKDickman]

If you go around the corner on Google Street view on Wilmot Ave, (https://www.google.com/maps/@41.9174559,-87.6867927,3a,75y,90.18h,69t/data=!3m6!1e1!3m4!1seSRGpTvxtV-LXGsHSLb0TA!2e0!7i13312!8i6656) A more recent image date of Sept 2016 shows 'closed for good" signage.

They've been working on it for a couple of months. but it's pretty much dressing up the old stand. New roof & overhanging eaves, new siding, pouring a real floor, that sort of stuff.

It's gonna be some kind of walk up restaurant. If they're smart they'll use the rest of the lot as a patio.
The new owner is a restauranteur. I think it might Arturo's tacos

[ithakas]

Wondering if any of our developer or zoning expert forum members have any thoughts here – how come live/work zoning isn't more prevalent in Chicago? Can it be used for new construction or is it typically only grandfathered in from older buildings?

I stayed in a live/work building in downtown LA this past week (though it was a loft conversion), so curious about this...

[PKDickman]

Wondering if any of our developer or zoning expert forum members have any thoughts here – how come live/work zoning isn't more prevalent in Chicago? Can it be used for new construction or is it typically only grandfathered in from older buildings?

I stayed in a live/work building in downtown LA this past week (though it was a loft conversion), so curious about this...

Live work can be achieved two ways. As a special use and via B2 zoning.

On existing buildings they both have a problem in that they don't provide for the additional dwelling unit created by adapting the storefront to a residence. So they are only appropriate on a building that has been constructed below allowable density. It also requires things like a full bath and a kitchen which may be difficult to shoehorn in to an existing building.

We get a lot of developers asking for B2, but what they really want it the free FAR that comes with a B. They only pay lip service to "live/work" and show you a design for residential building with the ground floor 5 feet in the air.

[the urban politician]

Why are they tearing up part of the field at the NW corner of Roosevelt and Halsted?

I've always wished a building would go there

[harryc]

Nov 11
https://farm6.staticflickr.com/5484/31171392901_950cb73d15_b.jpg

https://farm6.staticflickr.com/5344/31141979622_112236c0aa_b.jpg

Nov 16
https://farm6.staticflickr.com/5641/31249842036_d711b483e2_b.jpg

Forced air for a toasty apple
https://farm6.staticflickr.com/5654/31171374601_f26ac83289_b.jpg

https://farm6.staticflickr.com/5473/30464470894_4e3d9d9040_b.jpg

https://farm6.staticflickr.com/5608/31141975472_30c2ebc177_b.jpg

[the urban politician]

Wow this Apple Store is going to be epic